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SL GREEN REALTY CORP - Annual Report: 2019 (Form 10-K)

 
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
______________________________________________________________________
FORM 10-K
ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the fiscal year ended December 31, 2019
OR
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from                to                
Commission File Number: 1-13199 (SL Green Realty Corp.)
Commission File Number: 33-167793-02 (SL Green Operating Partnership, L.P.)
______________________________________________________________________
SL GREEN REALTY CORP.
SL GREEN OPERATING PARTNERSHIP, L.P.
(Exact name of registrant as specified in its charter)
______________________________________________________________________
SL Green Realty Corp.
Maryland
13-3956775
SL Green Operating Partnership, L.P.
Delaware
13-3960938
 
(State or other jurisdiction of
incorporation or organization)
(I.R.S. Employer
Identification No.)
420 Lexington AvenueNew YorkNY 10170
(Address of principal executive offices—Zip Code)

(212594-2700
(Registrant's telephone number, including area code)
______________________________________________________________________
SECURITIES REGISTERED PURSUANT TO SECTION 12(B) OF THE ACT:
Registrant
 
Trading Symbol
 
Title of Each Class
 
Name of Each Exchange on Which Registered
SL Green Realty Corp.
 
SLG
 
Common Stock, $0.01 par value
 
New York Stock Exchange
SL Green Realty Corp.
 
SLG.PRI
 
6.500% Series I Cumulative Redeemable Preferred Stock, $0.01 par value
 
New York Stock Exchange

SECURITIES REGISTERED PURSUANT TO SECTION 12(G) OF THE ACT: None
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. 
SL Green Realty Corp.    Yes x    No o                SL Green Operating Partnership, L.P.    Yes o    No x
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. 
SL Green Realty Corp.    Yes o    No x                SL Green Operating Partnership, L.P.    Yes o    No x
Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. 
SL Green Realty Corp.    Yes x    No o                SL Green Operating Partnership, L.P.    Yes x    No o
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). 
SL Green Realty Corp.     Yes x    No o                SL Green Operating Partnership, L.P.    Yes x    No o
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of the registrant's knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K. 
SL Green Realty Corp.    o                    SL Green Operating Partnership, L.P.    o
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of "large accelerated filer," "accelerated filer," "smaller reporting company," and "emerging growth company" in Rule 12b-2 of the Exchange Act.
SL Green Realty Corp.
Large Accelerated Filer
x
 
Accelerated Filer
o
Non-Accelerated Filer
o
 
 
Smaller Reporting Company
 
Emerging Growth Company
 
 
 
 
 
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.
o
SL Green Operating Partnership, L.P.
Large Accelerated Filer
o
 
Accelerated Filer
o
Non-Accelerated Filer
x
 
 
Smaller Reporting Company
 
Emerging Growth Company
 
 
 
 
 
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.
o
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act). 
SL Green Realty Corp.    Yes     No x                SL Green Operating Partnership, L.P.    Yes     No x
The aggregate market value of the common stock held by non-affiliates of SL Green Realty Corp. (76,111,663 shares) was $6.1 billion based on the quoted closing price on the New York Stock Exchange for such shares on June 30, 2019.
As of February 27, 2020, 77,935,496 shares of SL Green Realty Corp.'s common stock, par value $0.01 per share, were outstanding. As of February 27, 2020, 1,025,366 common units of limited partnership interest of SL Green Operating Partnership, L.P. were held by non-affiliates. There is no established trading market for such units.
DOCUMENTS INCORPORATED BY REFERENCE
Portions of the SL Green Realty Corp.'s Proxy Statement for its 2020 Annual Stockholders' Meeting to be filed within 120 days after the end of the Registrant's fiscal year are incorporated by reference into Part III of this Annual Report on Form 10-K.
 




EXPLANATORY NOTE

This report combines the annual reports on Form 10-K for the year ended December 31, 2019 of SL Green Realty Corp. and SL Green Operating Partnership, L.P. Unless stated otherwise or the context otherwise requires, references to "SL Green Realty Corp.," the "Company" or "SL Green" mean SL Green Realty Corp. and its consolidated subsidiaries; and references to "SL Green Operating Partnership, L.P.," the "Operating Partnership" or "SLGOP" mean SL Green Operating Partnership, L.P. and its consolidated subsidiaries. The terms "we," "our" and "us" mean the Company and all the entities owned or controlled by the Company, including the Operating Partnership.
The Company is a Maryland corporation which operates as a self-administered and self-managed real estate investment trust, or REIT, and is the sole managing general partner of the Operating Partnership. As a general partner of the Operating Partnership, the Company has full, exclusive and complete responsibility and discretion in the day-to-day management and control of the Operating Partnership.
As of December 31, 2019, the Company owns 94.97% of the outstanding general and limited partnership interest in the Operating Partnership. The Company also owns 9,200,000 Series I Preferred Units of the Operating Partnership. As of December 31, 2019, noncontrolling investors held, in aggregate, a 5.03% limited partnership interest in the Operating Partnership. We refer to these interests as the noncontrolling interests in the Operating Partnership.
The Company and the Operating Partnership are managed and operated as one entity. The financial results of the Operating Partnership are consolidated into the financial statements of the Company. The Company has no significant assets other than its investment in the Operating Partnership. Substantially all of our assets are held by, and our operations are conducted through, the Operating Partnership. Therefore, the assets and liabilities of the Company and the Operating Partnership are substantially the same.
Noncontrolling interests in the Operating Partnership, stockholders' equity of the Company and partners' capital of the Operating Partnership are the main areas of difference between the consolidated financial statements of the Company and those of the Operating Partnership. The common limited partnership interests in the Operating Partnership not owned by the Company are accounted as noncontrolling interests, within mezzanine equity, in the Company's and the Operating Partnership's consolidated financial statements.
We believe combining the annual reports on Form 10-K of the Company and the Operating Partnership into this single report results in the following benefits:
Combined reports enhance investors' understanding of the Company and the Operating Partnership by enabling investors to view the business as a whole in the same manner as management views and operates the business;
Combined reports eliminate duplicative disclosure and provides a more streamlined and readable presentation since a substantial portion of the Company's disclosure applies to both the Company and the Operating Partnership; and
Combined reports create time and cost efficiencies through the preparation of one combined report instead of two separate reports.
To help investors understand the significant differences between the Company and the Operating Partnership, this report presents the following separate sections for each of the Company and the Operating Partnership:
consolidated financial statements;
the following notes to the consolidated financial statements:
Note 11, Noncontrolling Interests on the Company’s Consolidated Financial Statements;
Note 12, Stockholders' Equity of the Company;
Note 13, Partners' Capital of the Operating Partnership;
Note 22, Quarterly Financial Data of the Company (unaudited); and
Note 23, Quarterly Financial Data of the Operating Partnership (unaudited).
This report also includes separate Part II, Item 5. Market for Registrants' Common Equity and Related Stockholder Matters and Issuer Purchases of Equity Securities, Item 6. Selected Financial Data and Item 9A. Controls and Procedures sections and separate Exhibit 31 and 32 certifications for each of the Company and the Operating Partnership, respectively, in order to establish that the Chief Executive Officer and the Chief Financial Officer of the Company, in both their capacity as the principal executive officer and principal financial officer of the Company and the principal executive officer and principal financial officer of the general partner of the Operating Partnership, have made the requisite certifications and that the Company and the Operating Partnership are compliant with Rule 13a-15 and Rule 15d-15 of the Securities Exchange Act of 1934, as amended, or the Exchange Act.




SL GREEN REALTY CORP. AND SL GREEN OPERATING PARTNERSHIP, L.P.
TABLE OF CONTENTS

PART I
 
PART II
 
 
 
 
PART III

PART IV
 
 




PART I

ITEM 1. BUSINESS

General
SL Green Realty Corp. is a self-managed real estate investment trust, or REIT, engaged in the acquisition, development, ownership, management and operation of commercial and residential real estate properties, principally office properties, located in the New York metropolitan area. We were formed in June, 1997 for the purpose of continuing the commercial real estate business of S.L. Green Properties, Inc., our predecessor entity. S.L. Green Properties, Inc., which was founded in 1980 by Stephen L. Green, who serves as a member and the chairman emeritus of the Company's board of directors, had been engaged in the business of owning, managing, leasing, and repositioning office properties in Manhattan, a borough of New York City.
As of December 31, 2019, we owned the following interests in properties in the New York metropolitan area, primarily in midtown Manhattan. Our investments located outside of Manhattan are referred to as the Suburban properties:
 
 
 
 
Consolidated
 
Unconsolidated
 
Total
Location
 
Property Type
 
Number of Properties
 
Approximate Square Feet
 
Number of Properties
 
Approximate Square Feet
 
Number of Properties
 
Approximate Square Feet
 
Weighted Average Occupancy(1)
Commercial:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Manhattan
 
Office
 
20

 
12,387,091

 
10

 
11,216,183

 
30

 
23,603,274

 
94.5
%
 
 
Retail
 
6

(2)
320,430

 
8

 
289,050

 
14

 
609,480

 
98.4
%
 
 
Development/Redevelopment
(3)
6

 
189,538

 
1

 

 
7

 
189,538

 
84.9
%
 
 
Fee Interest
 

 

 
1

 

 
1

 

 
%
 
 
 
 
32

 
12,897,059

 
20

 
11,505,233

 
52

 
24,402,292

 
94.6
%
Suburban
 
Office
 
8

 
1,044,800

 

 

 
8

 
1,044,800

 
85.7
%
 
 
Retail
 
1

 
52,000

 

 

 
1

 
52,000

 
100.0
%
 
 
 
 
9

 
1,096,800

 

 

 
9

 
1,096,800

 
86.4
%
Total commercial properties
 
41

 
13,993,859

 
20

 
11,505,233

 
61

 
25,499,092

 
94.2
%
Residential:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Manhattan
 
Residential
 
2

(2)
445,105

 
8

 
1,663,774

 
10

 
2,108,879

 
95.7
%
Total residential properties
 
2

 
445,105

 
8

 
1,663,774

 
10

 
2,108,879

 
95.7
%
Total portfolio
 
43

 
14,438,964

 
28

 
13,169,007

 
71

 
27,607,971

 
94.3
%
(1)
The weighted average occupancy for commercial properties represents the total occupied square feet divided by total square footage at acquisition. The weighted average occupancy for residential properties represents the total occupied units divided by total available units.
(2)
As of December 31, 2019, we owned a building at 315 West 33rd Street, also known as The Olivia, that was comprised of approximately 270,132 square feet of retail space and approximately 222,855 square feet of residential space. For the purpose of this report, we have included the building in the number of retail properties we own. However, we have included only the retail square footage in the retail approximate square footage, and have listed the balance of the square footage as residential square footage.
(3)
Properties in Development are included in Number of Properties and have no Approximate Square Feet.
As of December 31, 2019, we also managed two office buildings owned by third parties encompassing approximately 2.1 million square feet, and held debt and preferred equity investments with a book value of $1.7 billion, including $0.1 billion of debt and preferred equity investments and other financing receivables that are included in balance sheet line items other than the Debt and Preferred Equity Investments line item.
Our corporate offices are located in midtown Manhattan at 420 Lexington Avenue, New York, New York 10170. As of December 31, 2019, we employed 1,033 employees, 290 of whom were employed in our corporate offices. We can be contacted at (212) 594-2700. We maintain a website at www.slgreen.com. On our website, you can obtain, free of charge, a copy of our annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and amendments to those reports filed or furnished pursuant to Section 13(a) or 15(d) of the Exchange Act as soon as reasonably practicable after we file such material electronically with, or furnish it to, the Securities and Exchange Commission, or the SEC. We have also made available on our website our audit committee charter, compensation committee charter, nominating and corporate governance committee charter, code of business conduct and ethics and corporate governance principles. We do not intend for information contained on our website to be part of this annual report on Form 10-K. The SEC maintains a website (http://www.sec.gov) that contains reports, proxy and information statements, and other information regarding issuers that file electronically with the SEC.

4



Unless the context requires otherwise, all references to the "Company," "SL Green," "we," "our" and "us" in this annual report means SL Green Realty Corp., a Maryland corporation, and one or more of its subsidiaries, including the Operating Partnership, or, as the context may require, SL Green only or the Operating Partnership only, and "S.L. Green Properties" means S.L. Green Properties, Inc., a New York corporation, as well as the affiliated partnerships and other entities through which Stephen L. Green historically conducted commercial real estate activities.
Corporate Structure
In connection with the Company's initial public offering, or IPO, in August 1997, the Operating Partnership received a contribution of interests in real estate properties as well as a 95% economic, non-voting interest in the management, leasing and construction companies affiliated with S.L. Green Properties. We refer to these management, leasing and construction entities, which are owned by S.L. Green Management Corp, as the "Service Corporation." The Company is organized so as to qualify, and has elected to qualify as a REIT, under the Internal Revenue Code of 1986, as amended, or the Code.
Substantially all of our assets are held by, and all of our operations are conducted through, the Operating Partnership. We are the sole managing general partner of the Operating Partnership, and as of December 31, 2019, we owned 94.97% of its economic interests. All of the management and leasing operations with respect to our wholly-owned properties are conducted through SL Green Management LLC, or Management LLC. The Operating Partnership owns 100% of Management LLC.
In order to maintain the Company's qualification as a REIT while realizing income from management, leasing and construction contracts with third parties and joint venture properties, all of these service operations are conducted through the Service Corporation, a consolidated variable interest entity. We, through our Operating Partnership, receive substantially all of the cash flow from the Service Corporation's operations. All of the voting common stock of the Service Corporation is held by an entity owned and controlled by Stephen L. Green, who serves as a member and as the chairman emeritus of the Company's board of directors.
Business and Growth Strategies
SL Green is Manhattan's largest owner of office real estate and an investment-grade, S&P 500 company that is focused primarily on owning, managing and maximizing the value of Manhattan commercial properties.
Our core business is the ownership of high quality commercial properties and our primary business objective is to maximize the total return to stockholders, through growth in net income attributable to common stockholders and funds from operations, or FFO, and through asset value appreciation. The commercial real estate expertise resulting from owning, operating, investing, developing, redeveloping and lending on real estate in Manhattan for over 39 years has enabled us to invest in a collection of premier office and retail properties, selected multifamily residential assets, and high quality debt and preferred equity investments. We also own high quality commercial properties in the New York metropolitan area.
We are led by a strong, experienced management team that provides a foundation of skills in all aspects of real estate, including acquisitions, dispositions, management, leasing, development, redevelopment, and financing. It is with this team that we have achieved a market leading position in our targeted submarkets.
We seek to enhance the value of our company by executing strategies that include the following:
Leasing and property management, which capitalizes on our extensive presence and knowledge of the marketplaces in which we operate;
Acquiring office, retail and residential properties and employing our local market skills to reposition these assets to create incremental cash flow and capital appreciation;
Identifying properties well suited for development/redevelopment and maximizing the value of those properties through development/redevelopment or reconfiguration to match current workplace, retail and housing trends;
Investing in debt and preferred equity positions that generate consistently strong risk-adjusted returns, increase the breadth of our market insight, foster key market relationships and source potential future investment opportunities;
Executing dispositions through sales or joint ventures that harvest embedded equity which has been generated through management's value enhancing activities; and
Maintaining a prudently levered, liquid balance sheet with consistent access to diversified sources of property level and corporate capital.

5



Leasing and Property Management
We seek to capitalize on our management's extensive knowledge of Manhattan and the New York metropolitan area and the needs of our tenants through proactive leasing and management programs, which include: (i) use of in-depth market experience resulting from managing and leasing tens of millions of square feet of office, retail and residential space since the Company was founded; (ii) careful tenant management, which results in long average lease terms and a manageable lease expiration schedule; (iii) utilization of an extensive network of third-party brokers to supplement our in-house leasing team; (iv) use of comprehensive building management analysis and planning; and (v) a commitment to tenant satisfaction by providing high quality tenant services at competitive rental rates.
Property Acquisitions
We acquire properties for long-term value appreciation and earnings growth. This strategy has resulted in capital gains that increase our investment capital base. In implementing this strategy, we continually evaluate potential acquisition opportunities. These opportunities may come from new properties as well as acquisitions in which we already hold a joint venture interest or, from time to time, from our debt and preferred equity investments.
Through intimate knowledge of our markets we have developed an ability to source transactions with superior risk-adjusted returns by capturing off-market opportunities. In rising markets, we primarily seek to acquire strategic vacancies that provide the opportunity to take advantage of our exceptional leasing and repositioning capabilities to increase cash flow and property value. In stable or falling markets, we primarily target assets featuring credit tenancies with fully escalated in-place rents to provide cash flow stability near-term and the opportunity for increases over time.
We believe that we have many advantages over our competitors in acquiring core and non-core properties, both directly and through our joint venture program that includes a predominance of high quality institutional investors. Those advantages include: (i) senior management's long-tenured experience leading a full-service, fully-integrated real estate company focused, primarily, on the Manhattan market; (ii) the ability to offer tax-efficient structures to sellers through the exchange of ownership interests, including units in our Operating Partnership; and (iii) the ability to underwrite and close transactions on an expedited basis even when the transaction involves a complicated structure.
Property Dispositions
We continually evaluate our portfolio to identify those properties that are most likely to meet our long-term earnings and cash flow growth objectives and contribute to increasing portfolio value. Properties that no longer meet our objectives are evaluated for sale, or in certain cases, joint venture to release equity created through management's value enhancement programs or to take advantage of attractive market valuations.
We seek to efficiently deploy the capital proceeds generated from these dispositions into property acquisitions and debt and preferred equity investments that we expect will provide enhanced future capital gains and earnings growth opportunities. Management may also elect to utilize the capital proceeds from these dispositions to repurchase shares of our common stock, repay existing indebtedness of the Company or its subsidiaries, or increase cash liquidity.
Property Repositioning
Our extensive knowledge of the markets in which we operate and our ability to efficiently plan and execute capital projects provide the expertise to enhance returns by repositioning properties that are underperforming. Many of the properties we own or seek to acquire feature unique architectural design elements or other amenities and characteristics that can be appealing to tenants when fully exploited. Our strategic investment in these properties, combined with our active management and pro-active leasing, provide the opportunity to creatively meet market needs and generate favorable returns.
Development / Redevelopment
Our constant interactions with tenants and other market participants keep us abreast of innovations in workplace layout, store design and smart living. We leverage this information to identify properties primed for development or redevelopment to meet these demands and unlock value. The expertise and relationships that we have built from managing complex construction projects in New York City and its surrounding areas allow us to cost efficiently add new and renovated assets of the highest quality and desirability to our operating portfolio.
Debt and Preferred Equity Investments
We invest in well-collateralized debt and preferred equity investments in the markets in which we operate, primarily New York City, that generate attractive yields. See Note 5, "Debt and Preferred Equity Investments," in the accompanying consolidated financial statements. Knowledge of our markets and our leasing and asset management expertise provide underwriting capabilities that enable a highly educated assessment of risk and return. The benefits of this investment program, which has a carefully managed aggregate size, include the following:

6



Our typical investments provide high current returns at conservative exposure levels and, in certain cases, the potential for future capital gains. Our expertise and operating capabilities provide both insight and operating skills that mitigate risk.
In certain instances, these investments serve as a potential source of real estate acquisitions for us when a borrower seeks an efficient off-market transaction. Ownership knows that we are fully familiar with the asset through our existing investment, and that we can close more efficiently and quickly than others. Property owners may also provide us the opportunity to consider off-market transactions involving other properties because we have previously provided debt or preferred equity financing to them.
These investments are concentrated in Manhattan, which helps us gain market insight, awareness of upcoming investment opportunities and foster key relationships that may provide access to future investment opportunities.
Capital Resources
Our objective is to maintain multiple sources of corporate and property level capital to obtain the most appropriate and lowest cost of capital. This objective is supported by:
Property operations that generally provide stable and growing cash flows through market cycles due to favorable supply/demand metrics in Manhattan, long average lease terms, high credit quality tenants and superior leasing, operating and asset management skills;
Concentration of our activities in a Manhattan market that is consistently attractive to property investors and lenders through market cycles relative to other markets;
Maintaining strong corporate liquidity and careful management of future debt maturities; and
Maintaining access to corporate capital markets through balanced financing and investment activities that result in strong balance sheet and cash flow metrics.
Manhattan Office Market Overview
Manhattan is by far the largest office market in the United States containing more rentable square feet than the next four largest central business district office markets combined. The properties in our portfolio are primarily concentrated in some of Manhattan's most prominent midtown locations.
According to Cushman and Wakefield Research Services as of December 31, 2019, Manhattan has a total office inventory of approximately 408.9 million square feet, including approximately 250.7 million square feet in midtown. We estimate that approximately 13.6 million square feet of new construction class-A buildings over 250,000 square feet will become available between 2020 and 2024 in Manhattan, approximately 43.7% of which is pre-leased. We estimate that this increase is partially offset by approximately 5.5 million square feet which will be converted from office use to an alternative use. This will add only approximately 0.4% per year to Manhattan's total inventory, net of conversions, over the next five years.
While the addition of new supply to the Manhattan office inventory is nominal relative to the size of the overall market, we view any additional supply as a positive to the Manhattan office market given the older vintage of the majority of Manhattan’s office inventory and the desire of certain tenants to occupy new, high quality, efficient office space, which often isn’t available in older vintage properties. In addition, Manhattan’s office inventory has only grown by approximately 8.6 million square feet over the last 25 years.
According to Cushman and Wakefield Research Services the total volume of leases signed in Manhattan for the years ended December 31, 2019 and 2018 was 34.7 million and 35.9 million, respectively. Manhattan's diverse tenant base is exemplified by the following tables, which show the percentage of leasing volume attributable to each industry:

7



 
 
Percent of Manhattan Leasing Volume (1)
Industry
 
2019
 
2018
Technology, Advertising, Media, and Information ("TAMI")
 
38.1
%
 
15.7
%
Financial Services
 
19.7
%
 
25.6
%
Real Estates
 
12.1
%
 
17.5
%
Legal Services
 
7.4
%
 
8.5
%
Professional Services
 
6.1
%
 
7.4
%
Retail/Wholesale
 
4.6
%
 
5.9
%
Public Sector
 
3.9
%
 
6.2
%
Other
 
8.1
%
 
13.2
%
(1)
Source: Cushman and Wakefield Research Services
General Terms of Leases in the Manhattan Markets
Leases entered into for space in Manhattan typically contain terms that may not be contained in leases in other U.S. office markets. The initial term of leases entered into for space in Manhattan is generally seven to fifteen years. Tenants leasing space in excess of 10,000 square feet for an initial term of 10 years or longer often will negotiate an option to extend the term of the lease for one or two renewal periods, typically for a term of five years each. The base rent during the initial term often will provide for agreed-upon periodic increases over the term of the lease. Base rent for renewal terms is most often based upon the then fair market rental value of the premises as of the commencement date of the applicable renewal term (generally determined by binding arbitration in the event the landlord and the tenant are unable to mutually agree upon the fair market value), though base rent for a renewal period may be set at 95% of the then fair market rent. Very infrequently, leases may contain termination options whereby a tenant can terminate the lease obligation before the lease expiration date upon payment of a penalty together with repayment of the unamortized portion of the landlord's transaction costs (e.g., brokerage commissions, free rent periods, tenant improvement allowances, etc.).
In addition to base rent, a tenant will generally also pay its pro rata share of increases in real estate taxes and operating expenses for the building over a base year, which is typically the year during which the term of the lease commences, based upon the tenant's proportionate occupancy of the building. In some smaller leases (generally less than 10,000 square feet), in lieu of paying additional rent based upon increases in building operating expenses, base rent will be increased each year during the lease term by a set percentage on a compounding basis (though the tenant will still pay its pro rata share of increases in real estate taxes over a base year).
Tenants typically receive a free rent period following commencement of the lease term, which in some cases may coincide with the tenant's construction period.
The landlord most often supplies electricity either on a sub-metered basis at the landlord's cost plus a fixed percentage or on a rent inclusion basis (i.e., a fixed fee is added to the base rent for electricity, which amount may increase based upon increases in electricity rates or increases in electrical usage by the tenant). Base building services, other than electricity, such as heat, air conditioning, freight elevator service during business hours and base building cleaning typically are provided at no additional cost, but are included in the building's operating expenses. The tenant will typically pay additional rent only for services which exceed base building services or for services which are provided other than during normal business hours.
In a typical lease for a new tenant renting in excess of 10,000 square feet, the landlord will deliver the premises with existing improvements demolished. In such instances, the landlord will typically provide a tenant improvement allowance, which is a fixed sum that the landlord makes available to the tenant to reimburse the tenant for all or a portion of the tenant's initial construction of its premises. Such sum typically is payable as work progresses, upon submission by the tenant of invoices for the cost of construction and lien waivers. However, in certain leases (most often for relatively small amounts of space), the landlord will construct the premises for the tenant at a cost to the landlord not to exceed an agreed upon amount with the tenant paying any amount in excess of the agreed upon amount. In addition, landlords may rent space to a tenant that is "pre-built" (i.e., space that was constructed by the landlord in advance of lease signing and is ready to for the tenant to move in with the tenant selecting paint and carpet colors).

8



Occupancy
The following table sets forth the weighted average occupancy rates at our office properties based on space leased for properties owned by us as of December 31, 2019:
 
 
Percent Occupied as of December 31,
Property
 
2019
 
2018
Same-Store office properties - Manhattan (1) 
 
96.2%
 
96.0%
Manhattan office properties
 
94.5%
 
94.5%
Suburban office properties
 
85.7%
 
91.3%
Unconsolidated joint venture office properties
 
93.9%
 
95.4%
Portfolio (2)
 
94.3%
 
94.2%
(1)
All office properties located in Manhattan owned by us at January 1, 2018 and still owned by us in the same manner at December 31, 2019. Percent Occupied includes leases signed but not yet commenced.
(2)
Excludes properties under development.
Rent Growth
We are constantly evaluating our schedule of future lease expirations to mitigate occupancy risk while maximizing rent growth. We proactively manage future lease expirations based on our view of estimated current and future market conditions and asking rents. The following table sets forth our future lease expirations, excluding triple net leases, and management's estimates of market asking rents. Taking rents are typically lower than asking rents and may vary from building to building. There can be no assurances that our estimates of market rents are accurate or that market rents currently prevailing will not erode or outperform in the future.
 
 
ANNUAL LEASE EXPIRATIONS - MANHATTAN OPERATING PROPERTIES
 
 
Consolidated Properties
 
Joint Venture Properties
Year of Lease Expiration
 
Number of Expiring Leases (2)

Rentable Square Footage of Expiring Leases

Percentage of Total
Sq. Ft.

 Annualized Cash Rent of Expiring Leases

 
 Annualized Cash Rent Per Square Foot of Expiring Leases
$/psf (3)

Current Weighted Average Asking Rent
$/psf (4)

 
Number of Expiring Leases (2)

Rentable Square Footage of Expiring Leases

Percentage of Total
Sq. Ft.

 Annualized Cash Rent of Expiring Leases

 
 Annualized Cash Rent Per Square Foot of Expiring Leases
$/psf (3)

Current Weighted Average Asking Rent $/psf (4)

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2019 (1)
 
14

422,686

3.42
%
$35,203,898
 

$83.29


$69.38

 
2

1,714

0.02
%

$54,600

 

$31.86


$32.47

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1st Quarter 2020
 
14

108,121

0.87
%
$7,418,586
 

$68.61


$65.41

 
4

132,676

1.23
%

$8,212,220

 

$61.90


$75.46

2nd Quarter 2020
 
15

44,882

0.36
%
2,965,824

 
66.08

76.41

 
5

56,941

0.53
%
4,337,388

 
76.17

83.37

3rd Quarter 2020
 
19

243,599

1.97
%
15,140,069

 
62.15

62.17

 
4

30,098

0.28
%
2,196,793

 
72.99

73.26

4th Quarter 2020
 
28

1,478,732

11.95
%
100,725,841

 
91.21(5)

80.68(5)

 
5

30,276

0.28
%
3,011,293

 
99.46

86.37

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total 2020
 
76

1,875,334

15.15
%
$126,250,320
 

$76.69


$72.02

 
18

249,991

2.32
%

$17,757,694

 

$71.03


$78.32

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2021
 
108

1,259,079

10.18
%
$77,936,064
 
$61.90
$67.88
 
26

291,807

2.70
%

$22,156,933

 

$75.93


$79.20

2022
 
97

822,698

6.65
%
67,030,173

 
81.48

82.72

 
31

894,293

8.28
%
83,342,706

 
93.19

95.10

2023
 
76

883,272

7.14
%
57,648,722

 
65.27

65.99

 
16

438,826

4.06
%
38,216,366

 
87.09

80.68

2024
 
60

399,467

3.23
%
28,380,429

 
71.05

71.32

 
24

1,003,426

9.29
%
106,754,273

 
106.39

87.20

2025
 
45

591,666

4.78
%
53,408,872

 
90.27

82.35

 
12

426,938

3.95
%
34,135,739

 
79.95

84.97

2026
 
30

781,269

6.32
%
55,151,891

 
70.59

68.48

 
20

499,312

4.62
%
50,595,762

 
101.33

103.74

2027
 
35

602,943

4.87
%
46,184,007

 
76.60

71.71

 
17

375,697

3.48
%
33,260,546

 
88.53

94.16

2028
 
38

599,486

4.85
%
44,180,538

 
73.70

76.07

 
18

206,956

1.92
%
21,542,167

 
104.09

100.76

Thereafter
 
91

4,132,832

33.41
%
242,723,273

 
58.73

66.56

 
47

6,408,455

59.36
%
427,998,688

 
66.79

82.80

 
 
670

12,370,732

100.00
%
$834,098,187
 
68.05(5)

70.23(5)

 
231

10,797,415

100.00
%

$835,815,474

 

$77.41


$85.72

(1)
Includes month to month holdover tenants that expired prior to December 31, 2019.
(2)
Tenants may have multiple leases.
(3)
Represents in place annualized rent allocated by year of expiration.
(4)
Management's estimate of current average asking rents for currently occupied space as of December 31, 2019. Taking rents are typically lower than asking rents and may vary from property to property.
(5)
Excludes Credit Suisse at One Madison Avenue. In January 2020, Credit Suisse entered into a lease termination agreement with the Company and vacated its space at the property.
Industry Segments
The Company is a REIT that is engaged in the acquisition, development, ownership, management and operation of commercial and residential real estate properties, principally office properties, located in the New York metropolitan area and has two reportable segments: real estate and debt and preferred equity investments. Our industry segments are discussed in Note 21, "Segment Information," in the accompanying consolidated financial statements.

9



At December 31, 2019, our real estate portfolio was primarily located in one geographical market, the New York metropolitan area. The primary sources of revenue are generated from tenant rents and escalations and reimbursement revenue. Real estate property operating expenses consist primarily of cleaning, security, maintenance, utility costs, real estate taxes and, at certain properties, ground rent expense. As of December 31, 2019, one tenant in our office portfolio, Credit Suisse, contributed 8.2% of our share of annualized cash rent. In January 2020, Credit Suisse executed a lease termination agreement with the Company and vacated its space at the property, thereby reducing its share of annualized cash rent to approximately 3.3%. No other tenant contributed more than 5.0% of our share of annualized cash rent. No property contributed in excess of 10.0% of our consolidated total revenue for 2019.
At December 31, 2019, we held debt and preferred equity investments with a book value of $1.7 billion, including $0.1 billion of debt and preferred equity investments and other financing receivables that are included in balance sheet line items other than the Debt and Preferred Equity Investments line item. At December 31, 2019, the assets underlying our debt and preferred equity investments were located in the New York metropolitan area. The primary sources of revenue are generated from interest and fee income.
Employees
At December 31, 2019, we employed 1,033 employees, 290 of whom were employed in our corporate offices. There are currently six collective bargaining agreements which cover the workforce that services substantially all of our properties.
Highlights from 2019
Our significant achievements from 2019 included:
Corporate
Repurchased 4.6 million shares of our common stock under our share repurchase program at an average price of $83.62 per share and increased the size of our share repurchase program by $500 million to $3.0 billion. From program inception through December 31, 2019, we have repurchased a cumulative total of 22.7 million shares of our common stock under the program at an average price of $95.66 per share.
Leasing
Signed 163 Manhattan office leases covering approximately 2.5 million square feet. The mark-to-market on signed Manhattan office leases was 38.1% higher in 2019 than the previously fully escalated rents on the same spaces.
Reached 65% leased at One Vanderbilt Avenue after signing new leases with KPS Capital Partners LP; Sentinel Capital Partners; and Oak Hill Advisors and lease expansions with The Carlyle Group and McDermott Will & Emery.
Reached 96.2% leased at 410 Tenth Avenue after signing new leases with First Republic Bank and Amazon.
Signed a lease renewal with BMW of Manhattan for 227,000 square feet at 555 West 57th Street.
Signed a new retail lease with Ulta Beauty for 12,040 square feet at 2 Herald Square.
Acquisitions
Entered into a contract to acquire 707 Eleventh Avenue for a gross purchase price of $90.0 million. The 160,000-square-foot office property will be redeveloped into a modern, Class-A building. The acquisition was closed in January 2020.
Closed on the acquisition of a majority and controlling interest in 410 Tenth Avenue at a gross purchase price of $440 million.
Closed on the acquisition from our joint venture partner of the remaining 10% interest in 110 Greene Street that we did not already own at a gross asset valuation of $256.5 million.
Took possession of the retail co-op at 106 Spring Street in Soho. This property previously served as collateral for a debt and preferred equity investment and was acquired through a negotiated transaction with the sponsor of the investment.
Dispositions
Closed on the sale of 360 Hamilton Avenue in White Plains, New York and 100, 200 and 500 Summit Lake Drive in Valhalla, New York.
Closed on the sale of the development site at 562 Fifth Avenue for a sale price of $52.4 million.
Closed on the sale of the development site at 1640 Flatbush Avenue in Brooklyn for a sale price of $16.2 million.
Closed on the sale of 1010 Washington Boulevard in Stamford, Connecticut for a sale price of $23.1 million.

10



Entered into a contract to sell 220 East 42nd Street, also known as The News Building, for total consideration of $815.0 million.
Sold a 49% interest in the prime retail condominium at 115 Spring Street in Soho at a gross asset valuation of $66.6 million.
Together with our joint venture partner, closed on the sale of 521 Fifth Avenue for a sale price of $381.0 million.
Closed on the sale of our 20.0% interest in 131-137 Spring Street to the owner of the remaining 80.0% interest. The transaction generated net cash proceeds to the Company of $15.2 million.
Debt and Preferred Equity Investments
Originated and retained, or acquired, $0.7 billion in debt and preferred equity investments, inclusive of advances under future funding obligations, discount and fee amortization, and paid-in-kind interest, net of premium amortization, and recorded $1.2 billion of proceeds from sales, repayments and participations.
Finance
Together with our joint venture partner, closed on the refinancing of 55 West 46th Street, also known as Tower 46. The new $198.0 million mortgage replaces the previous $195.0 million mortgage, has a 3-year term, with two one-year extension options, and bears interest at a floating rate of 1.25% over LIBOR.
Together with our joint venture partner, closed on a $75.0 million upsize of our existing financing at 2 Herald Square to $225.0 million and reduced the interest rate on the loan by 10 basis points to a floating rate of 1.45% over LIBOR.
Entered into an agreement to reduce the interest rate spread by 65 basis points on the Company's $200.0 million, 7-year term loan that matures in 2024.
Closed on a $465.0 million construction facility for the redevelopment of 410 Tenth Avenue. The floating rate facility has a term of three years, with two one-year extension options, and bears interest at an initial floating rate of 2.225% over LIBOR.
Closed on a new $85.0 million financing of the office portion of 609 Fifth Avenue. The new mortgage has a 5-year term and bears interest at a floating rate of 2.40% over LIBOR.

11



ITEM 1A.    RISK FACTORS
Declines in the demand for office space in the New York metropolitan area, and in particular midtown Manhattan, could adversely affect the value of our real estate portfolio and our results of operations and, consequently, our ability to service current debt and to pay dividends and distributions to security holders.
The majority of our property holdings are comprised of commercial office properties located in midtown Manhattan. Our property holdings also include some retail properties and multifamily residential properties. As a result of the concentration of our holdings, our business is dependent on the condition of the New York metropolitan area economy in general and the market for office space in midtown Manhattan in particular. Future weakness and uncertainty in the New York metropolitan area economy could materially reduce the value of our real estate portfolio and our rental revenues, and thus adversely affect our cash flow and our ability to service current debt and to pay dividends and distributions to security holders.
We may be unable to renew leases or relet space as leases expire.
If tenants decide not to renew their leases upon expiration, we may not be able to relet the space. Even if tenants do renew or we can relet the space, the terms of a renewal or new lease, taking into account among other things, the cost of improvements to the property and leasing commissions, may be less favorable than the terms in the expired leases. As of December 31, 2019, approximately 46.3% and approximately 26.7% of the rentable square feet, are scheduled to expire by December 31, 2024 at our consolidated properties and unconsolidated joint venture properties, respectively, and as of December 31, 2019, these leases had annualized escalated rent totaling $408.6 million and $268.3 million, respectively. In addition, changes in space utilization by tenants may impact our ability to renew or relet space without the need to incur substantial costs in renovating or redesigning the internal configuration of the relevant property. If we are unable to promptly renew the leases or relet the space at similar rates or if we incur substantial costs in renewing or reletting the space, our cash flow and ability to service debt obligations and pay dividends and distributions to security holders could be adversely affected.
We face significant competition for tenants.
The leasing of real estate is highly competitive. The principal competitive factors are rent, location, lease term, lease concessions, services provided and the nature and condition of the property to be leased. We directly compete with all owners, developers and operators of similar space in the areas in which our properties are located.
Our commercial office properties are concentrated in highly developed areas of the New York metropolitan area. Manhattan is the largest office market in the United States. The number of competitive office properties in the New York metropolitan area, which may be newer or better located than our properties, could have a material adverse effect on our ability to lease office space at our properties, and on the effective rents we are able to charge.
The expiration of long term leases or operating sublease interests where we do not own a fee interest in the land could adversely affect our results of operations.
Our interests in certain properties are entirely or partially comprised of either long-term leasehold or operating sublease interests in the land and the improvements, rather than by ownership of fee interest in the land. As of December 31, 2019, the expiration dates of these long-term leases range from 2043 to 2115, including the effect of our unilateral extension rights on each of these properties. Pursuant to the leasehold arrangements, we, as tenant under the operating sublease, perform the functions traditionally performed by landlords with respect to our subtenants. We are responsible for not only collecting rent from our subtenants, but also maintaining the property and paying expenses relating to the property. Annualized cash rents, including our share of joint venture annualized cash rents, from properties held through long-term leases or operating sublease interests at December 31, 2019 totaled $337.4 million, or 23.7%, of our share of total Portfolio annualized cash rent. Unless we purchase a fee interest in the underlying land or extend the terms of these leases prior to expiration, we will lose our right to operate these properties upon expiration of the leases, which could adversely affect our financial condition and results of operations. Rent payments under leasehold or operating sublease interests are adjusted, within the parameters of the contractual arrangements, at certain intervals. Rent adjustments may result in higher rents that could adversely affect our financial condition and results of operation.
We rely on five large properties for a significant portion of our revenue.
Five of our properties, 1185 Avenue of the Americas, 11 Madison Avenue, 420 Lexington Avenue, 1515 Broadway, and One Madison Avenue accounted for 33.7% of our Portfolio annualized cash rent, which includes our share of joint venture annualized cash rent, as of December 31, 2019.
Our revenue and cash available to service debt obligations and for distribution to our stockholders would be materially adversely affected if any of these properties were materially damaged or destroyed. Additionally, our revenue and cash available to service debt obligations and for distribution to our stockholders would be materially adversely affected if tenants at these properties fail to timely make rental payments due to adverse financial conditions or otherwise, default under their leases or file for bankruptcy or become insolvent.

12



Our results of operations rely on major tenants and insolvency or bankruptcy of these or other tenants could adversely affect our results of operations.
Giving effect to leases in effect as of December 31, 2019 for consolidated properties and unconsolidated joint venture properties, as of that date, our five largest tenants, based on annualized cash rent, accounted for 19.0% of our share of Portfolio annualized cash rent, with one tenant, Credit Suisse Securities (USA) LLC, accounting for 8.2% of our share of Portfolio annualized cash rent, respectively. In January 2020, Credit Suisse entered into a lease termination agreement with the Company and vacated its space at the property, thereby reducing its share of annualized cash rent to approximately 3.3%. Our business and results of operations would be adversely affected if any of our major tenants became insolvent, declared bankruptcy, or otherwise refused to pay rent in a timely fashion or at all. In addition, if business conditions in the industries in which our tenants are concentrated deteriorate, or economic volatility has a disproportionate impact on our clients, we may experience increases in past due accounts, defaults, lower occupancy and reduced effective rents across tenants in such industries, which could in turn have an adverse effect on our business and results of operations.
Construction is in progress at our development projects
The Company's development projects are subject to internal and external factors which may affect construction progress. Unforeseen matters could delay completion, result in increased costs or otherwise have a material effect on our results of operations. In addition, the extended time frame to complete these projects could cause them to be subject to shifts and trends in the real estate market which may not be consistent with our current business plans for the properties.
We are subject to risks that affect the retail environment.
While only 6.0% of our Portfolio annualized cash rent is generated by retail properties, principally in Manhattan, we are subject to risks that affect the retail environment generally, including the level of consumer spending and preferences, consumer confidence, electronic retail competition and levels of tourism in Manhattan. These factors could adversely affect the financial condition of our retail tenants and the willingness of retailers to lease space in our retail properties, which could in turn have an adverse effect on our business and results of operations.
We are subject to the risk of adverse changes in economic and geopolitical conditions in general and the commercial office markets in particular
Our business may be affected by volatility in the financial and credit markets and other market, economic, or political challenges experienced by the U.S. economy or the real estate industry as a whole, including changes in law and policy and uncertainty in connection with any such changes. Future periods of economic weakness or volatility could result in reduced access to credit and/or wider credit spreads. Economic or political uncertainty, including concern about growth and the stability of the markets generally and changes in the federal interest rates, may lead many lenders and institutional investors to reduce and, in some cases, cease to provide funding to borrowers, which could adversely affect our liquidity and financial condition, and the liquidity and financial condition of our tenants. Specifically, our business may be affected by the following conditions:
significant job losses or declining rates of job creation which may decrease demand for office space, causing market rental rates and property values to be negatively impacted;
our ability to borrow on terms and conditions that we find acceptable, which could reduce our ability to pursue acquisition and development opportunities and refinance existing debt, reducing our returns from both our existing operations and our acquisition and development activities and increasing our future interest expense; and
reduced values of our properties, which may limit our ability to dispose of assets at attractive prices or to obtain debt financing secured by our properties and may reduce the availability of unsecured loans.
Leasing office space to smaller and growth-oriented businesses could adversely affect our cash flow and results of operations.
Some of the tenants in our properties are smaller, growth-oriented businesses that may not have the financial strength of larger corporate tenants. Smaller companies generally experience a higher rate of failure than larger businesses. Growth-oriented firms may also seek other office space as they develop. Leasing office space to these companies could create a higher risk of tenant defaults, turnover and bankruptcies, which could adversely affect our cash flow and results of operations.
We may suffer adverse consequences if our revenues decline since our operating costs do not necessarily decline in proportion to our revenue.
We earn a significant portion of our income from renting our properties. Our operating costs, however, do not necessarily fluctuate in direct proportion to changes in our rental revenue. If revenues decline more than expenses, we may be forced to borrow to cover our costs, we may incur losses or we may not have cash available to service our debt and to pay dividends and distributions to security holders.

13



Competition for acquisitions may reduce the number of acquisition opportunities available to us and increase the costs of those acquisitions.
We may acquire properties when we are presented with attractive opportunities. We may face competition for acquisition opportunities from other investors, particularly those investors who are willing to incur more leverage, and this competition may adversely affect us by subjecting us to the following risks:
an inability to acquire a desired property because of competition from other well-capitalized real estate investors, including publicly traded and privately held REITs, private real estate funds, domestic and foreign financial institutions, life insurance companies, sovereign wealth funds, pension trusts, partnerships and individual investors; and
an increase in the purchase price for such acquisition property.
If we are unable to successfully acquire additional properties, our ability to grow our business could be adversely affected.
We face risks associated with property acquisitions.
Our acquisition activities may not be successful if we are unable to meet required closing conditions or unable to finance acquisitions and developments of properties on favorable terms or at all. Additionally, we have less visibility into the future performance of acquired properties than properties that we have owned for a period of time, and therefore, recently acquired properties may not be as profitable as our existing portfolio.
Further, we may acquire properties subject to both known and unknown liabilities and without any recourse, or with only limited recourse to the seller. As a result, if a liability were asserted against us arising from our ownership of those properties, we might have to pay substantial sums to settle it, which could adversely affect our cash flow. Unknown liabilities with respect to properties acquired might include:
claims by tenants, vendors or other persons arising from dealing with the former owners of the properties;
liabilities incurred in the ordinary course of business;
claims for indemnification by general partners, directors, officers and others indemnified by the former owners of the properties; and
liabilities for clean-up of undisclosed environmental contamination.
Limitations on our ability to sell or reduce the indebtedness on specific properties could adversely affect the value of our common stock.
In connection with past and future acquisitions of interests in properties, we have or may agree to restrictions on our ability to sell or refinance the acquired properties for certain periods. These limitations could result in us holding properties which we would otherwise sell, or prevent us from paying down or refinancing existing indebtedness, any of which may have adverse consequences on our business and result in a material adverse effect on our financial condition and results of operations.
Potential losses may not be covered by insurance.
We maintain “all-risk” property and rental value coverage (including coverage regarding the perils of flood, earthquake and terrorism, excluding nuclear, biological, chemical, and radiological terrorism ("NBCR")), within three property insurance programs and liability insurance. Separate property and liability coverage may be purchased on a stand-alone basis for certain assets, such as the development of One Vanderbilt. Additionally, one of our captive insurance companies, Belmont Insurance Company, or Belmont, provides coverage for NBCR terrorist acts above a specified trigger. Belmont's retention is reinsured by our other captive insurance company, Ticonderoga Insurance Company ("Ticonderoga"). If Belmont or Ticonderoga are required to pay a claim under our insurance policies, we would ultimately record the loss to the extent of required payments. However, there is no assurance that in the future we will be able to procure coverage at a reasonable cost. Further, if we experience losses that are uninsured or that exceed policy limits, we could lose the capital invested in the damaged properties as well as the anticipated future cash flows from those properties. Additionally, our debt instruments contain customary covenants requiring us to maintain insurance and we could default under our debt instruments if the cost and/or availability of certain types of insurance make it impractical or impossible to comply with such covenants relating to insurance. Belmont and Ticonderoga provide coverage solely on properties owned by the Company or its affiliates.
Furthermore, with respect to certain of our properties, including properties held by joint ventures or subject to triple net leases, insurance coverage is obtained by a third-party and we do not control the coverage. While we may have agreements with such third parties to maintain adequate coverage and we monitor these policies, such coverage ultimately may not be maintained or adequately cover our risk of loss.

14



The occurrence of a terrorist attack may adversely affect the value of our properties and our ability to generate cash flow.
Our operations are primarily concentrated in the New York metropolitan area. In the aftermath of a terrorist attack or other acts of terrorism or war, tenants in the New York metropolitan area may choose to relocate their business to less populated, lower-profile areas of the United States that those tenants believe are not as likely to be targets of future terrorist activity. In addition, economic activity could decline as a result of terrorist attacks or other acts of terrorism or war, or the perceived threat of such acts. Each of these impacts could in turn trigger a decrease in the demand for space in the New York metropolitan area, which could increase vacancies in our properties and force us to lease our properties on less favorable terms. While under the Terrorism Risk Insurance Program Reauthorization Act of 2015, insurers must make terrorism insurance available under their property and casualty insurance policies, this legislation does not regulate the pricing of such insurance. The absence of affordable terrorism insurance coverage may adversely affect the general real estate lending market, lending volume and the market's overall liquidity and, in the event of an uninsured loss, we could lose all or a portion of our assets. Furthermore, we may also experience increased costs in relation to security equipment and personnel. As a result, the value of our properties and our results of operations could materially decline.
We face possible risks associated with the natural disasters and the physical effects of climate change.
We are subject to risks associated with natural disasters and the physical effects of climate change, which can include storms, hurricanes and flooding, any of which could have a material adverse effect on our properties, operations and business. To the extent climate change causes changes in weather patterns, our markets could experience increases in storm intensity and rising sea-levels. Over time, these conditions could result in declining demand for office space in our buildings or the inability of us to operate the buildings at all. Climate change may also have indirect effects on our business by increasing the cost of (or making unavailable) property insurance on terms we find acceptable, increasing the cost of energy at our properties and requiring us to expend funds as we seek to repair and protect our properties against such risks. There can be no assurance that climate change will not have a material adverse effect on our properties, operations or business.
We depend on dividends and distributions from our direct and indirect subsidiaries.
Substantially all of our assets are held through subsidiaries of our Operating Partnership. Our Operating Partnership’s cash flow is dependent on cash distributions from its subsidiaries, and in turn, substantially all of our cash flow is dependent on cash distributions from our Operating Partnership. The creditors of each of our direct and indirect subsidiaries are entitled to payment of that subsidiary’s obligations to them, when due and payable, before distributions may be made by that subsidiary to its equity holders.
Therefore, our Operating Partnership’s ability to make distributions to holders of its partnership units depends on its subsidiaries’ ability first to satisfy their obligations to their creditors and then to make distributions to our Operating Partnership. Likewise, our ability to pay dividends to holders of common stock and preferred stock depends on our Operating Partnership’s ability first to satisfy its obligations to its creditors and make distributions payable to holders of preferred units and then to make distributions to us.
Furthermore, the holders of preferred partnership units of our Operating Partnership are entitled to receive preferred distributions before payment of distributions to holders of common units of our Operating Partnership, including us. Thus, our ability to pay cash dividends to our shareholders and satisfy our debt obligations depends on our Operating Partnership’s ability first to satisfy its obligations to its creditors and make distributions to holders of its preferred partnership units and then to holders of its common units, including us.
In addition, our participation in any distribution of the assets of any of our direct or indirect subsidiaries upon any liquidation, reorganization or insolvency is only after the claims of the creditors, including trade creditors and preferred security holders, are satisfied.

15



Debt financing, financial covenants, degree of leverage, and increases in interest rates could adversely affect our economic performance.
Scheduled debt payments could adversely affect our results of operations.
Cash flow could be insufficient to meet the payments of principal and interest required under our current mortgages, our 2017 credit facility, our senior unsecured notes, our debentures and indebtedness outstanding at our joint venture properties. The total principal amount of our outstanding consolidated indebtedness was $5.6 billion as of December 31, 2019, consisting of $1.5 billion in unsecured bank term loans (or "Term Loan A" and "Term Loan B"), $1.5 billion under our senior unsecured notes, $0.1 billion of junior subordinated deferrable interest debentures, $2.2 billion of non-recourse mortgages and loans payable on certain of our properties and debt and preferred equity investments, $240.0 million drawn under our revolving credit facility, and $11.8 million of outstanding letters of credit. In addition, we could increase the amount of our outstanding consolidated indebtedness in the future, in part by borrowing under the revolving credit facility portion of our 2017 credit facility. As of December 31, 2019, the total principal amount of non-recourse indebtedness outstanding at the joint venture properties was $9.0 billion, of which our proportionate share was $4.0 billion. As of December 31, 2019, we had no recourse indebtedness outstanding at our unconsolidated joint venture properties.
If we are unable to make payments under our 2017 credit facility, all amounts due and owing at such time shall accrue interest at a rate equal to 2% higher than the rate at which each draw was made. If we are unable to make payments under our senior unsecured notes, the principal and unpaid interest will become immediately payable. If a property is mortgaged to secure payment of indebtedness and we are unable to meet mortgage payments, the mortgagee could foreclose on the property, resulting in loss of income and asset value. Foreclosure on mortgaged properties or an inability to make payments under our 2017 credit facility or our senior unsecured notes could trigger defaults under the terms of our other financings, making such financings at risk of being declared immediately payable, and would have a negative impact on our financial condition and results of operations.
We may not be able to refinance existing indebtedness, which may require substantial principal payments at maturity. $55.0 million of consolidated mortgage debt and $105.0 million of unconsolidated joint venture debt is scheduled to mature in 2020 after giving effect to our as-of-right extension options and repayments and refinancing of consolidated and joint venture debt between December 31, 2019 and February 27, 2020 as discussed in the "Financial Statements and Supplementary Data" section. At the present time, we intend to repay, refinance, or exercise extension options on the debt associated with our properties on or prior to their respective maturity dates. At the time of refinancing, prevailing interest rates or other factors, such as the possible reluctance of lenders to make commercial real estate loans, may result in higher interest rates. Increased interest expense on the extended or refinanced debt would adversely affect cash flow and our ability to service debt obligations and pay dividends and distributions to security holders. If any principal payments due at maturity cannot be repaid, refinanced or extended, our cash flow will not be sufficient to repay maturing or accelerated debt.
Financial covenants could adversely affect our ability to conduct our business.
The mortgages and mezzanine loans on our properties generally contain customary negative covenants that limit our ability to further mortgage the properties, to enter into material leases without lender consent or materially modify existing leases, among other things. In addition, our 2017 credit facility and senior unsecured notes contain restrictions and requirements on our method of operations. Our 2017 credit facility and our unsecured notes also require us to maintain designated ratios, including but not limited to, total debt-to-assets, debt service coverage and unencumbered assets-to-unsecured debt. These restrictions could adversely affect operations (including reducing our flexibility and our ability to incur additional debt), our ability to pay debt obligations and our ability to pay dividends and distributions to security holders.
Rising interest rates could adversely affect our cash flow.
Advances under our 2017 credit facility and certain property-level mortgage debt bear interest at a variable rate. Our consolidated variable rate borrowings totaled $2.0 billion at December 31, 2019. In addition, we could increase the amount of our outstanding variable rate debt in the future, in part by borrowing additional amounts under our 2017 credit facility. Borrowings under our revolving credit facility and term loans bore interest at the 30-day LIBOR, plus spreads of 100 basis points, 110 basis points, and 100 basis points, respectively, at December 31, 2019. As of December 31, 2019, borrowings under our term loans and junior subordinated deferrable interest debentures totaled $1.5 billion and $100.0 million, respectively. We may incur indebtedness in the future that also bears interest at a variable rate or may be required to refinance our debt at higher rates. At December 31, 2019, a hypothetical 100 basis point increase in interest rates across each of our variable interest rate instruments, including our variable rate debt and preferred equity investments which mitigate our exposure to interest rate changes, would increase our net annual interest costs by $13.3 million and would increase our share of joint venture annual interest costs by $17.0 million. Our joint ventures may also incur variable rate debt and face similar risks. Accordingly, increases in interest rates could adversely affect our results of operations and financial conditions and our ability to continue to pay dividends and distributions to security holders.

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The potential phasing out of LIBOR after 2021 may affect our financial results.
The chief executive of the United Kingdom Financial Conduct Authority ("FCA"), which regulates LIBOR, has announced that the FCA intends to stop compelling banks to submit rates for the calculation of LIBOR after 2021. It is not possible to predict the effect of these changes or the establishment of alternative reference rates.
The Alternative Reference Rate Committee ("ARRC"), a committee convened by the Federal Reserve that includes major market participants, and on which the SEC staff and other regulators participate, has proposed an alternative rate, the Secured Overnight Financing Rate (“SOFR”), to replace U.S. Dollar LIBOR. Any changes announced by the FCA, ARRC, other regulators or any other successor governance or oversight body, or future changes adopted by such body, in the method pursuant to which U.S. Dollar LIBOR, SOFR, or any other alternative rates are determined may result in a sudden or prolonged increase or decrease in the reported LIBOR rates. If that were to occur, the levels of interest payments we incur and interest payments we receive may change. It is also uncertain whether SOFR or any other alternative rate will gain market acceptance. In addition, although certain of our LIBOR based obligations and investments provide for alternative methods of calculating the interest rate if LIBOR is not reported, uncertainty as to the extent and manner of future changes may result in interest rates and/or payments that are higher than, lower than or that do not otherwise correlate over time with the interest rates and/or payments that would have been made on our obligations if LIBOR rate was available in its current form. We may also need to renegotiate our LIBOR based obligations, which we may not be successful in doing on a timely basis or on terms acceptable to us.
Failure to hedge effectively against interest rate changes may adversely affect results of operations.
The interest rate hedge instruments we use to manage some of our exposure to interest rate volatility involve risk and counterparties may fail to perform under these arrangements. In addition, these arrangements may not be effective in reducing our exposure to interest rate changes and when existing interest rate hedges terminate, we may incur increased costs in putting in place further interest rate hedges. Failure to hedge effectively against interest rate changes may adversely affect our results of operations.
Increases in our leverage could adversely affect our stock price.
Our organizational documents do not contain any limitation on the amount of indebtedness we may incur. We consider many factors when making decisions regarding the incurrence of indebtedness, such as the purchase price of properties to be acquired with debt financing, the estimated market value of our properties and the ability of particular properties and our business as a whole to generate cash flow to cover expected debt service. Any changes that increase our leverage could be viewed negatively by investors. As a result, our stock price could decrease.
A downgrade in our credit ratings could materially adversely affect our business and financial condition.
Our credit rating and the credit ratings assigned to our debt securities and our preferred stock could change based upon, among other things, our results of operations and financial condition. These ratings are subject to ongoing evaluation by credit rating agencies, and any rating could be changed or withdrawn by a rating agency in the future if, in its judgment, circumstances warrant such action. If any of the credit rating agencies that have rated our securities downgrades or lowers its credit rating, or if any credit rating agency indicates that it has placed any such rating on a “watch list” for a possible downgrading or lowering, or otherwise indicates that its outlook for that rating is negative, such action could have a material adverse effect on our costs and availability of funding, which could in turn have a material adverse effect on our financial condition, results of operations, cash flows, the trading price of our securities and our ability to satisfy our debt service obligations and to pay dividends and distributions to security holders.
Debt and preferred equity investments could cause us to incur expenses, which could adversely affect our results of operations.
We held first mortgages, mezzanine loans, junior participations and preferred equity interests with an aggregate net book value of $1.7 billion at December 31, 2019. Some of these instruments may have some recourse to their sponsors, while others are limited to the collateral securing the loan. In the event of a default under these obligations, we may have to take possession of the collateral securing these interests. Borrowers may contest enforcement of foreclosure or other remedies, seek bankruptcy protection against such enforcement and/or bring claims for lender liability in response to actions to enforce their obligations to us. Declines in the value of the property may prevent us from realizing an amount equal to our investment upon foreclosure or realization even if we make substantial improvements or repairs to the underlying real estate in order to maximize such property's investment potential. In addition, we may invest in mortgage-backed securities and other marketable securities.
We maintain and regularly evaluate the need for reserves to protect against potential future losses. Our reserves reflect management's judgment of the probability and severity of losses and the value of the underlying collateral. We cannot be certain that our judgment will prove to be correct and that our reserves will be adequate over time to protect against future losses because of unanticipated adverse changes in the economy or events adversely affecting specific properties, assets, tenants, borrowers, industries in which our tenants and borrowers operate or markets in which our tenants and borrowers or their properties are located.

17



If our reserves for credit losses prove inadequate, we could suffer losses which would have a material adverse effect on our financial performance, the market prices of our securities and our ability to pay dividends and distributions to security holders.
Joint investments could be adversely affected by our lack of sole decision-making authority and reliance upon a co-venturer's financial condition.
We co-invest with third parties through partnerships, joint ventures, co-tenancies or other structures, and by acquiring non-controlling interests in, or sharing responsibility for managing the affairs of, a property, partnership, joint venture, co-tenancy or other entity. Therefore, we may not be in a position to exercise sole decision-making authority regarding such property, partnership, joint venture or other entity. Investments in partnerships, joint ventures, or other entities may involve risks not present were a third party not involved, including the possibility that our partners, co-tenants or co-venturers might become bankrupt or otherwise fail to fund their share of required capital contributions. Additionally, our partners or co-venturers might at any time have economic or other business interests or goals which are competitive or inconsistent with our business interests or goals. These investments may also have the potential risk of impasses on decisions such as a sale, because neither we, nor the partner, co-tenant or co-venturer would have full control over the partnership or joint venture. In addition, we may in specific circumstances be liable for the actions of our third-party partners, co-tenants or co-venturers. As of December 31, 2019, we had an aggregate cost basis in joint ventures totaling $2.9 billion.
Certain of our joint venture agreements contain terms in favor of our partners that could have an adverse effect on the value of our investments in the joint ventures.
Each of our joint venture agreements has been individually negotiated with our partner in the joint venture and, in some cases, we have agreed to terms that are more favorable to our partner in the joint venture than to us. For example, our partner may be entitled to a specified portion of the profits of the joint venture before we are entitled to any portion of such profits. We may also enter into similar arrangements in the future.
We may incur costs to comply with governmental laws and regulations.
We are subject to various federal, state and local environmental and health and safety laws that can impose liability on current and former property owners or operators for the clean-up of certain hazardous substances released on a property or of contamination at any facility (e.g., a landfill) to which we have sent hazardous substances for treatment or disposal, without regard to fault or whether the release or disposal was in compliance with law. Being held responsible for such a clean-up could result in significant cost to us and have a material adverse effect on our financial condition and results of operations.
Our properties may be subject to risks relating to current or future laws, including laws benefiting disabled persons, such as the Americans with Disabilities Act, or ADA, and state or local zoning, construction or other regulations. Compliance with such laws may require significant property modifications in the future, which could be costly and non-compliance could result in fines being levied against us in the future. Such costs could have an adverse impact on our cash flows and ability to pay dividends to stockholders.
Our charter documents, debt instruments and applicable law may hinder any attempt to acquire us, which could discourage takeover attempts and prevent our stockholders from receiving a premium over the market price of our stock.
Provisions of our charter and bylaws could inhibit changes in control.
A change of control of our company could benefit stockholders by providing them with a premium over the then-prevailing market price of our stock. However, provisions contained in our charter and bylaws may delay or prevent a change in control of our company. These provisions, discussed more fully below, are:
Ownership limitations
Maryland takeover statutes that may prevent a change of control of our company; and
Contractual provisions that limit the assumption of certain of our debt
We have a stock ownership limit.
To remain qualified as a REIT for federal income tax purposes, not more than 50% in value of our outstanding capital stock may be owned by five or fewer individuals at any time during the last half of any taxable year. For this purpose, stock may be "owned" directly, as well as indirectly under certain constructive ownership rules, including, for example, rules that attribute stock held by one shareholder to another shareholder. In part to avoid violating this rule regarding stock ownership limitations and maintain our REIT qualification, our charter prohibits ownership by any single stockholder of more than 9.0% in value or number of shares of our common stock. Limitations on the ownership of preferred stock may also be imposed by us.
Our board of directors has the discretion to raise or waive this limitation on ownership for any stockholder if deemed to be in our best interest. Our board of directors has granted such waivers from time to time. To obtain a waiver, a stockholder must

18



present the board and our tax counsel with evidence that ownership in excess of this limit will not affect our present or future REIT status.
Absent any exemption or waiver, stock acquired or held in excess of the limit on ownership will be transferred to a trust for the exclusive benefit of a designated charitable beneficiary, and the stockholder's rights to distributions and to vote would terminate. The stockholder would be entitled to receive, from the proceeds of any subsequent sale of the shares transferred to the charitable trust, the lesser of: the price paid for the stock or, if the owner did not pay for the stock, the market price of the stock on the date of the event causing the stock to be transferred to the charitable trust; and the amount realized from the sale.
This limitation on ownership of stock could delay or prevent a change in control of our company.
Maryland takeover statutes may prevent a change of control of our company, which could depress our stock price.
Under the Maryland General Corporation Law, or the MGCL, "business combinations" between a Maryland corporation and an interested stockholder or an affiliate of an interested stockholder are prohibited for five years after the most recent date on which the interested stockholder becomes an interested stockholder. These business combinations include a merger, consolidation, stock exchange or, in circumstances specified in the statute, an asset transfer or issuance or reclassification of equity securities. An interested stockholder is defined as:
any person who beneficially owns 10% or more of the voting power of the corporation's outstanding voting stock; or
an affiliate or associate of the corporation who, at any time within the two year period prior to the date in question, was the beneficial owner of 10% or more of the voting power of the then outstanding voting stock of the corporation.
A person is not an interested stockholder under the statute if the board of directors approves in advance the transaction by which he otherwise would have become an interested stockholder.
After the five year prohibition, any business combination between the Maryland corporation and an interested stockholder generally must be recommended by the board of directors of the corporation and approved by the affirmative vote of at least:
80% of the votes entitled to be cast by holders of outstanding shares of voting stock of the corporation, voting together as a single group; and
two-thirds of the votes entitled to be cast by holders of voting stock of the corporation other than shares held by the interested stockholder with whom or with whose affiliate the business combination is to be effected or held by an affiliate or associate of the interested stockholder.
The business combination statute may discourage others from trying to acquire control of us and increase the difficulty of consummating any offer, including potential acquisitions that might involve a premium price for our common stock or otherwise be in the best interest of our stockholders.
In addition, Maryland law provides that holders of "control shares" of a Maryland corporation acquired in a "control share acquisition" will not have voting rights with respect to the control shares except to the extent approved by a vote of two-thirds of the votes entitled to be cast on the matter, excluding shares of stock owned by the acquiror, by officers of the corporation or by directors who are employees of the corporation, under the Maryland Control Share Acquisition Act. "Control shares" means voting shares of stock that, if aggregated with all other shares of stock owned by the acquiror or in respect of which the acquiror is able to exercise or direct the exercise of voting power (except solely by virtue of a revocable proxy), would entitle the acquiror to exercise voting power in electing directors within one of the following ranges of voting power: (i) one-tenth or more but less than one-third; (ii) one-third or more but less than a majority; or (iii) a majority or more of all voting power. A "control share acquisition" means the acquisition of ownership of, or the power to direct the exercise of voting power with respect to, issued and outstanding control shares, subject to certain exceptions.
We have opted out of these provisions of the MGCL, with respect to business combinations and control share acquisitions, by resolution of our board of directors and a provision in our bylaws, respectively. However, in the future, our board of directors may reverse its decision by resolution and elect to opt in to the MGCL's business combination provisions, or amend our bylaws and elect to opt in to the MGCL's control share provisions.
Additionally, the MGCL permits our board of directors, without stockholder approval and regardless of what is provided in our charter or bylaws, to implement takeover defenses, some of which have not been implemented by our board of directors. Such takeover defenses, if implemented, may have the effect of inhibiting a third party from making us an acquisition proposal or of delaying, deferring or preventing a change in our control under circumstances that otherwise could provide our stockholders with an opportunity to realize a premium over the then-current market price.
Contractual provisions that limit the assumption of certain of our debt may prevent a change in control.
Certain of our consolidated debt is not assumable and may be subject to significant prepayment penalties. These limitations could deter a change in control of our company.

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Compliance with changing or new regulations applicable to corporate governance and public disclosure may result in additional expenses, or affect our operations.
Changing or new laws, regulations and standards relating to corporate governance and public disclosure, including SEC regulations and NYSE rules, can create uncertainty for public companies. These changed or new laws, regulations and standards are subject to varying interpretations in many cases due to their lack of specificity. As a result, their application in practice may evolve over time as new guidance is provided by regulatory and governing bodies, which could result in continuing uncertainty regarding compliance matters and higher costs necessitated by ongoing revisions to disclosure and governance practices. We are committed to maintaining high standards of corporate governance and public disclosure. If our efforts to comply with new or changed laws, regulations and standards differ from the activities intended by regulatory or governing bodies due to ambiguities related to practice, our reputation may be harmed.
Our efforts to comply with evolving laws, regulations and standards have resulted in, and are likely to continue to result in, increased general and administrative expenses and a diversion of management time and attention from revenue-generating activities to compliance activities. In particular, our continued efforts to comply with Section 404 of the Sarbanes-Oxley Act of 2002 and the related regulations regarding our required assessment of our internal controls over financial reporting and our external auditors' audit of that assessment have required the commitment of significant financial and managerial resources. We expect these efforts to require the continued commitment of significant resources. Further, our directors, chief executive officer and chief financial officer could face an increased risk of personal liability in connection with the performance of their duties. As a result, we may have difficulty attracting and retaining qualified directors and executive officers, which could harm our business.
Future issuances of common stock, preferred stock and convertible debt could dilute existing stockholders' interests.
Our charter authorizes our board of directors to issue additional shares of common stock, preferred stock and convertible equity or debt without stockholder approval and without the requirement to offer rights of pre-emption to existing stockholders. Any such issuance could dilute our existing stockholders' interests. Also, any future series of preferred stock may have voting provisions that could delay or prevent a change of control of our company.
Changes in market conditions could adversely affect the market price of our common stock.
As with other publicly traded equity securities, the value of our common stock depends on various market conditions, which may change from time to time. In addition to the current economic environment and future volatility in the securities and credit markets, the following market conditions may affect the value of our common stock:
the general reputation of REITs and the attractiveness of our equity securities in comparison to other equity securities, including securities issued by other real estate-based companies;
our financial performance; and
general stock and bond market conditions.
The market value of our common stock is based on a number of factors including, but not limited to, the market's perception of the current and future value of our assets, our growth potential and our current and potential future earnings and cash dividends. Consequently, our common stock may trade at prices that are higher or lower than our net asset value per share of common stock.
The trading price of our common stock has been and may continue to be subject to wide fluctuations.
Between January 1, 2019 and December 31, 2019, the closing sale price of our common stock on the New York Stock Exchange, or the NYSE, ranged from $76.79 to $93.47 per share. Our stock price may fluctuate in response to a number of events and factors, such as those described elsewhere in this "Risk Factors" section. Equity issuances or buybacks by us or the perception that such issuances or buybacks may occur may also affect the market price of our common stock.
We may in the future pay taxable dividends on our common stock in common stock and cash.
In order to qualify as a REIT, we are required to annually distribute to our stockholders at least 90% of our REIT taxable income, excluding net capital gains. In order to avoid taxation of our income, we are required to annually distribute to our stockholders all of our taxable income, including net capital gains. In order to satisfy these requirements, we may make distributions that are payable partly in cash and partly in shares of our common stock. If we pay such a dividend, taxable stockholders would be required to include the entire amount of the dividend, including the portion paid with shares of common stock, as income to the extent of our current and accumulated earnings and profits, and may be required to pay income taxes with respect to such dividends in excess of the cash dividends received.
We are dependent on external sources of capital.
We need a substantial amount of capital to operate and grow our business. This need is exacerbated by the distribution requirements imposed on us for SL Green to qualify as a REIT. We therefore rely on third-party sources of capital, which may not be available on favorable terms or at all. Our access to third-party sources of capital depends on a number of things, including the

20



market's perception of our growth potential and our current and potential future earnings. In addition, we may raise money in the public equity and debt markets and our ability to do so will depend upon the general conditions prevailing in these markets. At any time, conditions may exist which effectively prevent us, or REITs in general, from accessing these markets. Moreover, additional equity offerings may result in substantial dilution of our stockholders' interests, and additional debt financing may substantially increase our leverage.
Our property taxes could increase due to reassessment or property tax rate changes.
We are required to pay real property taxes or payments in lieu of taxes in respect of our properties and such taxes may increase as our properties are reassessed by taxing authorities or as property tax rates change. An increase in the assessed value of our properties or our property tax rates could adversely impact our financial condition, results of operations and our ability to satisfy our debt service obligations and to pay dividends and distributions to our security holders.
We face potential conflicts of interest.
There are potential conflicts of interest between us and Stephen L. Green.
There is a potential conflict of interest relating to the disposition of certain property contributed to us by Stephen L. Green and affiliated entities in our initial public offering. Mr. Green serves as a member and as the chairman emeritus of our board of directors. If we sell a property in a transaction in which a taxable gain is recognized, for tax purposes the built-in gain would be allocated solely to him and not to us. As a result, Mr. Green has a conflict of interest if the sale of a property he contributed is in our best interest but not his.
In addition, Mr. Green's tax basis includes his share of debt, including mortgage indebtedness, owed by the Operating Partnership. If the Operating Partnership were to retire such debt, then he would experience a decrease in his share of liabilities, which, for tax purposes, would be treated as a distribution of cash to him. To the extent the deemed distribution of cash exceeded his tax basis, he would recognize gain. As a result, Mr. Green has a conflict of interest if the refinancing of indebtedness is in our best interest but not his.
Members of management may have a conflict of interest over whether to enforce terms of agreements with entities which Mr. Green, directly or indirectly, has an affiliation.
Alliance Building Services, or Alliance, and its affiliates are partially owned by Gary Green, a son of Stephen L. Green, who serves as a member and as the chairman emeritus of our board of directors, and provide services to certain properties owned by us. Alliance’s affiliates include First Quality Maintenance, L.P., or First Quality, Classic Security LLC, Bright Star Couriers LLC and Onyx Restoration Works, and provide cleaning, extermination, security, messenger, and restoration services, respectively. In addition, First Quality has the non-exclusive opportunity to provide cleaning and related services to individual tenants at our properties on a basis separately negotiated with any tenant seeking such additional services. The Service Corporation has entered into an arrangement with Alliance whereby it will receive a profit participation above a certain threshold for services provided by Alliance to certain tenants at certain buildings above the base services specified in their lease agreements.
Our company and our tenants accounted for 22.70% of Alliance's 2019 estimated total revenue, based on information provided to us by Alliance. While we believe that the contracts pursuant to which these services are provided were the result of arm's length negotiations, there can be no assurance that the terms of such agreements, or dealings between the parties during the performance of such agreements, will be as favorable to us as those which could be obtained from unaffiliated third parties providing comparable services under similar circumstances.
SL Green's failure to qualify as a REIT would be costly and would have a significant effect on the value of our securities.
We believe we have operated in a manner for SL Green to qualify as a REIT for federal income tax purposes and intend to continue to so operate. Many of the REIT compliance requirements, however, are highly technical and complex. The determination that SL Green is a REIT requires an analysis of factual matters and circumstances. These matters, some of which are not totally within our control, can affect SL Green's qualification as a REIT. For example, to qualify as a REIT, at least 95% of our gross income must come from designated sources that are listed in the REIT tax laws. We are also required to distribute to stockholders at least 90% of our REIT taxable income excluding capital gains. The fact that we hold our assets through the Operating Partnership and its subsidiaries further complicates the application of the REIT requirements. Even a technical or inadvertent mistake could jeopardize our REIT status. Furthermore, Congress and the Internal Revenue Service, or the IRS, might make changes to the tax laws and regulations that make it more difficult, or impossible, for us to remain qualified as a REIT.
If SL Green fails to qualify as a REIT, the funds available for distribution to our stockholders would be substantially reduced as we would not be allowed a deduction for dividends paid to our stockholders in computing our taxable income and would be subject to federal income tax at regular corporate rates and possibly increased state and local taxes.
Also, unless the IRS grants us relief under specific statutory provisions, SL Green would remain disqualified as a REIT for four years following the year in which SL Green first failed to qualify. If SL Green failed to qualify as a REIT, SL Green would

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have to pay significant income taxes and would therefore have less money available for investments, to service debt obligations or to pay dividends and distributions to security holders. This would have a significant adverse effect on the value of our securities. In addition, the REIT tax laws would no longer obligate us to make any distributions to stockholders. As a result of all these factors, if SL Green fails to qualify as a REIT, this could impair our ability to expand our business and raise capital.
Changes to U.S. federal income tax laws could materially and adversely affect us and our stockholders.
The Tax Cuts and Jobs Act (the ‘‘Tax Act’’), signed into law on December 22, 2017, made substantial changes to the Code.  The Tax Act did not have a material impact on our financial statements for the years ended December 31, 2019 or December 31, 2018 and we do not expect that it will have significant direct impact on us.  However, it is possible that it could impact us indirectly, for example, because the overall investment thesis for REITs may be impacted in positive or negative ways that are difficult to predict.  In addition, while some Treasury Regulations have been issued with respect to the Tax Act, there may be a substantial delay before additional regulations are promulgated. 
Additionally, the rules dealing with U.S. federal income taxation are continually under review by Congress, the IRS, and the U.S. Department of the Treasury. Any such changes could have an adverse effect on an investment in our shares or on the market value or the resale potential of our assets.
Loss of our key personnel could harm our operations and our stock price.
We are dependent on the efforts of Marc Holliday, our chairman and chief executive officer, and Andrew W. Mathias, our president. These officers have employment agreements which expire in January 2022 and December 2021, respectively. A loss of the services of either of these individuals could adversely affect our operations and could be negatively perceived by the market resulting in a decrease in our stock price.
Our business and operations would suffer in the event of system failures or cyber security attacks.
Despite system redundancy, the implementation of security measures and the existence of a disaster recovery plan for our internal information technology systems, our systems are vulnerable to a number of risks including energy blackouts, natural disasters, terrorism, war, telecommunication failures and cyber attacks and intrusions, such as computer viruses, malware, attachments to e-mails, intrusion and unauthorized access, including from persons inside our organization or from persons outside our organization with access to our systems. The risk of a security breach or disruption, particularly through cyber attacks and intrusions, including by computer hackers, foreign governments and cyber terrorists, has generally increased as the number, intensity and sophistication of attempted attacks and instructions from around the world have increased. Our systems are critical to the operation of our business and any system failure, accident or security breach that causes interruptions in our operations could result in a material disruption to our business. We may also incur additional costs to remedy damages caused by such disruptions. Although we make efforts to maintain the security and integrity of our systems and have implemented various measures to manage the risk of a security breach or disruption, there can be no assurance that our security efforts and measures will be effective or that attempted security breaches or disruptions would not be successful or damaging. Any compromise of our security could also result in a violation of applicable privacy and other laws, significant legal and financial exposure, damage to our reputation, loss or misuse of the information (which may be confidential, proprietary and/or commercially sensitive in nature) and a loss of confidence in our security measures, which could harm our business.
Forward-looking statements may prove inaccurate.
See Item 7, "Management's Discussion and Analysis of Financial Condition and Results of Operations—Forward-looking Information," for additional disclosure regarding forward-looking statements.
ITEM 1B.    UNRESOLVED STAFF COMMENTS
As of December 31, 2019, we did not have any unresolved comments with the staff of the SEC.

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ITEM 2.    PROPERTIES
Our Portfolio
General
As of December 31, 2019, we owned or held interests in 20 consolidated commercial office buildings encompassing approximately 12.4 million rentable square feet and 10 unconsolidated commercial office buildings encompassing approximately 11.2 million rentable square feet located primarily in midtown Manhattan. Many of these buildings include some amount of retail space on the lower floors, as well as basement/storage space. As of December 31, 2019, our portfolio also included ownership interests in 8 consolidated commercial office buildings encompassing approximately 1.0 million rentable square feet, which we refer to as our Suburban properties. Some of these buildings also include a small amount of retail space on the lower floors, as well as basement/storage space.
As of December 31, 2019, we also owned investments in 15 prime retail properties encompassing approximately 0.7 million square feet, seven buildings in differing stages of development or redevelopment encompassing approximately 0.2 million square feet, and 10 residential buildings encompassing 2,532 units (approximately 2.1 million square feet). In addition, we manage two office buildings owned by third parties encompassing approximately 2.1 million square feet and held debt and preferred equity investments with a book value of $1.7 billion including $0.1 billion of investments recorded in balance sheet line items other than the Debt and Preferred Equity Investments line item.
The following tables set forth certain information with respect to each of the Manhattan and Suburban office, prime retail, residential, development and redevelopment properties and land interest in the portfolio as of December 31, 2019 (dollars in thousands):
Manhattan Properties
 
Year Built/
Renovated
 
City/ Town
 
Approximate
Rentable
Square
Feet
 
Percent
Occupied (1)
 
Annualized
Cash
Rent
(2)
 
Percent
of Portfolio
Annualized
Cash
Rent (3)
 
Number
of
Tenants
 
Annualized
Cash
Rent per
Leased
Square
Foot (4)
CONSOLIDATED OFFICE PROPERTIES
 
 
 
 
 
 
 
 
 
 
 
 
"Same Store"
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
30 East 40th Street—60.00%
 
1927
 
Grand Central South
 
69,446

 
93.5%
 
$
5,195

 
0.3%
 
54

 
$
73.57

100 Church Street
 
1959/2010
 
Downtown
 
1,047,500

 
99.3
 
49,234

 
4.0
 
19

 
44.70

110 East 42nd Street
 
1921
 
Grand Central
 
215,400

 
83.0
 
11,159

 
0.9
 
25

 
62.18

110 Greene Street
 
1908/1920
 
Soho
 
223,600

 
94.3
 
15,999

 
1.3
 
61

 
81.93

125 Park Avenue
 
1923/2006
 
Grand Central
 
604,245

 
95.0
 
43,382

 
3.5
 
25

 
71.12

220 East 42nd Street
 
1929
 
Grand Central
 
1,135,000

 
97.0
 
68,321

 
5.5
 
37

 
58.82

304 Park Avenue South
 
1930
 
Midtown South
 
215,000

 
95.9
 
15,076

 
1.2
 
8

 
73.51

420 Lexington Ave (Graybar)
 
1927/1999
 
Grand Central North
 
1,188,000

 
92.0
 
81,640

 
6.6
 
189

 
60.42

461 Fifth Avenue (5)
 
1988
 
Midtown
 
200,000

 
87.3
 
16,729

 
1.3
 
12

 
92.94

485 Lexington Avenue
 
1956/2006
 
Grand Central North
 
921,000

 
90.4
 
58,540

 
4.7
 
30

 
72.25

555 West 57th Street
 
1971
 
Midtown West
 
941,000

 
99.9
 
45,917

 
3.7
 
9

 
45.38

625 Madison Avenue
 
1956/2002
 
Plaza District
 
563,000

 
98.1
 
60,395

 
4.9
 
24

 
105.26

635 Sixth Avenue
 
1902
 
Midtown South
 
104,000

 
100.0
 
10,112

 
0.8
 
2

 
107.23

641 Sixth Avenue
 
1902
 
Midtown South
 
163,000

 
100.0
 
15,531

 
1.2
 
6

 
91.57

711 Third Avenue(6)
 
1955
 
Grand Central North
 
524,000

 
97.0
 
36,508

 
2.9
 
22

 
64.37

750 Third Avenue
 
1958/2006
 
Grand Central North
 
780,000

 
91.2
 
46,204

 
3.7
 
27

 
61.97

810 Seventh Avenue
 
1970
 
Times Square
 
692,000

 
93.0
 
47,722

 
3.8
 
48

 
69.24

1185 Avenue of the Americas
 
1969
 
Rockefeller Center
 
1,062,000

 
92.7
 
94,733

 
7.6
 
14

 
93.05

1350 Avenue of the Americas
 
1966
 
Rockefeller Center
 
562,000

 
91.7
 
43,035

 
3.5
 
41

 
79.55

1 Madison Avenue
 
1960/2002
 
Park Avenue South
 
1,176,900

 
100.0
 
74,842

 
6.0
 
4

 
62.50

Subtotal / Weighted Average
 
12,387,091

 
95.1%
 
$
840,274

 
67.4%
 
657
 
 
Total / Weighted Average Manhattan Consolidated Office Properties
 
12,387,091

 
95.1%
 
$
840,274

 
67.4%
 
657
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

23



Manhattan Properties
 
Year Built/
Renovated
 
City/ Town
 
Approximate
Rentable
Square
Feet
 
Percent
Occupied (1)
 
Annualized
Cash
Rent
(2)
 
Percent
of Portfolio
Annualized
Cash
Rent (3)
 
Number
of
Tenants
 
Annualized
Cash
Rent per
Leased
Square
Foot (4)
UNCONSOLIDATED OFFICE PROPERTIES
 
 
 
 
 
 
 
 
 
 
 
 
"Same Store"
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
10 East 53rd Street— 55.00%
 
1972/2014
 
Plaza District
 
354,300

 
97.1%
 
$
33,070

 
1.5%
 
39
 
$
88.96

11 Madison Avenue—60.00%
 
1929
 
Park Avenue South
 
2,314,000

 
95.8
 
153,182

 
7.4
 
10
 
70.13

100 Park Avenue—50.00%
 
1950/1980
 
Grand Central South
 
834,000

 
84.9
 
59,503

 
2.3
 
35
 
79.40

280 Park Avenue—50.00%
 
1961
 
Park Avenue
 
1,219,158

 
89.5
 
117,442

 
4.6
 
36
 
101.45

800 Third Avenue—60.50%
 
1972/2006
 
Grand Central North
 
526,000

 
96.2
 
38,513

 
1.9
 
40
 
71.80

919 Third Avenue—51.00%
 
1970
 
Grand Central North
 
1,454,000

 
100.0
 
101,327

 
4.2
 
9
 
67.68

Added to Same Store in 2019
 
 
 
 
 
 
 
 
 
 
 
 
55 West 46th Street - Tower 46— 25.00%
 
2009
 
Midtown
 
347,000

 
90.3
 
26,654

 
0.5
 
15
 
92.98

1515 Broadway— 56.87%
 
1972
 
Times Square
 
1,750,000

 
94.9
 
133,226

 
6.1
 
12
 
75.18

Worldwide Plaza— 24.35%
 
1989/2013
 
Westside
 
2,048,725

 
94.7
 
141,052

 
2.8
 
24
 
72.80

Subtotal / Weighted Average
 
10,847,183

 
94.3%
 
$
803,969

 
31.3%
 
220
 
 
"Non Same Store"
 
 
 
 
 
 
 
 
 
 
 
 
2 Herald Square—51.00%
 
1909
 
Herald Square
 
369,000

 
81.9%
 
$
31,848

 
1.3%
 
4
 
$
104.57

Subtotal / Weighted Average
 
369,000

 
81.9%
 
$
31,848

 
1.3%
 
4
 
 
Total / Weighted Average Unconsolidated Office Properties
 
11,216,183

 
93.9%
 
$
835,817

 
32.6%
 
224
 
 
Manhattan Office Grand Total / Weighted Average
 
23,603,274

 
94.5%
 
$
1,676,091

 
100.0%
 
881
 
 
Manhattan Office Grand Total—SLG share of Annualized Rent
 
 
 
 
 
$
1,244,931

 
100.0%
 
 
 
 
Manhattan Office Same Store Occupancy %—Combined
 
23,234,274

 
94.7%
 
 
 
 
 
 
 
 
Suburban Properties
 
Year Built/
Renovated
 
City/ Town
 
Approximate
Rentable
Square
Feet
 
Percent
Occupied (1)
 
Annualized
Cash
Rent
(2)
 
Percent
of Portfolio
Annualized
Cash
Rent (3)
 
Number
of
Tenants
 
Annualized
Cash
Rent per
Leased
Square
Foot (4)
CONSOLIDATED OFFICE PROPERTIES
 
 
 
 
 
 
 
 
 
 
 
 
"Same Store" Connecticut
 
 
 
 
 
 
 
 
 
 
 
 
Landmark Square
 
1973-1984
 
Stamford
 
862,800

 
85.1%
 
$
21,577

 
77.8%
 
116
 
$
34.87

1055 Washington Boulevard
 
1987
 
Stamford
 
182,000

 
88.5
 
6,161

 
22.2
 
25
 
37.39

Connecticut Subtotal/Weighted Average
 
1,044,800

 
85.7%
 
$
27,738

 
100.0%
 
141
 
 
Total / Weighted Average Consolidated Office Properties
 
1,044,800

 
85.7%
 
$
27,738

 
100.0%
 
141
 
 
Suburban Grand Total / Weighted Average
 
1,044,800

 
85.7%
 
$
27,738

 
 
 
141
 
 
Suburban Office Grand Total—SLG share of Annualized Rent
 
 
 
 
 
$
27,739

 
100.0%
 
 
 
 
Suburban Office Same Store Occupancy %—Combined
 
1,044,800

 
85.7%
 
 
 
 
 
 
 
 

 
 
Year Built/
Renovated
 
City/ Town
 
Approximate
Rentable
Square
Feet
 
Percent
Occupied (1)
 
Annualized
Cash
Rent
(2)
 
Percent of Portfolio
Annualized
Cash
Rent (3)
 
Number
of
Tenants
 
Annualized
Cash
Rent per
Leased
Square
Foot (4)
PRIME RETAIL
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
"Same Store" Prime Retail
 
 
 
 
 
 
 
 
 
 
 
 
 
 
11 West 34th Street—30.00%
 
1920/2010
 
Herald Square/Penn Station
 
17,150

 
100.0%
 
$
3,013

 
1.1%
 
1
 
$
270.20

21 East 66th Street—32.28%
 
1921
 
Plaza District
 
13,069

 
100.0
 
3,831

 
1.5
 
1
 
630.83

121 Greene Street—50.00%
 
1887
 
Soho
 
7,131

 
100.0
 
1,711

 
1.0
 
2
 
239.93

315 West 33rd Street—The Olivia
 
2000
 
Penn Station
 
270,132

 
100.0
 
16,876

 
19.9
 
10
 
64.21

717 Fifth Avenue—10.92%
 
1958/2000
 
Midtown/Plaza District
 
119,550

 
100.0
 
53,619

 
6.9
 
6
 
433.52

752 Madison Avenue
 
1996/2012
 
Plaza District
 
21,124

 
100.0
 
16,053

 
18.9
 
1
 
759.92


24



762 Madison Avenue—90.00%
 
1910
 
Plaza District
 
6,109

 
55.1
 
651

 
0.7
 
3
 
179.11

Williamsburg Terrace
 
2010
 
Brooklyn, New York
 
52,000

 
100.0
 
1,807

 
2.1
 
3
 
34.72

1552-1560 Broadway—50.00%
 
1926/2014
 
Times Square
 
57,718

 
88.3
 
29,115

 
17.1
 
3
 
645.37

Subtotal/Weighted Average
 
563,983

 
98.3%
 
$
126,676

 
69.2%
 
30
 
 
"Non Same Store" Prime Retail
 
 
 
 
 
 
 
 
 
 
 
 
 
 
115 Spring Street—51.00%
 
1900
 
SoHo
 
5,218

 
100.0%
 
$
3,610

 
2.2%
 
1
 
$
691.80

133 Greene Street
 
1900
 
SoHo
 
6,425

 
100.0
 
690

 
0.8
 
2
 
107.50

650 Fifth Avenue— 50.00%
 
1977-1978
 
Plaza District
 
69,214

 
100.0
 
34,186

 
20.1
 
1
 
493.91

712 Madison Avenue
 
1900/1980
 
Plaza District
 
6,600

 
100.0
 
3,512

 
4.1
 
1
 
532.14

719 Seventh Avenue—75.00%
 
1927
 
Times Square
 
10,040

 
100.0
 
4,127

 
3.6
 
1
 
411.10

Subtotal/Weighted Average
 
97,497

 
100.0%
 
$
46,125

 
30.8%
 
6
 
 
Total / Weighted Average Prime Retail Properties
 
661,480

 
98.6%
 
$
172,801

 
100.0%
 
36
 
 
DEVELOPMENT/REDEVELOPMENT
 
 
 
 
 
 
 
 
 
 
 
 
19-21 East 65th Street
 
1928-1940
 
Plaza District
 
23,610

 
3.6%
 
$
31

 
0.1%
 
1
 
$
39.24

106 Spring Street
 
1900
 
Soho
 
5,928

 
 

 
 
 

609 Fifth Avenue
 
1925/1990
 
Rockefeller Center
 
160,000

 
100.0
 
21,119

 
99.9
 
3
 
127.70

One Vanderbilt—71.01%(7)
 
N/A
 
Grand Central
 

 
 

 
 
 

185 Broadway(8)
 
1921
 
Lower Manhattan
 

 
 

 
 
 

410 Tenth Avenue—70.87%(9)
 
1927
 
Hudson Yards
 

 
 

 
 
 

Total / Weighted Average Development/Redevelopment Properties
 
189,538

 
84.9%
 
$
21,150

 
100.0%
 
4
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Useable Sq. Feet
 
Total Units
 
Percent
Occupied (1)
 
Annualized Cash
Rent (2)
 
Average
Monthly Rent
Per Unit
RESIDENTIAL
 
 
 
 
 
 
 
 
 
 
"Same Store" Residential
 
 
 
 
 
 
 
 
 
 
 
 
315 West 33rd Street
 
Penn Station
 
222,855

 
333

 
95.8
%
 
$
16,160

 
$
4,235

400 East 57th Street—41.00%
 
Upper East Side
 
290,482

 
263

 
95.1

 
12,993

 
3,821

400 East 58th Street—90.00%
 
Upper East Side
 
140,000

 
126

 
96.0

 
5,940

 
3,717

1080 Amsterdam—92.50%
 
Upper West Side
 
82,250

 
97

 
100.0

 
5,173

 
4,207

Stonehenge Portfolio
 
 
 
445,934

 
538

 
94.8

 
26,811

 
3,889

605 West 42nd Street—20.00%
 
Midtown West
 
927,358

 
1,175

 
95.9

 
54,330

 
3,578

Subtotal/Weighted Average
 
2,108,879

 
2,532

 
95.7
%
 
$
121,407

 
$
3,787

Total / Weighted Average Residential Properties
 
2,108,879

 
2,532

 
95.7
%
 
$
121,407

 
$
3,787

(1)
Excludes leases signed but not yet commenced as of December 31, 2019.
(2)
Annualized Cash Rent represents the monthly contractual rent under existing leases as of December 31, 2019 multiplied by 12. This amount reflects total rent before any rent abatements and includes expense reimbursements, which may be estimated as of such date.
(3)
Includes our share of unconsolidated joint venture annualized cash rent.
(4)
Annualized Cash Rent Per Leased Square Foot represents Annualized Cash Rent, as described in footnote (1) above, presented on a per leased square foot basis.
(5)
The Company has an option to acquire the fee interest for a fixed price on a specific date.
(6)
The Company owns 100% of the leasehold interest and 50% of the fee interest.
(7)
The 1.7 million square foot development project, which is anticipated to be completed in the third quarter of 2020, has a total development budget, including land mark-up, of $3.3 billion. As of December 31, 2019, $1.0 billion of the budget remains to be spent, all of which will be funded by the project’s construction facility.
(8)
The 0.2 million square foot development project, which is anticipated to be completed in the second quarter of 2021, has a total budget of $309.7 million. As of December 31, 2019, $142.4 million of the budget remains to be spent, comprised of $37.5 million of equity and $104.9 million of financing available under the project's construction facility.
(9)
The 0.6 million square foot redevelopment project, which is anticipated to be completed in the second quarter of 2021, has a total budget of $652.5 million. As of December 31, 2019, $238.6 million of the budget remains to be spent, comprised of $104.4 million of partners' equity and $134.2 million of financing available under the project's construction facility.

25



Historical Occupancy
Historically we have achieved consistently higher occupancy rates in our Manhattan portfolio as compared to the overall midtown Manhattan market, as shown over the last five years in the following table:
 

Occupancy Rate of
Manhattan Operating
Portfolio(1)
 
Occupancy Rate of
Class A
Office Properties
in the Midtown Manhattan
Markets(2)(3)
 
Occupancy Rate of
Class B
Office Properties
in the Midtown Manhattan
Markets(2)(3)
December 31, 2019
94.5
%
 
88.8
%
 
87.4
%
December 31, 2018
94.5
%
 
91.1
%
 
89.4
%
December 31, 2017
93.8
%
 
90.5
%
 
90.3
%
December 31, 2016
94.9
%
 
90.0
%
 
92.2
%
December 31, 2015
94.2
%
 
90.9
%
 
91.3
%
(1)
Includes our consolidated and unconsolidated Manhattan office properties.
(2)
Includes vacant space available for direct lease and sublease. Source: Cushman & Wakefield.
(3)
The term "Class B" is generally used in the Manhattan office market to describe office properties that are more than 25 years old but that are in good physical condition, enjoy widespread acceptance by high-quality tenants and are situated in desirable locations in Manhattan. Class B office properties can be distinguished from Class A properties in that Class A properties are generally newer properties with higher finishes and frequently obtain the highest rental rates within their markets.
Lease Expirations
Leases in our Manhattan portfolio, as at many other Manhattan office properties, typically have an initial term of seven to fifteen years, compared to typical lease terms of five to ten years in other large U.S. office markets. For the five years ending December 31, 2024, the average annual lease expirations at our Manhattan consolidated and unconsolidated operating properties is expected to be approximately 0.9 million square feet and approximately 0.6 million square feet, respectively, representing an average annual expiration rate of approximately 8.6% and approximately 3.9%, respectively, per year (assuming no tenants exercise renewal or cancellation options and there are no tenant bankruptcies or other tenant defaults), excluding the lease with Credit Suisse at One Madison Avenue. In January 2020, Credit Suisse entered into a lease termination agreement with the Company and vacated its space at the property.
The following tables set forth a schedule of the annual lease expirations at our Manhattan consolidated and unconsolidated operating properties, respectively, with respect to leases in place as of December 31, 2019 for each of the next ten years and thereafter (assuming that no tenants exercise renewal or cancellation options and that there are no tenant bankruptcies or other tenant defaults):
Manhattan Consolidated
Operating Properties
Year of Lease Expiration
 
Number
of
Expiring
Leases(1)
 
Square
Footage
of
Expiring
Leases
 
Percentage
of
Total
Leased
Square
Feet
 
Annualized
Cash Rent
of
Expiring
Leases(2)
 
Percentage
of
Annualized
Cash Rent
of
Expiring
Leases
 
Annualized
Cash Rent
Per
Leased
Square
Foot of
Expiring
Leases(3)
2020(4)
 
90

 
2,298,020

 
18.6
%
 
$
161,454,218

 
19.4
%
 
$
70.26

2021
 
108

 
1,259,079

 
10.2
%
 
77,936,064

 
9.3

 
61.90

2022
 
97

 
822,698

 
6.7
%
 
67,030,173

 
8.0

 
81.48

2023
 
76

 
883,272

 
7.1
%
 
57,648,722

 
6.9

 
65.27

2024
 
60

 
399,467

 
3.2
%
 
28,380,429

 
3.4

 
71.05

2025
 
45

 
591,666

 
4.8
%
 
53,408,872

 
6.4

 
90.27

2026
 
30

 
781,269

 
6.3
%
 
55,151,891

 
6.6

 
70.59

2027
 
35

 
602,943

 
4.9
%
 
46,184,007

 
5.5

 
76.60

2028
 
38

 
599,486

 
4.8
%
 
44,180,538

 
5.3

 
73.70

2029 & thereafter
 
91

 
4,132,832

 
33.4
%
 
242,723,273

 
29.2

 
58.73

Total/weighted average
 
670

 
12,370,732

 
100.0
%
 
$
834,098,187

 
100.0
%
 
$
67.43

(1)
Tenants may have multiple leases.
(2)
Annualized Cash Rent of Expiring Leases represents the monthly contractual rent for December 2019 under existing leases as of December 31, 2019 multiplied by 12. This amount reflects total rent before any rent abatements and includes expense reimbursements, which may be estimated as of such date.

26



(3)
Annualized Cash Rent Per Leased Square Foot of Expiring Leases represents Annualized Cash Rent of Expiring Leases, as described in footnote (2) above, presented on a per leased square foot basis.
(4)
Includes approximately 422,686 square feet and annualized cash rent of $35.2 million occupied by month-to-month holdover tenants whose leases expired prior to December 31, 2019.
Manhattan Unconsolidated
Operating Properties
Year of Lease Expiration
 
Number
of
Expiring
Leases(1)
 
Square
Footage
of
Expiring
Leases
 
Percentage
of
Total
Leased
Square
Feet
 
Annualized
Cash Rent
of
Expiring
Leases(2)
 
Percentage
of
Annualized
Cash Rent
of
Expiring
Leases
 
Annualized
Cash Rent
Per
Leased
Square
Foot of
Expiring
Leases(3)
2020(4)
 
20

 
251,705

 
2.3
%
 
$
17,812,294

 
2.1
%
 
$
70.77

2021
 
26

 
291,807

 
2.7

 
22,156,933

 
2.7

 
75.93

2022
 
31

 
894,293

 
8.3

 
83,342,706

 
10.0

 
93.19

2023
 
16

 
438,826

 
4.1

 
38,216,366

 
4.6

 
87.09

2024
 
24

 
1,003,426

 
9.3

 
106,754,273

 
12.8

 
106.39

2025
 
12

 
426,938

 
4.0

 
34,135,739

 
4.1

 
79.95

2026
 
20

 
499,312

 
4.6

 
50,595,762

 
6.1

 
101.33

2027
 
17

 
375,697

 
3.5

 
33,260,546

 
4.0

 
88.53

2028
 
18

 
206,956

 
1.9

 
21,542,167

 
2.6

 
104.09

2029 & thereafter
 
47

 
6,408,455

 
59.3

 
427,998,688

 
51.0

 
66.79

Total/weighted average
 
231

 
10,797,415

 
100.0
%
 
$
835,815,474

 
100.0
%
 
$
77.41

(1)
Tenants may have multiple leases.
(2)
Annualized Cash Rent of Expiring Leases represents the monthly contractual rent for December 2019 under existing leases as of December 31, 2019 multiplied by 12. This amount reflects total rent before any rent abatements and includes expense reimbursements, which may be estimated as of such date.
(3)
Annualized Cash Rent Per Leased Square Foot of Expiring Leases represents Annualized Cash Rent of Expiring Leases, as described in footnote (2) above, presented on a per leased square foot basis.
(4)
Includes approximately 1,714 square feet and annualized cash rent of $0.1 million occupied by month-to-month holdover tenants whose leases expired prior to December 31, 2019.
Tenant Diversification
At December 31, 2019, our properties were leased to 1,062 tenants, which are engaged in a variety of businesses, including, but not limited to, professional services, financial services, media, apparel, business services and government/non-profit. The following table sets forth information regarding the leases with respect to the 30 largest tenants in our properties, which are not intended to be representative of our tenants as a whole, based on the amount of our share of annualized cash rent as of December 31, 2019:
Tenant Name
Property
Lease Expiration
  Total Rentable Square Feet
Annualized Cash Rent
SLG Share of Annualized Cash Rent ($)
% of SLG Share of Annualized Cash Rent (1)
Annualized Rent PSF
Credit Suisse Securities (USA), Inc.
1 Madison Avenue
Dec 2020(2)
1,142,091

$
70,020

$
70,020

4.9
%
$
61.31

 
11 Madison Avenue
May 2037
1,265,841

78,881

47,328

3.3

62.31

 
1055 Washington Blvd
Jan 2022
2,525

100

100


39.60

 
 
 
2,410,457

$
149,001

$
117,448

8.2
%
$
61.81

 
 
 
 
 
 
 
 
Viacom CBS, Inc.
1515 Broadway
Jun 2031
1,470,289

$
94,011

$
53,586

3.7
%
$
63.94

 
1515 Broadway
Mar 2028
9,106

1,928

1,099

0.1

211.72

 
555 West 57th Street
Dec 2023
338,527

16,768

16,768

1.2

49.53

 
Worldwide Plaza
Jan 2027
32,598

2,224

542


68.23

 
 
 
1,850,520

$
114,931

$
71,995

5.0
%
$
62.11

 
 
 
 
 
 
 
 
Ralph Lauren Corporation
625 Madison Avenue
Dec 2019
348,285

$
29,045

$
29,045

2.0
%
$
83.39

 
625 Madison Avenue
Feb 2020
38,500

3,329

3,329

0.2

86.45

 
 
 
386,785

$
32,374

$
32,374

2.2
%
$
83.70

 
 
 
 
 
 
 
 
Sony Corporation
11 Madison Avenue
Jan 2031
578,791

$
44,577

$
26,746

1.9
%
$
77.02


27



Debevoise & Plimpton, LLP
919 Third Avenue
Jun 2022
577,438

$
47,434

$
24,191

1.7
%
$
82.14

 
 
 
 
 
 
 
 
The City of New York
100 Church Street
Mar 2034
510,007

$
20,688

$
20,688

1.4
%
$
40.57

 
420 Lexington Avenue
Oct 2030
4,077

287

287

0.1

70.28

 
 
 
514,084

$
20,975

$
20,975

1.5
%
$
40.80

 
 
 
 
 
 
 
 
King & Spalding
1185 Avenue of the Americas
Oct 2025
218,275

$
20,809

$
20,809

1.5
%
$
95.33

Visiting Nurse Service of New York
220 East 42nd Street
Sep 2048
308,115

$
19,039

$
19,039

1.3
%
$
61.79

 
 
 
 
 
 
 
 
Giorgio Armani Corporation
752-760 Madison Avenue
Dec 2024
21,124

$
16,053

$
16,053

1.1
%
$
759.92

 
717 Fifth Avenue
Mar 2023
46,940

23,972

2,613

0.2

510.69

 
762 Madison Avenue
Dec 2024
1,264

254

228


200.66

 
 
 
69,328

$
40,279

$
18,894

1.3
%
$
580.98

 
 
 
 
 
 
 
 
Advance Magazine Group, Fairchild Publications
750 Third Avenue
Feb 2021
286,622

$
15,150

$
15,150

1.1
%
$
52.86

 
485 Lexington Avenue
Feb 2021
52,573

3,705

3,705

0.3

70.47

 
 
 
339,195

$
18,855

$
18,855

1.4
%
$
55.59

 
 
 
 
 
 
 
 
Metro-North Commuter Railroad Company
420 Lexington Avenue
Nov 2034
334,654

$
18,041

$
18,041

1.3
%
$
53.91

 
110 East 42nd Street
Oct 2021
1,840

130

130


70.43

 
 
 
336,494

$
18,171

$
18,171

1.3
%
$
54.00

 
 
 
 
 
 
 
 
News America Incorporated
1185 Avenue of the Americas
Nov 2020
165,086

$
18,095

$
18,095

1.3
%
$
109.61

Nike Retail Services, Inc.
650 Fifth Avenue
Jan 2033
69,214

$
34,186

$
17,093

1.2
%
$
493.91

Cravath, Swaine & Moore LLP
Worldwide Plaza
Aug 2024
617,135

$
67,019

$
16,319

1.1
%
$
108.60

 
 
 







 
Omnicom Group, Inc., Cardinia Real Estate
220 East 42nd Street
Apr 2032
231,114

$
14,869

$
14,869

1.0
%
$
64.34

 
1055 Washington Blvd.
Oct 2028
23,800

881

881

0.1

37.00

 
 
 
254,914

$
15,750

$
15,750

1.1
%
$
61.78

 
 
 







 
National Hockey League
1185 Avenue of the Americas
Nov 2022
148,217

$
15,643

$
15,643

1.1
%
$
105.54

 
 
 
 
 
 
 
 
WME IMG, LLC
304 Park Avenue
Apr 2028
134,475

$
9,417

$
9,417

0.7
%
$
70.03

 
11 Madison Avenue
Sep 2030
104,618

9,178

5,507

0.4

87.72

 
 
 
239,093

$
18,595

$
14,924

1.1
%
$
77.77

 
 
 
 
 
 
 
 
Amerada Hess Corp.
1185 Avenue of the Americas
Dec 2027
167,169

$
14,833

$
14,833

1.0
%
$
88.73

 
 
 
 
 
 
 
 
WeWork
609 Fifth Avenue
Apr 2035
138,563

$
11,224

$
11,224

0.8
%
$
81.00

 
2 Herald Square
Feb 2036
123,633

7,063

3,602

0.3

57.13

 
 
 
262,196

$
18,287

$
14,826

1.1
%
$
69.74

 
 
 
 
 
 
 
 
Infor (US) Inc
635 Sixth Avenue
Feb 2025
71,048

$
6,612

$
6,612

0.5
%
$
93.07

 
641 Sixth Avenue
Jul 2022
43,000

2,975

2,975

0.2

69.19

 
641 Sixth Avenue
Jun 2026
21,981

1,964

1,964

0.1

89.37

 
641 Sixth Avenue
Dec 2027
13,090

1,377

1,377

0.1

105.17

 
 
 
149,119

$
12,928

$
12,928

0.9
%
$
86.70

 
 
 
 
 
 
 
 
Total
 
 
9,661,625

741,781

529,908

37.2
%
$
76.78

 
 
 
 
 
 
 
 

28



(1)
SLG Share of Annualized Cash Rent includes Manhattan, Suburban, Retail, Residential, and Development / Redevelopment properties.
(2)
In January 2020, Credit Suisse entered into a lease termination agreement with the Company and vacated its space at 1 Madison Avenue.
Environmental Matters
Phase I environmental site assessments have been prepared on the properties in our portfolio, in order to assess existing environmental conditions. All of the Phase I assessments met the American Society for Testing and Materials (ASTM) Standard. Under the ASTM Standard, a Phase I environmental site assessment consists of a site visit, an historical record review, a review of regulatory agency data bases and records, and interviews with on-site personnel, with the purpose of identifying potential environmental concerns associated with real estate. These environmental site assessments did not reveal any known environmental liability that we believe will have a material adverse effect on our results of operations or financial condition.
ITEM 3.    LEGAL PROCEEDINGS
As of December 31, 2019, the Company and the Operating Partnership were not involved in any material litigation nor, to management's knowledge, was any material litigation threatened against us or our portfolio which if adversely determined could have a material adverse impact on us.
ITEM 4. MINE SAFETY DISCLOSURES
Not Applicable.

29



PART II
ITEM 5.    MARKET FOR REGISTRANTS' COMMON EQUITY AND RELATED STOCKHOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES
SL GREEN REALTY CORP.
Our common stock trades on the New York Stock Exchange, or the NYSE, under the symbol "SLG." On February 27, 2020, the reported closing sale price per share of common stock on the NYSE was $80.44 and there were 454 holders of record of our common stock.
SL GREEN OPERATING PARTNERSHIP, L.P.
At December 31, 2019, there were 4,195,875 units of limited partnership interest of the Operating Partnership outstanding and held by persons other than the Company, which received distributions per unit of the same amount and in the same manner as dividends per share were distributed to common stockholders.
There is no established public trading market for the common units of the Operating Partnership. On February 27, 2020, there were 34 holders of record and 82,066,533 common units outstanding, 77,935,496 of which were held by SL Green.
In order for SL Green to maintain its qualification as a REIT, it must make annual distributions to its stockholders of at least 90% of its taxable income (not including net capital gains). SL Green has adopted a policy of paying regular quarterly dividends on its common stock, and the Operating Partnership has adopted a policy of paying regular quarterly distributions to its common units in the same amount as dividends paid by SL Green. Cash distributions have been paid on the common stock of SL Green and the common units of the Operating Partnership since the initial public offering of SL Green. Distributions are declared at the discretion of the board of directors of SL Green and depend on actual and anticipated cash from operations, financial condition, capital requirements, the annual distribution requirements under the REIT provisions of the Internal Revenue Code and other factors SL Green’s board of directors may consider relevant.
Each time SL Green issues shares of stock (other than in exchange for common units of limited partnership interest of the Operating Partnership, or OP Units, when such OP Units are presented for redemption), it contributes the proceeds of such issuance to the Operating Partnership in return for an equivalent number of units of limited partnership interest with rights and preferences analogous to the shares issued.
ISSUER PURCHASES OF EQUITY SECURITIES
In August 2016, our Board of Directors approved a share repurchase program under which we can buy up to $1.0 billion of shares of our common stock. The Board of Directors has since authorized four separate $500.0 million increases to the size of the share repurchase program in the fourth quarter of 2017, second quarter of 2018, fourth quarter of 2018, and fourth quarter of 2019 bringing the total program size to $3.0 billion.
At December 31, 2019 repurchases executed under the program were as follows:
Period
Shares repurchased
Average price paid per share
Cumulative number of shares repurchased as part of the repurchase plan or programs
Year ended 2017
8,342,411
$101.64
8,342,411
Year ended 2018
9,744,911
$96.22
18,087,322
Year ended 2019
4,596,171
$83.62
22,683,493
SALE OF UNREGISTERED AND REGISTERED SECURITIES; USE OF PROCEEDS FROM REGISTERED SECURITIES
During the year ended December 31, 2019, we issued 5,013 shares of our common stock to holders of units of limited partnership interest in the Operating Partnership upon the redemption of such units pursuant to the partnership agreement of the Operating Partnership. During the years ended December 31, 2018 and 2017, we issued 160,466 and 201,696 shares of our common stock, respectively, to holders of units of limited partnership interest in the Operating Partnership upon the redemption of such units pursuant to the partnership agreement of the Operating Partnership. The issuance of such shares was exempt from registration under the Securities Act, pursuant to the exemption contemplated by Section 4(a)(2) thereof for transactions not involving a public offering. The units were exchanged for an equal number of shares of our common stock.

30



The following table summarizes information, as of December 31, 2019, relating to our equity compensation plans pursuant to which shares of our common stock or other equity securities may be granted from time to time.
 
Number of securities
to be issued
upon exercise
of outstanding
options, warrants
and rights
 
Weighted
average
exercise
price of
outstanding
options,
warrants and
rights
 
Number of securities
remaining available
for future
issuance under
equity compensation
plans (excluding
securities reflected
in column (a))
 
Plan category
(a)
 
(b)
 
(c)
 
Equity compensation plans approved by security holders (1)
3,838,427

(2)
$
101.69

(3)
4,435,096

(4)
Equity compensation plans not approved by security holders

 

 

 
Total
3,838,427

 
$
101.69

 
4,435,096

 
(1)
Includes our Fourth Amended and Restated 2005 Stock Option and Incentive Plan, Amended 1997 Stock Option and Incentive Plan, as amended, and 2008 Employee Stock Purchase Plan.
(2)
Includes (i) 1,037,068 shares of common stock issuable upon the exercise of outstanding options (914,929 of which are vested and exercisable), (ii) 21,500 restricted stock units and 128,946 phantom stock units that may be settled in shares of common stock (128,946 of which are vested), (iii) 2,394,267 LTIP units that, upon the satisfaction of certain conditions, are convertible into common units, which may be presented to us for redemption and acquired by us for shares of our common stock (1,781,709 of which are vested).
(3)
Because there is no exercise price associated with restricted stock units, phantom stock units or LTIP units, these awards are not included in the weighted-average exercise price calculation.
(4)
Balance is after reserving for shares underlying outstanding restricted stock units, phantom stock units granted pursuant to our Non-Employee Directors' Deferral Program and LTIP Units. The number of securities remaining available consists of shares remaining available for issuance under our 2008 Employee Stock Purchase Plan and Third Amended and Restated 2005 Stock Option and Incentive Plan.


31



ITEM 6.    SELECTED FINANCIAL DATA
The following table sets forth our selected financial data and should be read in conjunction with our Financial Statements and notes thereto included in Item 7, "Management's Discussion and Analysis of Financial Condition and Results of Operations" and Item 8, "Financial Statements and Supplementary Data" in this Form 10-K.

32



SL GREEN REALTY CORP.

 
Year Ended December 31,
Operating Data
2019
 
2018
 
2017
 
2016
 
2015
(in thousands, except per share data)
 
 
 
 
 
 
 
 
 
Total revenue
$
1,238,995

 
$
1,227,392

 
$
1,511,473

 
$
1,863,981

 
$
1,662,829

Operating expenses
234,676

 
229,347

 
293,364

 
312,859

 
301,624

Real estate taxes
190,764

 
186,351

 
244,323

 
248,388

 
232,702

Operating lease rent
33,188

 
32,965

 
33,231

 
33,261

 
32,834

Interest expense, net of interest income
190,521

 
208,669

 
257,045

 
321,199

 
323,870

Amortization of deferred finance costs
11,653

 
12,408

 
16,498

 
24,564

 
27,348

Depreciation and amortization
272,358

 
279,507

 
403,320

 
821,041

 
560,887

Loan loss and other investment reserves, net of recoveries

 
6,839

 

 

 

Transaction related costs
729

 
1,099

 
(1,834
)
 
7,528

 
11,430

Marketing, general and administrative
100,875

 
92,631

 
100,498

 
99,759

 
94,873

Total expenses
1,034,764

 
1,049,816

 
1,346,445

 
1,868,599

 
1,585,568

Equity in net (loss) income from unconsolidated joint ventures
(34,518
)
 
7,311

 
21,892

 
11,874

 
13,028

Equity in net gain on sale of interest in unconsolidated joint venture/real estate
76,181

 
303,967

 
16,166

 
44,009

 
15,844

Purchase price and other fair value adjustment
69,389

 
57,385

 

 

 
40,078

(Loss) gain on sale of real estate, net
(16,749
)
 
(30,757
)
 
73,241

 
238,116

 
175,974

Depreciable real estate reserves and impairment
(7,047
)
 
(227,543
)
 
(178,520
)
 
(10,387
)
 
(19,226
)
Gain (loss) on sale of investment in marketable securities

 

 
3,262

 
(83
)
 

Loss on early extinguishment of debt

 
(17,083
)
 

 

 
(49
)
Discontinued operations

 

 

 

 
14,549

Net income
291,487

 
270,856

 
101,069

 
278,911

 
317,459

Net income attributable to noncontrolling interest in the Operating Partnership
(13,301
)
 
(12,216
)
 
(3,995
)
 
(10,136
)
 
(10,565
)
Net loss (income) attributable to noncontrolling interests in other partnerships
3,159

 
6

 
15,701

 
(7,644
)
 
(15,843
)
Preferred unit distributions
(10,911
)
 
(11,384
)
 
(11,401
)
 
(11,235
)
 
(6,967
)
Net income attributable to SL Green
270,434

 
247,262

 
101,374

 
249,896

 
284,084

Perpetual preferred stock dividends
(14,950
)
 
(14,950
)
 
(14,950
)
 
(14,950
)
 
(14,952
)
Net income attributable to SL Green common stockholders
$
255,484

 
$
232,312

 
$
86,424

 
$
234,946

 
$
269,132

Net income per common share—Basic
$
3.10

 
$
2.67

 
$
0.87

 
$
2.34

 
$
2.71

Net income per common share—Diluted
$
3.10

 
$
2.67

 
$
0.87

 
$
2.34

 
$
2.70

Cash dividends declared per common share
$
3.4350

 
$
3.2875

 
$
3.1375

 
$
2.94

 
$
2.52

Basic weighted average common shares outstanding
81,733

 
86,753

 
98,571

 
100,185

 
99,345

Diluted weighted average common shares and common share equivalents outstanding
86,562

 
91,530

 
103,403

 
104,881

 
103,734


33



 
As of December 31,
Balance Sheet Data (in thousands)
2019
 
2018
 
2017
 
2016
 
2015
Commercial real estate, before accumulated depreciation
$
8,784,567

 
$
8,513,935

 
$
10,206,122

 
$
12,743,332

 
$
16,681,602

Total assets
12,766,320

 
12,751,358

 
13,982,904

 
15,857,787

 
19,727,646

Mortgages and other loans payable, revolving credit facilities, term loans and senior unsecured notes and trust preferred securities, net
5,508,137

 
5,541,701

 
5,855,132

 
6,481,666

 
10,275,453

Noncontrolling interests in the Operating Partnership
409,862

 
387,805

 
461,954

 
473,882

 
424,206

Total equity
5,517,198

 
5,947,855

 
6,589,454

 
7,750,911

 
7,719,317

 
Year Ended December 31,
Other Data (in thousands)
2019
 
2018
 
2017
 
2016
 
2015
Net cash provided by operating activities
376,473

 
441,537

 
543,001

 
644,010

 
542,691

Net cash provided by (used in) investing activities
114,494

 
681,662

 
22,014

 
1,973,382

 
(2,151,702
)
Net cash (used in) provided by financing activities
(528,650
)
 
(1,094,112
)
 
(684,956
)
 
(2,736,402
)
 
1,713,417

Funds from operations available to all stockholders(1)
605,701

 
605,720

 
667,294

 
869,855

 
661,825

(1)
FFO is a widely recognized non-GAAP financial measure of REIT performance. The Company computes FFO in accordance with standards established by NAREIT, which may not be comparable to FFO reported by other REITs that do not compute FFO in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than the Company does. The revised White Paper on FFO approved by the Board of Governors of NAREIT in April 2002, and subsequently amended, defines FFO as net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from sales of properties and real estate related impairment charges, plus real estate related depreciation and amortization and after adjustments for unconsolidated partnerships and joint ventures.

The Company presents FFO because it considers it an important supplemental measure of the Company’s operating performance and believes that it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, particularly those that own and operate commercial office properties. The Company also uses FFO as one of several criteria to determine performance-based bonuses for members of its senior management. FFO is intended to exclude GAAP historical cost depreciation and amortization of real estate and related assets, which assumes that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions. Because FFO excludes depreciation and amortization unique to real estate, gains and losses from property dispositions, and real estate related impairment charges, it provides a performance measure that, when compared year over year, reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, and interest costs, providing perspective not immediately apparent from net income. FFO does not represent cash generated from operating activities in accordance with GAAP and should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance or to cash flow from operating activities (determined in accordance with GAAP) as a measure of the Company’s liquidity, nor is it indicative of funds available to fund the Company’s cash needs, including our ability to make cash distributions
A reconciliation of FFO to net income computed in accordance with GAAP is included in Item 7, of "Management's Discussion and Analysis of Financial Condition and Results of Operations—Funds From Operations."

34



SL GREEN OPERATING PARTNERSHIP, L.P.
 
Year Ended December 31,
Operating Data
2019
 
2018
 
2017
 
2016
 
2015
(in thousands, except per unit data)
 
 
 
 
 
 
 
 
 
Total revenue
$
1,238,995

 
$
1,227,392

 
$
1,511,473

 
$
1,863,981

 
$
1,662,829

Operating expenses
234,676

 
229,347

 
293,364

 
312,859

 
301,624

Real estate taxes
190,764

 
186,351

 
244,323

 
248,388

 
232,702

Operating lease rent
33,188

 
32,965

 
33,231

 
33,261

 
32,834

Interest expense, net of interest income
190,521

 
208,669

 
257,045

 
321,199

 
323,870

Amortization of deferred finance costs
11,653

 
12,408

 
16,498

 
24,564

 
27,348

Depreciation and amortization
272,358

 
279,507

 
403,320

 
821,041

 
560,887

Loan loss and other investment reserves, net of recoveries

 
6,839

 

 

 

Transaction related costs
729

 
1,099

 
(1,834
)
 
7,528

 
11,430

Marketing, general and administrative
100,875

 
92,631

 
100,498

 
99,759

 
94,873

Total expenses
1,034,764

 
1,049,816

 
1,346,445

 
1,868,599

 
1,585,568

Equity in net (loss) income from unconsolidated joint ventures
(34,518
)
 
7,311

 
21,892

 
11,874

 
13,028

Equity in net gain on sale of interest in unconsolidated joint venture/real estate
76,181

 
303,967

 
16,166

 
44,009

 
15,844

Purchase price and other fair value adjustment
69,389

 
57,385

 

 

 
40,078

(Loss) gain on sale of real estate, net
(16,749
)
 
(30,757
)
 
73,241

 
238,116

 
175,974

Depreciable real estate reserves and impairment
(7,047
)
 
(227,543
)
 
(178,520
)
 
(10,387
)
 
(19,226
)
Gain (loss) on sale of investment in marketable securities

 

 
3,262

 
(83
)
 

Loss on early extinguishment of debt

 
(17,083
)
 

 

 
(49
)
Discontinued operations

 

 

 

 
14,549

Net income
291,487

 
270,856

 
101,069

 
278,911

 
317,459

Net loss (income) attributable to noncontrolling interests in other partnerships
3,159

 
6

 
15,701

 
(7,644
)
 
(15,843
)
Preferred unit distributions
(10,911
)
 
(11,384
)
 
(11,401
)
 
(11,235
)
 
(6,967
)
Net income attributable to SLGOP
283,735

 
259,478

 
105,369

 
260,032

 
294,649

Perpetual preferred unit distributions
(14,950
)
 
(14,950
)
 
(14,950
)
 
(14,950
)
 
(14,952
)
Net income attributable to SLGOP common stockholders
$
268,785

 
$
244,528

 
$
90,419

 
$
245,082

 
$
279,697

Net income per common unit—Basic
$
3.10

 
$
2.67

 
$
0.87

 
$
2.34

 
$
2.71

Net income per common unit—Diluted
$
3.10

 
$
2.67

 
$
0.87

 
$
2.34

 
$
2.70

Cash dividends declared per common unit
$
3.4350

 
$
3.2875

 
$
3.1375

 
$
2.94

 
$
2.52

Basic weighted average common units outstanding
86,008

 
91,315

 
103,127

 
104,508

 
103,244

Diluted weighted average common units and common units equivalents outstanding
86,562

 
91,530

 
103,403

 
104,881

 
103,734

 
As of December 31,
Balance Sheet Data (in thousands)
2019
 
2018
 
2017
 
2016
 
2015
Commercial real estate, before accumulated depreciation
$
8,784,567

 
$
8,513,935

 
$
10,206,122

 
$
12,743,332

 
$
16,681,602

Total assets
12,766,320

 
12,751,358

 
13,982,904

 
15,857,787

 
19,727,646

Mortgages and other loans payable, revolving credit facilities, term loans and senior unsecured notes and trust preferred securities, net
5,508,137

 
5,541,701

 
5,855,132

 
6,481,666

 
10,275,453

Total capital
5,517,198

 
5,947,855

 
6,589,454

 
7,750,911

 
7,719,317


35



ITEM 7.    MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS
Overview
SL Green Realty Corp., which is referred to as SL Green or the Company, a Maryland corporation, and SL Green Operating Partnership, L.P., which is referred to as SLGOP or the Operating Partnership, a Delaware limited partnership, were formed in June 1997 for the purpose of combining the commercial real estate business of S.L. Green Properties, Inc. and its affiliated partnerships and entities. The Company is a self-managed real estate investment trust, or REIT, engaged in the acquisition, development, ownership, management and operation of commercial and residential real estate properties, principally office properties, located in the New York metropolitan area. Unless the context requires otherwise, all references to "we," "our" and "us" means the Company and all entities owned or controlled by the Company, including the Operating Partnership.
The following discussion related to our consolidated financial statements should be read in conjunction with the financial statements appearing in Item 8 of this Annual Report on Form 10-K.
Leasing and Operating
At December 31, 2019, our same-store Manhattan office property occupancy inclusive of leases signed but not commenced, was 96.2% compared to 96.0% at December 31, 2018. We signed office leases in Manhattan encompassing approximately 2.5 million square feet, of which approximately 0.5 million square feet represented office leases that replaced previously occupied space. Our mark-to-market on the signed Manhattan office leases that replaced previously occupied space was 38.1% for 2019.
According to Cushman & Wakefield, leasing activity in Manhattan in 2019 totaled approximately 34.7 million square feet. Of the total 2019 leasing activity in Manhattan, the Midtown submarket accounted for approximately 20.4 million square feet, or approximately 58.8%. Manhattan's overall office vacancy went from 9.2% at December 31, 2018 to 11.1% at December 31, 2019. Overall average asking rents in Manhattan increased in 2019 by 1.6% from $72.28 per square foot at December 31, 2018 to $73.41 per square foot at December 31, 2019.
Acquisition and Disposition Activity
Overall Manhattan sales volume decreased by 15.2% in 2019 to $30.2 billion as compared to $35.6 billion in 2018. Consistent with our multi-faceted approach to property acquisitions, we selectively sourced the purchase of a majority and controlling interest in 410 Tenth Avenue, purchased the remaining 10% interest that we did not already own in 110 Greene Street from our joint partner, and accepted an equity interest in 106 Spring Street in lieu of repayment of the respective mezzanine loan.
We also continued to take advantage of significant interest by both international and domestic institutions and individuals seeking ownership interests in Manhattan properties to sell assets, disposing of a significant volume of properties that were non-core or had more limited growth opportunities, raising efficiently priced capital that was used primarily for share repurchases and debt reduction. During the year, we sold all or part of our interest in 131-137 Spring Street, 115 Spring Street, 1010 Washington Boulevard, 1640 Flatbush Avenue, 562 Fifth Avenue, 521 Fifth Avenue, 100 Summit Lake Drive, 200 Summit Lake Drive, 500 Summit Lake, and 360 Hamilton Avenue for total gross valuations of $983.9 million.
Debt and Preferred Equity
In 2018 and 2019, in our debt and preferred equity portfolio we continued to focus on the origination of financings for owners, acquirers or developers of properties in New York City. This investment strategy provides us with the opportunity to fill a need for additional debt financing, while achieving attractive risk adjusted returns to us on the investments and receiving a significant amount of additional information on the New York City real estate market. The typical investments made by us during 2018 and 2019 were to reputable owners or acquirers which have sizable equity subordinate to our last dollar of exposure. During 2019, our debt and preferred equity activities included purchases and originations, inclusive of advances under future funding obligations, discount and fee amortization, and paid-in-kind interest, net of premium amortization, of $0.7 billion, and sales, redemption and participations of $1.2 billion.
For descriptions of significant activities in 2019, refer to "Part I, Item 1. Business - Highlights from 2019."

36



Critical Accounting Policies
Our discussion and analysis of financial condition and results of operations is based on our consolidated financial statements, which have been prepared in accordance with accounting principles generally accepted in the United States. The preparation of these financial statements requires us to make estimates and judgments that affect the reported amounts of assets, liabilities, and contingencies as of the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. We evaluate our assumptions and estimates on an ongoing basis. We base our estimates on historical experience and on various other assumptions that we believe to be reasonable under the circumstances, the results of which form the basis for making judgments about the carrying values of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates under different assumptions or conditions. We believe the following critical accounting policies affect our more significant judgments and estimates used in the preparation of our consolidated financial statements.
Investment in Commercial Real Estate Properties
Real estate properties are presented at cost less accumulated depreciation and amortization. Costs directly related to the development or redevelopment of properties are capitalized. 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.
We recognize the assets acquired, liabilities assumed (including contingencies) and any noncontrolling interests in an acquired entity at their respective fair values on the acquisition date.
The Company classifies those leases under which the Company is the lessee at lease commencement as finance or operating leases. Leases qualify as finance leases if the lease transfers ownership of the asset at the end of the lease term, the lease grants an option to purchase the asset that we are reasonably certain to exercise, the lease term is for a major part of the remaining economic life of the asset, or the present value of the lease payments exceeds substantially all of the fair value of the asset. Leases that do not qualify as finance leases are deemed to be operating leases. On the consolidated statements of operations, operating leases are expensed through operating lease rent while financing leases are expensed through amortization and interest expense.
We incur a variety of costs in the development and leasing of our properties. After the determination is made to capitalize a cost, it is allocated to the specific component of a project that is benefited. Determination of when a development project is substantially complete and capitalization must cease involves a degree of judgment. The costs of land and building under development include specifically identifiable costs. The capitalized costs include, but are not limited to, pre-construction costs essential to the development of the property, development costs, construction costs, interest costs, real estate taxes, salaries and related costs and other costs incurred during the period of development. We consider a construction project as substantially completed and held available for occupancy upon the completion of tenant improvements, but no later than one year after major construction activity ceases. We cease capitalization on the portions substantially completed and occupied or held available for occupancy, and capitalize only those costs associated with the portions under construction.
On a periodic basis, we assess whether there are any indications that the value of our real estate properties may be other than temporarily impaired or that their carrying value may not be recoverable. A property's value is considered impaired if management's estimate of the aggregate future cash flows (undiscounted) to be generated by the property is less than the carrying value of the property. To the extent impairment has occurred, the loss will be measured as the excess of the carrying amount of the property over the calculated fair value of the property.
We also evaluate our real estate properties for impairment when a property has been classified as held for sale. Real estate assets held for sale are valued at the lower of their carrying value or fair value less costs to sell and depreciation expense is no longer recorded. See Note 4, "Properties Held for Sale and Dispositions."
Investments in Unconsolidated Joint Ventures
We account for our investments in unconsolidated joint ventures under the equity method of accounting in cases where we exercise significant influence over, but do not control, these entities and are not considered to be the primary beneficiary. We consolidate those joint ventures that we control or which are variable interest entities (each, a "VIE") and where we are considered to be the primary beneficiary. In all these joint ventures, the rights of the joint venture partner are both protective as well as participating. Unless we are determined to be the primary beneficiary in a VIE, these participating rights preclude us from consolidating these VIE entities. These investments are recorded initially at cost, as investments in unconsolidated joint ventures, and subsequently adjusted for equity in net income (loss) and cash contributions and distributions. Equity in net income (loss) from unconsolidated joint ventures is allocated based on our ownership or economic interest in each joint venture and includes adjustments related to basis differences that were identified as part of the initial accounting for the investment. When a capital event (as defined in each joint venture agreement) such as a refinancing occurs, if return thresholds are met, future equity income will be allocated at our increased economic interest. We recognize incentive income from unconsolidated real estate joint ventures as income to the extent it is earned and not subject to a clawback feature. Distributions we receive from unconsolidated real estate joint ventures in excess of our basis in the investment are recorded as offsets to our investment balance if we remain liable for

37



future obligations of the joint venture or may otherwise be committed to provide future additional financial support. Most of the joint venture debt is non-recourse to us. The Company has performance guarantees under a master lease at one joint venture. See Note 6, "Investments in Unconsolidated Joint Ventures."
We assess our investments in unconsolidated joint ventures for recoverability, and if it is determined that a loss in value of the investment is other than temporary, we write down the investment to its fair value. We evaluate our equity investments for impairment based on the joint ventures' projected discounted cash flows. We do not believe that the values of any of our equity investments were impaired at December 31, 2019.
We may originate loans for real estate acquisition, development and construction ("ADC loans") where we expect to receive some of the residual profit from such projects. When the risk and rewards of these arrangements are essentially the same as an investor or joint venture partner, we account for these arrangements as real estate investments under the equity method of accounting for investments. Otherwise, we account for these arrangements consistent with the accounting for our debt and preferred equity investments.
Revenue Recognition
Rental revenue is recognized on a straight-line basis over the term of the lease. The excess of rents recognized over amounts contractually due pursuant to the underlying leases are included in deferred rents receivable on the consolidated balance sheets. Rental revenue is recognized if collectability is probable. If collectability of substantially all of the lease payments is assessed as not probable, any difference between the rental revenue recognized to date and the lease payments that have been collected is recognized as a current-period adjustment to rental revenue.
We record a gain on sale of real estate when title is conveyed to the buyer, subject to the buyer's financial commitment being sufficient to provide economic substance to the sale and provided that we have no substantial economic involvement with the buyer.
Interest income on debt and preferred equity investments is accrued based on the contractual terms of the instruments and when, in the opinion of management, it is deemed collectible. Some debt and preferred equity investments provide for accrual of interest at specified rates, which differ from current payment terms. Interest is recognized on such loans at the accrual rate subject to management's determination that accrued interest is ultimately collectible, based on the underlying collateral and operations of the borrower. If management cannot make this determination, interest income above the current pay rate is recognized only upon actual receipt.
Deferred origination fees, original issue discounts and loan origination costs, if any, are recognized as an adjustment to the interest income over the terms of the related investments using the effective interest method. Fees received in connection with loan commitments are also deferred until the loan is funded and are then recognized over the term of the loan as an adjustment to yield.
Debt and preferred equity investments are placed on a non-accrual status at the earlier of the date at which payments become 90 days past due or when, in the opinion of management, a full recovery of interest income becomes doubtful. Interest income recognition on any non-accrual debt or preferred equity investment is resumed when such non-accrual debt or preferred equity investment becomes contractually current and performance is demonstrated to be resumed. Interest is recorded as income on impaired loans only to the extent cash is received.
We may syndicate a portion of the loans that we originate or sell the loans individually. When a transaction meets the criteria for sale accounting, we derecognize the loan sold and recognize gain or loss based on the difference between the sales price and the carrying value of the loan sold. Any related unamortized deferred origination fees, original issue discounts, loan origination costs, discounts or premiums at the time of sale are recognized as an adjustment to the gain or loss on sale, which is included in investment income on the consolidated statement of operations. Any fees received at the time of sale or syndication are recognized as part of investment income.
Asset management fees are recognized on a straight-line basis over the term of the asset management agreement.
Allowance for Loan Loss and Other Investment Reserves
The expense for loan loss and other investment reserves in connection with debt and preferred equity investments is the charge to earnings to adjust the allowance for possible losses to the level that we estimate to be adequate, based on Level 3 data, considering delinquencies, loss experience and collateral quality.
The Company evaluates debt and preferred equity investments that are classified as held to maturity for possible impairment or credit deterioration associated with the performance and/or value of the underlying collateral property as well as the financial and operating capability of the borrower/sponsor. Quarterly, the Company assigns each loan a risk rating. Based on a 3-point scale, loans are rated “1” through “3,” from less risk to greater risk, which ratings are defined as follows: 1 - Low Risk Assets - Low probability of loss, 2 - Watch List Assets - Higher potential for loss, 3 - High Risk Assets - Loss more likely than not.

38



When it is probable that we will be unable to collect all amounts contractually due, the investment is considered impaired. A valuation allowance is measured based upon the excess of the carrying value of the investment over the fair value of the collateral. Any deficiency between the carrying value of an asset and the calculated value of the collateral is charged to expense. We continue to assess or adjust our estimates based on circumstances of a loan and the underlying collateral. If additional information reflects increased recovery of our investment, we will adjust our reserves accordingly.
Debt and preferred equity investments that are classified as held for sale are carried at the lower of cost or fair market value using available market information obtained through consultation with dealers or other originators of such investments as well as discounted cash flow models based on Level 3 data pursuant to ASC 820-10. As circumstances change, management may conclude not to sell an investment designated as held for sale. In such situations, the investment will be reclassified at its net carrying value to debt and preferred equity investments held to maturity. For these reclassified investments, the difference between the current carrying value and the expected cash to be collected at maturity will be accreted into income over the remaining term of the investment.

39



Results of Operations
Comparison of the year ended December 31, 2019 to the year ended December 31, 2018
The following comparison for the year ended December 31, 2019, or 2019, to the year ended December 31, 2018, or 2018, makes reference to the effect of the following:

i.
“Same-Store Properties,” which represents all operating properties owned by us at January 1, 2018 and still owned by us in the same manner at December 31, 2019 (Same-Store Properties totaled 34 of our 43 consolidated operating properties),
ii.
“Acquisition Properties,” which represents all properties or interests in properties acquired in 2019 and 2018 and all non-Same-Store Properties, including properties that are under development or redevelopment,
iii.
"Disposed Properties" which represents all properties or interests in properties sold in 2019 and 2018, and
iv.
“Other,” which represents properties where we sold an interest resulting in deconsolidation and corporate level items not allocable to specific properties, as well as the Service Corporation and eEmerge Inc.
 
 
Same-Store
 
Disposed
 
Other
 
Consolidated
(in millions)
 
2019
 
2018
 
$
Change
 
%
Change
 
2019
 
2018
 
2019
 
2018
 
2019
 
2018
 
$
Change
 
%
Change
Rental revenue
 
$
921.0

 
$
902.8

 
$
18.2

 
2.0
 %
 
$
37.7

 
$
48.5

 
$
24.9

 
$
27.3

 
$
983.6

 
$
978.6

 
$
5.0

 
0.5
 %
Investment income
 

 

 

 
 %
 

 

 
195.6

 
201.5

 
195.6

 
201.5

 
(5.9
)
 
(2.9
)%
Other income
 
14.4

 
7.0

 
7.4

 
105.7
 %
 
4.4

 
5.7

 
41.0

 
34.6

 
59.8

 
47.3

 
12.5

 
26.4
 %
Total revenues
 
935.4

 
909.8

 
25.6

 
2.8
 %
 
42.1

 
54.2

 
261.5

 
263.4

 
1,239.0

 
1,227.4

 
11.6

 
0.9
 %
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Property operating expenses
 
411.8

 
399.2

 
12.6

 
3.2
 %
 
18.2

 
23.7

 
28.7

 
25.8

 
458.7

 
448.7

 
10.0

 
2.2
 %
Transaction related costs
 

 
0.3

 
(0.3
)
 
(100.0
)%
 

 

 
0.7

 
0.8

 
0.7

 
1.1

 
(0.4
)
 
(36.4
)%
Marketing, general and administrative
 

 

 

 
 %
 

 

 
100.9

 
92.6

 
100.9

 
92.6

 
8.3

 
9.0
 %
 
 
411.8

 
399.5

 
12.3

 
3.1
 %
 
18.2

 
23.7

 
130.3

 
119.2

 
560.3

 
542.4

 
17.9

 
3.3
 %
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Other income (expenses):
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Interest expense and amortization of deferred financing costs, net of interest income
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
$
(202.2
)
 
$
(221.1
)
 
18.9

 
(8.5
)%
Depreciation and amortization
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(272.4
)
 
(279.5
)
 
7.1

 
(2.5
)%
Equity in net (loss) income from unconsolidated joint ventures
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(34.5
)
 
7.3

 
(41.8
)
 
(572.6
)%
Equity in net gain on sale of interest in unconsolidated joint venture/real estate
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
76.2

 
304.0

 
(227.8
)
 
(74.9
)%
Purchase price and other fair value adjustment
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
69.4

 
57.4

 
12.0

 
20.9
 %
(Loss) gain on sale of real estate, net
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(16.7
)
 
(30.8
)
 
14.1

 
(45.8
)%
Depreciable real estate reserves and impairment
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(7.0
)
 
(227.5
)
 
220.5

 
(96.9
)%
Loss on early extinguishment of debt
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

 
(17.1
)
 
17.1

 
(100.0
)%
Loan loss and other investment reserves, net of recoveries
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

 
(6.8
)
 
6.8

 
(100.0
)%
Net income
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
$
291.5

 
$
270.9

 
$
20.6

 
7.6
 %
Rental Revenue
Rental revenues increased primarily as a result of increased revenue at our Same-Store properties ($18.2 million), partially offset by our Disposed Properties ($10.8 million) and Acquired Properties ($4.5 million).




40



The following table presents a summary of the commenced leasing activity for the year ended December 31, 2019 in our Manhattan and Suburban portfolio:
 
Usable
SF
 
Rentable
SF
 
New
Cash
Rent (per
rentable
SF) (1)
 
Prev.
Escalated
Rent (per
rentable
SF) (2)
 
TI/LC
per
rentable
SF
 
Free
Rent (in
months)
 
Average
Lease
Term (in
years)
Manhattan
 

 
 

 
 

 
 

 
 

 
 

 
 

Space available at beginning of the year
1,306,846

 
 

 
 

 
 

 
 

 
 

 
 

Property no longer in redevelopment
96,857

 
 
 
 
 
 
 
 
 
 
 
 
Sold vacancies
(16,837
)
 
 
 
 
 
 
 
 
 
 
 
 
Properties placed in service

 
 
 
 
 
 
 
 
 
 
 
 
Acquired vacancies

 
 
 
 
 
 
 
 
 
 
 
 
Property in redevelopment
 
 
 
 
 
 
 
 
 
 
 
 
 
Space which became available during the year(3)
 
 
 

 
 

 
 

 
 

 
 

 
 

•       Office
797,720

 
 

 
 

 
 

 
 

 
 

 
 

•       Retail
63,907

 
 

 
 

 
 

 
 

 
 

 
 

•       Storage
13,886

 
 

 
 

 
 

 
 

 
 

 
 

 
875,513

 
 

 
 

 
 

 
 

 
 

 
 

Total space available
2,262,379

 
 

 
 

 
 

 
 

 
 

 
 

Leased space commenced during the year:
 

 
 

 
 

 
 

 
 

 
 

 
 

•       Office(4)
900,313

 
977,511

 
$
73.44

 
$
68.82

 
$
85.14

 
6.7

 
13.5

•       Retail
45,403

 
45,375

 
$
108.97

 
$
205.72

 
$
54.15

 
4.5

 
10.3

•       Storage
9,906

 
13,856

 
$
24.96

 
$
30.67

 
$
4.60

 
1.4

 
14.6

Total leased space commenced
955,622

 
1,036,742

 
$
74.35

 
$
79.56

 
$
82.71

 
6.5

 
13.4

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total available space at end of year
1,306,757

 
 

 
 

 
 

 
 

 
 

 
 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Early renewals
 

 
 
 
 

 
 

 
 

 
 

 
 

•       Office
588,899

 
669,008

 
$
66.43

 
$
54.26

 
$
29.32

 
3.2

 
7.3

•       Retail
67,394

 
56,576

 
$
72.00

 
$
70.42

 
$

 

 
1.5

•       Storage
14,137

 
18,434

 
$
32.00

 
$
37.20

 
$

 
8.3

 
14.8

Total early renewals
670,430

 
744,018

 
$
66.00

 
$
55.06

 
$
26.36

 
3.1

 
7.1

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total commenced leases, including replaced previous vacancy
 

 
 

 
 
 
 
 
 
 
 
 
 
•       Office
 
 
1,646,519

 
$
70.59

 
$
60.33

 
$
62.46

 
5.3

 
11.0

•       Retail
 

 
101,951

 
$
88.45

 
$
128.63

 
$
24.10

 
2.0

 
5.4

•       Storage
 

 
32,290

 
$
28.98

 
$
35.75

 
$
1.98

 
5.4

 
14.7

Total commenced leases
 

 
1,780,760

 
$
70.86

 
$
65.21

 
$
59.16

 
5.1

 
10.8


41



 
Usable
SF
 
Rentable
SF
 
New
Cash
Rent (per
rentable
SF) 
(1)
 
Prev.
Escalated
Rent (per
rentable
SF) 
(2)
 
TI/LC
per
rentable
SF
 
Free
Rent (in
months)
 
Average
Lease
Term (in
years)
Suburban
 

 
 

 
 

 
 

 
 

 
 

 
 

Space available at beginning of year
202,480

 
 

 
 

 
 

 
 

 
 

 
 

Sold vacancies
(91,957
)
 
 
 
 
 
 
 
 
 
 
 
 
Space which became available during the year(3)
 
 
 

 
 

 
 

 
 

 
 

 
 

•       Office
102,614

 
 

 
 

 
 

 
 

 
 

 
 

•       Retail
1,261

 
 

 
 

 
 

 
 

 
 

 
 

•       Storage
1,888

 
 

 
 

 
 

 
 

 
 

 
 

 
105,763

 
 

 
 

 
 

 
 

 
 

 
 

Total space available
216,286

 
 

 
 

 
 

 
 

 
 

 
 

Leased space commenced during the year:
 

 
 
 
 

 
 

 
 

 
 

 
 

•       Office(5)
58,844

 
58,964

 
$
33.81

 
$
33.87

 
$
11.74

 
3.0

 
4.4

•       Retail
3,797

 
3,797

 
$
11.46

 
$
19.74

 
$

 

 
10.8

•       Storage
1,395

 
2,021

 
$
14.17

 
$
13.95

 
$

 

 
3.9

Total leased space commenced
64,036

 
64,782

 
$
31.88

 
$
32.51

 
$
10.69

 
2.7

 
4.7

 


 


 


 


 
 
 
 
 
 
Total available space at end of the year
152,250

 
 

 
 
 
 
 
 
 
 
 
 
 


 
 
 
 
 
 
 
 
 
 
 
 
Early renewals
 

 
 

 
 
 
 
 
 
 
 
 
 
•       Office
130,280

 
129,932

 
$
36.03

 
$
37.01

 
$
11.14

 
6.0

 
6.9

•       Storage
248

 
248

 
$
18.00

 
$
18.00

 
$

 

 
10.8

Total early renewals
130,528

 
130,180

 
$
36.00

 
$
36.97

 
$
11.12

 
5.9

 
6.9

 


 


 
 
 
 
 
 
 
 
 
 
Total commenced leases, including replaced previous vacancy
 

 
 

 
 

 
 

 
 

 
 

 
 
•       Office
 

 
188,896

 
$
35.51

 
$
36.62

 
$
10.95

 
4.9

 
6

•       Retail
 

 
3,797

 
$
11.46

 
$
19.74

 
$

 

 
10.8

•       Storage
 

 
2,269

 
$
14.59

 
$
14.49

 
$

 

 
4.7

Total commenced leases
 

 
194,962

 
$
34.75

 
$
36.23

 
$
10.59

 
4.8

 
6.1

(1)
Annual initial base rent.
(2)
Escalated rent includes base rent plus all additional amounts paid by the tenant in the form of real estate taxes, operating expenses, porters wage or a consumer price index (CPI) adjustment.
(3)
Includes expiring space, relocating tenants and move-outs where tenants vacated. Excludes lease expirations where tenants held over.
(4)
Average starting office rent excluding new tenants replacing vacancies was $73.25 per rentable square feet for 478,219 rentable square feet. Average starting office rent for office space (leased and early renewals, excluding new tenants replacing vacancies) was $69.27 per rentable square feet for 1,147,227 rentable square feet.
(5)
Average starting office rent excluding new tenants replacing vacancies was $34.79 per rentable square feet for 32,126 rentable square feet. Average starting office rent for office space (leased and early renewals, excluding new tenants replacing vacancies) was $35.79 per rentable square feet for 162,058 rentable square feet.
Investment Income
Investment income decreased primarily due to a decrease in the weighted average yield of our debt and preferred equity investments. For the years ended December 31, 2019 and 2018, the weighted average debt and preferred equity investment balance outstanding and weighted average yield were $2.1 billion and 8.8%, respectively, compared to $2.1 billion and 9.0%, respectively. As of December 31, 2019, the debt and preferred equity investments had a weighted average term to maturity of 1.8 years excluding extension options.
Other Income
Other income increased primarily due to promote income recognized from the sale of 521 Fifth Avenue ($3.4 million) in the second quarter of 2019, higher lease termination income in 2019 as compared with 2018 ($3.2 million), a leasing commission and fee received at 2 Herald Square ($3.0 million) in the fourth quarter of 2019, and a real estate tax refund received at 220 East 42nd Street ($2.5 million) in the third quarter of 2019.

42



Property Operating Expenses
Property operating expenses increased primarily due to increased operating expenses and real estate taxes at our Same-Store Properties ($3.9 million and $8.4 million, respectively), partially offset by decreased operating expenses and real estate taxes at our Disposed Properties ($3.7 million and $1.9 million, respectively).
Marketing, General and Administrative Expenses
Marketing, general and administrative expenses were $100.9 million for the year ended December 31, 2019, compared to $92.6 million for the same period in 2018. Marketing, general and administrative expenses for the year ended December 31, 2019 includes $10.0 million of additional expense related to new accounting guidance for leasing costs, which requires the Company to expense certain internal costs that were previously capitalized.
Interest Expense and Amortization of Deferred Financing Costs, Net of Interest Income
Interest expense and amortization of deferred financing costs, net of interest income, decreased primarily as a result of the repayment of the debt at One Madison Avenue in the fourth quarter of 2018 ($26.2 million) and interest capitalization in connection with a property that is under development ($8.4 million), partially offset by a higher weighted average balance of the 2017 revolving credit facility ($14.3 million). The weighted average consolidated debt balance outstanding was $6.1 billion for the year ended December 31, 2019 as compared to $5.7 billion for the year ended December 31, 2018. The consolidated weighted average interest rate decreased to 4.00% for the year ended December 31, 2019 as compared to 4.06% for the year ended December 31, 2018 as a result of a decrease in LIBOR.
Depreciation and Amortization
Depreciation and amortization decreased primarily as a result decreased depreciation at our Same Store properties ($7.9 million) and Disposed properties ($4.2 million), partially offset by increased depreciation at our Acquired properties ($5.5 million).
Equity in net (loss) income from unconsolidated joint ventures
Equity in net (loss) income from unconsolidated joint ventures decreased primarily as a result of depreciation at 650 Fifth Avenue ($9.6 million) and 2 Herald Square ($6.6 million), the repayment and redemption of certain debt and preferred equity positions accounted for under the equity method ($9.2 million), a tenant related charge at 280 Park Avenue ($6.8 million), and the sale of 3 Columbus Circle in the fourth quarter of 2018 ($5.6 million).
Equity in net gain on sale of interest in unconsolidated joint venture/real estate
During the year ended December 31, 2019, we recognized gains on the sales of our joint venture interests in 521 Fifth Avenue ($57.4 million) and 131 Spring Street ($16.7 million). During the year ended December 31, 2018, we recognized gains on the sales of our joint venture interests in 3 Columbus Circle ($160.4 million), 724 Fifth Avenue ($64.6 million), 1745 Broadway ($52.0 million), 175-225 Third Avenue ($19.5 million), 720 Fifth Avenue ($6.3 million) and Jericho Plaza ($0.1 million), and a loss related to the sale of our interest in Stonehenge Village ($5.7 million).
Purchase price and other fair value adjustments
In August 2019, the Company sold a 49% interest in 115 Spring Street, which resulted in the deconsolidation of our remaining 51% interest. We recorded our investment at fair value which resulted in the recognition of a fair value adjustment of $3.8 million.
In May 2019, the Company closed on the acquisition of a majority and controlling interest in 410 Tenth Avenue. We recorded the assets acquired and liabilities assumed at fair value which resulted in the recognition of a fair value adjustment of $67.6 million, which is reflected on the Company's consolidated statement of operations within purchase price and other fair value adjustments. This fair value was allocated to the assets and liabilities, including identified intangibles of the property.
In January 2018, the partnership agreement for our investment in 919 Third Avenue was modified resulting in our partner now having substantive participating rights in the venture and the Company no longer having a controlling interest in the investment. As a result the investment in this property was deconsolidated as of January 1, 2018. The Company recorded its non-controlling interest at fair value resulting in a $49.3 million fair value adjustment in the consolidated statement of operations. This fair value was allocated to the assets and liabilities, including identified intangibles of the property.
In May, 2018, the Company was the successful bidder at the foreclosure of 2 Herald Square, at which time the Company's $250.5 million outstanding principal balance on its debt and preferred equity investment and $7.7 million accrued interest balance receivables were credited to our equity investment in the property. We recorded the assets acquired and liabilities assumed at fair value. This resulted in the recognition of a fair value adjustment of $8.1 million, which is reflected on the Company's consolidated statement of operations within purchase price and other fair value adjustments. This fair value was allocated to the assets and liabilities, including identified intangibles of the property.

43



(Loss) Gain on Sale of Real Estate, Net
During the year ended December 31, 2019, we recognized a loss on sale related to our interest in 562 Fifth Avenue ($26.6 million) and gains on the sales of our interests in 1640 Flatbush Avenue ($5.5 million), 115 Spring Street ($3.3 million), and the Suburban Properties ($1.8 million). The Suburban Properties consist of 360 Hamilton Avenue, 100 Summit Lake Drive, 200 Summit Lake Drive, and 500 Summit Lake Drive. During the year ended December 31, 2018, we recognized a gain on the sale of our interests in 600 Lexington ($23.8 million) and we recognized losses on the sales of our interests in 300-400 Summit Lake Drive ($36.2 million), 635 Madison ($14.1 million), Reckson Executive Park ($2.6 million) and 115-117 Stevens Avenue ($0.7 million).
Depreciable Real Estate Reserves and Impairment
During the year ended December 31, 2019, we recorded a charge related to 1010 Washington Boulevard in Stamford, Connecticut ($7.0 million). During the year ended December 31, 2018, we recorded a charge related to five suburban office properties comprised of 13 buildings ($221.9 million), which the Company stated it intends to dispose of and three of which were sold in 2019, and a charge related to the Upper East Side Residential Assemblage ($5.8 million).
Loss on early extinguishment of debt
During the year ended December 31, 2018, we recognized a loss on early extinguishment of debt as a result of the early repayment of the debt at One Madison Avenue ($14.9 million), and the mortgage at 220 East 42nd ($2.2 million).
Loan loss and other investment reserves, net of recoveries
During the year ended December 31, 2018, we recognized a loss related to two of our debt and preferred equity positions ($5.8 million) that were being marketed for sale, one of which was sold in 2019, and the repayment of an investment pursuant to the sale of a property ($1.1 million).
Comparison of the year ended December 31, 2018 to the year ended December 31, 2017
For a comparison of the year ended December 31, 2018 to the year ended December 31, 2017, see "Management's Discussion and Analysis of Financial Condition and Results of Operations" in Part II, Item 7 of our Form 10-K for the year ended December 31, 2018, which was filed with the SEC on February 27, 2019.
Liquidity and Capital Resources
We currently expect that our principal sources of funds to meet our short-term and long-term liquidity requirements for working capital, acquisitions, development or redevelopment of properties, tenant improvements, leasing costs, share repurchases, dividends to shareholders, distributions to unitholders, repurchases or repayments of outstanding indebtedness and for debt and preferred equity investments will include:
(1)
Cash flow from operations;
(2)
Liquidity on hand;
(3)
Net proceeds from divestitures of properties and redemptions, participations and dispositions of debt and preferred equity investments;
(4)
Borrowings under the 2017 credit facility;
(5)
Other forms of secured or unsecured financing; and
(6)
Proceeds from common or preferred equity or debt offerings by the Company or the Operating Partnership (including issuances of units of limited partnership interest in the Operating Partnership and Trust preferred securities).
Cash flow from operations is primarily dependent upon the occupancy level of our portfolio, the net effective rental rates achieved on our leases, the collectability of rent, operating escalations and recoveries from our tenants and the level of operating and other costs. Additionally, we believe that our debt and preferred equity investment program will continue to serve as a source of operating cash flow.

44



The combined aggregate principal maturities of our property mortgages and other loans payable, Master Repurchase Agreement ("MRA") and Federal Home Loan Bank of New York ("FHLB") facilities, corporate obligations and our share of joint venture debt, including as-of-right extension options, as of December 31, 2019 were as follows (in thousands):
 
2020
 
2021
 
2022
 
2023
 
2024
 
Thereafter
 
Total
Property mortgages and other loans
$
26,640

 
$
251,546

 
$
538,805

 
$
57,301

 
$
278,781

 
$
866,626

 
$
2,019,699

MRA and FHLB facilities
192,184

 

 

 

 

 

 
192,184

Corporate obligations
250,000

 
350,000

 
800,000

 
1,540,000

 
200,000

 
200,000

 
3,340,000

Joint venture debt-our share
811,628

 
805,276

 
268,952

 
311,436

 
17,022

 
1,813,821

 
4,028,135

Total
$
1,280,452

 
$
1,406,822

 
$
1,607,757

 
$
1,908,737

 
$
495,803

 
$
2,880,447

 
$
9,580,018

As of December 31, 2019, we had liquidity of $1.5 billion, comprised of $1.3 billion of availability under our revolving credit facility and $196.0 million of consolidated cash on hand, inclusive of $29.9 million of marketable securities and excluding$131.5 million representing our share of cash at unconsolidated joint venture properties. We expect to generate positive cash flow from operations for the foreseeable future. We may seek to divest of properties or interests in properties or access private and public debt and equity capital when the opportunity presents itself, although there is no guarantee that this capital will be made available to us at efficient levels or at all. Management believes that these sources of liquidity, if we are able to access them, along with potential refinancing opportunities for secured and unsecured debt, will allow us to satisfy our debt obligations, as described above, upon maturity, if not before.
We also have investments in several real estate joint ventures with various partners who we consider to be financially stable and who have the ability to fund a capital call when needed. Most of our joint ventures are financed with non-recourse debt. We believe that property level cash flows along with unfunded committed indebtedness and proceeds from the refinancing of outstanding secured indebtedness will be sufficient to fund the capital needs of our joint venture properties.
Cash Flows
The following summary discussion of our cash flows is based on our consolidated statements of cash flows in "Item 1. Financial Statements" and is not meant to be an all-inclusive discussion of the changes in our cash flows for the years presented below.
Cash, restricted cash, and cash equivalents were $241.4 million and $279.1 million at December 31, 2019 and 2018, respectively, representing a decrease of $37.7 million. The decrease was a result of the following changes in cash flows (in thousands):
 
Year Ended December 31,
 
2019
 
2018
 
(Decrease)
Increase
Net cash provided by operating activities
$
376,473

 
$
441,537

 
$
(65,064
)
Net cash provided by investing activities
$
114,494

 
$
681,662

 
$
(567,168
)
Net cash used in financing activities
$
(528,650
)
 
$
(1,094,112
)
 
$
565,462

Our principal source of operating cash flow is related to the leasing and operating of the properties in our portfolio. Our properties provide a relatively consistent stream of cash flow that provides us with resources to pay operating expenses, debt service, and fund quarterly dividend and distribution requirements. Our debt and preferred equity investments and joint venture investments also provide a steady stream of operating cash flow to us.
Cash is used in investing activities to fund acquisitions, development or redevelopment projects and recurring and nonrecurring capital expenditures. We selectively invest in new projects that enable us to take advantage of our development, leasing, financing and property management skills, and invest in existing buildings that meet our investment criteria. During the year ended December 31, 2019, when compared to the year ended December 31, 2018, we used cash primarily for the following investing activities (in thousands):

45



Acquisitions of real estate
$
(202,105
)
Capital expenditures and capitalized interest
1,474

Escrow cash-capital improvements/acquisition deposits/deferred purchase price
(5,239
)
Joint venture investments
271,747

Distributions from joint ventures
(154,098
)
Proceeds from sales of real estate/partial interest in property
(1,022,702
)
Debt and preferred equity and other investments
543,755

Increase in net cash used in investing activities
$
(567,168
)
Funds spent on capital expenditures, which are comprised of building and tenant improvements, decreased from $254.5 million for the year ended December 31, 2018 to $253.0 million for the year ended December 31, 2019. The decrease in capital expenditures relates primarily to lower costs incurred in connection with the redevelopment of properties.
We generally fund our investment activity through the sale of real estate, property-level financing, our credit facilities, our MRA facilities, our FHLB facility, senior unsecured notes, and construction loans. From time to time, the Company may issue common or preferred stock, or the Operating Partnership may issue common or preferred units of limited partnership interest. During the year ended December 31, 2019, when compared to the year ended December 31, 2018, we used cash for the following financing activities (in thousands):
Proceeds from our debt obligations
$
(1,621,407
)
Repayments of our debt obligations
1,628,766

Net distribution to noncontrolling interests
12,937

Other financing activities
755

Proceeds from stock options exercised and DRSPP issuance
(28,714
)
Payment of debt extinguishment costs
13,918

Repurchase of common stock
595,142

Redemption of preferred stock
(16,934
)
Acquisition of subsidiary interest from noncontrolling interest
(25,845
)
Dividends and distributions paid
6,844

Increase in net cash provided by financing activities
$
565,462

Capitalization
Our authorized capital stock consists of 260,000,000 shares, $0.01 par value per share, consisting of 160,000,000 shares of common stock, $0.01 par value per share, 75,000,000 shares of excess stock, at $0.01 par value per share, and 25,000,000 shares of preferred stock, $0.01 par value per share. As of December 31, 2019, 79,202,322 shares of common stock and no shares of excess stock were issued and outstanding.
Share Repurchase Program
In August 2016, our Board of Directors approved a share repurchase program under which we can repurchase up to $1.0 billion of shares of our common stock. The Board of Directors has since authorized four separate $500.0 million increases to the size of the share repurchase program in the fourth quarter of 2017, second quarter of 2018, fourth quarter of 2018, and fourth quarter of 2019 bringing the total program size to $3.0 billion.
At December 31, 2019 repurchases executed under the program were as follows:
Period
Shares repurchased
Average price paid per share
Cumulative number of shares repurchased as part of the repurchase plan or programs
Year ended 2017
8,342,411
$101.64
8,342,411
Year ended 2018
9,744,911
$96.22
18,087,322
Year ended 2019
4,596,171
$83.62
22,683,493

46



At-The-Market Equity Offering Program
In March 2015, the Company, along with the Operating Partnership, entered into an "at-the-market" equity offering program, or ATM Program, to sell an aggregate of $300.0 million of our common stock. The Company did not make any sales of its common stock under the ATM program in the years ended December 31, 2019, 2018, or 2017.
Dividend Reinvestment and Stock Purchase Plan ("DRSPP")
In February 2018, the Company filed a registration statement with the SEC for our dividend reinvestment and stock purchase plan, or DRSPP, which automatically became effective upon filing. The Company registered 3,500,000 shares of our common stock under the DRSPP. The DRSPP commenced on September 24, 2001.
The following table summarizes SL Green common stock issued, and proceeds received from dividend reinvestments and/or stock purchases under the DRSPP for the years ended December 31, 2019, 2018, and 2017, respectively (dollars in thousands):
 
Year Ended December 31,
 
2019
 
2018
 
2017
Shares of common stock issued
3,867

 
1,399

 
2,141

Dividend reinvestments/stock purchases under the DRSPP
$
334

 
$
136

 
$
223

Fourth Amended and Restated 2005 Stock Option and Incentive Plan
The Fourth Amended and Restated 2005 Stock Option and Incentive Plan, or the 2005 Plan, was approved by the Company's board of directors in April 2016 and its stockholders in June 2016 at the Company's annual meeting of stockholders. Subject to adjustments upon certain corporate transactions or events, awards with respect to up to a maximum of 27,030,000 fungible units may be granted as options, restricted stock, phantom shares, dividend equivalent rights and other equity-based awards under the 2005 Plan. As of December 31, 2019, 4.1 million fungible units were available for issuance under the 2005 Plan after reserving for shares underlying outstanding restricted stock units, phantom stock units granted pursuant to our Non-Employee Directors' Deferral Program and LTIP Units.
2014 Outperformance Plan
In August 2014, the compensation committee of the Company's board of directors approved the general terms of the SL Green Realty Corp. 2014 Outperformance Plan, or the 2014 Outperformance Plan. Participants in the 2014 Outperformance Plan could earn, in the aggregate, up to 610,000 LTIP Units in our Operating Partnership based on our total return to stockholders for the three year period beginning September 1, 2014. Under the 2014 Outperformance Plan, two-thirds of the LTIP Units were subject to performance based vesting based on the Company’s absolute total return to stockholders and one-third of the LTIP Units were subject to performance based vesting based on relative total return to stockholders compared to the constituents of the MSCI REIT Index. LTIP Units earned under the 2014 Outperformance Plan were to be subject to continued vesting requirements, with 50% of any awards earned vesting on August 31, 2017 and the remaining 50% vesting on August 31, 2018, subject to continued employment with us through such dates. Participants were not entitled to distributions with respect to LTIP Units granted under the 2014 Outperformance Plan unless and until they are earned. If LTIP Units were earned, each participant would have been entitled to the distributions that would have been paid had the number of earned LTIP Units been issued at the beginning of the performance period, with such distributions being paid in the form of cash or additional LTIP Units. Thereafter, distributions were to be paid currently with respect to all earned LTIP Units, whether vested or unvested.
Based on our performance, none of the LTIP Units granted under the 2014 Outperformance Plan were earned pursuant to the terms of the 2014 Outperformance Plan, and all units issued were forfeited in 2017.
The cost of the 2014 Outperformance Plan ($27.9 million subject to forfeitures), based on the portion of the 2014 Outperformance Plan granted prior to termination, was amortized into earnings through December 31, 2017. We recorded no compensation expense during the years ended December 31, 2019 and 2018, and compensation expense of $13.6 million during the year ended December 31, 2017 related to the 2014 Outperformance Plan.

47



Deferred Compensation Plan for Directors
Under our Non-Employee Director's Deferral Program, which commenced July 2004, the Company's non-employee directors may elect to defer up to 100% of their annual retainer fee, chairman fees, meeting fees and annual stock grant. Unless otherwise elected by a participant, fees deferred under the program shall be credited in the form of phantom stock units. The program provides that a director's phantom stock units generally will be settled in an equal number of shares of common stock upon the earlier of (i) the January 1 coincident with or the next following such director's termination of service from the Board of Directors or (ii) a change in control by us, as defined by the program. Phantom stock units are credited to each non-employee director quarterly using the closing price of our common stock on the first business day of the respective quarter. Each participating non-employee director is also credited with dividend equivalents or phantom stock units based on the dividend rate for each quarter, which are either paid in cash currently or credited to the director’s account as additional phantom stock units.
During the year ended December 31, 2019, 18,669 phantom stock units and 9,949 shares of common stock were issued to our board of directors. We recorded compensation expense of $2.4 million during the year ended December 31, 2019 related to the Deferred Compensation Plan. As of December 31, 2019, there were 128,946 phantom stock units outstanding pursuant to our Non-Employee Director's Deferral Program.
Employee Stock Purchase Plan
In 2007, the Company's board of directors adopted the 2008 Employee Stock Purchase Plan, or ESPP, to encourage our employees to make our business more successful by providing equity-based incentives to eligible employees. The ESPP is intended to qualify as an "employee stock purchase plan" under Section 423 of the Code, and has been adopted by the board to enable our eligible employees to purchase the Company's shares of common stock through payroll deductions. The ESPP became effective on January 1, 2008 with a maximum of 500,000 shares of the common stock available for issuance, subject to adjustment upon a merger, reorganization, stock split or other similar corporate change. The Company filed a registration statement on Form S-8 with the SEC with respect to the ESPP. The common stock is offered for purchase through a series of successive offering periods. Each offering period will be three months in duration and will begin on the first day of each calendar quarter, with the first offering period having commenced on January 1, 2008. The ESPP provides for eligible employees to purchase the common stock at a purchase price equal to 85% of the lesser of (1) the market value of the common stock on the first day of the offering period or (2) the market value of the common stock on the last day of the offering period. The ESPP was approved by our stockholders at our 2008 annual meeting of stockholders. As of December 31, 2019, 131,440 shares of our common stock had been issued under the ESPP.

48



Indebtedness
The table below summarizes our consolidated mortgages and other loans payable, 2017 credit facility, senior unsecured notes and trust preferred securities outstanding at December 31, 2019 and 2018, (dollars in thousands).
 
December 31,
Debt Summary:
2019
 
2018
Balance
 
 
 
Fixed rate
$
2,536,286

 
$
2,543,476

Variable rate—hedged
1,000,000

 
1,000,000

Total fixed rate
3,536,286

 
3,543,476

Total variable rate
2,018,434

 
2,048,442

Total debt
$
5,554,720

 
$
5,591,918

 
 
 
 
Debt, preferred equity, and other investments subject to variable rate
618,885

 
1,299,390

Net exposure to variable rate debt
1,399,549

 
749,052

 
 
 
 
Percent of Total Debt:
 
 
 
Fixed rate
63.7
%
 
63.4
%
Variable rate (1)
36.3
%
 
36.6
%
Total
100.0
%
 
100.0
%
Effective Interest Rate for the Year:
 
 
 
Fixed rate
4.05
%
 
4.34
%
Variable rate
3.93
%
 
3.57
%
Effective interest rate
3.85
%
 
4.06
%
(1)
Inclusive of the mitigating effect of our debt, preferred equity, and other investments subject to variable rates, the percent of total debt of our net exposure to variable rate debt was 28.4% and 17.5% as of December 31, 2019 and December 31, 2018, respectively.
The variable rate debt shown above generally bears interest at an interest rate based on 30-day LIBOR (1.76% and 2.50% at December 31, 2019 and 2018, respectively). Our consolidated debt at December 31, 2019 had a weighted average term to maturity of 3.72 years.
Certain of our debt and equity investments and other investments, with carrying values of $0.6 billion at December 31, 2019 and $1.3 billion at December 31, 2018, are variable rate investments which mitigate our exposure to interest rate changes on our unhedged variable rate debt. Inclusive of the mitigating effect of these investments, the net percent of our variable rate debt to total debt was 28.4% and 17.5%, respectively.
Mortgage Financing
As of December 31, 2019, our total mortgage debt (excluding our share of joint venture mortgage debt of $4.0 billion) consisted of $1.4 billion of fixed rate debt, including swapped variable rate debt, with an effective weighted average interest rate of 4.26% and $0.8 billion of variable rate debt with an effective weighted average interest rate of 4.52%.
Corporate Indebtedness
2017 Credit Facility
In November 2017, we entered into an amendment to the credit facility, referred to as the 2017 credit facility, that was originally entered into by the Company in November 2012, or the 2012 credit facility. As of December 31, 2019, the 2017 credit facility consisted of a $1.5 billion revolving credit facility, a $1.3 billion term loan (or "Term Loan A"), and a $200.0 million term loan (or "Term Loan B") with maturity dates of March 31, 2022, March 31, 2023, and November 21, 2024, respectively. The revolving credit facility has two six-month as-of-right extension options to March 31, 2023. We also have an option, subject to customary conditions, to increase the capacity of the credit facility to $4.5 billion at any time prior to the maturity dates for the revolving credit facility and term loans without the consent of existing lenders, by obtaining additional commitments from our existing lenders and other financial institutions.
As of December 31, 2019, the 2017 credit facility bore interest at a spread over 30-day LIBOR ranging from (i) 82.5 basis points to 155 basis points for loans under the revolving credit facility, (ii) 90 basis points to 175 basis points for loans under Term

49



Loan A, and (iii) 85 basis points to 165 basis points for loans under Term Loan B, in each case based on the credit rating assigned to the senior unsecured long term indebtedness of the Company.
In May 2019, we entered into an agreement to reduce the interest rate spread under Term Loan B by 65 basis points to a spread over 30-day LIBOR ranging from 85 basis points to 165 basis points. This reduction was effective in November 2019.
At December 31, 2019, the applicable spread was 100 basis points for the revolving credit facility, 110 basis points for Term Loan A, and 100 basis points for Term Loan B. We are required to pay quarterly in arrears a 12.5 to 30 basis point facility fee on the total commitments under the revolving credit facility based on the credit rating assigned to the senior unsecured long term indebtedness of the Company. As of December 31, 2019, the facility fee was 20 basis points.
As of December 31, 2019, we had $11.8 million of outstanding letters of credit, $240.0 million drawn under the revolving credit facility and $1.5 billion outstanding under the term loan facilities, with total undrawn capacity of $1.3 billion under the 2017 credit facility. At December 31, 2019 and December 31, 2018, the revolving credit facility had a carrying value of $234.0 million and $492.2 million, respectively, net of deferred financing costs. At December 31, 2019 and December 31, 2018, the term loan facilities had a carrying value of $1.5 billion and $1.5 billion, respectively, net of deferred financing costs.
The Company and the Operating Partnership are borrowers jointly and severally obligated under the 2017 credit facility.
The 2017 credit facility includes certain restrictions and covenants (see Restrictive Covenants below).
Federal Home Loan Bank of New York ("FHLB") Facility
The Company’s wholly-owned subsidiary, Ticonderoga Insurance Company, or Ticonderoga, a Vermont licensed captive insurance company, is a member of the Federal Home Loan Bank of New York, or FHLBNY. As a member, Ticonderoga may borrow funds from the FHLBNY in the form of secured advances that bear interest at a floating rate. As of December 31, 2019, we had a total of $39.5 million in outstanding secured advances with an average spread of 0.0025 basis points over 30-day LIBOR.
Master Repurchase Agreement
The Company entered into a Master Repurchase Agreement, or MRA, known as the 2017 MRA, which provides us with the ability to sell certain mortgage investments with a simultaneous agreement to repurchase the same at a certain date or on demand. We seek to mitigate risks associated with our repurchase agreement by managing the credit quality of our assets, early repayments, interest rate volatility, liquidity, and market value. The margin call provisions under our repurchase facility permit valuation adjustments based on capital markets activity, and are not limited to collateral-specific credit marks. To monitor credit risk associated with our debt investments, our asset management team regularly reviews our investment portfolio and is in contact with our borrowers in order to monitor the collateral and enforce our rights as necessary. The risk associated with potential margin calls is further mitigated by our ability to recollateralize the facility with additional assets from our portfolio of debt investments, our ability to satisfy margin calls with cash or cash equivalents and our access to additional liquidity through the 2017 credit facility, as defined above.
The 2017 MRA has a maximum facility capacity of $300.0 million. In April 2018, we increased the maximum facility capacity to $400.0 million. The facility bears interest on a floating rate basis at a spread to 30-day LIBOR based on the pledged collateral and advance rate. In June 2018, we exercised a 1 year extension option and in June 2019, we exercised another 1 year extension option. In August 2019, we amended our agreement to include two additional 1 year extension options. At December 31, 2019, the facility had a carrying value of $152.4 million, net of deferred financing costs.


50



Senior Unsecured Notes
The following table sets forth our senior unsecured notes and other related disclosures as of December 31, 2019 and 2018, respectively, by scheduled maturity date (dollars in thousands):
Issuance
 
December 31,
2019
Unpaid
Principal
Balance
 
December 31,
2019
Accreted
Balance
 
December 31,
2018
Accreted
Balance
 
Interest Rate (1)
 
Initial Term
(in Years)
 
Maturity
March 16, 2010 (2)
 
$
250,000

 
$
250,000

 
$
250,000

 
 
7.75
%
 
10
 
March 2020
August 7, 2018 (3) (4)
 
350,000

 
350,000

 
350,000

 
L+
0.98
%
 
3
 
August 2021
October 5, 2017 (3)
 
500,000

 
499,695

 
499,591

 
 
3.25
%
 
5
 
October 2022
November 15, 2012 (5)
 
300,000

 
303,142

 
304,168

 
 
4.50
%
 
10
 
December 2022
December 17, 2015 (2)
 
100,000

 
100,000

 
100,000

 
 
4.27
%
 
10
 
December 2025
 
 
$
1,500,000

 
$
1,502,837

 
$
1,503,759

 
 
 
 
 
 
 
Deferred financing costs, net
 
 
 
(5,990
)
 
(8,545
)
 
 
 
 
 
 
 
 
 
$
1,500,000

 
$
1,496,847

 
$
1,495,214

 
 
 
 
 
 
 
(1)
Interest rate as of December 31, 2019, taking into account interest rate hedges in effect during the period. Floating rate notes are presented with the stated spread over 3-month LIBOR, unless otherwise specified.
(2)
Issued by the Company and the Operating Partnership as co-obligors.
(3)
Issued by the Operating Partnership with the Company as the guarantor.
(4)
Beginning on August 8, 2019 and at any time thereafter, the notes are subject to redemption at the Company's option, in whole but not in part, at a redemption price equal to 100% of the principal amount of the notes, plus unpaid accrued interest thereon to the redemption date.
(5)
In October 2017, the Company and the Operating Partnership as co-obligors issued an additional $100.0 million of 4.50% senior unsecured notes due December 2022. The notes were priced at 105.334% of par.

Restrictive Covenants
The terms of the 2017 credit facility and certain of our senior unsecured notes include certain restrictions and covenants which may limit, among other things, our ability to pay dividends, make certain types of investments, incur additional indebtedness, incur liens and enter into negative pledge agreements and dispose of assets, and which require compliance with financial ratios relating to the maximum ratio of total indebtedness to total asset value, a minimum ratio of EBITDA to fixed charges, a maximum ratio of secured indebtedness to total asset value and a maximum ratio of unsecured indebtedness to unencumbered asset value. The dividend restriction referred to above provides that, we will not during any time when a default is continuing, make distributions with respect to common stock or other equity interests, except to enable the Company to continue to qualify as a REIT for Federal income tax purposes. As of December 31, 2019 and 2018, we were in compliance with all such covenants.
Junior Subordinated Deferrable Interest Debentures
In June 2005, the Company and the Operating Partnership issued $100.0 million in unsecured trust preferred securities through a newly formed trust, SL Green Capital Trust I, or the Trust, which is a wholly-owned subsidiary of the Operating Partnership. The securities mature in 2035 and bear interest at a floating rate of 125 basis points over the three-month LIBOR. Interest payments may be deferred for a period of up to eight consecutive quarters if the Operating Partnership exercises its right to defer such payments. The Trust preferred securities are redeemable at the option of the Operating Partnership, in whole or in part, with no prepayment premium. We do not consolidate the Trust even though it is a variable interest entity as we are not the primary beneficiary. Because the Trust is not consolidated, we have recorded the debt on our consolidated balance sheets and the related payments are classified as interest expense.
Interest Rate Risk
We are exposed to changes in interest rates primarily from our variable rate debt. Our exposure to interest rate fluctuations are managed through either the use of interest rate derivative instruments and/or through our variable rate debt and preferred equity investments. Based on the debt outstanding as of December 31, 2019, a hypothetical 100 basis point increase in the floating rate interest rate curve would increase our consolidated annual interest cost, net of interest income from variable rate debt and preferred equity investments, by $13.3 million and would increase our share of joint venture annual interest cost by $17.0 million. At December 31, 2019, 39.2% of our $1.6 billion debt and preferred equity portfolio is indexed to LIBOR.
We recognize most derivatives on the balance sheet at fair value. Derivatives that are not hedges are adjusted to fair value through income. If a derivative is considered a hedge, depending on the nature of the hedge, changes in the fair value of the derivative will either be offset against the change in fair value of the hedged asset, liability, or firm commitment through earnings, or recognized in other comprehensive income (loss) until the hedged item is recognized in earnings.

51



Our long-term debt of $3.5 billion bears interest at fixed rates, and therefore the fair value of these instruments is affected by changes in the market interest rates. Our variable rate debt and variable rate joint venture debt as of December 31, 2019 bore interest at rates between LIBOR plus 17 basis points and LIBOR plus 340 basis points.
Contractual Obligations
The combined aggregate principal maturities of mortgages and other loans payable, the 2017 credit facility, senior unsecured notes (net of discount), trust preferred securities, our share of joint venture debt, including as-of-right extension options and put options, estimated interest expense, and our obligations under our financing and operating leases, as of December 31, 2019 are as follows (in thousands):
 
2020
 
2021
 
2022
 
2023
 
2024
 
Thereafter
 
Total
Property mortgages and other loans
$
26,640

 
$
251,546

 
$
538,805

 
$
57,301

 
$
278,781

 
$
866,626

 
$
2,019,699

MRA and FHLB facilities
192,184

 

 

 

 

 

 
192,184

Revolving credit facility

 

 

 
240,000

 

 

 
240,000

Unsecured term loans

 

 

 
1,300,000

 
200,000

 

 
1,500,000

Senior unsecured notes
250,000

 
350,000

 
800,000

 

 

 
100,000

 
1,500,000

Trust preferred securities

 

 

 

 

 
100,000

 
100,000

Financing leases
2,619

 
2,794

 
2,794

 
2,794

 
2,819

 
814,283

 
828,103

Operating leases
31,508

 
31,702

 
29,548

 
27,243

 
27,263

 
649,289

 
796,553

Estimated interest expense
195,571

 
176,335

 
144,098

 
76,664

 
59,834

 
121,233

 
773,735

Joint venture debt
811,628

 
805,276

 
268,952

 
311,436

 
17,022

 
1,813,821

 
4,028,135

Total
$
1,510,150

 
$
1,617,653

 
$
1,784,197

 
$
2,015,438

 
$
585,719

 
$
4,465,252

 
$
11,978,409

Off-Balance Sheet Arrangements
We have off-balance sheet investments, including joint ventures and debt and preferred equity investments. These investments all have varying ownership structures. Substantially all of our joint venture arrangements are accounted for under the equity method of accounting as we have the ability to exercise significant influence, but not control, over the operating and financial decisions of these joint venture arrangements. Our off-balance sheet arrangements are discussed in Note 5, "Debt and Preferred Equity Investments" and Note 6, "Investments in Unconsolidated Joint Ventures" in the accompanying consolidated financial statements.
Capital Expenditures
We estimate that for the year ending December 31, 2020, we expect to incur $145.3 million of recurring capital expenditures and $298.5 million of development or redevelopment expenditures on existing consolidated properties, and our share of capital expenditures at our joint venture properties will be $485.5 million. Future property acquisitions may require substantial capital investments for refurbishment and leasing costs. We expect to fund these capital expenditures with operating cash flow, existing liquidity, or incremental borrowings. We expect our capital needs over the next twelve months and thereafter will be met through a combination of cash on hand, net cash provided by operations, potential asset sales, borrowings or additional equity or debt issuances.
Dividends/Distributions
We expect to pay dividends to our stockholders based on the distributions we receive from our Operating Partnership primarily from property revenues net of operating expenses or, if necessary, from working capital.
To maintain our qualification as a REIT, we must pay annual dividends to our stockholders of at least 90% of our REIT taxable income, determined before taking into consideration the dividends paid deduction and net capital gains. We intend to continue to pay regular quarterly dividends to our stockholders. Based on our current annual dividend rate of $3.54 per share, we would pay $280.4 million in dividends to our common stockholders on an annual basis. Before we pay any dividend, whether for Federal income tax purposes or otherwise, which would only be paid out of available cash to the extent permitted under the 2017 credit facility and senior unsecured notes, we must first meet both our operating requirements and scheduled debt service on our mortgages and loans payable.
Related Party Transactions
Cleaning/ Security/ Messenger and Restoration Services
Alliance Building Services, or Alliance, and its affiliates are partially owned by Gary Green, a son of Stephen L. Green, who serves as a member and as the chairman emeritus of our board of directors, and provide services to certain properties owned by us. Alliance’s affiliates include First Quality Maintenance, L.P., or First Quality, Classic Security LLC, Bright Star Couriers LLC

52



and Onyx Restoration Works, and provide cleaning, extermination, security, messenger, and restoration services, respectively. In addition, First Quality has the non-exclusive opportunity to provide cleaning and related services to individual tenants at our properties on a basis separately negotiated with any tenant seeking such additional services. The Service Corporation has entered into an arrangement with Alliance whereby it will receive a profit participation above a certain threshold for services provided by Alliance to certain tenants at certain buildings above the base services specified in their lease agreements.
Income earned from the profit participation, which is included in other income on the consolidated statements of operations, was $3.9 million, $3.9 million and $3.9 million for the years ended December 31, 2019, 2018 and 2017, respectively.
We also recorded expenses, inclusive of capitalized expenses, of $18.8 million, $18.8 million and $22.6 million the years ended December 31, 2019, 2018 and 2017, respectively, for these services (excluding services provided directly to tenants).
Management Fees
S.L. Green Management Corp., a consolidated entity, receives property management fees from an entity in which Stephen L. Green owns an interest. We received management fees from this entity of $0.6 million, $0.6 million and $0.5 million for the years ended December 31, 2019, 2018, and 2017 respectively.
One Vanderbilt Investment
In December 2016, we entered into agreements with entities owned and controlled by our Chairman and CEO, Marc Holliday, and our President, Andrew Mathias, pursuant to which they agreed to make an investment in our One Vanderbilt project at the appraised fair market value for the interests acquired. This investment entitles these entities to receive approximately 1.50% - 1.80% and 1.00% - 1.20%, respectively, of any profits realized by the Company from its One Vanderbilt project in excess of the Company’s capital contributions. The entities have no right to any return of capital. Accordingly, subject to previously disclosed repurchase rights, these interests will have no value and will not entitle these entities to any amounts (other than limited distributions to cover tax liabilities incurred) unless and until the Company has received distributions from the One Vanderbilt project in excess of the Company’s aggregate investment in the project. In the event that the Company does not realize a profit on its investment in the project (or would not realize a profit based on the value at the time the interests are repurchased), the entities owned and controlled by Messrs. Holliday and Mathias will lose the entire amount of their investment. The entities owned and controlled by Messrs. Holliday and Mathias paid $1.4 million and $1.0 million, respectively, which equal the fair market value of the interests acquired as of the date the investment agreements were entered into as determined by an independent third party appraisal that we obtained.
Messrs. Holliday and Mathias cannot monetize their interests until after stabilization of the property (50% within three years after stabilization and 100% three years or more after stabilization). In addition, the agreement calls for us to repurchase these interests in the event of a sale of One Vanderbilt or a transactional change of control of the Company. We also have the right to repurchase these interests on the seven-year anniversary of the stabilization of the project or upon the occurrence of certain separation events prior to the stabilization of the project relating to each of Messrs. Holliday’s and Mathias’s continued service with us. The price paid upon monetization of the interests will equal the liquidation value of the interests at the time, with the value of One Vanderbilt being based on its sale price, if applicable, or fair market value as determined by an independent third party appraiser.
Insurance
We maintain “all-risk” property and rental value coverage (including coverage regarding the perils of flood, earthquake and terrorism, excluding nuclear, biological, chemical, and radiological terrorism ("NBCR")), within three property insurance programs and liability insurance. Separate property and liability coverage may be purchased on a stand-alone basis for certain assets, such as the development of One Vanderbilt. Additionally, one of our captive insurance companies, Belmont Insurance Company, or Belmont, provides coverage for NBCR terrorist acts above a specified trigger. Belmont's retention is reinsured by our other captive insurance company, Ticonderoga Insurance Company ("Ticonderoga"). If Belmont or Ticonderoga are required to pay a claim under our insurance policies, we would ultimately record the loss to the extent of required payments. However, there is no assurance that in the future we will be able to procure coverage at a reasonable cost. Further, if we experience losses that are uninsured or that exceed policy limits, we could lose the capital invested in the damaged properties as well as the anticipated future cash flows from those properties. Additionally, our debt instruments contain customary covenants requiring us to maintain insurance and we could default under our debt instruments if the cost and/or availability of certain types of insurance make it impractical or impossible to comply with such covenants relating to insurance. Belmont and Ticonderoga provide coverage solely on properties owned by the Company or its affiliates.
Furthermore, with respect to certain of our properties, including properties held by joint ventures or subject to triple net leases, insurance coverage is obtained by a third-party and we do not control the coverage. While we may have agreements with such third parties to maintain adequate coverage and we monitor these policies, such coverage ultimately may not be maintained or adequately cover our risk of loss.

53



Funds from Operations
FFO is a widely recognized non-GAAP financial measure of REIT performance. The Company computes FFO in accordance with standards established by NAREIT, which may not be comparable to FFO reported by other REITs that do not compute FFO in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than the Company does. The revised White Paper on FFO approved by the Board of Governors of NAREIT in April 2002, and subsequently amended in December 2018, defines FFO as net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from sales of properties , and real estate related impairment charges, plus real estate related depreciation and amortization and after adjustments for unconsolidated partnerships and joint ventures.
The Company presents FFO because it considers it an important supplemental measure of the Company’s operating performance and believes that it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, particularly those that own and operate commercial office properties. The Company also uses FFO as one of several criteria to determine performance-based compensation for members of its senior management. FFO is intended to exclude GAAP historical cost depreciation and amortization of real estate and related assets, which assumes that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions. Because FFO excludes depreciation and amortization unique to real estate, gains and losses from property dispositions, and real estate related impairment charges, it provides a performance measure that, when compared year over year, reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, and interest costs, providing perspective not immediately apparent from net income. FFO does not represent cash generated from operating activities in accordance with GAAP and should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance or to cash flow from operating activities (determined in accordance with GAAP) as a measure of the Company’s liquidity, nor is it indicative of funds available to fund the Company’s cash needs, including our ability to make cash distributions.
FFO for the years ended December 31, 2019, 2018, and 2017 are as follows (in thousands):
 
Year Ended December 31,
 
2019
 
2018
 
2017
Net income attributable to SL Green common stockholders
$
255,484

 
$
232,312

 
$
86,424

Add:
 
 
 
 
 
Depreciation and amortization
272,358

 
279,507

 
403,320

Joint venture depreciation and noncontrolling interest adjustments
192,426

 
187,147

 
102,334

Net income (loss) attributable to noncontrolling interests
10,142

 
12,210

 
(11,706
)
Less:
 
 
 
 
 
Equity in net gain on sale of interest in unconsolidated joint venture/real estate
76,181

 
303,967

 
16,166

Depreciable real estate reserves and impairment
(7,047
)
 
(227,543
)
 
(178,520
)
(Loss) gain on sale of real estate, net
(16,749
)
 
(30,757
)
 
73,241

Purchase price and other fair value adjustment
69,389

 
57,385

 

Depreciation on non-rental real estate assets
2,935

 
2,404

 
2,191

Funds from Operations attributable to SL Green common stockholders
$
605,701

 
$
605,720

 
$
667,294

Cash flows provided by operating activities
$
376,473

 
$
441,537

 
$
543,001

Cash flows provided by investing activities
$
114,494

 
$
681,662

 
$
22,014

Cash flows used in financing activities
$
(528,650
)
 
$
(1,094,112
)
 
$
(684,956
)
Inflation
Substantially all of our office leases provide for separate real estate tax and operating expense escalations as well as operating expense recoveries based on increases in the Consumer Price Index or other measures such as porters' wage. In addition, many of the leases provide for fixed base rent increases. We believe that inflationary increases will be at least partially offset by the contractual rent increases and expense escalations described above.
Accounting Standards Updates
The Accounting Standards Updates are discussed in Note 2, "Significant Accounting Policies - Accounting Standards Updates" in the accompanying consolidated financial statements.

54



Forward-Looking Information
This report includes certain statements that may be deemed to be "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995 and are intended to be covered by the safe harbor provisions thereof. All statements, other than statements of historical facts, included in this report that address activities, events or developments that we expect, believe or anticipate will or may occur in the future, including such matters as future capital expenditures, dividends and acquisitions (including the amount and nature thereof), development trends of the real estate industry and the New York metropolitan area markets, business strategies, expansion and growth of our operations and other similar matters, are forward-looking statements. These forward-looking statements are based on certain assumptions and analyses made by us in light of our experience and our perception of historical trends, current conditions, expected future developments and other factors we believe are appropriate.
Forward-looking statements are not guarantees of future performance and actual results or developments may differ materially, and we caution you not to place undue reliance on such statements. Forward-looking statements are generally identifiable by the use of the words "may," "will," "should," "expect," "anticipate," "estimate," "believe," "intend," "project," "continue," or the negative of these words, or other similar words or terms.
Forward-looking statements contained in this report are subject to a number of risks and uncertainties that may cause our actual results, performance or achievements to be materially different from future results, performance or achievements expressed or implied by forward-looking statements made by us. These risks and uncertainties include:
the effect of general economic, business and financial conditions, and their effect on the New York City real estate market in particular;
dependence upon certain geographic markets;
risks of real estate acquisitions, dispositions, development and redevelopment, including the cost of construction delays and cost overruns;
risks relating to debt and preferred equity investments;
availability and creditworthiness of prospective tenants and borrowers;
bankruptcy or insolvency of a major tenant or a significant number of smaller tenants or borrowers;
adverse changes in the real estate markets, including reduced demand for office space, increasing vacancy, and increasing availability of sublease space;
availability of capital (debt and equity);
unanticipated increases in financing and other costs, including a rise in interest rates;
our ability to comply with financial covenants in our debt instruments;
our ability to maintain our status as a REIT;
risks of investing through joint venture structures, including the fulfillment by our partners of their financial obligations;
the threat of terrorist attacks;
our ability to obtain adequate insurance coverage at a reasonable cost and the potential for losses in excess of our insurance coverage, including as a result of environmental contamination; and
legislative, regulatory and/or safety requirements adversely affecting REITs and the real estate business including costs of compliance with the Americans with Disabilities Act, the Fair Housing Act and other similar laws and regulations.
Other factors and risks to our business, many of which are beyond our control, are described in other sections of this report and in our other filings with the SEC. We undertake no obligation to publicly update or revise any forward-looking statements, whether as a result of future events, new information or otherwise.

55



ITEM 7A.    QUANTITATIVE AND QUALITATIVE DISCLOSURE ABOUT MARKET RISK
See Item 7, "Management's Discussion and Analysis of Financial Condition and Results of Operations—Market Rate Risk" for additional information regarding our exposure to interest rate fluctuations.
The table below presents the principal cash flows based upon maturity dates of our debt obligations and debt and preferred equity investments and the weighted-average interest rates by expected maturity dates, including as-of-right extension options, as of December 31, 2019 (in thousands):
 
Long-Term Debt
 
Debt and Preferred
Equity Investments (1)
 
Fixed
Rate
 
Average
Interest
Rate
 
Variable
Rate
 
Average
Interest
Rate
 
Amount
 
Weighted
Yield
2020
$
261,118

 
3.93
%
 
$
207,706

 
3.16
%
 
$
769,661

 
8.26
%
2021
11,638

 
3.85
%
 
589,908

 
2.95
%
 
258,325

 
8.09
%
2022
1,007,985

 
3.86
%
 
330,820

 
2.97
%
 
226,448

 
11.23
%
2023
1,007,301

 
4.17
%
 
590,000

 
3.13
%
 
207,672

 
8.02
%
2024
278,781

 
4.25
%
 
200,000

 
3.37
%
 
12,950

 
9.41
%
Thereafter
966,626

 
4.31
%
 
100,000

 
3.64
%
 
105,250

 
7.77
%
Total
$
3,533,449

 
3.95
%
 
$
2,018,434

 
3.08
%
 
$
1,580,306

 
8.60
%
Fair Value
$
3,642,770

 
 
 
$
2,018,714

 
 
 
 
 
 
(1)
Our debt and preferred equity investments had an estimated fair value ranging between $1.6 billion and $1.7 billion at December 31, 2019.
The table below presents the principal cash flows based upon maturity dates of our share of our joint venture debt obligations and the weighted-average interest rates by expected maturity dates as of December 31, 2019 (in thousands):
 
Long Term Debt
 
Fixed
Rate
 
Average
Interest
Rate
 
Variable
Rate
 
Average
Interest
Rate
2020
$
11,180

 
4.15
%
 
$
800,448

 
3.52
%
2021
11,715

 
4.16
%
 
793,561

 
3.39
%
2022
220,806

 
4.11
%
 
48,146

 
3.58
%
2023
271,090

 
3.94
%
 
40,346

 
4.21
%
2024
17,006

 
3.88
%
 
16

 
4.31
%
Thereafter
1,703,667

 
3.93
%
 
110,154

 
4.37
%
Total
$
2,235,464

 
4.07
%
 
$
1,792,671

 
3.66
%
Fair Value
$
2,304,813

 
 
 
$
1,796,808

 
 


56



The table below lists our consolidated derivative instruments, which are hedging variable rate debt, and their related fair values as of December 31, 2019 (in thousands):
 
Asset
Hedged
 
Benchmark
Rate
 
Notional
Value
 
Strike
Rate
 
Effective
Date
 
Expiration
Date
 
Fair
Value
Interest Rate Cap
Mortgage
 
LIBOR
 
$
300,000

 
3.750
%
 
May 2019
 
May 2020
 
$

Interest Rate Swap
Credit Facility
 
LIBOR
 
100,000

 
1.928
%
 
December 2017
 
November 2020
 
(281
)
Interest Rate Swap
Mortgage
 
LIBOR
 
100,000

 
1.934
%
 
December 2017
 
November 2020
 
(286
)
Interest Rate Cap
Mortgage
 
LIBOR
 
111,869

 
3.500
%
 
December 2019
 
December 2020
 

Interest Rate Cap
Mortgage
 
LIBOR
 
85,000

 
4.000
%
 
March 2019
 
March 2021
 

Interest Rate Swap
Credit Facility
 
LIBOR
 
200,000

 
1.131
%
 
July 2016
 
July 2023
 
3,015

Interest Rate Swap
Credit Facility
 
LIBOR
 
100,000

 
1.161
%
 
July 2016
 
July 2023
 
1,404

Interest Rate Swap
Credit Facility
 
LIBOR
 
150,000

 
2.696
%
 
January 2019
 
January 2024
 
(6,570
)
Interest Rate Swap
Credit Facility
 
LIBOR
 
150,000

 
2.721
%
 
January 2019
 
January 2026
 
(9,344
)
Interest Rate Swap
Credit Facility
 
LIBOR
 
200,000

 
2.740
%
 
January 2019
 
January 2026
 
(12,629
)
Total Consolidated Hedges
 
 
 
 
 
 
 
 
 
 
 
 
$
(24,691
)
In addition to these derivative instruments, some of our joint venture loan agreements require the joint venture to purchase interest rate caps on its debt. All such interest rate caps represented an asset of $0.1 million in the aggregate at December 31, 2019. We also swapped certain floating rate debt at some of our joint ventures. These swaps represented a liability of $0.2 million in the aggregate at December 31, 2019.

57




ITEM 8.    FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
Index to Financial Statements and Schedules

FINANCIAL STATEMENTS OF SL GREEN REALTY CORP.
 
Consolidated Statements of Operations for the years ended December 31, 2019, 2018 and 2017
Consolidated Statements of Comprehensive Income for the years ended December 31, 2019, 2018 and 2017
Consolidated Statements of Equity for the years ended December 31, 2019, 2018 and 2017
Consolidated Statements of Cash Flows for the years ended December 31, 2019, 2018 and 2017
FINANCIAL STATEMENTS OF SL GREEN OPERATING PARTNERSHIP, L.P.
 
Consolidated Balance Sheets as of December 31, 2019 and 2018
Consolidated Statements of Operations for the years ended December 31, 2019, 2018 and 2017
Consolidated Statements of Comprehensive Income for the years ended December 31, 2019, 2018 and 2017
Consolidated Statements of Capital for the years ended December 31, 2019, 2018 and 2017
Consolidated Statements of Cash Flows for the years ended December 31, 2019, 2018 and 2017
Schedules
 
Schedule II-Valuation and Qualifying Accounts for the years ended December 31, 2019, 2018 and 2017
All other schedules are omitted because they are not required or the required information is shown in the financial statements or notes thereto.
 

58




Report of Independent Registered Public Accounting Firm
To the Shareholders and the Board of Directors of SL Green Realty Corp.
Opinion on the Financial Statements
We have audited the accompanying consolidated balance sheets of SL Green Realty Corp. (the Company) as of December 31, 2019 and 2018, the related consolidated statements of operations, comprehensive income, equity and cash flows for each of the three years in the period ended December 31, 2019, and the related notes and financial statement schedules listed in the Index at Item 15(a)(2) (collectively referred to as the "consolidated financial statements"). In our opinion, the consolidated financial statements present fairly, in all material respects, the financial position of the Company at December 31, 2019 and 2018, and the results of its operations and its cash flows for each of the three years in the period ended December 31, 2019, in conformity with U.S. generally accepted accounting principles.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States) (PCAOB), the Company's internal control over financial reporting as of December 31, 2019, based on criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 framework), and our report dated February 28, 2020 expressed an unqualified opinion thereon.
Adoption of ASU No. 2016-02
As discussed in Note 2 to the consolidated financial statements, the Company changed its method of accounting for leases in 2019 due to the adoption of ASU No. 2016-02, Leases (Topic 842), and the related amendments.
Basis for Opinion
These financial statements are the responsibility of the Company's management. Our responsibility is to express an opinion on the Company's financial statements based on our audits. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.
We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement, whether due to error or fraud. Our audits included performing procedures to assess the risks of material misstatement of the financial statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the financial statements. Our audits also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the financial statements. We believe that our audits provide a reasonable basis for our opinion.
Critical Audit Matter
The critical audit matter communicated below is a matter arising from the current period audit of the financial statements that was communicated or required to be communicated to the audit committee and that: (1) relates to accounts or disclosures that are material to the financial statements and (2) involved our especially challenging, subjective or complex judgments. The communication of the critical audit matter does not alter in any way our opinion on the consolidated financial statements, taken as a whole, and we are not, by communicating the critical audit matter below, providing a separate opinion on the critical audit matter or on the accounts or disclosures to which it relates.

59


SL Green Realty Corp.
Consolidated Statements of Cash Flows
(in thousands, except per share data)

Joint Venture Consolidation Assessment
Description of the Matter
The Company accounted for certain investments in real estate joint ventures under the equity method of accounting and consolidated certain other investments in real estate joint ventures. At December 31, 2019, the Company’s investments in unconsolidated joint ventures was $2.9 billion and noncontrolling interests in consolidated other partnerships was $75.9 million. As discussed in Note 2 to the consolidated financial statements, for each joint venture, the Company evaluated the rights provided to each party in the venture to assess the consolidation of the venture.

Auditing management’s joint venture consolidation analyses was complex and highly judgmental due to the subjectivity in assessing which activities most significantly impact a joint venture’s economic performance based on the purpose and design of the entity over the duration of its expected life and assessing which party has rights to direct those activities.
How We Addressed the Matter in Our Audit
We tested the Company’s controls over the assessment of joint venture consolidation. For example, we tested controls over management's review of the consolidation analyses for newly formed ventures as well as controls over management's identification of reconsideration events which could trigger modified consolidation conclusions for existing ventures.

To test the Company’s consolidation assessment for real estate joint ventures, our procedures included, among others, reviewing new and amended joint venture agreements and discussing with management the nature of the rights conveyed to the Company through the joint venture agreements as well as the business purpose of the joint venture transactions. We reviewed management’s assessment of the activities that would most significantly impact the joint venture’s economic performance and evaluated whether the joint venture agreements provided participating or protective rights to the Company. We also evaluated transactions with the joint ventures for events which would require a reconsideration of previous consolidation conclusions.
 /s/ Ernst & Young LLP
We have served as the Company‘s auditor since 1997.
New York, New York
February 28, 2020

60


SL Green Realty Corp.
Consolidated Balance Sheets
(in thousands, except per share data)

 
December 31, 2019
 
December 31, 2018
Assets
 
 
 
Commercial real estate properties, at cost:
 
 
 
Land and land interests
$
1,751,544

 
$
1,774,899

Building and improvements
5,154,990

 
5,268,484

Building leasehold and improvements
1,433,793

 
1,423,107

Right of use asset - financing leases
47,445

 
47,445

Right of use asset - operating leases
396,795

 

 
8,784,567

 
8,513,935

Less: accumulated depreciation
(2,060,560
)
 
(2,099,137
)
 
6,724,007

 
6,414,798

Assets held for sale
391,664

 

Cash and cash equivalents
166,070

 
129,475

Restricted cash
75,360

 
149,638

Investments in marketable securities
29,887

 
28,638

Tenant and other receivables, net of allowance of $12,369 and $15,702 in 2019 and 2018, respectively
43,968

 
41,589

Related party receivables
21,121

 
28,033

Deferred rents receivable, net of allowance of $12,477 and $15,457 in 2019 and 2018, respectively
283,011

 
335,985

Debt and preferred equity investments, net of discounts and deferred origination fees of $14,562 and $22,379 and allowances of $1,750 and $5,750 in 2019 and 2018, respectively
1,580,306

 
2,099,393

Investments in unconsolidated joint ventures
2,912,842

 
3,019,020

Deferred costs, net
205,283

 
209,110

Other assets
332,801

 
295,679

Total assets (1)
$
12,766,320

 
$
12,751,358

Liabilities
 
 
 
Mortgages and other loans payable, net
$
2,183,253

 
$
1,961,240

Revolving credit facility, net
234,013

 
492,196

Unsecured term loans, net
1,494,024

 
1,493,051

Unsecured notes, net
1,496,847

 
1,495,214

Accrued interest payable
22,148

 
23,154

Other liabilities
177,080

 
116,566

Accounts payable and accrued expenses
166,905

 
147,060

Deferred revenue
114,052

 
94,453

Lease liability - financing leases
44,448

 
43,616

Lease liability - operating leases
381,671

 
3,603

Dividend and distributions payable
79,282

 
80,430

Security deposits
62,252

 
64,688

Liabilities related to assets held for sale

 

Junior subordinated deferrable interest debentures held by trusts that issued trust preferred securities
100,000

 
100,000

Total liabilities (1)
6,555,975

 
6,115,271

Commitments and contingencies


 


Noncontrolling interests in Operating Partnership
409,862

 
387,805

Preferred units
283,285

 
300,427


61


SL Green Realty Corp.
Consolidated Balance Sheets
(in thousands, except per share data)

 
December 31, 2019
 
December 31, 2018
Equity
 
 
 
SL Green stockholders' equity:
 
 
 
Series I Preferred Stock, $0.01 par value, $25.00 liquidation preference, 9,200 issued and outstanding at both December 31, 2019 and 2018
221,932

 
221,932

Common stock, $0.01 par value, 160,000 shares authorized and 80,257 and 84,739 issued and outstanding at December 31, 2019 and 2018, respectively (including 1,055 and 1,055 shares held in treasury at December 31, 2019 and 2018, respectively)
803

 
847

Additional paid-in-capital
4,286,395

 
4,508,685

Treasury stock at cost
(124,049
)
 
(124,049
)
Accumulated other comprehensive (loss) income
(28,485
)
 
15,108

Retained earnings
1,084,719

 
1,278,998

Total SL Green stockholders' equity
5,441,315

 
5,901,521

Noncontrolling interests in other partnerships
75,883

 
46,334

Total equity
5,517,198

 
5,947,855

Total liabilities and equity
$
12,766,320

 
$
12,751,358

 
 
 
 
(1) The Company's consolidated balance sheets include assets and liabilities of consolidated variable interest entities ("VIEs"). See Note 2. The consolidated balance sheets include the following amounts related to our consolidated VIEs, excluding the Operating Partnership: $205.2 million and $110.0 million of land, $481.9 million and $346.7 million of building and improvements, $2.0 million and $2.0 million of building and leasehold improvements, $61.7 million and $47.4 million of right of use assets, $17.6 million and $42.2 million of accumulated depreciation, $169.5 million and $112.6 million of other assets included in other line items, $457.1 million and $140.8 million of real estate debt, net, $1.2 million and $0.4 million of accrued interest payable, $57.7 million and $43.6 million of lease liabilities, and $43.7 million and $18.3 million of other liabilities included in other line items as of December 31, 2019 and December 31, 2018, respectively.


The accompanying notes are an integral part of these consolidated financial statements.

62


SL Green Realty Corp.
Consolidated Statements of Operations
(in thousands, except per share data)



 
 
Year Ended December 31,
 
 
2019
 
2018
 
2017
Revenues
 
 
 
 
 
 
Rental revenue, net
 
$
983,557

 
$
978,574

 
$
1,273,932

Investment income
 
195,590

 
201,492

 
193,871

Other income
 
59,848

 
47,326

 
43,670

Total revenues
 
1,238,995

 
1,227,392

 
1,511,473

Expenses
 
 
 
 
 
 
Operating expenses, including $18,106 in 2019, $17,823 in 2018, $21,400 in 2017 of related party expenses
 
234,676

 
229,347

 
293,364

Real estate taxes
 
190,764

 
186,351

 
244,323

Operating lease rent
 
33,188

 
32,965

 
33,231

Interest expense, net of interest income
 
190,521

 
208,669

 
257,045

Amortization of deferred financing costs
 
11,653

 
12,408

 
16,498

Depreciation and amortization
 
272,358

 
279,507

 
403,320

Loan loss and other investment reserves, net of recoveries
 

 
6,839

 

Transaction related costs
 
729

 
1,099

 
(1,834
)
Marketing, general and administrative
 
100,875

 
92,631

 
100,498

Total expenses
 
1,034,764

 
1,049,816

 
1,346,445

Equity in net (loss) income from unconsolidated joint ventures
 
(34,518
)
 
7,311

 
21,892

Equity in net gain on sale of interest in unconsolidated joint venture/real estate
 
76,181

 
303,967

 
16,166

Purchase price and other fair value adjustment
 
69,389

 
57,385

 

(Loss) gain on sale of real estate, net
 
(16,749
)
 
(30,757
)
 
73,241

Depreciable real estate reserves and impairment
 
(7,047
)
 
(227,543
)
 
(178,520
)
Gain on sale of investment in marketable securities
 

 

 
3,262

Loss on early extinguishment of debt
 

 
(17,083
)
 

Net income
 
291,487

 
270,856

 
101,069

Net (income) loss attributable to noncontrolling interests:
 
 
 
 
 
 
Noncontrolling interests in the Operating Partnership
 
(13,301
)
 
(12,216
)
 
(3,995
)
Noncontrolling interests in other partnerships
 
3,159

 
6

 
15,701

Preferred units distributions
 
(10,911
)
 
(11,384
)
 
(11,401
)
Net income attributable to SL Green
 
270,434

 
247,262

 
101,374

Perpetual preferred stock dividends
 
(14,950
)
 
(14,950
)
 
(14,950
)
Net income attributable to SL Green common stockholders
 
$
255,484

 
$
232,312

 
$
86,424

 
 
 
 
 
 
 
Basic earnings per share:
 
$
3.10

 
$
2.67

 
$
0.87

Diluted earnings per share:
 
$
3.10

 
$
2.67

 
$
0.87

 
 
 
 
 
 
 
Basic weighted average common shares outstanding
 
81,733

 
86,753

 
98,571

Diluted weighted average common shares and common share equivalents outstanding
 
86,562

 
91,530

 
103,403



The accompanying notes are an integral part of these consolidated financial statements.

63



SL Green Realty Corp.
Consolidated Statements of Comprehensive Income
(in thousands)
 
Year Ended December 31,
 
2019
 
2018
 
2017
Net income
$
291,487

 
$
270,856

 
$
101,069

Other comprehensive (loss) income:
 
 
 
 
 
(Decrease) increase in unrealized value of derivative instruments, including SL Green's share of joint venture derivative instruments
(47,118
)
 
(3,622
)
 
1,040

Increase (decrease) in unrealized value of marketable securities
1,249

 
60

 
(4,667
)
Other comprehensive loss
(45,869
)
 
(3,562
)
 
(3,627
)
Comprehensive income
245,618


267,294


97,442

Net (income) loss attributable to noncontrolling interests and preferred units distributions
(21,053
)
 
(23,594
)
 
305

Other comprehensive loss attributable to noncontrolling interests
2,276

 
66

 
94

Comprehensive income attributable to SL Green
$
226,841

 
$
243,766

 
$
97,841



The accompanying notes are an integral part of these consolidated financial statements.


64


SL Green Realty Corp.
Consolidated Statements of Equity
(in thousands, except per share data)

 
SL Green Realty Corp. Stockholders
 
 
 
 
 
Common Stock
 
 
 
 
 
 
 
 
 


 
Series I
Preferred
Stock
 
Shares
 
Par
Value
 
Additional
Paid-
In-Capital
 
Treasury
Stock
 
Accumulated
Other
Comprehensive
Income (Loss)
 
Retained
Earnings
 
Noncontrolling
Interests
 
Total
Balance at December 31, 2016
 
$
221,932

 
100,562

 
$
1,017

 
$
5,624,545

 
$
(124,049
)
 
$
22,137

 
$
1,578,893

 
$
426,436

 
$
7,750,911

Net income (loss)
 
 
 
 
 
 
 
 
 
 
 
 
 
101,374

 
(15,701
)
 
85,673

Other comprehensive loss
 
 
 
 
 
 
 
 
 
 
 
(3,533
)
 
 
 
 
 
(3,533
)
Preferred dividends
 
 
 
 
 
 
 
 
 
 
 
 
 
(14,950
)
 
 
 
(14,950
)
DRSPP proceeds
 
 
 
2

 


 
223

 
 
 
 
 
 
 
 
 
223

Conversion of units in the Operating Partnership to common stock
 
 
 
202

 
2

 
21,572

 
 
 
 
 
 
 
 
 
21,574

Reallocation of noncontrolling interest in the Operating Partnership
 
 
 
 
 
 
 
 
 
 
 
 
 
5,712

 
 
 
5,712

Equity component of repurchased exchangeable senior notes
 
 
 
 
 
 
 
(109,776
)
 
 
 
 
 
 
 
 
 
(109,776
)
Deferred compensation plan and stock awards, net of forfeitures and tax withholdings
 
 
 
87

 
1

 
29,786

 
 
 
 
 


 
 
 
29,787

Repurchases of common stock
 
 
 
(8,342
)
 
(83
)
 
(621,324
)
 


 
 
 
(226,641
)
 
 
 
(848,048
)
Proceeds from stock options exercised
 
 
 
292

 
2

 
23,312

 
 
 
 
 
 
 
 
 
23,314

Contributions to consolidated joint venture interests
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
36,275

 
36,275

Deconsolidation of partially owned entity
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(30,203
)
 
(30,203
)
Cash distributions to noncontrolling interests
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(52,446
)
 
(52,446
)
Cash distributions declared ($3.1375 per common share, none of which represented a return of capital for federal income tax purposes)
 
 
 
 
 
 
 
 
 
 
 
 
 
(305,059
)
 
 
 
(305,059
)
Balance at December 31, 2017
 
221,932

 
92,803

 
939

 
4,968,338

 
(124,049
)
 
18,604

 
1,139,329

 
364,361

 
6,589,454

Cumulative adjustment upon adoption of ASC 610-20
 
 
 
 
 
 
 
 
 
 
 
 
 
570,524

 
 
 
570,524

Balance at January 1, 2018
 
221,932

 
92,803

 
939

 
4,968,338

 
(124,049
)
 
18,604

 
1,709,853

 
364,361

 
7,159,978

Net income (loss)
 
 
 
 
 
 
 
 
 
 
 
 
 
247,262

 
(6
)
 
247,256

Other comprehensive loss
 
 
 
 
 
 
 
 
 
 
 
(3,496
)
 
 
 
 
 
(3,496
)
Preferred dividends
 
 
 
 
 
 
 
 
 
 
 
 
 
(14,950
)
 
 
 
(14,950
)
DRSPP proceeds
 
 
 
1

 


 
136

 
 
 
 
 
 
 
 
 
136

Conversion of units in the Operating Partnership to common stock
 
 
 
160

 
2

 
16,301

 
 
 
 
 
 
 
 
 
16,303

Reallocation of noncontrolling interest in the Operating Partnership
 
 
 
 
 
 
 
 
 
 
 
 
 
34,236

 
 
 
34,236

Deferred compensation plan and stock awards, net of forfeitures and tax withholdings
 
 
 
149

 
1

 
17,483

 
 
 
 
 
 
 
 
 
17,484

Repurchases of common stock
 
 
 
(9,745
)
 
(98
)
 
(522,482
)
 


 
 
 
(415,215
)
 
 
 
(937,795
)
Proceeds from stock options exercised
 
 
 
316

 
3

 
28,909

 
 
 
 
 
 
 
 
 
28,912

Contributions to consolidated joint venture interests
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
5,459

 
5,459

Deconsolidation of partially owned entity
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(315,116
)
 
(315,116
)
Cash distributions to noncontrolling interests
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(8,364
)
 
(8,364
)

65


SL Green Realty Corp.
Consolidated Statements of Equity
(in thousands, except per share data)

 
SL Green Realty Corp. Stockholders
 
 
 
 
 
Common Stock
 
 
 
 
 
 
 
 
 


 
Series I
Preferred
Stock
 
Shares
 
Par
Value
 
Additional
Paid-
In-Capital
 
Treasury
Stock
 
Accumulated
Other
Comprehensive
Income (Loss)
 
Retained
Earnings
 
Noncontrolling
Interests
 
Total
Cash distributions declared ($3.2875 per common share, none of which represented a return of capital for federal income tax purposes)
 
 
 
 
 
 
 
 
 
 
 
 
 
(282,188
)
 
 
 
(282,188
)
Balance at December 31, 2018
 
221,932

 
83,684

 
847

 
4,508,685

 
(124,049
)
 
15,108

 
1,278,998

 
46,334

 
5,947,855

Net income (loss)
 
 
 
 
 
 
 
 
 
 
 
 
 
270,434

 
(3,159
)
 
267,275

Acquisition of subsidiary interest from noncontrolling interest
 
 
 
 
 
 
 
(569
)
 
 
 
 
 
 
 
(25,276
)
 
(25,845
)
Other comprehensive loss
 
 
 
 
 
 
 
 
 
 
 
(43,593
)
 
 
 


 
(43,593
)
Preferred dividends
 
 
 
 
 
 
 
 
 
 
 
 
 
(14,950
)
 
 
 
(14,950
)
DRSPP proceeds
 
 
 
4

 
 
 
334

 
 
 
 
 
 
 
 
 
334

Conversion of units in the Operating Partnership to common stock
 
 
 
5

 


 
471

 
 
 
 
 
 
 
 
 
471

Reallocation of noncontrolling interest in the Operating Partnership
 
 
 
 
 
 
 
 
 
 
 
 
 
(34,320
)
 
 
 
(34,320
)
Deferred compensation plan and stock awards, net of forfeitures and tax withholdings
 
 
 
105

 
2

 
25,761

 
 
 
 
 
 
 
 
 
25,763

Repurchases of common stock
 
 
 
(4,596
)
 
(46
)
 
(248,287
)
 
 
 
 
 
(136,066
)
 
 
 
(384,399
)
Contributions to consolidated joint venture interests
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
58,462

 
58,462

Cash distributions to noncontrolling interests
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(478
)
 
(478
)
Cash distributions declared ($3.435 per common share, none of which represented a return of capital for federal income tax purposes)
 
 
 
 
 
 
 
 
 
 
 
 
 
(279,377
)
 
 
 
(279,377
)
Balance at December 31, 2019
 
$
221,932


79,202


$
803


$
4,286,395


$
(124,049
)

$
(28,485
)

$
1,084,719


$
75,883


$
5,517,198



The accompanying notes are an integral part of these consolidated financial statements.

66


SL Green Realty Corp.
Consolidated Statements of Cash Flows
(in thousands, except per share data)


 
Year Ended December 31,
 
2019
 
2018
 
2017
Operating Activities
 
 
 
 
 
Net income
$
291,487

 
$
270,856

 
$
101,069

Adjustments to reconcile net income to net cash provided by operating activities:
 
 
 
 
 
Depreciation and amortization
284,011

 
289,899

 
418,798

Equity in net loss (income) from unconsolidated joint ventures
34,518

 
(7,311
)
 
(21,892
)
Distributions of cumulative earnings from unconsolidated joint ventures
864

 
10,277

 
20,309

Equity in net gain on sale of interest in unconsolidated joint venture interest/real estate
(76,181
)
 
(303,967
)
 
(16,166
)
Purchase price and other fair value adjustments
(69,389
)
 
(57,385
)
 

Depreciable real estate reserves and impairment
7,047

 
227,543

 
178,520

Loss (gain) on sale of real estate, net
16,749

 
30,757

 
(73,241
)
Loan loss reserves and other investment reserves, net of recoveries

 
6,839

 

Gain on sale of investments in marketable securities

 

 
(3,262
)
Loss on early extinguishment of debt

 
17,083

 

Deferred rents receivable
(13,941
)
 
(18,216
)
 
(38,009
)
Non-cash lease expense
13,744

 
2,016

 
1,020

Other non-cash adjustments
271

 
2,932

 
19,621

Changes in operating assets and liabilities:
 
 
 
 
 
Tenant and other receivables
(4,968
)
 
6,968

 
(5,717
)
Related party receivables
7,802

 
(1,044
)
 
(7,209
)
Deferred lease costs
(70,938
)
 
(44,158
)
 
(41,939
)
Other assets
(18,630
)
 
(8,310
)
 
(23,068
)
Accounts payable, accrued expenses, other liabilities and security deposits
(25,597
)
 
4,410

 
(12,440
)
Deferred revenue
10,824

 
12,348

 
46,607

Change in lease liability - operating leases
(11,200
)
 

 

Net cash provided by operating activities
376,473

 
441,537

 
543,001

Investing Activities
 
 
 
 
 
Acquisitions of real estate property
(262,591
)
 
(60,486
)
 
(28,680
)
Additions to land, buildings and improvements
(252,986
)
 
(254,460
)
 
(336,001
)
Acquisition deposits and deferred purchase price
(5,239
)
 

 

Investments in unconsolidated joint ventures
(128,682
)
 
(400,429
)
 
(389,249
)
Distributions in excess of cumulative earnings from unconsolidated joint ventures
79,020

 
233,118

 
319,745

Net proceeds from disposition of real estate/joint venture interest
208,302

 
1,231,004

 
692,796

Proceeds from sale of marketable securities

 

 
55,129

Other investments
(7,869
)
 
(38,912
)
 
25,330

Origination of debt and preferred equity investments
(607,844
)
 
(731,216
)
 
(1,129,970
)
Repayments or redemption of debt and preferred equity investments
1,092,383

 
703,043

 
812,914

Net cash provided by investing activities
114,494

 
681,662

 
22,014

 
 
 
 
 
 

67


SL Green Realty Corp.
Consolidated Statements of Cash Flows
(in thousands, except per share data)

 
Year Ended December 31,
 
2019
 
2018
 
2017
Financing Activities
 
 
 
 
 
Proceeds from mortgages and other loans payable
$
752,984

 
$
564,391

 
$
870,459

Repayments of mortgages and other loans payable
(230,076
)
 
(868,842
)
 
(902,460
)
Proceeds from revolving credit facility and senior unsecured notes
1,310,000

 
3,120,000

 
2,784,599

Repayments of revolving credit facility and senior unsecured notes
(1,570,000
)
 
(2,560,000
)
 
(2,276,782
)
Payment of debt extinguishment costs

 
(13,918
)
 

Proceeds from stock options exercised and DRSPP issuance
334

 
29,048

 
23,537

Repurchase of common stock
(384,399
)
 
(979,541
)
 
(806,302
)
Redemption of preferred stock
(18,142
)
 
(1,208
)
 
(275
)
Redemption of OP units
(27,495
)
 
(33,972
)
 

Distributions to noncontrolling interests in other partnerships
(478
)
 
(8,364
)
 
(52,446
)
Contributions from noncontrolling interests in other partnerships
10,239

 
5,459

 
36,275

Acquisition of subsidiary interest from noncontrolling interest
(25,845
)
 

 

Distributions to noncontrolling interests in the Operating Partnership
(14,729
)
 
(15,000
)
 
(14,266
)
Dividends paid on common and preferred stock
(306,386
)
 
(313,230
)
 
(333,543
)
Other obligations related to loan participations

 
16

 
17,227

Tax withholdings related to restricted share awards
(3,495
)
 
(3,842
)
 
(3,879
)
Deferred loan costs
(21,162
)
 
(15,109
)
 
(27,100
)
Net cash used in financing activities
(528,650
)
 
(1,094,112
)
 
(684,956
)
Net (decrease) increase in cash, cash equivalents, and restricted cash
(37,683
)
 
29,087

 
(119,941
)
Cash, cash equivalents, and restricted cash at beginning of year
279,113

 
250,026

 
369,967

Cash, cash equivalents, and restricted cash at end of period
$
241,430

 
$
279,113

 
$
250,026

 
 
 
 
 
 
Supplemental cash flow disclosures:
 
 
 
 
 
Interest paid
$
248,684

 
$
259,776

 
$
273,819

Income taxes paid
$
1,489

 
$
1,418

 
$
2,448

 
 
 
 
 
 
Supplemental Disclosure of Non-Cash Investing and Financing Activities:
 
 
 
 
 
Issuance of units in the operating partnership

 

 
25,723

Conversion of units in the operating partnership
471

 
16,303

 
21,574

Redemption of units in the operating partnership for a joint venture sale

 
10,445

 

Exchange of debt investment for real estate or equity in joint venture
34,498

 
298,956

 

Issuance of preferred units relating to the real estate acquisition
1,000

 

 

Tenant improvements and capital expenditures payable
6,056

 

 
6,667

Fair value adjustment to noncontrolling interest in the operating partnership
34,320

 
34,236

 
5,712

Deconsolidation of a subsidiary (1)
395

 
298,404

 
695,204

Transfer of assets to assets held for sale
391,664

 

 
611,809

Transfer of liabilities related to assets held for sale

 

 
5,364

Removal of fully depreciated commercial real estate properties
19,577

 
124,249

 
15,488

Contribution to consolidated joint venture by noncontrolling interest
48,223

 

 

Share repurchase payable

 

 
41,746

Recognition of right of use assets and related lease liabilities
389,120

 

 

(1) $366.6 million of the 2017 amount relates to 1515 Broadway. In November 2017, the Company sold a 30.13% interest in 1515 Broadway to affiliates of Allianz Real Estate. The sale did not meet the criteria for sale accounting and as a result the property was accounted for under the profit sharing method. The Company achieved sale accounting upon adoption of ASC 610-20 in January 2018 and closed on the sale of an additional 12.87% interest in the property to Allianz in February 2018.

68


SL Green Realty Corp.
Consolidated Statements of Cash Flows
(in thousands, except per share data)

In December 2019, 2018 and 2017, the Company declared quarterly distributions per share of $0.885, $0.85 and $0.8125, respectively. These distributions were paid in January 2020, 2019 and 2018, respectively.
The following table provides a reconciliation of cash, cash equivalents, and restricted cash reported within the consolidated balance sheets that sum to the total of the same such amounts shown in the consolidated statements of cash flows.
 
Year Ended
 
2019
 
2018
 
2017
Cash and cash equivalents
$
166,070

 
$
129,475

 
$
127,888

Restricted cash
75,360

 
149,638

 
122,138

Total cash, cash equivalents, and restricted cash
$
241,430

 
$
279,113

 
$
250,026

The accompanying notes are an integral part of these consolidated financial statements.

69




Report of Independent Registered Public Accounting Firm
To the Partners of SL Green Operating Partnership, L.P.
Opinion on the Financial Statements
We have audited the accompanying consolidated balance sheets of SL Green Operating Partnership, L.P. (the Operating Partnership) as of December 31, 2019 and 2018, the related consolidated statements of operations, comprehensive income, capital and cash flows for each of the three years in the period ended December 31, 2019, and the related notes and financial statement schedules listed in the Index at Item 15(a)(2) (collectively referred to as the "consolidated financial statements"). In our opinion, the consolidated financial statements present fairly, in all material respects, the financial position of the Operating Partnership at December 31, 2019 and 2018, and the results of its operations and its cash flows for each of the three years in the period ended December 31, 2019, in conformity with U.S. generally accepted accounting principles.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States)(PCAOB), the Operating Partnership's internal control over financial reporting as of December 31, 2019, based on criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 framework), and our report dated February 28, 2020 expressed an unqualified opinion thereon.
Adoption of ASU No. 2016-02
As discussed in Note 2 to the consolidated financial statements, the Operating Partnership changed its method of accounting for leases in 2019 due to the adoption of ASU No. 2016-02, Leases (Topic 842), and the related amendments.
Basis for Opinion
These financial statements are the responsibility of the Operating Partnership's management. Our responsibility is to express an opinion on the Operating Partnership's financial statements based on our audits. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the Operating Partnership in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.
We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement, whether due to error or fraud. Our audits included performing procedures to assess the risks of material misstatement of the financial statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the financial statements. Our audits also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the financial statements. We believe that our audits provide a reasonable basis for our opinion.
/s/ Ernst & Young LLP
We have served as the Operating Partnership's auditor since 2010.
New York, New York
February 28, 2020

70


SL Green Operating Partnership, L.P.
Consolidated Balance Sheets
(in thousands, except per unit data)

 
 
December 31, 2019
 
December 31, 2018
Assets
 
 
 
 
Commercial real estate properties, at cost:
 
 
 
 
Land and land interests
 
$
1,751,544

 
$
1,774,899

Building and improvements
 
5,154,990

 
5,268,484

Building leasehold and improvements
 
1,433,793

 
1,423,107

Right of use asset - financing leases
 
47,445

 
47,445

Right of use asset - operating leases
 
396,795

 

 
 
8,784,567

 
8,513,935

Less: accumulated depreciation
 
(2,060,560
)
 
(2,099,137
)
 
 
6,724,007

 
6,414,798

Assets held for sale
 
391,664

 

Cash and cash equivalents
 
166,070

 
129,475

Restricted cash
 
75,360

 
149,638

Investments in marketable securities
 
29,887

 
28,638

Tenant and other receivables, net of allowance of $12,369 and $15,702 in 2019 and 2018, respectively
 
43,968

 
41,589

Related party receivables
 
21,121

 
28,033

Deferred rents receivable, net of allowance of $12,477 and $15,457 in 2019 and 2018, respectively
 
283,011

 
335,985

Debt and preferred equity investments, net of discounts and deferred origination fees of $14,562 and $22,379 and allowances of $1,750 and $5,750 in 2019 and 2018, respectively
 
1,580,306

 
2,099,393

Investments in unconsolidated joint ventures
 
2,912,842

 
3,019,020

Deferred costs, net
 
205,283

 
209,110

Other assets
 
332,801

 
295,679

Total assets (1)
 
$
12,766,320

 
$
12,751,358

Liabilities
 
 
 
 
Mortgages and other loans payable, net
 
$
2,183,253

 
$
1,961,240

Revolving credit facility, net
 
234,013

 
492,196

Unsecured term loans, net
 
1,494,024

 
1,493,051

Unsecured notes, net
 
1,496,847

 
1,495,214

Accrued interest payable
 
22,148

 
23,154

Other liabilities
 
177,080

 
116,566

Accounts payable and accrued expenses
 
166,905

 
147,060

Deferred revenue
 
114,052

 
94,453

Lease liability - financing leases
 
44,448

 
43,616

Lease liability - operating leases
 
381,671

 
3,603

Dividend and distributions payable
 
79,282

 
80,430

Security deposits
 
62,252

 
64,688

Liabilities related to assets held for sale
 

 

Junior subordinated deferrable interest debentures held by trusts that issued trust preferred securities
 
100,000

 
100,000

Total liabilities (1)
 
6,555,975

 
6,115,271

Commitments and contingencies
 


 


Limited partner interests in SLGOP (4,196 and 4,131 limited partner common units outstanding at December 31, 2019 and 2018, respectively)
 
409,862

 
387,805

Preferred units
 
283,285

 
300,427


71


SL Green Operating Partnership, L.P.
Consolidated Balance Sheets
(in thousands, except per unit data)

 
 
December 31, 2019
 
December 31, 2018
Capital
 
 
 
 
SLGOP partners' capital:
 
 
 
 
Series I Preferred Units, $25.00 liquidation preference, 9,200 issued and outstanding at both December 31, 2019 and 2018
 
221,932

 
221,932

SL Green partners' capital (834 and 878 general partner common units, and 78,368 and 82,806 limited partner common units outstanding at December 31, 2019 and 2018, respectively)
 
5,247,868

 
5,664,481

Accumulated other comprehensive (loss) income
 
(28,485
)
 
15,108

Total SLGOP partners' capital
 
5,441,315

 
5,901,521

Noncontrolling interests in other partnerships
 
75,883

 
46,334

Total capital
 
5,517,198

 
5,947,855

Total liabilities and capital
 
$
12,766,320

 
$
12,751,358

 
 
 
 
 
(1) The Operating Partnership's consolidated balance sheets include assets and liabilities of consolidated variable interest entities ("VIEs"). See Note 2. The consolidated balance sheets include the following amounts related to our consolidated VIEs, excluding the Operating Partnership: $205.2 million and $110.0 million of land, $481.9 million and $346.7 million of building and improvements, $2.0 million and $2.0 million of building and leasehold improvements, $61.7 million and $47.4 million of right of use assets, $17.6 million and $42.2 million of accumulated depreciation, $169.5 million and $112.6 million of other assets included in other line items, $457.1 million and $140.8 million of real estate debt, net, $1.2 million and $0.4 million of accrued interest payable, $57.7 million and $43.6 million of lease liabilities, and $43.7 million and $18.3 million of other liabilities included in other line items as of December 31, 2019 and December 31, 2018, respectively.


The accompanying notes are an integral part of these consolidated financial statements.

72


SL Green Operating Partnership, L.P.
Consolidated Statements of Operations
(in thousands, except per unit data)



 
 
Year Ended December 31,
 
 
2019
 
2018
 
2017
Revenues
 
 
 
 
 
 
Rental revenue, net
 
$
983,557

 
$
978,574

 
$
1,273,932

Investment income
 
195,590

 
201,492

 
193,871

Other income
 
59,848

 
47,326

 
43,670

Total revenues
 
1,238,995


1,227,392


1,511,473

Expenses
 
 
 
 
 
 
Operating expenses, including $18,106 in 2019, $17,823 in 2018, $21,400 in 2017 of related party expenses
 
234,676

 
229,347

 
293,364

Real estate taxes
 
190,764

 
186,351

 
244,323

Operating lease rent
 
33,188

 
32,965

 
33,231

Interest expense, net of interest income
 
190,521

 
208,669

 
257,045

Amortization of deferred financing costs
 
11,653

 
12,408

 
16,498

Depreciation and amortization
 
272,358

 
279,507

 
403,320

Loan loss and other investment reserves, net of recoveries
 

 
6,839

 

Transaction related costs
 
729

 
1,099

 
(1,834
)
Marketing, general and administrative
 
100,875

 
92,631

 
100,498

Total expenses
 
1,034,764

 
1,049,816

 
1,346,445

Equity in net (loss) income from unconsolidated joint ventures
 
(34,518
)
 
7,311

 
21,892

Equity in net gain on sale of interest in unconsolidated joint venture/real estate
 
76,181

 
303,967

 
16,166

Purchase price and other fair value adjustment
 
69,389

 
57,385

 

(Loss) gain on sale of real estate, net
 
(16,749
)
 
(30,757
)
 
73,241

Depreciable real estate reserves and impairment
 
(7,047
)
 
(227,543
)
 
(178,520
)
Gain on sale of investment in marketable securities
 

 

 
3,262

Loss on early extinguishment of debt
 

 
(17,083
)
 

Net income
 
291,487

 
270,856

 
101,069

Net loss attributable to noncontrolling interests in other partnerships
 
3,159

 
6

 
15,701

Preferred unit distributions
 
(10,911
)
 
(11,384
)
 
(11,401
)
Net income attributable to SLGOP
 
283,735

 
259,478

 
105,369

Perpetual preferred stock dividends
 
(14,950
)
 
(14,950
)
 
(14,950
)
Net income attributable to SLGOP common unitholders
 
$
268,785

 
$
244,528

 
$
90,419

 
 
 
 
 
 
 
Basic earnings per unit:
 
$
3.10

 
$
2.67

 
$
0.87

Diluted earnings per unit:
 
$
3.10

 
$
2.67

 
$
0.87

 
 
 
 
 
 
 
Basic weighted average common units outstanding
 
86,008

 
91,315

 
103,127

Diluted weighted average common units and common unit equivalents outstanding
 
86,562

 
91,530

 
103,403



The accompanying notes are an integral part of these consolidated financial statements.


73



SL Green Operating Partnership, L.P.
Consolidated Statements of Comprehensive Income
(in thousands)
 
 
Year Ended December 31,
 
 
2019
 
2018
 
2017
Net income
 
$
291,487

 
$
270,856

 
$
101,069

Other comprehensive (loss) income:
 
 
 
 
 
 
(Decrease) increase in unrealized value of derivative instruments, including SLGOP's share of joint venture derivative instruments
 
(47,118
)
 
(3,622
)
 
1,040

Increase (decrease) in unrealized value of marketable securities
 
1,249

 
60

 
(4,667
)
Other comprehensive loss
 
(45,869
)
 
(3,562
)
 
(3,627
)
Comprehensive income
 
245,618

 
267,294

 
97,442

Net loss attributable to noncontrolling interests
 
3,159

 
6

 
15,701

Other comprehensive loss attributable to noncontrolling interests
 
2,276

 
66

 
94

Comprehensive income attributable to SLGOP
 
$
251,053

 
$
267,366

 
$
113,237



The accompanying notes are an integral part of these consolidated financial statements.


74


SL Green Operating Partnership, L.P.
Consolidated Statements of Capital
(in thousands, except per unit data)


 
 
SL Green Operating Partnership Unitholders
 
 
 
 
 
 
 
 
Partners' Interest
 
 
 
 
 
 
 
 
Series I
Preferred
Units
 
Common
Units
 
Common
Unitholders
 
Accumulated
Other
Comprehensive (Loss) Income
 
Noncontrolling
Interests
 
Total
Balance at December 31, 2016
 
$
221,932

 
100,562

 
$
7,080,406

 
$
22,137

 
$
426,436

 
$
7,750,911

Net income
 
 
 
 
 
101,374

 
 
 
(15,701
)
 
85,673

Other comprehensive income
 
 
 
 
 
 
 
(3,533
)
 
 
 
(3,533
)
Preferred dividends
 
 
 
 
 
(14,950
)
 
 
 
 
 
(14,950
)
DRSPP proceeds
 
 
 
2

 
223

 
 
 
 
 
223

Conversion of common units
 
 
 
202

 
21,574

 
 
 
 
 
21,574

Reallocation of noncontrolling interests in the operating partnership
 
 
 
 
 
5,712

 
 
 
 
 
5,712

Equity component of repurchased exchangeable senior notes
 
 
 
 
 
(109,776
)
 
 
 
 
 
(109,776
)
Deferred compensation plan and stock awards, net of forfeitures and tax withholdings
 
 
 
87

 
29,787

 
 
 
 
 
29,787

Repurchases of common units
 
 
 
(8,342
)
 
(848,048
)
 
 
 
 
 
(848,048
)
Proceeds from stock options exercised
 
 
 
292

 
23,314

 
 
 
 
 
23,314

Contributions to consolidated joint venture interests
 
 
 
 
 
 
 
 
 
36,275

 
36,275

Deconsolidation of partially owned entity
 
 
 
 
 
 
 
 
 
(30,203
)
 
(30,203
)
Cash distributions to noncontrolling interests
 
 
 
 
 
 
 
 
 
(52,446
)
 
(52,446
)
Cash distributions declared ($3.1375 per common unit, none of which represented a return of capital for federal income tax purposes)
 
 
 
 
 
(305,059
)
 
 
 
 
 
(305,059
)
Balance at December 31, 2017
 
221,932

 
92,803

 
5,984,557

 
18,604

 
364,361

 
6,589,454

Cumulative adjustment upon adoption of ASC 610-20
 
 
 
 
 
570,524

 
 
 
 
 
570,524

Balance at January 1, 2018
 
221,932

 
92,803

 
6,555,081

 
18,604

 
364,361

 
7,159,978

Net income (loss)
 
 
 
 
 
247,262

 
 
 
(6
)
 
247,256

Other comprehensive loss
 
 
 
 
 
 
 
(3,496
)
 
 
 
(3,496
)
Preferred dividends
 
 
 
 
 
(14,950
)
 
 
 
 
 
(14,950
)
DRSPP proceeds
 
 
 
1

 
136

 
 
 
 
 
136

Conversion of common units
 
 
 
160

 
16,303

 
 
 
 
 
16,303

Reallocation of noncontrolling interests in the operating partnership
 
 
 
 
 
34,236

 
 
 
 
 
34,236

Deferred compensation plan and stock awards, net of forfeitures and tax withholdings
 
 
 
149

 
17,484

 
 
 
 
 
17,484

Repurchases of common units
 
 
 
(9,745
)
 
(937,795
)
 
 
 
 
 
(937,795
)
Proceeds from stock options exercised
 
 
 
316

 
$
28,912

 
 
 
 
 
28,912

Contributions to consolidated joint venture interests
 
 
 
 
 
 
 
 
 
5,459

 
5,459

Deconsolidation of partially owned entity
 
 
 
 
 
 
 
 
 
(315,116
)
 
(315,116
)
Cash distributions to noncontrolling interests
 
 
 
 
 
 
 
 
 
(8,364
)
 
(8,364
)
Cash distributions declared ($3.2875 per common unit, none of which represented a return of capital for federal income tax purposes)
 
 
 
 
 
(282,188
)
 
 
 
 
 
(282,188
)
Balance at December 31, 2018
 
221,932


83,684


5,664,481


15,108


46,334


5,947,855

Net income (loss)
 
 
 
 
 
270,434

 
 
 
(3,159
)
 
267,275

Acquisition of subsidiary interest from noncontrolling interest
 
 
 
 
 
(569
)
 
 
 
(25,276
)
 
(25,845
)
Other comprehensive loss
 
 
 
 
 
 
 
(43,593
)
 
 
 
(43,593
)
Preferred dividends
 
 
 
 
 
(14,950
)
 
 
 
 
 
(14,950
)
DRSPP proceeds
 
 
 
4

 
334

 
 
 
 
 
334

Conversion of common units
 
 
 
5

 
471

 
 
 
 
 
471

Reallocation of noncontrolling interest in the Operating Partnership
 
 
 
 
 
(34,320
)
 
 
 
 
 
(34,320
)
Deferred compensation plan and stock awards, net of forfeitures and tax withholdings
 
 
 
105

 
25,763

 
 
 
 
 
25,763

Repurchases of common units
 
 
 
(4,596
)
 
(384,399
)
 
 
 
 
 
(384,399
)
Contributions to consolidated joint venture interests
 
 
 
 
 
 
 
 
 
58,462

 
58,462

Cash distributions to noncontrolling interests
 
 
 
 
 
 
 
 
 
(478
)
 
(478
)
Cash distributions declared ($3.435 per common unit, none of which represented a return of capital for federal income tax purposes)
 
 
 
 
 
(279,377
)
 
 
 
 
 
(279,377
)
Balance at December 31, 2019
 
$
221,932

 
79,202

 
$
5,247,868

 
$
(28,485
)
 
$
75,883

 
$
5,517,198


75


SL Green Operating Partnership, L.P.
Consolidated Statements of Cash Flows
(in thousands)



 
Year Ended December 31,
 
2019
 
2018
 
2017
Operating Activities
 
 
 
 
 
Net income
$
291,487

 
$
270,856

 
$
101,069

Adjustments to reconcile net income to net cash provided by operating activities:
 
 
 
 
 
Depreciation and amortization
284,011

 
289,899

 
418,798

Equity in net loss (income) from unconsolidated joint ventures
34,518

 
(7,311
)
 
(21,892
)
Distributions of cumulative earnings from unconsolidated joint ventures
864

 
10,277

 
20,309

Equity in net gain on sale of interest in unconsolidated joint venture interest/real estate
(76,181
)
 
(303,967
)
 
(16,166
)
Purchase price and other fair value adjustments
(69,389
)
 
(57,385
)
 

Depreciable real estate reserves and impairment
7,047

 
227,543

 
178,520

Loss (gain) on sale of real estate, net
16,749

 
30,757

 
(73,241
)
Loan loss reserves and other investment reserves, net of recoveries

 
6,839

 

Gain on sale of investments in marketable securities

 

 
(3,262
)
Loss on early extinguishment of debt

 
17,083

 

Deferred rents receivable
(13,941
)
 
(18,216
)
 
(38,009
)
Non-cash lease expense
13,744

 
2,016

 
1,020

Other non-cash adjustments
271

 
2,932

 
19,621

Changes in operating assets and liabilities:
 
 
 
 
 
Tenant and other receivables
(4,968
)
 
6,968

 
(5,717
)
Related party receivables
7,802

 
(1,044
)
 
(7,209
)
Deferred lease costs
(70,938
)
 
(44,158
)
 
(41,939
)
Other assets
(18,630
)
 
(8,310
)
 
(23,068
)
Accounts payable, accrued expenses and other liabilities and security deposits
(25,597
)
 
4,410

 
(12,440
)
Deferred revenue
10,824

 
12,348

 
46,607

Change in lease liability - operating leases
(11,200
)
 

 

Net cash provided by operating activities
376,473

 
441,537

 
543,001

Investing Activities
 
 
 
 
 
Acquisitions of real estate property
(262,591
)
 
(60,486
)
 
(28,680
)
Additions to land, buildings and improvements
(252,986
)
 
(254,460
)
 
(336,001
)
Acquisition deposits and deferred purchase price
(5,239
)
 

 

Investments in unconsolidated joint ventures
(128,682
)
 
(400,429
)
 
(389,249
)
Distributions in excess of cumulative earnings from unconsolidated joint ventures
79,020

 
233,118

 
319,745

Net proceeds from disposition of real estate/joint venture interest
208,302

 
1,231,004

 
692,796

Proceeds from sale of marketable securities

 

 
55,129

Other investments
(7,869
)
 
(38,912
)
 
25,330

Origination of debt and preferred equity investments
(607,844
)
 
(731,216
)
 
(1,129,970
)
Repayments or redemption of debt and preferred equity investments
1,092,383

 
703,043

 
812,914

Net cash provided by investing activities
114,494

 
681,662

 
22,014

 
 
 
 
 
 

76


SL Green Operating Partnership, L.P.
Consolidated Statements of Cash Flows
(in thousands)


 
Year Ended December 31,
 
2019
 
2018
 
2017
Financing Activities
 
 
 
 
 
Proceeds from mortgages and other loans payable
$
752,984

 
$
564,391

 
$
870,459

Repayments of mortgages and other loans payable
(230,076
)
 
(868,842
)
 
(902,460
)
Proceeds from revolving credit facility and senior unsecured notes
1,310,000

 
3,120,000

 
2,784,599

Repayments of revolving credit facility and senior unsecured notes
(1,570,000
)
 
(2,560,000
)
 
(2,276,782
)
Payment of debt extinguishment costs

 
(13,918
)
 

Proceeds from stock options exercised and DRSPP issuance
334

 
29,048

 
23,537

Repurchase of common units
(384,399
)
 
(979,541
)
 
(806,302
)
Redemption of preferred units
(18,142
)
 
(1,208
)
 
(275
)
Redemption of OP units
(27,495
)
 
(33,972
)
 

Distributions to noncontrolling interests in other partnerships
(478
)
 
(8,364
)
 
(52,446
)
Contributions from noncontrolling interests in other partnerships
10,239

 
5,459

 
36,275

Acquisition of subsidiary interest from noncontrolling interest
(25,845
)
 

 

Distributions paid on common and preferred units
(321,115
)
 
(328,230
)
 
(347,809
)
Other obligations related to mortgage loan participations

 
16

 
17,227

Tax withholdings related to restricted share awards
(3,495
)
 
(3,842
)
 
(3,879
)
Deferred loan costs
(21,162
)
 
(15,109
)
 
(27,100
)
Net cash used in financing activities
(528,650
)
 
(1,094,112
)
 
(684,956
)
Net (decrease) increase in cash, cash equivalents, and restricted cash
(37,683
)
 
29,087

 
(119,941
)
Cash, cash equivalents, and restricted cash at beginning of year
279,113

 
250,026

 
369,967

Cash, cash equivalents, and restricted cash at end of period
$
241,430

 
$
279,113

 
$
250,026

 
 
 
 
 
 
Supplemental cash flow disclosures:
 

 
 

 
 

Interest paid
$
248,684

 
$
259,776

 
$
273,819

Income taxes paid
$
1,489

 
$
1,418

 
$
2,448

 
 
 
 
 
 
Supplemental Disclosure of Non-Cash Investing and Financing Activities:
 
 
 
 
 
Issuance of units in the operating partnership

 

 
25,723

Conversion of units in the operating partnership
471

 
16,303

 
21,574

Redemption of units in the operating partnership for a joint venture sale

 
10,445

 

Exchange of debt investment for real estate or equity in joint venture
34,498

 
298,956

 

Issuance of preferred units relating to the real estate acquisition
1,000

 

 

Tenant improvements and capital expenditures payable
6,056

 

 
6,667

Fair value adjustment to noncontrolling interest in the operating partnership
34,320

 
34,236

 
5,712

Deconsolidation of a subsidiary (1)
395

 
298,404

 
695,204

Transfer of assets to assets held for sale
391,664

 

 
611,809

Transfer of liabilities related to assets held for sale

 

 
5,364

Removal of fully depreciated commercial real estate properties
19,577

 
124,249

 
15,488

Contribution to consolidated joint venture by noncontrolling interest
48,223

 

 

Share repurchase payable

 

 
41,746

Recognition of right of use assets and related lease liabilities
389,120

 

 

(1) $366.6 million of the 2017 amount relates to 1515 Broadway. In November 2017, the Company sold a 30.13% interest in 1515 Broadway to affiliates of Allianz Real Estate. The sale did not meet the criteria for sale accounting and as a result the property was accounted for under the profit sharing method. The Company achieved sale accounting upon adoption of ASC 610-20 in January 2018 and closed on the sale of an additional 12.87% interest in the property to Allianz in February 2018.

77


SL Green Operating Partnership, L.P.
Consolidated Statements of Cash Flows
(in thousands)


In December 2019, 2018 and 2017, SLGOP declared quarterly distributions per common unit of $0.885, $0.85 and $0.8125, respectively. These distributions were paid in January 2020, 2019 and 2018, respectively.
The following table provides a reconciliation of cash, cash equivalents, and restricted cash reported within the consolidated balance sheets that sum to the total of the same such amounts shown in the consolidated statements of cash flows.
 
Year Ended
 
2019
 
2018
 
2017
Cash and cash equivalents
$
166,070

 
$
129,475

 
$
127,888

Restricted cash
75,360

 
149,638

 
122,138

Total cash, cash equivalents, and restricted cash
$
241,430

 
$
279,113

 
$
250,026

The accompanying notes are an integral part of these consolidated financial statements.


78



SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements
December 31, 2019


1. Organization and Basis of Presentation
SL Green Realty Corp., which is referred to as the Company or SL Green, a Maryland corporation, and SL Green Operating Partnership, L.P., which is referred to as SLGOP or the Operating Partnership, a Delaware limited partnership, were formed in June 1997 for the purpose of combining the commercial real estate business of S.L. Green Properties, Inc. and its affiliated partnerships and entities. The Operating Partnership received a contribution of interest in the real estate properties, as well as 95% of the economic interest in the management, leasing and construction companies which are referred to as the Service Corporation. All of the management, leasing and construction services that are provided to the properties that are wholly-owned by us and that are provided to certain joint ventures are conducted through SL Green Management LLC which is 100% owned by the Operating Partnership. The Company has qualified, and expects to qualify in the current fiscal year, as a real estate investment trust, or REIT, under the Internal Revenue Code of 1986, as amended, or the Code, and operates as a self-administered, self-managed REIT. A REIT is a legal entity that holds real estate interests and, through payments of dividends to stockholders, is permitted to minimize the payment of Federal income taxes at the corporate level. Unless the context requires otherwise, all references to "we," "our" and "us" means the Company and all entities owned or controlled by the Company, including the Operating Partnership.
Substantially all of our assets are held by, and all of our operations are conducted through, the Operating Partnership. The Company is the sole managing general partner of the Operating Partnership. As of December 31, 2019, noncontrolling investors held, in the aggregate, a 5.03% limited partnership interest in the Operating Partnership. We refer to these interests as the noncontrolling interests in the Operating Partnership. The Operating Partnership is considered a variable interest entity, or VIE, in which we are the primary beneficiary. See Note 11, "Noncontrolling Interests on the Company's Consolidated Financial Statements."
As of December 31, 2019, we owned the following interests in properties in the New York metropolitan area, primarily in midtown Manhattan. Our investments located outside of Manhattan are referred to as the Suburban properties:
 
 
 
 
Consolidated
 
Unconsolidated
 
Total
 
 
Location
 
Property
Type
 
Number of Properties
 
Approximate Square Feet (unaudited)
 
Number of Properties
 
Approximate Square Feet (unaudited)
 
Number of Properties
 
Approximate Square Feet (unaudited)
 
Weighted Average Occupancy(1) (unaudited)
Commercial:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Manhattan
 
Office
 
20

 
12,387,091

 
10

 
11,216,183

 
30

 
23,603,274

 
94.5
%
 
 
Retail
 
6

(2)
320,430

 
8

 
289,050

 
14

 
609,480

 
98.4
%
 
 
Development/Redevelopment
(3)
6

 
189,538

 
1

 

 
7

 
189,538

 
84.9
%
 
 
Fee Interest
 

 

 
1

 

 
1

 

 
%
 
 
 
 
32

 
12,897,059

 
20

 
11,505,233

 
52

 
24,402,292

 
94.6
%
Suburban
 
Office
 
8

 
1,044,800

 

 

 
8

 
1,044,800

 
85.7
%
 
 
Retail
 
1

 
52,000

 

 

 
1

 
52,000

 
100.0
%
 
 
 
 
9

 
1,096,800

 

 

 
9

 
1,096,800

 
86.4
%
Total commercial properties
 
41

 
13,993,859

 
20

 
11,505,233

 
61

 
25,499,092

 
94.2
%
Residential:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Manhattan
 
Residential
 
2

(2)
445,105

 
8

 
1,663,774

 
10

 
2,108,879

 
95.7
%
Total residential properties
 
2

 
445,105

 
8

 
1,663,774

 
10

 
2,108,879

 
95.7
%
Total portfolio
 
43

 
14,438,964

 
28

 
13,169,007

 
71

 
27,607,971

 
94.3
%
(1)
The weighted average occupancy for commercial properties represents the total occupied square footage divided by the total square footage at acquisition.  The weighted average occupancy for residential properties represents the total occupied units divided by the total available units.
(2)
As of December 31, 2019, we owned a building at 315 West 33rd Street, also known as The Olivia, that was comprised of approximately 270,132 square feet (unaudited) of retail space and approximately 222,855 square feet (unaudited) of residential space. For the purpose of this report, we have included this building in the number of retail properties we own. However, we have included only the retail square footage in the retail approximate square footage, and have listed the balance of the square footage as residential square footage.
(3)
Properties in Development are included in Number of Properties with no Approximate Square Feet.

79

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


As of December 31, 2019, we also managed two office buildings owned by third parties encompassing approximately 2.1 million square feet (unaudited) and held debt and preferred equity investments with a book value of $1.7 billion, including $0.1 billion of debt and preferred equity investments and other financing receivables that are included in balance sheet line items other than the Debt and Preferred Equity Investments line item.
Partnership Agreement
In accordance with the partnership agreement of the Operating Partnership, or the Operating Partnership Agreement, we allocate all distributions and profits and losses in proportion to the percentage of ownership interests of the respective partners, subject to the priority distributions with respect to preferred units and special provisions that apply to LTIP Units. As the managing general partner of the Operating Partnership, we are required to take such reasonable efforts, as determined by us in our sole discretion, to cause the Operating Partnership to distribute sufficient amounts to enable the payment of sufficient dividends by us to minimize any Federal income or excise tax at the Company level. Under the Operating Partnership Agreement, each limited partner has the right to redeem units of limited partnership interests for cash, or if we so elect, shares of SL Green's common stock on a one-for-one basis.
Subsequent Event
In February 2020, The Company entered into contract to sell 315 West 33rd Street and an adjacent undeveloped parcel of land for a gross asset valuation of $446.5 million. This transaction is expected to close in the second quarter of 2020. At December 31, 2019, we determined that the held for sale criteria was not met for this property as it was not probable that the sale of the asset would be completed within one year.
2. Significant Accounting Policies
Principles of Consolidation
The consolidated financial statements include our accounts and those of our subsidiaries, which are wholly-owned or controlled by us. Entities which we do not control through our voting interest and entities which are variable interest entities, but where we are not the primary beneficiary, are accounted for under the equity method. See Note 5, "Debt and Preferred Equity Investments" and Note 6, "Investments in Unconsolidated Joint Ventures." All significant intercompany balances and transactions have been eliminated.
We consolidate a VIE in which we are considered the primary beneficiary. The primary beneficiary is the entity that has (i) the power to direct the activities that most significantly impact the entity's economic performance and (ii) the obligation to absorb losses of the VIE or the right to receive benefits from the VIE that could be significant to the VIE.
A noncontrolling interest in a consolidated subsidiary is defined as the portion of the equity (net assets) in a subsidiary not attributable, directly or indirectly, to us. Noncontrolling interests are required to be presented as a separate component of equity in the consolidated balance sheet and the presentation of net income is modified to present earnings and other comprehensive income attributed to controlling and noncontrolling interests.
We assess the accounting treatment for each joint venture and debt and preferred equity investment. This assessment includes a review of each joint venture or limited liability company agreement to determine the rights provided to each party and whether those rights are protective or participating. For all VIEs, we review such agreements in order to determine which party has the power to direct the activities that most significantly impact the entity's economic performance. In situations where we and our partner approve, among other things, the annual budget, receive a detailed monthly reporting package, meet on a quarterly basis to review the results of the joint venture, review and approve the joint venture's tax return before filing, and approve all leases that cover more than a nominal amount of space relative to the total rentable space at each property, we do not consolidate the joint venture as we consider these to be substantive participation rights that result in shared power of the activities that most significantly impact the performance of the joint venture. Our joint venture agreements typically contain certain protective rights such as requiring partner approval to sell, finance or refinance the property and the payment of capital expenditures and operating expenditures outside of the approved budget or operating plan.
Investment in Commercial Real Estate Properties
Real estate properties are presented at cost less accumulated depreciation and amortization. Costs directly related to the development or redevelopment of properties are capitalized. 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.

80

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


We recognize the assets acquired, liabilities assumed (including contingencies) and any noncontrolling interests in an acquired entity at their respective fair values on the acquisition date. When we acquire our partner's equity interest in an existing unconsolidated joint venture and gain control over the investment, we record the consolidated investment at fair value. The difference between the book value of our equity investment on the purchase date and our share of the fair value of the investment's purchase price is recorded as a purchase price fair value adjustment in our consolidated statements of operations. See Note 3, "Property Acquisitions."
We allocate the purchase price of real estate to land and building (inclusive of tenant improvements) and, if determined to be material, intangibles, such as the value of above- and below-market leases and origination costs associated with the in-place leases. We depreciate the amount allocated to building (inclusive of tenant improvements) over their estimated useful lives, which generally range from three to 40 years. We amortize the amount allocated to the above- and below-market leases over the remaining term of the associated lease, which generally range from one to 14 years, and record it as either an increase (in the case of below-market leases) or a decrease (in the case of above-market leases) to rental income. We amortize the amount allocated to the values associated with in-place leases over the expected term of the associated lease, which generally ranges from one to 14 years. If a tenant vacates its space prior to the contractual termination of the lease and no rental payments are being made on the lease, any unamortized balance of the related intangible will be written off. The tenant improvements and origination costs are amortized as an expense over the remaining life of the lease (or charged against earnings if the lease is terminated prior to its contractual expiration date). We assess fair value of the leases based on estimated cash flow projections that utilize appropriate discount and available market information. Estimates of future cash flows are based on a number of factors including the historical operating results, known trends, and market/economic conditions that may affect the property. To the extent acquired leases contain fixed rate renewal options that are below-market and determined to be material, we amortize such below-market lease value into rental income over the renewal period. As of December 31, 2019, the weighted average amortization period for above-market leases, below-market leases, and in-place lease costs is 1.7 years, 2.8 years, and 3.5 years, respectively.
The Company classifies those leases under which the Company is the lessee at lease commencement as finance or operating leases. Leases qualify as finance leases if the lease transfers ownership of the asset at the end of the lease term, the lease grants an option to purchase the asset that we are reasonably certain to exercise, the lease term is for a major part of the remaining economic life of the asset, or the present value of the lease payments exceeds substantially all of the fair value of the asset. Leases that do not qualify as finance leases are deemed to be operating leases. At lease commencement the Company records a lease liability which is measured as the present value of the lease payments and a right of use asset which is measured as the amount of the lease liability and any initial direct costs incurred. The Company applies a discount rate to determine the present value of the lease payments. If the rate implicit in the lease is known, the Company uses that rate. If the rate implicit in the lease is not known, the Company uses a discount rate reflective of the Company’s collateralized borrowing rate given the term of the lease. To determine the discount rate, the Company employs a third party specialist to develop an analysis based primarily on the observable borrowing rates of the Company, other REITs, and other corporate borrowers with long-term borrowings. On the consolidated statements of operations, operating leases are expensed through operating lease rent while financing leases are expensed through amortization and interest expense. On the consolidated balance sheet, financing leases include the amounts previously captioned "Properties under capital lease." When applicable, the Company combines the consideration for lease and non-lease components in the calculation of the value of the lease obligation and right-of-use asset.
We incur a variety of costs in the development and leasing of our properties. After the determination is made to capitalize a cost, it is allocated to the specific component of a project that is benefited. Determination of when a development project is substantially complete and capitalization must cease involves a degree of judgment. The costs of land and building under development include specifically identifiable costs. The capitalized costs include, but are not limited to, pre-construction costs essential to the development of the property, development costs, construction costs, interest costs, real estate taxes, salaries and related costs and other costs incurred during the period of development. We consider a construction project as substantially completed and held available for occupancy upon the completion of tenant improvements, but no later than one year after major construction activity ceases. We cease capitalization on the portions substantially completed and occupied or held available for occupancy, and capitalize only those costs associated with the portions under construction.

81

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


Properties other than Right of use assets - operating leases are depreciated using the straight-line method over the estimated useful lives of the assets. The estimated useful lives are as follows:
Category
 
Term
Building (fee ownership)
 
40 years
Building improvements
 
shorter of remaining life of the building or useful life
Building (leasehold interest)
 
lesser of 40 years or remaining term of the lease
Right of use assets - financing leases
 
lesser of 40 years or remaining lease term
Furniture and fixtures
 
four to seven years
Tenant improvements
 
shorter of remaining term of the lease or useful life

Right of use assets - operating leases are amortized over the remaining lease term. The amortization is made up of the principal amortization under the lease liability plus or minus the straight line adjustment of the operating lease rent under ASC 840.
Depreciation expense (including amortization of right of use assets - financing leases) totaled $233.5 million, $242.8 million, and $365.3 million for the years ended December 31, 2019, 2018 and 2017, respectively.
On a periodic basis, we assess whether there are any indications that the value of our real estate properties may be impaired or that their carrying value may not be recoverable. A property's value is considered impaired if management's estimate of the aggregate future cash flows (undiscounted) to be generated by the property is less than the carrying value of the property. To the extent impairment has occurred, the loss will be measured as the excess of the carrying amount of the property over the calculated fair value of the property.
We also evaluate our real estate properties for impairment when a property has been classified as held for sale. Real estate assets held for sale are valued at the lower of their carrying value or fair value less costs to sell and depreciation expense is no longer recorded.
We recognized $4.5 million, $6.8 million, and $20.3 million of rental revenue for the years ended December 31, 2019, 2018, and 2017, respectively, for the amortization of aggregate below-market leases in excess of above-market leases, resulting from the allocation of the purchase price of the applicable properties.
We recognized no reduction to interest expense from the amortization of above-market rate mortgages assumed for the years ended December 31, 2019 and 2018. We recognized $0.8 million as a reduction to interest expense from the amortization of above-market rate mortgages for the year ended December 31, 2017.
The following summarizes our identified intangible assets (acquired above-market leases and in-place leases) and intangible liabilities (acquired below-market leases) as of December 31, 2019 and 2018 (in thousands):
 
December 31,
 
2019
 
2018
Identified intangible assets (included in other assets):
 
 
 
Gross amount
$
255,198

 
$
266,540

Accumulated amortization
(228,223
)
 
(241,040
)
Net(1)
$
26,975

 
$
25,500

Identified intangible liabilities (included in deferred revenue):
 
 
 
Gross amount
$
282,048

 
$
276,245

Accumulated amortization
(249,514
)
 
(253,767
)
Net(1)
$
32,534

 
$
22,478

(1)
As of December 31, 2019, no net intangible assets and no net intangible liabilities were reclassified to assets held for sale and liabilities related to assets held for sale. As of December 31, 2018, no net intangible assets and no net intangible liabilities were reclassified to assets held for sale and liabilities related to assets held for sale.


82

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


The estimated annual amortization of acquired above-market leases, net of acquired (below-market) leases (a component of rental revenue), for each of the five succeeding years is as follows (in thousands):    
2020
 
$
(4,320
)
2021
 
(2,748
)
2022
 
(2,224
)
2023
 
(1,301
)
2024
 
(834
)

The estimated annual amortization of all other identifiable assets (a component of depreciation and amortization expense) including tenant improvements for each of the five succeeding years is as follows (in thousands):
2020
 
$
5,183

2021
 
3,638

2022
 
2,064

2023
 
1,435

2024
 
1,040


Cash and Cash Equivalents
We consider all highly liquid investments with maturity of three months or less when purchased to be cash equivalents.
Restricted Cash
Restricted cash primarily consists of security deposits held on behalf of our tenants, interest reserves, as well as capital improvement and real estate tax escrows required under certain loan agreements.
Fair Value Measurements
See Note 16, "Fair Value Measurements."
Investment in Marketable Securities
At acquisition, we designate a security as held-to-maturity, available-for-sale, or trading. As of December 31, 2019, we did not have any securities designated as held-to-maturity or trading. We account for our available-for-sale securities at fair value pursuant to Accounting Standards Codification, or ASC, 820-10, with the net unrealized gains or losses reported as a component of accumulated other comprehensive income or loss. The cost of marketable securities sold and the amount reclassified out of accumulated other comprehensive income into earnings is determined using the specific identification method. Any unrealized losses that are determined to be other-than-temporary are recognized in earnings up to their credit component.
At December 31, 2019 and 2018, we held the following marketable securities (in thousands):
 
December 31,
 
2019
 
2018
Commercial mortgage-backed securities
$
29,887

 
$
28,638

Total marketable securities available-for-sale
$
29,887

 
$
28,638


The cost basis of the commercial mortgage-backed securities was $27.5 million at both December 31, 2019 and 2018. These securities mature at various times through 2035. We held no equity marketable securities at December 31, 2019 and 2018.
During the years ended December 31, 2019 and 2018, we did not dispose of any marketable securities.
During the year ended December 31, 2017, we disposed of marketable securities for aggregate net proceeds of $55.1 million and realized a gain of $3.3 million, which is included in gain on sale of investment in marketable securities on the consolidated statements of operations.

83

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


Investments in Unconsolidated Joint Ventures
We account for our investments in unconsolidated joint ventures under the equity method of accounting in cases where we exercise significant influence over, but do not control, these entities and are not considered to be the primary beneficiary. We consolidate those joint ventures that we control or which are VIEs and where we are considered to be the primary beneficiary. In all these joint ventures, the rights of the joint venture partner are both protective as well as participating. Unless we are determined to be the primary beneficiary in a VIE, these participating rights preclude us from consolidating these VIE entities. These investments are recorded initially at cost, as investments in unconsolidated joint ventures, and subsequently adjusted for equity in net income (loss) and cash contributions and distributions. Equity in net income (loss) from unconsolidated joint ventures is allocated based on our ownership or economic interest in each joint venture and includes adjustments related to basis differences in accounting for the investment. When a capital event (as defined in each joint venture agreement) such as a refinancing occurs, if return thresholds are met, future equity income will be allocated at our increased economic interest. We recognize incentive income from unconsolidated real estate joint ventures as income to the extent it is earned and not subject to a clawback feature. Distributions we receive from unconsolidated real estate joint ventures in excess of our basis in the investment are recorded as offsets to our investment balance if we remain liable for future obligations of the joint venture or may otherwise be committed to provide future additional financial support. None of the joint venture debt is recourse to us. The Company has performance guarantees under a master lease at one joint venture. See Note 6, "Investments in Unconsolidated Joint Ventures."
We assess our investments in unconsolidated joint ventures for recoverability, and if it is determined that a loss in value of the investment is other than temporary, we write down the investment to its fair value. We evaluate our equity investments for impairment based on the joint ventures' projected discounted cash flows. We do not believe that the values of any of our equity investments were impaired at December 31, 2019.
We may originate loans for real estate acquisition, development and construction ("ADC loans"), where we expect to receive some of the residual profit from such projects. When the risk and rewards of these arrangements are essentially the same as an investor or joint venture partner, we account for these arrangements as real estate investments under the equity method of accounting for investments. Otherwise, we account for these arrangements consistent with the accounting for our debt and preferred equity investments.
Deferred Lease Costs
Deferred lease costs consist of incremental fees and direct costs that would not have been incurred if the lease had not been obtained and are amortized on a straight-line basis over the related lease term. Certain of our employees provide leasing services to the wholly-owned properties. For the years ended December 31, 2019, 2018 and 2017, $6.3 million, $15.7 million, and $16.4 million of their compensation, respectively, was capitalized and is amortized over an estimated average lease term of eight years.
Deferred Financing Costs
Deferred financing costs represent commitment fees, legal, title and other third party costs associated with obtaining commitments for financing which result in a closing of such financing. These costs are amortized over the terms of the respective agreements. Unamortized deferred financing costs are expensed when the associated debt is refinanced or repaid before maturity. Costs incurred in seeking financing transactions, which do not close, are expensed in the period in which it is determined that the financing will not close. Deferred financing costs related to a recognized debt liability are presented in the consolidated balance sheet as a direct deduction from the carrying amount of that debt liability.
Revenue Recognition
Rental revenue for operating leases is recognized on a straight-line basis over the term of the lease. Rental revenue recognition commences when the leased space is substantially ready for its intended use.
To determine whether the leased space is substantially ready for its intended use, management evaluates whether we are or the tenant is the owner of tenant improvements for accounting purposes. When management concludes that we are the owner of tenant improvements, rental revenue recognition begins when the tenant takes possession of the finished space, which is when such tenant improvements are substantially complete. In certain instances, when management concludes that we are not the owner of tenant improvements, rental revenue recognition begins when the tenant takes possession of or controls the space.

84

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


When management concludes that we are the owner of tenant improvements for accounting purposes, we record amounts funded to construct the tenant improvements as a capital asset. For these tenant improvements, we record amounts reimbursed by tenants as a reduction of the capital asset. When management concludes that the tenant is the owner of tenant improvements for accounting purposes, we record our contribution towards those improvements as a lease incentive, which is included in deferred costs, net on our consolidated balance sheets and amortized as a reduction to rental revenue on a straight-line basis over the term of the lease.
The excess of rents recognized over amounts contractually due pursuant to the underlying leases are included in deferred rents receivable on the consolidated balance sheets.
In addition to base rent, our tenants also generally will pay variable rent which represents their pro rata share of increases in real estate taxes and operating expenses for the building over a base year. In some leases, in lieu of paying additional rent based upon increases in building operating expenses, the tenant will pay additional rent based upon increases in the wage rate paid to porters over the porters' wage rate in effect during a base year or increases in the consumer price index over the index value in effect during a base year. In addition, many of our leases contain fixed percentage increases over the base rent to cover escalations. Electricity is most often supplied by the landlord either on a sub-metered basis, or rent inclusion basis (i.e., a fixed fee is included in the rent for electricity, which amount may increase based upon increases in electricity rates or increases in electrical usage by the tenant). Base building services other than electricity (such as heat, air conditioning and freight elevator service during business hours, and base building cleaning) are typically provided at no additional cost, with the tenant paying additional rent only for services which exceed base building services or for services which are provided outside normal business hours. These escalations are based on actual expenses incurred in the prior calendar year. If the expenses in the current year are different from those in the prior year, then during the current year, the escalations will be adjusted to reflect the actual expenses for the current year.
Rental revenue is recognized if collectability is probable. If collectability of substantially all of the lease payments is assessed as not probable, any difference between the rental revenue recognized to date and the lease payments that have been collected is recognized as a current-period adjustment to rental revenue. A subsequent change in the assessment of collectability to probable may result in a current-period adjustment to rental revenue for any difference between the rental revenue that would have been recognized if collectability had always been assessed as probable and the rental revenue recognized to date.
The Company provides its tenants with certain customary services for lease contracts such as common area maintenance and general security. We have elected to combine the nonlease components with the lease components of our operating lease agreements and account for them as a single lease component in accordance with ASC 842.
We record a gain or loss on sale of real estate assets when we no longer hold a controlling financial interest in the entity holding the real estate, a contract exists with a third party and that third party has control of the assets acquired.
Investment income on debt and preferred equity investments is accrued based on the contractual terms of the instruments and when, in the opinion of management, it is deemed collectible. Some debt and preferred equity investments provide for accrual of interest at specified rates, which differ from current payment terms. Interest is recognized on such loans at the accrual rate subject to management's determination that accrued interest is collectible. If management cannot make this determination, interest income above the current pay rate is recognized only upon actual receipt.
Deferred origination fees, original issue discounts and loan origination costs, if any, are recognized as an adjustment to interest income over the terms of the related investments using the effective interest method. Fees received in connection with loan commitments are also deferred until the loan is funded and are then recognized over the term of the loan as an adjustment to yield. Discounts or premiums associated with the purchase of loans are amortized or accreted into interest income as a yield adjustment on the effective interest method based on expected cash flows through the expected maturity date of the related investment. If we purchase a debt or preferred equity investment at a discount, intend to hold it until maturity and expect to recover the full value of the investment, we accrete the discount into income as an adjustment to yield over the term of the investment. If we purchase a debt or preferred equity investment at a discount with the intention of foreclosing on the collateral, we do not accrete the discount. For debt investments acquired at a discount for credit quality, the difference between contractual cash flows and expected cash flows at acquisition is not accreted. Anticipated exit fees, the collection of which is expected, are also recognized over the term of the loan as an adjustment to yield.
Debt and preferred equity investments are placed on a non-accrual status at the earlier of the date at which payments become 90 days past due or when, in the opinion of management, a full recovery of interest income becomes doubtful. Interest income recognition on any non-accrual debt or preferred equity investment is resumed when such non-accrual debt or preferred equity investment becomes contractually current and performance is demonstrated to be resumed. Interest is recorded as income on impaired loans only to the extent cash is received.

85

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


We may syndicate a portion of the loans that we originate or sell the loans individually. When a transaction meets the criteria for sale accounting, we recognize gain or loss based on the difference between the sales price and the carrying value of the loan sold. Any related unamortized deferred origination fees, original issue discounts, loan origination costs, discounts or premiums at the time of sale are recognized as an adjustment to the gain or loss on sale, which is included in investment income on the consolidated statement of operations. Any fees received at the time of sale or syndication are recognized as part of investment income.
Asset management fees are recognized on a straight-line basis over the term of the asset management agreement.
Allowance for Loan Loss and Other Investment Reserves
The expense for loan loss and other investment reserves in connection with debt and preferred equity investments is the charge to earnings to adjust the allowance for possible losses to the level that we estimate to be adequate, based on Level 3 data, considering delinquencies, loss experience and collateral quality.
The Company evaluates debt and preferred equity investments that are classified as held to maturity for possible impairment or credit deterioration associated with the performance and/or value of the underlying collateral property as well as the financial and operating capability of the borrower/sponsor. Quarterly, the Company assigns each loan a risk rating. Based on a 3-point scale, loans are rated “1” through “3,” from less risk to greater risk, which ratings are defined as follows: 1 - Low Risk Assets - Low probability of loss, 2 - Watch List Assets - Higher potential for loss, 3 - High Risk Assets - Loss more likely than not.
When it is probable that we will be unable to collect all amounts contractually due, the investment is considered impaired. A valuation allowance is measured based upon the excess of the carrying value of the investment over the fair value of the collateral. Any deficiency between the carrying value of an asset and the calculated value of the collateral is charged to expense. We continue to assess or adjust our estimates based on circumstances of a loan and the underlying collateral. If additional information reflects increased recovery of our investment, we will adjust our reserves accordingly.
Debt and preferred equity investments that are classified as held for sale are carried at the lower of cost or fair market value using available market information obtained through consultation with dealers or other originators of such investments as well as discounted cash flow models based on Level 3 data pursuant to ASC 820-10. As circumstances change, management may conclude not to sell an investment designated as held for sale. In such situations, the investment will be reclassified at its net carrying value to debt and preferred equity investments held to maturity. For these reclassified investments, the difference between the current carrying value and the expected cash to be collected at maturity will be accreted into income over the remaining term of the investment.
Rent Expense
Rent expense is recognized on a straight-line basis over the initial term of the lease. The excess of the rent expense recognized over the amounts contractually due pursuant to the underlying lease is included in the lease liability - operating leases on the consolidated balance sheets.
Underwriting Commissions and Costs
Underwriting commissions and costs incurred in connection with our stock offerings are reflected as a reduction of additional paid-in-capital.
Exchangeable Debt Instruments
The initial proceeds from exchangeable debt that may be settled in cash, including partial cash settlements, are bifurcated between a liability component and an equity component associated with the embedded conversion option. The objective of the accounting guidance is to require the liability and equity components of exchangeable debt to be separately accounted for in a manner such that the interest expense on the exchangeable debt is not recorded at the stated rate of interest but rather at an effective rate that reflects the issuer's conventional debt borrowing rate at the date of issuance. We calculate the liability component of exchangeable debt based on the present value of the contractual cash flows discounted at our comparable market conventional debt borrowing rate at the date of issuance. The difference between the principal amount and the fair value of the liability component is reported as a discount on the exchangeable debt that is accreted as additional interest expense from the issuance date through the contractual maturity date using the effective interest method. A portion of this additional interest expense may be capitalized to the development and redevelopment balances qualifying for interest capitalization each period. The liability component of the exchangeable debt is reported net of discounts on our consolidated balance sheets. We calculate the equity component of exchangeable debt based on the difference between the initial proceeds received from the issuance of the exchangeable debt and the fair value of the liability component at the issuance date. The equity component is included in additional paid-in-capital, net

86

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


of issuance costs, on our consolidated balance sheets. We allocate issuance costs for exchangeable debt between the liability and the equity components based on their relative values.
Transaction Costs
Transaction costs for asset acquisitions are capitalized to the investment basis, which is then subject to a purchase price allocation based on relative fair value. Transaction costs for business combinations or costs incurred on potential transactions that are not consummated are expensed as incurred.
Income Taxes
SL Green is taxed as a REIT under Section 856(c) of the Code. As a REIT, SL Green generally is not subject to Federal income tax. To maintain its qualification as a REIT, SL Green must distribute at least 90% of its REIT taxable income to its stockholders and meet certain other requirements. If SL Green fails to qualify as a REIT in any taxable year, SL Green will be subject to Federal income tax on its taxable income at regular corporate rates. SL Green may also be subject to certain state, local and franchise taxes. Under certain circumstances, Federal income and excise taxes may be due on its undistributed taxable income.
The Operating Partnership is a partnership and, as a result, all income and losses of the partnership are allocated to the partners for inclusion in their respective income tax returns. The only provision for income taxes included in the consolidated statements of operations relates to the Operating Partnership’s consolidated taxable REIT subsidiaries. The Operating Partnership may also be subject to certain state, local and franchise taxes.
We have elected, and may elect in the future, to treat certain of our corporate subsidiaries as taxable REIT subsidiaries, or TRSs. In general, TRSs may perform non-customary services for the tenants of the Company, hold assets that we cannot hold directly and generally may engage in any real estate or non-real estate related business. The TRSs generate income, resulting in Federal and state income tax liability for these entities.
During the years ended December 31, 2019, 2018 and 2017, we recorded Federal, state and local tax provisions of $1.5 million, $2.8 million, and $4.3 million, respectively. For the year ended December 31, 2019, the Company paid distributions on its common stock of $3.40 per share which represented $2.59 per share of ordinary income and $0.81 per share of capital gains. For the year ended December 31, 2018, the Company paid distributions on its common stock of $3.25 per share which represented $1.46 per share of ordinary income, and $1.79 per share of capital gains. For the year ended December 31, 2017, the Company paid distributions on its common stock of $3.10 per share which represented $1.24 per share of ordinary income and $1.86 per share of capital gains.
We follow a two-step approach for evaluating uncertain tax positions. Recognition (step one) occurs when an enterprise concludes that a tax position, based solely on its technical merits, is more-likely-than-not to be sustained upon examination. Measurement (step two) determines the amount of benefit that is more-likely-than-not to be realized upon settlement. Derecognition of a tax position that was previously recognized would occur when a company subsequently determines that a tax position no longer meets the more-likely-than-not threshold of being sustained. The use of a valuation allowance as a substitute for derecognition of tax positions is prohibited.
On December 22, 2017, the Tax Cuts and Jobs Act (the ‘‘Tax Act’’) was signed into law and made substantial changes to the Code. The Tax Act did not have a material impact on our financial statements for the years ended December 31, 2019 or December 31, 2018.
Stock-Based Employee Compensation Plans
We have a stock-based employee compensation plan, described more fully in Note 14, "Share-based Compensation."
The Company's stock options are recorded at fair value at the time of issuance. Fair value of the stock options is determined using the Black-Scholes option pricing model. The Black-Scholes model was developed for use in estimating the fair value of traded options, which have no vesting restrictions and are fully transferable. In addition, option valuation models require the input of highly subjective assumptions including the expected stock price volatility. Because our plan has characteristics significantly different from those of traded options and because changes in the subjective input assumptions can materially affect the fair value estimate, in our opinion, the existing models do not necessarily provide a reliable single measure of the fair value of the employee stock options.
Compensation cost for stock options, if any, is recognized over the vesting period of the award. Our policy is to grant options with an exercise price equal to the quoted closing market price of the Company's common stock on either the grant date or the date immediately preceding the grant date. Awards of stock or restricted stock are expensed as compensation over the benefit period based on the fair value of the stock on the grant date.

87

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


For share-based awards with a performance or market measure, we recognize compensation cost over the requisite service period, using the accelerated attribution expense method. The requisite service period begins on the date the compensation committee of our board of directors authorizes the award, adopts any relevant performance measures and communicates the award to the employees. For programs with awards that vest based on the achievement of a performance condition or market condition, we determine whether it is probable that the performance condition will be met, and estimate compensation cost based on the fair value of the award at the applicable award date estimated using a binomial model or market quotes. For share-based awards for which there is no pre-established performance measure, we recognize compensation cost over the service vesting period, which represents the requisite service period, on a straight-line basis. In accordance with the provisions of our share-based incentive compensation plans, we accept the return of shares of the Company's common stock, at the current quoted market price, from certain key employees to satisfy minimum statutory tax-withholding requirements related to shares that vested during the period.
Awards can also be made in the form of a separate series of units of limited partnership interest in the Operating Partnership called long-term incentive plan units, or LTIP units. LTIP units, which can be granted either as free-standing awards or in tandem with other awards under our stock incentive plan, are valued by reference to the value of the Company's common stock at the time of grant, and are subject to such conditions and restrictions as the compensation committee of the Company's board of directors may determine, including continued employment or service, computation of financial metrics and/or achievement of pre-established performance goals and objectives.
Derivative Instruments
In the normal course of business, we use a variety of commonly used derivative instruments, such as interest rate swaps, caps, collars and floors, to manage, or hedge, interest rate risk. Effectiveness is essential for those derivatives that we intend to qualify for hedge accounting. Some derivative instruments are associated with an anticipated transaction. In those cases, hedge effectiveness criteria also require that it be probable that the underlying transaction occurs. Instruments that meet these hedging criteria are formally designated as hedges at the inception of the derivative contract.
To determine the fair values of derivative instruments, we use a variety of methods and assumptions that are based on market conditions and risks existing at each balance sheet date. For the majority of financial instruments including most derivatives, long-term investments and long-term debt, standard market conventions and techniques such as discounted cash flow analysis, option pricing models, replacement cost, and termination cost are used to determine fair value. All methods of assessing fair value result in a general approximation of value, and such value may never actually be realized.
In the normal course of business, we are exposed to the effect of interest rate changes and limit these risks by following established risk management policies and procedures including the use of derivatives. To address exposure to interest rates, derivatives are used primarily to fix the rate on debt based on floating-rate indices and manage the cost of borrowing obligations.
We use a variety of conventional derivative products. These derivatives typically include interest rate swaps, caps, collars and floors. We expressly prohibit the use of unconventional derivative instruments and using derivative instruments for trading or speculative purposes. Further, we have a policy of only entering into contracts with major financial institutions based upon their credit ratings and other factors.
We may employ swaps, forwards or purchased options to hedge qualifying forecasted transactions. Gains and losses related to these transactions are deferred and recognized in net income as interest expense in the same period or periods that the underlying transaction occurs, expires or is otherwise terminated.
Hedges that are reported at fair value and presented on the balance sheet could be characterized as cash flow hedges or fair value hedges. Interest rate caps and collars are examples of cash flow hedges. Cash flow hedges address the risk associated with future cash flows of interest payments. For all hedges held by us that meet the hedging objectives established by our corporate policy governing interest rate risk management, no net gains or losses were reported in earnings. The changes in fair value of derivative instruments designated as hedge instruments are reflected in accumulated other comprehensive income (loss). For derivative instruments not designated as hedging instruments, the gain or loss, resulting from the change in the estimated fair value of the derivative instruments, is recognized in current earnings during the period of change.

88

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


Earnings per Share of the Company
The Company presents both basic and diluted earnings per share, or EPS, using the two-class method, which is an earnings allocation formula that determines EPS for common stock and any participating securities according to dividends declared (whether paid or unpaid). Under the two-class method, basic EPS is computed by dividing the income available to common stockholders by the weighted-average number of common stock shares outstanding for the period. Basic EPS includes participating securities, consisting of unvested restricted stock that receive nonforfeitable dividends similar to shares of common stock. Diluted EPS reflects the potential dilution that could occur if securities or other contracts to issue common stock were exercised or converted into common stock, where such exercise or conversion would result in a lower EPS amount. Diluted EPS also includes units of limited partnership interest. The dilutive effect of stock options is reflected in the weighted average diluted outstanding shares calculation by application of the treasury stock method. There was no dilutive effect for the exchangeable senior notes as the conversion premium was to be paid in cash.
Earnings per Unit of the Operating Partnership
The Operating Partnership presents both basic and diluted earnings per unit, or EPU, using the two-class method, which is an earnings allocation formula that determines EPU for common units and any participating securities according to dividends declared (whether paid or unpaid). Under the two-class method, basic EPU is computed by dividing the income available to common unitholders by the weighted-average number of common units outstanding for the period. Basic EPU includes participating securities, consisting of unvested restricted units that receive nonforfeitable dividends similar to shares of common units. 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. The dilutive effect of unit options is reflected in the weighted average diluted outstanding units calculation by application of the treasury stock method. There was no dilutive effect for the exchangeable senior notes as the conversion premium was to be paid in cash.
Use of Estimates
The preparation of financial statements in conformity with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes. Actual results could differ from those estimates.
Concentrations of Credit Risk
Financial instruments that potentially subject us to concentrations of credit risk consist primarily of cash investments, debt and preferred equity investments and accounts receivable. We place our cash investments with high quality financial institutions. The collateral securing our debt and preferred equity investments is located in the New York metropolitan area. See Note 5, "Debt and Preferred Equity Investments."
We perform ongoing credit evaluations of our tenants and require most tenants to provide security deposits or letters of credit. Though these security deposits and letters of credit are insufficient to meet the total value of a tenant's lease obligation, they are a measure of good faith and a source of funds to offset the economic costs associated with lost revenue and the costs associated with re-tenanting a space. The properties in our real estate portfolio are located in the New York metropolitan area. The tenants located in our buildings operate in various industries. Other than one tenant, Credit Suisse Securities (USA), Inc., who accounted for 8.2% of our share of annualized cash rent, no other tenant in our portfolio accounted for more than 5.0% of our share of annualized cash rent, including our share of joint venture annualized cash rent, at December 31, 2019. In January 2020, Credit Suisse entered into a lease termination agreement with the Company and vacated its space at the property, thereby reducing its share of annualized cash rent to approximately 3.3%.
For the years ended December 31, 2019, 2018, and 2017, the following properties contributed more than 5.0% of our annualized cash rent from office properties, including our share of annualized cash rent from joint venture office properties:
Property
2019
Property
2018
Property
2017
1185 Avenue of the Americas
7.6%
11 Madison Avenue
7.4%
11 Madison Avenue
7.1%
11 Madison Avenue
7.4%
1185 Avenue of the Americas
6.7%
1185 Avenue of the Americas
7.1%
420 Lexington Avenue
6.6%
420 Lexington Avenue
6.5%
1515 Broadway
7.0%
1515 Broadway
6.1%
1515 Broadway
6.0%
420 Lexington Avenue
6.0%
One Madison Avenue
6.0%
One Madison Avenue
5.8%
One Madison Avenue
5.6%
220 East 42nd Street
5.5%
 
 
 
 


89

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


As of December 31, 2019, 70.1% of our work force is covered by six collective bargaining agreement. 2.1% of our work force is covered by collective bargaining agreements that expire in December 2020. See Note 19, "Benefits Plans."
Reclassification
Certain prior year balances have been reclassified to conform to our current year presentation.
Accounting Standards Updates
In August 2018, the FASB issued Accounting Standard Update, or ASU, No. 2018-15, Intangibles - Goodwill and Other- Internal-Use Software (Topic 350-40), Customer’s Accounting for Implementation Costs Incurred in a Cloud Computing Arrangement That is a Service Contract. The amendments provide guidance on accounting for fees paid when the arrangement includes a software license and align the requirements for capitalizing implementation costs incurred in a hosting arrangement that is a service contract with the requirements for capitalizing costs to develop or obtain internal-use software. The guidance is effective for the Company for fiscal years beginning after December 15, 2019. Early adoption is permitted. The Company has not yet adopted this new guidance and does not expect it to have a material impact on the Company’s consolidated financial statements when the new standard is implemented.
In August 2018, the FASB issued ASU No. 2018-13, Fair Value Measurement (Topic 820), Disclosure Framework - Changes to the Disclosure Requirements for Fair Value Measurement. This amendment removed, modified and added the disclosure requirements under Topic 820. The changes are effective for the Company for fiscal years beginning after December 15, 2019. Early adoption is permitted for the removed or modified disclosures with adoption of the additional disclosures upon the effective date. The Company has not yet adopted this new guidance and does not expect it to have a material impact on the Company’s consolidated financial statements when the new standard is implemented.
In June 2018, the FASB issued ASU No. 2018-07, Compensation - Stock Compensation (Topic 718), Improvements to Nonemployee Share-Based Payment Accounting and in November 2019, issued ASU No. 2019-08, Compensation Stock Compensation (Topic 718) and Revenue from Contracts with Customers (Topic 606). These amendments provide additional guidance related to share-based payment transactions for acquiring goods or services from nonemployees. The Company has adopted this guidance in 2019 and it did not have a material impact on the Company’s consolidated financial statements.
In August 2017, the FASB issued ASU No. 2017-12, Derivatives and Hedging (Topic 815), Targeted Improvements to Accounting for Hedging Activities; in July 2018, the FASB issued ASU No. 2018-16, Derivatives and Hedging (Topic 815): Inclusion of the Secured Overnight Financing Rate (SOFR) Overnight Index Swap (OIS) Rate as a Benchmark Interest Rate for Hedge Accounting Purposes; and in May 2019, issued ASU No. 2019-05, Codification Improvements. The amendments in the new standards will permit more flexibility in hedging interest rate risk for both variable rate and fixed rate financial instruments. The standards will also enhance the presentation of hedge results in the financial statements. The Company adopted this guidance on January 1, 2019, and it did not have a material impact on the Company’s consolidated financial statements.
In June 2016, the FASB issued ASU No. 2016-13, Financial Instruments-Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments; in November 2018 issued ASU No. 2018-19, Codification Improvements to Topic 326, Financial Instruments - Credit Losses, in April, May and November 2019, issued ASU No. 2019-04, 2019-05 and 2019-11, which provide codification improvements and targeted transition relief. The guidance changes how entities will measure credit losses for most financial assets and certain other instruments that are not measured at fair value through net income. The guidance replaces the current ‘incurred loss’ model with an ‘expected loss’ approach. The guidance is effective for fiscal years beginning after December 15, 2019, including interim periods within those fiscal years. The Company’s DPE portfolio and financing lease assets will be subject to this guidance once the Company adopts it. ASU No. 2018-19 excludes operating lease receivables from the scope of this guidance. The Company will adopt this guidance January 1, 2020 and does not expect it to have a material impact on the Company’s consolidated financial statements.
In February 2016, the FASB issued ASU No. 2016-02, Leases. In July 2018, the FASB issued ASU No. 2018-10 - Codification Improvements to Topic 842, Leases, and ASU No. 2018-11 - Targeted Improvements. In December 2018, the FASB issued ASU No. 2018-20 - Narrow-Scope Improvements for Lessors and in March 2019 issued ASU No. 2019-01 - Codification Improvements. The Company adopted this guidance on January 1, 2019 using the modified retrospective approach which allows the Company to apply the guidance for the current year presentation and not adjust the prior year numbers. The Company elected the package of practical expedients that allows an entity to not reassess (i) whether any expired or existing contracts are or contain leases, (ii) lease classification for any expired or existing leases and (iii) initial direct costs for any expired or existing leases. The new guidance applies to the ground leases under which the Company is a lessee. The Company has recognized a new asset and liability - “Right of use asset - operating leases” and “Lease liability - operating leases” - for those leases classified as operating leases under the previous standard. The Company will continue to recognize expense on a straight-line basis for these operating leases.

90

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


The ground leases that the Company historically reported as “Properties under capital leases” and “Capitalized lease obligations” are now labeled “Right of use asset - financing leases” and “Lease liability - financing leases”. The expense recognition of these leases has not changed. The Company adopted the practical expedient offered in ASU No. 2018-11 that allows lessors to not separate non-lease components from the related lease components under certain conditions. In doing so, the Company has collapsed the line “Escalation and reimbursement revenues” into the “Rental revenue, net” line to reflect adopting this practical expedient. The Company also collapsed the prior year balances to conform to the current year presentation. For future leases, the Company no longer capitalizes internal leasing costs that are not incremental and direct as defined under the new guidance. The Company has recorded additional expense of approximately $10.0 million related to this change for the year ended December 31, 2019.
3. Property Acquisitions
2019 Acquisitions
The following table summarizes the properties acquired during the year ended December 31, 2019:
Property
 
Acquisition Date
 
Property Type
 
Approximate Square Feet
 
Gross Asset Valuation
(in millions)
106 Spring Street(1)
 
April 2019
 
Fee Interest
 
5,928
 
$
80.2

410 Tenth Avenue(2)
 
May 2019
 
Fee Interest
 
638,000
 
440.0

110 Greene Street(3)
 
May 2019
 
Fee Interest
 
223,600
 
256.5

(1)
In April 2019, the Company accepted an assignment of the equity interests in the property in lieu of repayment of the Company's debt investment and marked the assets received and liabilities assumed to fair value.
(2)
In May 2019, the Company closed on the acquisition of a majority and controlling 70.87% interest in 410 Tenth Avenue. We recorded the assets acquired and liabilities assumed at fair value, which resulted in the recognition of a fair value adjustment of $67.6 million, which is reflected in the Company's consolidated statement of operations within purchase price and other fair value adjustments, and $18.3 million of net intangible lease liabilities.
(3)
In May 2019, the Company acquired from our joint venture partner the remaining 10% interest in this property that the Company did not already own.
2018 Acquisitions
The following table summarizes the properties acquired during the year ended December 31, 2018:
Property
 
Acquisition Date
 
Property Type
 
Approximate Square Feet
 
Acquisition Price
(in millions)
2 Herald Square(1)
 
May 2018
 
Leasehold Interest
 
369,000

 
$
266.0

1231 Third Avenue(2)(3)
 
July 2018
 
Fee Interest
 
39,000

 
55.4

Upper East Side Residential(3)(4)
 
August 2018
 
Fee Interest
 
0.2
 acres
 
30.2

133 Greene Street(2)
 
October 2018
 
Fee Interest
 
6,425

 
31.0

712 Madison Avenue(2)
 
December 2018
 
Fee Interest
 
6,600

 
58.0

(1)
In May 2018, the Company was the successful bidder at the foreclosure of the asset. We recorded the assets acquired and liabilities assumed at fair value. This resulted in the recognition of a fair value adjustment of $8.1 million, which is reflected in the Company's consolidated statement of operations within purchase price and other fair value adjustments. See Note 16, "Fair Value Measurements." The Company subsequently sold a 49% interest in the property in November 2018. See Note 4, "Properties Held for Sale and Dispositions." and Note 6, "Investments in Unconsolidated Joint Ventures."
(2)
The Company accepted an assignment of the equity interests in the property in lieu of repayment of the Company's debt investment, and recorded the assets received and liabilities assumed at fair value.
(3)
This property was subsequently sold in October 2018. See Note 4, "Properties Held for Sale and Dispositions."
(4)
In August 2018, the Company acquired the fee interest in three additional land parcels at the Upper East Side Residential Assemblage.
2017 Acquisitions
During the year ended December 31, 2017, we did not acquire any properties from a third party.


91

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


4. Properties Held for Sale and Property Dispositions
Properties Held for Sale
During the third quarter of 2019, we entered into an agreement to sell 220 East 42nd Street in Manhattan for a total consideration of $815.0 million. The sale is expected to close in the first quarter of 2020.
As of December 31, 2019, 220 East 42nd Street was classified as held for sale.
Property Dispositions
The following table summarizes the properties sold during the years ended December 31, 2019, 2018, and 2017:
Property
 
Disposition Date
 
Property Type
 
Unaudited Approximate Usable Square Feet
 
Sales Price(1)
(in millions)
 
Gain (Loss) on Sale(2)
(in millions)
Suburban Properties (3)
 
December 2019
 
Fee Interest
 
1,107,000

 
$
229.2

 
$
1.8

1640 Flatbush Avenue
 
December 2019
 
Fee Interest
 
1,000

 
16.2

 
5.5

562 Fifth Avenue
 
December 2019
 
Fee Interest
 
42,635

 
52.4

 
(26.6
)
1010 Washington Boulevard
 
November 2019
 
Fee Interest
 
143,400

 
23.1

 
(7.1
)
115 Spring Street (4)
 
August 2019
 
Fee Interest
 
5,218

 
66.6

 
3.6

2 Herald Square(5)
 
November 2018
 
Office/Retail
 
369,000

 
265.0

 

400 Summit Lake Drive
 
November 2018
 
Land
 
39.5
 acres
 
3.0

 
(36.2
)
Upper East Side Assemblage(6)(7)
 
October 2018
 
Development
 
70,142

 
143.8

 
(6.3
)
1-6 International Drive
 
July 2018
 
Office
 
540,000

 
55.0

 
(2.6
)
635 Madison Avenue
 
June 2018
 
Retail
 
176,530

 
153.0

 
(14.1
)
115-117 Stevens Avenue
 
May 2018
 
Office
 
178,000

 
12.0

 
(0.7
)
600 Lexington Avenue
 
January 2018
 
Office
 
303,515

 
305.0

 
23.8

1515 Broadway (8)
 
December 2017
 
Office
 
1,750,000

 
1,950.0

 

125 Chubb Way
 
October 2017
 
Office
 
278,000

 
29.5

 
(26.1
)
16 Court Street
 
October 2017
 
Office
 
317,600

 
171.0

 
64.9

680-750 Washington Boulevard
 
July 2017
 
Office
 
325,000

 
97.0

 
(44.2
)
520 White Plains Road
 
April 2017
 
Office
 
180,000

 
21.0

 
(14.6
)
102 Greene Street (9)
 
April 2017
 
Retail
 
9,200

 
43.5

 
4.9

(1)
Sales price represents the gross sales price for a property or the gross asset valuation for interests in a property.
(2)
The gain on sale for 1640 Flatbush Avenue, 600 Lexington Avenue, 16 Court Street, and 102 Greene Street are net of $2.0 million, $1.3 million, $2.5 million, and $0.9 million, respectively, in employee compensation accrued in connection with the realization of these investment gains. Additionally, amounts do not include adjustments for expenses recorded in subsequent periods.
(3)
Suburban Properties consists of 360 Hamilton Avenue, 100 Summit Lake Drive, 200 Summit Lake Drive, and 500 Summit Lake Drive.
(4)
The Company sold a 49% interest, which resulted in the deconsolidation of our remaining 51% interest. We recorded our investment at fair value which resulted in the recognition of a fair value adjustment of $3.8 million, which is reflected in the Company's consolidated statements of operations within purchase price and other fair value adjustments. See Note 6, "Investments in Unconsolidated Joint Ventures."
(5)
In November 2018, the Company sold a 49% interest in 2 Herald Square to an Israeli institutional investor. See Note 6, "Investments in Unconsolidated Joint Ventures."
(6)
Upper East Side Assemblage consists of 260 East 72nd Street, 31,076 square feet of development rights, 252-254 East 72nd Street, 257 East 71st Street, 259 East 71st Street, and 1231 Third Avenue.
(7)
The Company recorded a $5.8 million charge in 2018 that is included in depreciable real estate reserves and impairment in the consolidated statement of operations.
(8)
In November 2017, the Company sold a 30.13% interest in 1515 Broadway to affiliates of Allianz Real Estate. At that time, the sale did not meet the criteria for sale accounting and as a result the property was accounted for under the profit sharing method. The Company achieved sale accounting upon adoption of ASC 610-20 in January 2018 and closed on the sale of an additional 12.87% interest in the property to Allianz in February 2018. See Note 6, "Investments in Unconsolidated Joint Ventures."
(9)
In April 2017, we closed on the sale of a 90% interest in 102 Greene Street and accounted for our retained 10% interest in the property as an investment in unconsolidated joint ventures. We sold the remaining 10% interest in September 2017. See Note 6, "Investments in Unconsolidated Joint Ventures."


92

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


5. Debt and Preferred Equity Investments
Below is a summary of the activity relating to our debt and preferred equity investments as of December 31, 2019 and 2018 (in thousands):
 
December 31, 2019
 
December 31, 2018
Balance at beginning of year (1)
$
2,099,393

 
$
2,114,041

Debt investment originations/accretion (2)
652,866

 
834,304

Preferred equity investment originations/accretion (2)
14,736

 
151,704

Redemptions/sales/syndications/amortization (3)
(1,190,689
)
 
(994,906
)
Net change in loan loss reserves
4,000

 
(5,750
)
Balance at end of period (1)
$
1,580,306

 
$
2,099,393

(1)
Net of unamortized fees, discounts, and premiums.
(2)
Accretion includes amortization of fees and discounts and paid-in-kind investment income.
(3)
Certain participations in debt investments that were sold or syndicated, but did not meet the conditions for sale accounting, are included in other assets and other liabilities on the consolidated balance sheets.
Below is a summary of the balances relating to our debt and preferred equity investments as of December 31, 2019 (dollars in thousands):
 
Floating Rate
 
Fixed Rate
 
Total Carrying Value
Senior Financing
Maturity
Type
Carrying Value
Face Value
Interest Rate
 
Carrying Value
Face Value
Interest Rate
 
Senior Mortgage Debt
$
341,513

$342,861
L + 2.75 - 5.50%
 
$
1,010

$1,250
3.00%
 
$
342,523

$

2020-2022
Junior Mortgage Debt
31,960

32,000
L + 6.00 - 7.25%
 

 
$
31,960

100,000

2020-2021
Mezzanine Debt
245,412

247,385
L + 4.60 - 12.36%
 
721,175

728,138
2.90 - 10.00%
 
$
966,587

5,188,939

2020-2029
Preferred Equity

 
239,236

244,983
7.00 - 11.00%
 
$
239,236

272,000

2020-2023
Balance at end of period
$
618,885

$
622,246

 
$
961,421

$
974,371

 
$
1,580,306

$
5,560,939


The following table is a rollforward of our total loan loss reserves at December 31, 2019, 2018 and 2017 (in thousands):
 
December 31,
 
2019
 
2018
 
2017
Balance at beginning of year
$
5,750

 
$

 
$

Expensed

 
6,839

 

Recoveries

 

 

Charge-offs and reclassifications
(4,000
)
 
(1,089
)
 

Balance at end of period
$
1,750

 
$
5,750

 
$


At December 31, 2019, all debt and preferred equity investments were performing in accordance with their respective terms. At December 31, 2019, the Company's loan loss reserves of 1.8 million were attributable to one investment with an unpaid principal balance of $142.9 million that is being marketed for sale, but is otherwise performing in accordance with its respective terms, and was not put on nonaccrual.
At December 31, 2018, all debt and preferred equity investments were performing in accordance with their respective terms. At December 31, 2018, the Company's loan loss reserves of $5.8 million were attributable to two investments with an unpaid principal balance of $159.9 million that were being marketed for sale, were performing in accordance with their respective terms, and were not put on nonaccrual.

93

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


We have determined that we have one portfolio segment of financing receivables at December 31, 2019 and 2018 comprising commercial real estate which is primarily recorded in debt and preferred equity investments. Included in other assets is an additional amount of financing receivables totaling $131.1 million and $124.5 million at December 31, 2019 and 2018, respectively. No financing receivables were 90 days past due at December 31, 2019 with the exception of a $28.4 million financing receivable which was put on nonaccrual in August 2018 as a result of interest default. The loan was evaluated in accordance with our loan review procedures and the Company concluded that the fair value of the collateral exceeded the carrying amount of the loan.
As of December 31, 2019, management estimated the weighted average risk rating for our debt and preferred equity investments to be 1.2.
Debt Investments
As of December 31, 2019 and 2018, we held the following debt investments with an aggregate weighted average current yield of 8.42%, at December 31, 2019 (in thousands):
Loan Type
 
December 31, 2019
Future Funding
Obligations
 
December 31, 2019
Senior
Financing
 
December 31, 2019
Carrying Value (1)
 
December 31, 2018
Carrying Value (1)
 

Maturity
Date (2)
Fixed Rate Investments:
 
 
 
 
 
 
 
 
 
 
Mezzanine Loan(3a)
 
$

 
$
1,160,000

 
$
222,775

 
$
213,185

 
March 2020
Mezzanine Loan
 

 
15,000

 
3,500

 
3,500

 
September 2021
Mezzanine Loan
 

 
147,000

 
24,952

 
24,932

 
April 2022
Mezzanine Loan
 

 
280,000

 
38,734

 
36,585

 
August 2022
Mezzanine Loan
 

 
326,574

 
215,737

 

 
June 2023
Mezzanine Loan
 

 
83,790

 
12,714

 
12,706

 
November 2023
Mezzanine Loan
 

 
180,000

 
30,000

 
30,000

 
December 2023
Mezzanine Loan(3b)
 

 
115,000

 
12,950

 
12,941

 
June 2024
Mezzanine Loan
 

 
95,000

 
30,000

 
30,000

 
January 2025
Mezzanine Loan
 

 
1,712,750

 
55,250

 
55,250

 
June 2027
Mezzanine Loan
 

 

 

 
11,000

 
 
Total fixed rate
 
$

 
$
4,115,114

 
$
646,612

 
$
430,099

 
 
Floating Rate Investments:
 
 
 
 
 
 
 
 
 
 
Mortgage/Mezzanine Loan(4)
 
$
2,509

 
$
29,420

 
$
82,696

 
$
62,493

 
January 2020
Mortgage/Mezzanine Loan
 

 

 
69,839

 

 
March 2020
Junior Mortgage Loan
 

 
40,000

 
20,000

 
19,986

 
April 2020
Mezzanine Loan
 
4,831

 
47,302

 
15,743

 
12,627

 
July 2020
Mortgage/Mezzanine Loan
 

 

 
19,971

 
19,999

 
August 2020
Mortgage Loan
 
44,737

 

 
106,473

 
88,501

 
September 2020
Mortgage/Mezzanine Loan
 

 
63,990

 
55,573

 
83,449

 
October 2020
Mezzanine Loan
 
19,212

 
421,938

 
51,387

 
88,817

 
December 2021
Mortgage/Mezzanine Loan
 

 

 
35,386

 
35,266

 
December 2020
Mortgage/Mezzanine Loan(3c)
 
10,384

 

 
96,570

 
277,694

 
April 2021
Mezzanine Loan
 

 
275,000

 
49,809

 
24,961

 
April 2021
Junior Mortgage Participation/Mezzanine Loan
 

 
60,000

 
15,698

 
15,665

 
July 2021
Mezzanine Loan
 
12,999

 
151,175

 
41,395

 

 
July 2021
Mezzanine Loan
 
44,000

 

 
13,918

 

 
December 2022
Mezzanine Loan
 

 
85,000

 
20,000

 

 
December 2029
Mezzanine Loan
 

 

 

 
53,402

 
 
Mezzanine Loan
 

 

 

 
79,164

 
 
Mezzanine Loan
 

 

 

 
15,333

 
 

94

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


Loan Type
 
December 31, 2019
Future Funding
Obligations
 
December 31, 2019
Senior
Financing
 
December 31, 2019
Carrying Value (1)
 
December 31, 2018
Carrying Value (1)
 

Maturity
Date (2)
Mezzanine Loan
 

 

 

 
14,822

 
 
Mortgage/Mezzanine Loan
 

 

 

 
154,070

 
 
Mezzanine Loan
 

 

 

 
34,886

 
 
Mortgage/Junior Mortgage Participation Loan
 

 

 

 
84,012

 
 
Mortgage/Mezzanine Loan
 

 

 

 
37,094

 
 
Mortgage/Mezzanine Loan
 

 

 

 
98,804

 
 
Mezzanine Loan
 

 

 

 
7,305

 
 
Mezzanine Loan
 

 

 

 
14,998

 
 
Mezzanine Loan
 

 

 

 
21,990

 
 
Mezzanine Loan(5)
 

 

 

 
37,499

 
 
Total floating rate
 
$
138,672

 
$
1,173,825

 
$
694,458

 
$
1,382,837

 
 
Total
 
$
138,672

 
$
5,288,939

 
$
1,341,070

 
$
1,812,936

 
 
(1)
Carrying value is net of discounts, premiums, original issue discounts and deferred origination fees.
(2)
Represents contractual maturity, excluding any unexercised extension options.
(3)
Carrying value is net of the following amounts that were sold or syndicated, which are included in other assets and other liabilities on the consolidated balance sheets as a result of the transfers not meeting the conditions for sale accounting: (a) $1.3 million, (b) $12.0 million and (c) $96.4 million
(4)
This loan was extended in January 2020.
(5)
In 2019, the Company accepted an assignment of the equity interests in the property in-lieu of repayment and marked the assets received and liabilities assumed to fair value.

Preferred Equity Investments
As of December 31, 2019 and 2018, we held the following preferred equity investments with an aggregate weighted average current yield of 9.63% at December 31, 2019 (in thousands):
Type
 
December 31, 2019
Future Funding
Obligations
 
December 31, 2019
Senior
Financing
 
December 31, 2019
Carrying Value
(1)
 
December 31, 2018
Carrying Value
(1)
 

Mandatory
Redemption (2)
Preferred Equity
 
$

 
$
272,000

 
$
141,171

 
$
143,183

 
April 2021
Preferred Equity
 

 
1,763,529

 
98,065

 
143,274

 
June 2022
Total
 
$

 
$
2,035,529

 
$
239,236

 
$
286,457

 
 
(1)
Carrying value is net of deferred origination fees.
(2)
Represents contractual maturity, excluding any unexercised extension options.

6. Investments in Unconsolidated Joint Ventures
We have investments in several real estate joint ventures with various partners. As of December 31, 2019, the book value of these investments was 2.9 billion, net of investments with negative book values totaling $80.9 million for which we have an implicit commitment to fund future capital needs.
As of December 31, 2019, 800 Third Avenue, 21 East 66th Street, 605 West 42nd Street, 333 East 22nd Street, and certain properties within the Stonehenge Portfolio are VIEs in which we are not the primary beneficiary. As of December 31, 2018, 800 Third Avenue, 21 East 66th Street, 605 West 42nd Street, 333 East 22nd Street, One Vanderbilt, and certain properties within the Stonehenge Portfolio are VIEs in which we are not the primary beneficiary. Our net equity investment in these VIEs was $145.9 million as of December 31, 2019 and $808.3 million as of December 31, 2018. Our maximum loss is limited to the amount of our equity investment in these VIEs. See the "Principles of Consolidation" section of Note 2, "Significant Accounting Policies". All other investments below are voting interest entities. As we do not control the joint ventures listed below, we account for them under the equity method of accounting.

95

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


The table below provides general information on each of our joint ventures as of December 31, 2019:
Property
Partner
Ownership
Interest (1)
Economic
Interest (1)
Unaudited Approximate Square Feet
100 Park Avenue
Prudential Real Estate Investors
49.90%
49.90%
834,000

717 Fifth Avenue
Jeff Sutton/Private Investor
10.92%
10.92%
119,500

800 Third Avenue
Private Investors
60.52%
60.52%
526,000

919 Third Avenue(2)
New York State Teacher's Retirement System
51.00%
51.00%
1,454,000

11 West 34th Street
Private Investor/Jeff Sutton
30.00%
30.00%
17,150

280 Park Avenue
Vornado Realty Trust
50.00%
50.00%
1,219,158

1552-1560 Broadway(3)
Jeff Sutton
50.00%
50.00%
57,718

10 East 53rd Street
Canadian Pension Plan Investment Board
55.00%
55.00%
354,300

21 East 66th Street(4)
Private Investors
32.28%
32.28%
13,069

650 Fifth Avenue(5)
Jeff Sutton
50.00%
50.00%
69,214

121 Greene Street
Jeff Sutton
50.00%
50.00%
7,131

55 West 46th Street
Prudential Real Estate Investors
25.00%
25.00%
347,000

Stonehenge Portfolio(6)
Various
Various
Various
1,439,016

605 West 42nd Street
The Moinian Group
20.00%
20.00%
927,358

11 Madison Avenue
PGIM Real Estate
60.00%
60.00%
2,314,000

333 East 22nd Street
Private Investors
33.33%
33.33%
26,926

400 East 57th Street(7)
BlackRock, Inc and Stonehenge Partners
51.00%
41.00%
290,482

One Vanderbilt
National Pension Service of Korea/Hines Interest LP
71.01%
71.01%

Worldwide Plaza
RXR Realty / New York REIT / Private Investor
24.35%
24.35%
2,048,725

1515 Broadway
Allianz Real Estate of America
56.87%
56.87%
1,750,000

2 Herald Square
Israeli Institutional Investor
51.00%
51.00%
369,000

115 Spring Street
Private Investor
51.00%
51.00%
5,218

(1)
Ownership interest and economic interest represent the Company's interests in the joint venture as of December 31, 2019. Changes in ownership or economic interests within the current year are disclosed in the notes below.
(2)
In January 2018, the partnership agreement for our investment was modified resulting in the Company no longer having a controlling interest in this investment. As a result, the investment was deconsolidated as of January 1, 2018. We recorded our non-controlling interest at fair value resulting in a $49.3 million fair value adjustment in the consolidated statement of operations. This fair value was allocated to the assets and liabilities, including identified intangibles of the joint venture.
(3)
The acquisition price represents only the purchase of the 1552 Broadway interest which comprised approximately 13,045 square feet. The joint venture also owns a long-term leasehold interest in the retail space and certain other spaces at 1560 Broadway, which is adjacent to 1552 Broadway.
(4)
We hold a 32.28% interest in three retail and one residential units at the property and a 16.14% interest in three residential units at the property.
(5)
The joint venture owns a long-term leasehold interest in the retail space at 650 Fifth Avenue. In connection with the ground lease obligation, SLG provided a performance guaranty and our joint venture partner executed a contribution agreement to reflect its pro rata obligation. In the event the property is converted into a condominium unit and the landlord elects the purchase option, the joint venture shall be obligated to acquire the unit at the then fair value.
(6)
We, together with our joint venture partner, closed on the sale of one property from the Stonehenge Portfolio in February 2019 and another property in May 2019. These sales are further described under Sale of Joint Venture Interest of Properties below.
(7)
In October 2016, we sold a 49% interest in this property. Our interest in the property was sold within a consolidated joint venture owned 90% by the Company and 10% by Stonehenge. The transaction resulted in the deconsolidation of the venture's remaining 51% interest in the property. Our joint venture with Stonehenge remains consolidated resulting in the combined 51% interest being shown within investments in unconsolidated joint ventures on our balance sheet.

96

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


Acquisition, Development and Construction Arrangements
Based on the characteristics of the following arrangements, which are similar to those of an investment, combined with the expected residual profit of not greater than 50%, we have accounted for these debt and preferred equity investments under the equity method. As of December 31, 2019 and 2018, the carrying value for acquisition, development and construction arrangements were as follows (dollars in thousands):
Loan Type
 
December 31, 2019
 
December 31, 2018
 
Maturity Date
Mezzanine Loan
 
$

 
44,357

 
 
 
 
$

 
$
44,357

 
 

Disposition of Joint Venture Interests or Properties
The following table summarizes the investments in unconsolidated joint ventures sold during the years ended December 31, 2019, 2018, and 2017:
Property
 
Ownership Interest Sold
 
Disposition Date
 
Gross Asset Valuation
(in thousands)(1)
 
Gain (Loss)
on Sale
(in thousands)(2)
21 East 66th Street(3)
 
1 residential unit
 
December 2019
 
$
2,900

 
$
279

521 Fifth Avenue
 
50.50%
 
May 2019
 
381,000

 
57,874

131-137 Spring Street
 
20.00%
 
January 2019
 
216,000

 
17,660

Stonehenge Portfolio (partial)
 
Various
 
Various - 2019
 
468,800

 
(2,408
)
3 Columbus Circle
 
48.90%
 
November 2018
 
851,000

 
160,368

Mezzanine Loan(4)
 
33.33%
 
August 2018
 
15,000

 
N/A

724 Fifth Avenue
 
49.90%
 
July 2018
 
365,000

 
64,587

Jericho Plaza
 
11.67%
 
June 2018
 
117,400

 
147

1745 Broadway
 
56.87%
 
May 2018
 
633,000

 
52,038

175-225 Third Street Brooklyn, New York
 
95.00%
 
April 2018
 
115,000

 
19,483

1515 Broadway(5)
 
13.00%
 
February 2018
 
1,950,000

 

Stonehenge Portfolio (partial)
 
Various
 
Various - 2018
 
331,100

 
(6,063
)
102 Greene Street
 
10.00%
 
September 2017
 
43,500

 
283

76 11th Avenue(6)
 
33.33%
 
May 2017
 
138,240

 
N/A

Stonehenge Portfolio (partial)
 
Various
 
March 2017
 
300,000

 
871

(1)
Represents implied gross valuation for the joint venture or sales price of the property.
(2)
Represents the Company's share of the gain or (loss). The gain on sale is net of $4.0 million, $11.7 million, and $0 of employee compensation accrued in connection with the realization of these investment gains in the years ended December 31, 2019, 2018, and 2017, respectively. Additionally, gain (loss) amounts do not include adjustments for expenses recorded in subsequent periods.
(3)
We, together with our joint venture partner, closed on the sale of one residential unit at the property.
(4)
Our investment in a joint venture that owned a mezzanine loan secured by a commercial property in midtown Manhattan was repaid after the joint venture received repayment of the underlying loan.
(5)
Our investment in 1515 Broadway was marked to fair value on January 1, 2018 upon adoption of ASC 610-20.
(6)
Our investment in a joint venture that owned two mezzanine notes secured by interests in the entity that owns 76 11th Avenue was repaid after the joint venture received repayment of the underlying loans.
In May 2017, we recognized a gain of $13.0 million related to the sale in May 2014 of our ownership interest in 747 Madison Avenue. The sale did not meet the criteria for sale accounting in May of 2014 and, therefore, remained on our consolidated financial statements. The sale criteria was met in May of 2017 resulting in recognition of the deferred gain on the sale.
Joint Venture Mortgages and Other Loans Payable
We generally finance our joint ventures with non-recourse debt. In certain cases we may provide guarantees or master leases for tenant space, which terminate upon the satisfaction of specified circumstances or repayment of the underlying loans. The mortgage notes and other loans payable collateralized by the respective joint venture properties and assignment of leases at December 31, 2019 and 2018, respectively, are as follows (dollars in thousands):

97

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


Property
 
Economic Interest (1)
 
Maturity Date
 
Interest
Rate (2)
 
December 31, 2019
 
December 31, 2018
Fixed Rate Debt:
 
 
 
 
 
 
 
 
 
 
 
717 Fifth Avenue (mortgage)
 
10.92
%
 
July 2022
 
 
4.45%
 
$
300,000

 
$
300,000

717 Fifth Avenue (mezzanine)
 
10.92
%
 
July 2022
 
 
5.50%
 
355,328

 
355,328

650 Fifth Avenue (mortgage)
 
50.00
%
 
October 2022
 
 
4.46%
 
210,000

 
210,000

650 Fifth Avenue (mezzanine)
 
50.00
%
 
October 2022
 
 
5.45%
 
65,000

 
65,000

21 East 66th Street
 
32.28
%
 
April 2023
 
 
3.60%
 
12,000

 
12,000

919 Third Avenue
 
51.00
%
 
June 2023
 
 
5.12%
 
500,000

 
500,000

1515 Broadway
 
56.87
%
 
March 2025
 
 
3.93%
 
838,546

 
855,876

11 Madison Avenue
 
60.00
%
 
September 2025
 
 
3.84%
 
1,400,000

 
1,400,000

800 Third Avenue
 
60.52
%
 
February 2026
 
 
3.37%
 
177,000

 
177,000

400 East 57th Street
 
41.00
%
 
November 2026
 
 
3.00%
 
97,735

 
99,828

Worldwide Plaza
 
24.35
%
 
November 2027
 
 
3.98%
 
1,200,000

 
1,200,000

Stonehenge Portfolio (3)
 
Various

 
Various
 
 
3.50%
 
196,112

 
321,076

521 Fifth Avenue (4)
 
 
 
 
 
 
 
 

 
170,000

Total fixed rate debt
 
 
 
 
 
 
 
 
$
5,351,721

 
$
5,666,108

Floating Rate Debt:
 
 
 
 
 
 
 
 
 
 
 
10 East 53rd Street (5)
 
55.00
%
 
February 2020
 
L+
2.25%
 
$
170,000

 
$
170,000

280 Park Avenue
 
50.00
%
 
September 2020
 
L+
1.73%
 
1,200,000

 
1,200,000

1552 Broadway
 
50.00
%
 
October 2020
 
L+
2.65%
 
195,000

 
195,000

121 Greene Street
 
50.00
%
 
November 2020
 
L+
1.50%
 
15,000

 
15,000

11 West 34th Street
 
30.00
%
 
January 2021
 
L+
1.45%
 
23,000

 
23,000

100 Park Avenue
 
49.90
%
 
February 2021
 
L+
1.75%
 
356,972

 
360,000

One Vanderbilt (6)
 
71.01
%
 
September 2021
 
L+
2.50%
 
732,928

 
375,000

2 Herald Square
 
51.00
%
 
November 2021
 
L+
1.45%
 
190,000

 
133,565

55 West 46th Street (7)
 
25.00
%
 
August 2022
 
L+
1.25%
 
192,524

 
185,569

115 Spring Street
 
51.00
%
 
September 2023
 
L+
3.40%
 
65,550

 

605 West 42nd Street
 
20.00
%
 
August 2027
 
L+
1.44%
 
550,000

 
550,000

21 East 66th Street
 
32.28
%
 
June 2033
 
1 Year Treasury+
2.75%
 
712

 
1,571

131-137 Spring Street (8)
 
 
 
 
 
 
 
 

 
141,000

103 East 86th Street (9)
 
 
 
 
 
 
 
 

 
38,000

Total floating rate debt
 
 
 
 
 
 
 
 
$
3,691,686

 
$
3,387,705

Total joint venture mortgages and other loans payable
 
 
 
 
$
9,043,407

 
$
9,053,813

Deferred financing costs, net
 
 
 
 
 
 
 
 
(91,538
)
 
(103,191
)
Total joint venture mortgages and other loans payable, net
 
 
 
 
$
8,951,869

 
$
8,950,622

(1)
Economic interest represents the Company's interests in the joint venture as of December 31, 2019. Changes in ownership or economic interests, if any, within the current year are disclosed in the notes to the investment in unconsolidated joint ventures table above.
(2)
Interest rates as of December 31, 2019, taking into account interest rate hedges in effect during the period. Floating rate debt is presented with the stated interest rate spread over 30-day LIBOR, unless otherwise specified.
(3)
Amount is comprised of $132.6 million and $63.5 million in fixed-rate mortgages that mature in April 2028 and July 2029, respectively.
(4)
In May 2019, we, together with our joint venture partner, closed on the sale of the property.
(5)
This loan was refinanced in February 2020.
(6)
This loan is a $1.75 billion construction facility, with reductions in interest cost based on meeting certain conditions, and has an initial five year term with two one year extension options. Advances under the loan are subject to incurred costs, funded equity, loan to value thresholds, and entering into construction contracts.
(7)
In August 2019, this loan was refinanced with a new $192.5 million mortgage loan. This loan has a committed amount of $198.0 million, of which $5.5 million was unfunded as of December 31, 2019.
(8)
In January 2019, we closed on the sale of our interest in the property.
(9)
In February 2019, we, together with our joint venture partner, closed on the sale of the property.


98

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


We are entitled to receive fees for providing management, leasing, construction supervision and asset management services to certain of our joint ventures. We earned $13.0 million, $14.2 million and $22.6 million from these services, net of our ownership share of the joint ventures, for the years ended December 31, 2019, 2018, and 2017, respectively. In addition, we have the ability to earn incentive fees based on the ultimate financial performance of certain of the joint venture properties.
The combined balance sheets for the unconsolidated joint ventures, at December 31, 2019 and 2018, are as follows (unaudited, in thousands):
 
December 31, 2019
 
December 31, 2018
Assets (1)
 
 
 
Commercial real estate property, net
$
14,349,628

 
$
14,347,673

Cash and restricted cash
336,189

 
381,301

Tenant and other receivables and deferred rents receivable
371,065

 
273,141

Debt and preferred equity investments, net

 
44,357

Other assets
2,039,429

 
2,187,166

Total assets
$
17,096,311

 
$
17,233,638

Liabilities and equity (1)
 
 
 
Mortgages and other loans payable, net
$
8,951,869

 
$
8,950,622

Deferred revenue/gain
1,501,616

 
1,660,838

Lease liabilities
897,380

 
637,168

Other liabilities
308,304

 
309,145

Equity
5,437,142

 
5,675,865

Total liabilities and equity
$
17,096,311

 
$
17,233,638

Company's investments in unconsolidated joint ventures
$
2,912,842

 
$
3,019,020


(1)
The combined assets, liabilities and equity for the unconsolidated joint ventures reflects the effect of step ups in basis on the retained non-controlling interests in deconsolidated investments as a result of the adoption of ASC 610-20 in January 2018. In addition, at December 31, 2019, $133.1 million of net unamortized basis differences between the amount at which our investments are carried and our share of equity in net assets of the underlying property will be amortized through equity in net income (loss) from unconsolidated joint ventures over the remaining life of the underlying items having given rise to the differences.
The combined statements of operations for the unconsolidated joint ventures, from acquisition date through the years ended December 31, 2019, 2018, and 2017 are as follows (unaudited, in thousands):
 
Year Ended December 31,
 
2019
 
2018
 
2017
Total revenues
$
1,163,534

 
$
1,244,804

 
$
904,230

Operating expenses
202,881

 
219,440

 
157,610

Real estate taxes
212,355

 
226,961

 
142,774

Operating lease rent
24,816

 
18,697

 
16,794

Interest expense, net of interest income
372,408

 
363,055

 
250,063

Amortization of deferred financing costs
19,336

 
21,634

 
23,026

Transaction related costs

 

 
146

Depreciation and amortization
407,697

 
421,458

 
279,419

Total expenses
$
1,239,493

 
$
1,271,245

 
$
869,832

Loss on early extinguishment of debt
(1,031
)
 

 
(7,899
)
Net (loss) income before gain on sale (1)
$
(76,990
)
 
$
(26,441
)
 
$
26,499

Company's equity in net (loss) income from unconsolidated joint ventures (1)
$
(34,518
)
 
$
7,311

 
$
21,892


(1)
The combined statements of operations and the Company's equity in net income (loss) for the unconsolidated joint ventures reflects the effect of step ups in basis on the retained non-controlling interests in deconsolidated investments as a result of the adoption of ASC 610-20 in January 2018.

99

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


7. Deferred Costs
Deferred costs at December 31, 2019 and 2018 consisted of the following (in thousands):
 
December 31,
 
2019
 
2018
Deferred leasing costs
$
466,136

 
$
453,833

Less: accumulated amortization
(260,853
)
 
(244,723
)
Deferred costs, net
$
205,283

 
$
209,110


8. Mortgages and Other Loans Payable
The first mortgages and other loans payable collateralized by the respective properties and assignment of leases or debt investments at December 31, 2019 and 2018, respectively, were as follows (dollars in thousands):
Property
 
Maturity
Date
 
Interest
Rate (1)
 
December 31, 2019
 
December 31, 2018
Fixed Rate Debt:
 
 
 
 
 
 
 
 
 
762 Madison Avenue
 
February 2022
 
 
5.00%
 
$
771

 
$
771

100 Church Street
 
July 2022
 
 
4.68%
 
209,296

 
213,208

420 Lexington Avenue
 
October 2024
 
 
3.99%
 
299,165

 
300,000

400 East 58th Street (2)
 
November 2026
 
 
3.00%
 
39,094

 
39,931

Landmark Square
 
January 2027
 
 
4.90%
 
100,000

 
100,000

485 Lexington Avenue
 
February 2027
 
 
4.25%
 
450,000

 
450,000

1080 Amsterdam (3)
 
February 2027
 
 
3.59%
 
35,123

 
35,807

315 West 33rd Street
 
February 2027
 
 
4.17%
 
250,000

 
250,000

Total fixed rate debt
 
 
 
 
 
 
$
1,383,449

 
$
1,389,717

Floating Rate Debt:
 
 
 
 
 
 
 
 
 
FHLB Facility (4)
 
January 2020
 
L+
0.26%
 
$
10,000

 
$

FHLB Facility (5)
 
February 2020
 
L+
0.32%
 
15,000

 

FHLB Facility
 
June 2020
 
L+
0.17%
 
14,500

 

2017 Master Repurchase Agreement
 
June 2020
 
L+
2.19%
 
152,684

 
300,000

133 Greene Street
 
August 2020
 
L+
2.00%
 
15,523

 
15,523

106 Spring Street
 
January 2021
 
L+
2.50%
 
38,025

 

609 Fifth Avenue
 
March 2021
 
L+
2.40%
 
53,773

 

185 Broadway (6)
 
November 2021
 
L+
2.85%
 
120,110

 
111,869

712 Madison Avenue
 
December 2021
 
L+
1.85%
 
28,000

 
28,000

410 Tenth Avenue (7)
 
May 2022
 
L+
2.23%
 
330,819

 

719 Seventh Avenue
 
September 2023
 
L+
1.20%
 
50,000

 
50,000

FHLB Facility (8)
 
 
 
 
 
 

 
13,000

115 Spring Street (9)
 
 
 
 
 
 

 
65,550

FHLB Facility (10)
 
 
 
 
 
 

 
14,500

Total floating rate debt
 
 
 
 
 
 
$
828,434

 
$
598,442

Total mortgages and other loans payable
 
 
 
 
 
 
$
2,211,883

 
$
1,988,159

Deferred financing costs, net of amortization
 
 
 
 
 
 
(28,630
)
 
(26,919
)
Total mortgages and other loans payable, net
 
 
 
 
 
 
$
2,183,253

 
$
1,961,240

(1)
Interest rate as of December 31, 2019, taking into account interest rate hedges in effect during the period. Floating rate debt is presented with the stated interest rate spread over 30-day LIBOR, unless otherwise specified.
(2)
The loan carries a fixed interest rate of 300 basis points for the first five years and is prepayable without penalty at the end of year five.
(3)
The loan is comprised of a $34.2 million mortgage loan and $0.9 million mezzanine loan with a fixed interest rate of 350 basis points and 700 basis points, respectively, for the first five years and is prepayable without penalty at the end of year five.
(4)
In January 2020, the loan was repaid and a new advance was drawn in the amount of $10.0 million with a spread of 16.5 basis points.

100

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


(5)
In February 2020, the loan was repaid and a new advance was drawn in the amount of $15.0 million with a spread of 26.0 basis points.
(6)
This loan is a $225.0 million construction facility, with reductions in interest cost based on meeting certain conditions, and has an initial three year term with two one year extension options. Advances under the loan are subject to incurred costs and funded equity requirements.
(7)
This loan is a $465.0 million construction facility, with reductions in interest cost based on meeting certain conditions, and has an initial three year term with two one year extension options. Advances under the loan are subject to incurred costs and funded equity requirements.
(8)
In August 2019, the loan was repaid.
(9)
In August 2019, the Company sold a 49% interest in the property to a private investor. The transaction resulted in the deconsolidation of our remaining 51% interest. See Note 6, "Investments in Unconsolidated Joint Ventures."
(10)
In December 2019, the loan was repaid.
At December 31, 2019 and 2018, the gross book value of the properties and debt and preferred equity investments collateralizing the mortgages and other loans payable was approximately $3.3 billion and $2.6 billion, respectively.
Federal Home Loan Bank of New York ("FHLB") Facility
The Company’s wholly-owned subsidiary, Ticonderoga Insurance Company, or Ticonderoga, a Vermont licensed captive insurance company, is a member of the Federal Home Loan Bank of New York, or FHLBNY. As a member, Ticonderoga may borrow funds from the FHLBNY in the form of secured advances that bear interest at a floating rate. As of December 31, 2019, we had a total of $39.5 million in outstanding secured advances with an average spread of 25 basis points over 30-day LIBOR.
Master Repurchase Agreement
The Company entered into a Master Repurchase Agreement, or MRA, known as the 2017 MRA, which provides us with the ability to sell certain mortgage investments with a simultaneous agreement to repurchase the same at a certain date or on demand. We seek to mitigate risks associated with our repurchase agreement by managing the credit quality of our assets, early repayments, interest rate volatility, liquidity, and market value. The margin call provisions under our repurchase facility permit valuation adjustments based on capital markets activity, and are not limited to collateral-specific credit marks. To monitor credit risk associated with our debt investments, our asset management team regularly reviews our investment portfolio and is in contact with our borrowers in order to monitor the collateral and enforce our rights as necessary. The risk associated with potential margin calls is further mitigated by our ability to recollateralize the facility with additional assets from our portfolio of debt investments, our ability to satisfy margin calls with cash or cash equivalents and our access to additional liquidity through the 2017 credit facility, as defined below.
The 2017 MRA has a maximum facility capacity of $300.0 million. In April 2018, we increased the maximum facility capacity to $400.0 million. The facility bears interest on a floating rate basis at a spread to 30-day LIBOR based on the pledged collateral and advance rate. In June 2018, we exercised a one year extension option and in June 2019, we exercised another one year extension option. In August 2019, we amended our agreement to include two additional one year extension options. At December 31, 2019, the facility had a carrying value of $152.4 million, net of deferred financing costs.
9. Corporate Indebtedness
2017 Credit Facility
In November 2017, we entered into an amendment to the credit facility, referred to as the 2017 credit facility, that was originally entered into by the Company in November 2012, or the 2012 credit facility. As of December 31, 2019, the 2017 credit facility consisted of a $1.5 billion revolving credit facility, a $1.3 billion term loan (or "Term Loan A"), and a $200.0 million term loan (or "Term Loan B") with maturity dates of March 31, 2022, March 31, 2023, and November 21, 2024, respectively. The revolving credit facility has two six-month as-of-right extension options to March 31, 2023. We also have an option, subject to customary conditions, to increase the capacity of the credit facility to $4.5 billion at any time prior to the maturity dates for the revolving credit facility and term loans without the consent of existing lenders, by obtaining additional commitments from our existing lenders and other financial institutions.
As of December 31, 2019, the 2017 credit facility bore interest at a spread over 30-day LIBOR ranging from (i) 82.5 basis points to 155 basis points for loans under the revolving credit facility, (ii) 90 basis points to 175 basis points for loans under Term Loan A, and (iii) 85 basis points to 165 basis points for loans under Term Loan B, in each case based on the credit rating assigned to the senior unsecured long term indebtedness of the Company.
In May 2019, we entered into an agreement to reduce the interest rate spread under Term Loan B by 65 basis points to a spread over 30-day LIBOR ranging from 85 basis points to 165 basis points. This reduction was effective in November 2019.
At December 31, 2019, the applicable spread was 100 basis points for the revolving credit facility, 110 basis points for Term Loan A, and 100 basis points for Term Loan B. We are required to pay quarterly in arrears a 12.5 to 30 basis point facility fee on

101

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


the total commitments under the revolving credit facility based on the credit rating assigned to the senior unsecured long term indebtedness of the Company. As of December 31, 2019, the facility fee was 20 basis points.
As of December 31, 2019, we had $11.8 million of outstanding letters of credit, $240.0 million drawn under the revolving credit facility and $1.5 billion outstanding under the term loan facilities, with total undrawn capacity of $1.3 billion under the 2017 credit facility. At December 31, 2019 and December 31, 2018, the revolving credit facility had a carrying value of $234.0 million and $492.2 million, respectively, net of deferred financing costs. At December 31, 2019 and December 31, 2018, the term loan facilities had a carrying value of $1.5 billion and $1.5 billion, respectively, net of deferred financing costs.
The Company and the Operating Partnership are borrowers jointly and severally obligated under the 2017 credit facility.
The 2017 credit facility includes certain restrictions and covenants (see Restrictive Covenants below).
Senior Unsecured Notes
The following table sets forth our senior unsecured notes and other related disclosures as of December 31, 2019 and 2018, respectively, by scheduled maturity date (dollars in thousands):
Issuance
 
December 31,
2019
Unpaid
Principal
Balance
 
December 31,
2019
Accreted
Balance
 
December 31,
2018
Accreted
Balance
 
Interest Rate (1)
 
Initial Term
(in Years)
 
Maturity Date
March 16, 2010 (2)
 
$
250,000

 
$
250,000

 
$
250,000

 
 
7.75
%
 
10
 
March 2020
August 7, 2018 (3) (4)
 
350,000

 
350,000

 
350,000

 
L+
0.98
%
 
3
 
August 2021
October 5, 2017 (3)
 
500,000

 
499,695

 
499,591

 
 
3.25
%
 
5
 
October 2022
November 15, 2012 (5)
 
300,000

 
303,142

 
304,168

 
 
4.50
%
 
10
 
December 2022
December 17, 2015 (2)
 
100,000

 
100,000

 
100,000

 
 
4.27
%
 
10
 
December 2025
 
 
$
1,500,000

 
$
1,502,837

 
$
1,503,759

 
 
 
 
 
 
 
Deferred financing costs, net
 
 
 
(5,990
)
 
(8,545
)
 
 
 
 
 
 
 
 
 
$
1,500,000

 
$
1,496,847

 
$
1,495,214

 
 
 
 
 
 
 
(1)
Interest rate as of December 31, 2019, taking into account interest rate hedges in effect during the period. Floating rate notes are presented with the stated spread over 3-month LIBOR, unless otherwise specified.
(2)
Issued by the Company and the Operating Partnership as co-obligors.
(3)
Issued by the Operating Partnership with the Company as the guarantor.
(4)
Beginning on August 8, 2019 and at any time thereafter, the notes are subject to redemption at the Company's option, in whole but not in part, at a redemption price equal to 100% of the principal amount of the notes, plus unpaid accrued interest thereon to the redemption date.
(5)
In October 2017, the Company and the Operating Partnership as co-obligors issued an additional $100.0 million of 4.50% senior unsecured notes due December 2022. The notes were priced at 105.334% of par.

102

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


Restrictive Covenants
The terms of the 2017 credit facility and certain of our senior unsecured notes include certain restrictions and covenants which may limit, among other things, our ability to pay dividends, make certain types of investments, incur additional indebtedness, incur liens and enter into negative pledge agreements and dispose of assets, and which require compliance with financial ratios relating to the maximum ratio of total indebtedness to total asset value, a minimum ratio of EBITDA to fixed charges, a maximum ratio of secured indebtedness to total asset value and a maximum ratio of unsecured indebtedness to unencumbered asset value. The dividend restriction referred to above provides that, we will not during any time when a default is continuing, make distributions with respect to common stock or other equity interests, except to enable the Company to continue to qualify as a REIT for Federal income tax purposes. As of December 31, 2019 and 2018, we were in compliance with all such covenants.
Junior Subordinated Deferrable Interest Debentures
In June 2005, the Company and the Operating Partnership issued $100.0 million in unsecured trust preferred securities through a newly formed trust, SL Green Capital Trust I, or the Trust, which is a wholly-owned subsidiary of the Operating Partnership. The securities mature in 2035 and bear interest at a floating rate of 125 basis points over the three-month LIBOR. Interest payments may be deferred for a period of up to eight consecutive quarters if the Operating Partnership exercises its right to defer such payments. The Trust preferred securities are redeemable at the option of the Operating Partnership, in whole or in part, with no prepayment premium. We do not consolidate the Trust even though it is a variable interest entity as we are not the primary beneficiary. Because the Trust is not consolidated, we have recorded the debt on our consolidated balance sheets and the related payments are classified as interest expense.
Principal Maturities
Combined aggregate principal maturities of mortgages and other loans payable, 2017 credit facility, trust preferred securities, senior unsecured notes and our share of joint venture debt as of December 31, 2019, including as-of-right extension options and put options, were as follows (dollars in thousands):
 
Scheduled
Amortization
 
Principal
 
Revolving
Credit
Facility
 
Unsecured Term Loans
 
Trust
Preferred
Securities
 
Senior
Unsecured
Notes
 
Total
 
Joint
Venture
Debt
2020
$
11,118

 
$
207,706

 
$

 
$

 
$

 
$
250,000

 
$
468,824

 
$
811,628

2021
11,638

 
239,908

 

 

 

 
350,000

 
601,546

 
805,276

2022
9,430

 
529,375

 

 

 

 
800,000

 
1,338,805

 
268,952

2023
7,301

 
50,000

 
240,000

 
1,300,000

 

 

 
1,597,301

 
311,436

2024
6,032

 
272,749

 

 
200,000

 

 

 
478,781

 
17,022

Thereafter
3,258

 
863,368

 

 

 
100,000

 
100,000

 
1,066,626

 
1,813,821

 
$
48,777

 
$
2,163,106

 
$
240,000

 
$
1,500,000

 
$
100,000

 
$
1,500,000

 
$
5,551,883

 
$
4,028,135


Consolidated interest expense, excluding capitalized interest, was comprised of the following (dollars in thousands):
 
Year Ended December 31,
 
2019
 
2018
 
2017
Interest expense before capitalized interest
$
246,848

 
$
236,719

 
$
281,551

Interest on financing leases
3,243

 
8,069

 
3,098

Interest capitalized
(55,446
)
 
(34,162
)
 
(26,020
)
Interest income
(4,124
)
 
(1,957
)
 
(1,584
)
Interest expense, net
$
190,521

 
$
208,669

 
$
257,045


10. Related Party Transactions
Cleaning/ Security/ Messenger and Restoration Services
Alliance Building Services, or Alliance, and its affiliates are partially owned by Gary Green, a son of Stephen L. Green, who serves as a member and as the chairman emeritus of our board of directors, and provide services to certain properties owned by us. Alliance’s affiliates include First Quality Maintenance, L.P., or First Quality, Classic Security LLC, Bright Star Couriers LLC and Onyx Restoration Works, and provide cleaning, extermination, security, messenger, and restoration services, respectively. In

103

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


addition, First Quality has the non-exclusive opportunity to provide cleaning and related services to individual tenants at our properties on a basis separately negotiated with any tenant seeking such additional services. The Service Corporation has entered into an arrangement with Alliance whereby it will receive a profit participation above a certain threshold for services provided by Alliance to certain tenants at certain buildings above the base services specified in their lease agreements.
Income earned from the profit participation, which is included in other income on the consolidated statements of operations, was $3.9 million, $3.9 million and $3.9 million for the years ended December 31, 2019, 2018 and 2017, respectively.
We also recorded expenses, inclusive of capitalized expenses, of $18.8 million, $18.8 million and $22.6 million for the years ended December 31, 2019, 2018 and 2017, respectively, for these services (excluding services provided directly to tenants).
Management Fees
S.L. Green Management Corp., a consolidated entity, receives property management fees from an entity in which Stephen L. Green owns an interest. We received management fees from this entity of $0.6 million, $0.6 million and $0.5 million for the years ended December 31, 2019, 2018, and 2017 respectively.
One Vanderbilt Investment
In December 2016, we entered into agreements with entities owned and controlled by our Chairman and CEO, Marc Holliday, and our President, Andrew Mathias, pursuant to which they agreed to make an investment in our One Vanderbilt project at the appraised fair market value for the interests acquired. This investment entitles these entities to receive approximately 1.50% - 1.80% and 1.00% - 1.20%, respectively, of any profits realized by the Company from its One Vanderbilt project in excess of the Company’s capital contributions. The entities have no right to any return of capital. Accordingly, subject to previously disclosed repurchase rights, these interests will have no value and will not entitle these entities to any amounts (other than limited distributions to cover tax liabilities incurred) unless and until the Company has received distributions from the One Vanderbilt project in excess of the Company’s aggregate investment in the project. In the event that the Company does not realize a profit on its investment in the project (or would not realize a profit based on the value at the time the interests are repurchased), the entities owned and controlled by Messrs. Holliday and Mathias will lose the entire amount of their investment. The entities owned and controlled by Messrs. Holliday and Mathias paid $1.4 million and $1.0 million, respectively, which equal the fair market value of the interests acquired as of the date the investment agreements were entered into as determined by an independent third party appraisal that we obtained.
Messrs. Holliday and Mathias cannot monetize their interests until after stabilization of the property (50% within three years after stabilization and 100% three years or more after stabilization). In addition, the agreement calls for us to repurchase these interests in the event of a sale of One Vanderbilt or a transactional change of control of the Company. We also have the right to repurchase these interests on the seven-year anniversary of the stabilization of the project or upon the occurrence of certain separation events prior to the stabilization of the project relating to each of Messrs. Holliday’s and Mathias’s continued service with us. The price paid upon monetization of the interests will equal the liquidation value of the interests at the time, with the value of One Vanderbilt being based on its sale price, if applicable, or fair market value as determined by an independent third party appraiser.
Other
We are entitled to receive fees for providing management, leasing, construction supervision, and asset management services to certain of our joint ventures as further described in Note 6, "Investments in Unconsolidated Joint Ventures." Amounts due from joint ventures and related parties at December 31, 2019 and 2018 consisted of the following (in thousands):
 
December 31,
 
2019
 
2018
Due from joint ventures
$
9,352

 
$
18,655

Other
11,769

 
9,378

Related party receivables
$
21,121

 
$
28,033


11. Noncontrolling Interests on the Company's Consolidated Financial Statements
Noncontrolling interests represent the common and preferred units of limited partnership interest in the Operating Partnership not held by the Company as well as third party equity interests in our other consolidated subsidiaries. Noncontrolling interests in the Operating Partnership are shown in the mezzanine equity while the noncontrolling interests in our other consolidated subsidiaries are shown in the equity section of the Company’s consolidated financial statements.

104

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


Common Units of Limited Partnership Interest in the Operating Partnership
As of December 31, 2019 and 2018, the noncontrolling interest unit holders owned 5.03%, or 4,195,875 units, and 4.70%, or 4,130,579 units, of the Operating Partnership, respectively. As of December 31, 2019, 4,195,875 shares of our common stock were reserved for issuance upon the redemption of units of limited partnership interest of the Operating Partnership.
Noncontrolling interests in the Operating Partnership is recorded at the greater of its cost basis or fair market value based on the closing stock price of our common stock at the end of the reporting period.
Below is a summary of the activity relating to the noncontrolling interests in the Operating Partnership as of December 31, 2019 and 2018 (in thousands):
 
December 31,
 
2019
 
2018
Balance at beginning of period
$
387,805

 
$
461,954

Distributions
(14,729
)
 
(15,000
)
Issuance of common units
19,403

 
23,655

Redemption of common units
(27,962
)
 
(60,718
)
Net income
13,301

 
12,216

Accumulated other comprehensive income allocation
(2,276
)
 
(66
)
Fair value adjustment
34,320

 
(34,236
)
Balance at end of period
$
409,862

 
$
387,805


Preferred Units of Limited Partnership Interest in the Operating Partnership
Below is a summary of the preferred units of limited partnership interest in the Operating Partnership as of December 31, 2019:
Issuance
 
Number of Units Authorized
 
Number of Units Issued
 
Dividends Per Unit(1)
 
Liquidation Preference Per Unit(2)
 
Conversion Price Per Unit(3)
 
Date of Issuance
4.50% Series G (4)
 
1,902,000

 
1,902,000

 
$
1.1250

 
$
25.00

 
$
88.50

 
January 2012
7.00% Series F
 
60

 
60

 
$
70.0000

 
$
1,000.00

 
$
29.12

 
January 2007
3.50% Series K
 
700,000

 
563,954

 
$
0.8750

 
$
25.00

 
$
134.67

 
August 2014
4.00% Series L
 
500,000

 
378,634

 
$
1.0000

 
$
25.00

 

 
August 2014
3.75% Series M
 
1,600,000

 
1,600,000

 
$
0.9375

 
$
25.00

 

 
February 2015
3.00% Series N (5)
 
552,303

 
552,303

 
$
0.7500

 
$
25.00

 

 
June 2015
Series O (6)
 
1

 
1

 
(6 
) 
 
(6 
) 
 

 
June 2015
4.00% Series P
 
200,000

 
200,000

 
$
1.0000

 
$
25.00

 

 
July 2015
3.50% Series Q
 
268,000

 
268,000

 
$
0.8750

 
$
25.00

 
$
148.95

 
July 2015
3.50% Series R
 
400,000

 
400,000

 
$
0.8750

 
$
25.00

 
$
154.89

 
August 2015
4.00% Series S
 
1,077,280

 
1,077,280

 
$
1.0000

 
$
25.00

 

 
August 2015
2.75% Series T
 
230,000

 
230,000

 
$
0.6875

 
$
25.00

 
$
119.02

 
March 2016
4.50% Series U (7)
 
680,000

 
680,000

 
$
1.1250

 
$
25.00

 

 
March 2016
3.50% Series A (8)
 
109,161

 
109,161

 
$
35.0000

 
$
1,000.00

 

 
August 2015
3.50% Series V
 
40,000

 
40,000

 
$
0.8750

 
$
25.00

 

 
May 2019
(1)
Dividends are cumulative, subject to certain provisions.
(2)
Units are redeemable at any time at par for cash at the option of the unitholder unless otherwise specified.
(3)
If applicable, units are convertible into a number of common units of limited partnership interest in the Operating Partnership equal to (i) the liquidation preference plus accumulated and unpaid distributions on the conversion date divided by (ii) the amount shown in the table.
(4)
Common units of limited partnership interest in the Operating Partnership issued in a conversion may be redeemed in exchange for our common stock on a 1-to-1 basis. The Series G Preferred Units also provide the holder with the right to require the Operating Partnership to repurchase the Series G Preferred Units for cash before January 31, 2022.
(5)
All of the outstanding units were redeemed at par for cash by the unitholder during the twelve months ended December 31, 2019.

105

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


(6)
The holder of the Series O preferred unit is entitled to quarterly dividends in an amount calculated as (i) 1,350 multiplied by (ii) the current distribution per common unit of limited partnership in SL Green Operating Partnership. The holder has the right to require the Operating Partnership to repurchase the Series O unit for cash at a price that is determined based on the closing price of the Company's common stock at the time such right is exercised. The unit's liquidation preference is the fair market value of the unit at the time of a liquidation event.
(7)
The annual dividend is subject to reduction upon the occurrence of certain circumstances. The minimum annual dividend is $0.75 per unit.
(8)
Issued through a consolidated subsidiary. The units are convertible on a one-for-one basis, into the Series B Preferred Units of limited partnership interest, or the Subsidiary Series B Preferred Units. The Subsidiary Series B Preferred Units can be converted at any time, at the option of the unitholder, into a number of common stock equal to 6.71348 shares of common stock for each Subsidiary Series B Preferred Unit. As of December 31, 2019, no Subsidiary Series B Preferred Units have been issued.
Below is a summary of the activity relating to the preferred units in the Operating Partnership as of December 31, 2019 and 2018 (in thousands):
 
December 31,
 
2019
 
2018
Balance at beginning of period
$
300,427

 
$
301,735

Issuance of preferred units
1,000

 

Redemption of preferred units
(18,142
)
 
(1,308
)
Balance at end of period
$
283,285

 
$
300,427


12. Stockholders’ Equity of the Company
Common Stock
Our authorized capital stock consists of 260,000,000 shares, $0.01 par value per share, consisting of 160,000,000 shares of common stock, $0.01 par value per share, 75,000,000 shares of excess stock, at $0.01 par value per share, and 25,000,000 shares of preferred stock, par value $0.01 per share. As of December 31, 2019, 79,202,322 shares of common stock and no shares of excess stock were issued and outstanding.
Share Repurchase Program
In August 2016, our Board of Directors approved a share repurchase program under which we can buy up to $1.0 billion of shares of our common stock. The Board of Directors has since authorized four separate $500.0 million increases to the size of the share repurchase program in the fourth quarter of 2017, second quarter of 2018, fourth quarter of 2018, and fourth quarter of 2019 bringing the total program size to $3.0 billion.
At December 31, 2019 repurchases executed under the program were as follows:
Period
Shares repurchased
Average price paid per share
Cumulative number of shares repurchased as part of the repurchase plan or programs
Year ended 2017
8,342,411
$101.64
8,342,411
Year ended 2018
9,744,911
$96.22
18,087,322
Year ended 2019
4,596,171
$83.62
22,683,493

At-The-Market Equity Offering Program
In March 2015, the Company, along with the Operating Partnership, entered into an "at-the-market" equity offering program, or ATM Program, to sell an aggregate of $300.0 million of our common stock. The Company did not make any sales of its common stock under the ATM program in the years ended December 31, 2019, 2018, or 2017.
Perpetual Preferred Stock
We have 9,200,000 shares of our 6.50% Series I Cumulative Redeemable Preferred Stock, or the Series I Preferred Stock, outstanding with a mandatory liquidation preference of $25.00 per share. The Series I Preferred stockholders receive annual dividends of $1.625 per share paid on a quarterly basis and dividends are cumulative, subject to certain provisions. We are entitled to redeem the Series I Preferred Stock at par for cash at our option. In August 2012, we received $221.9 million in net proceeds from the issuance of the Series I Preferred Stock, which were recorded net of underwriters' discount and issuance costs, and contributed the net proceeds to the Operating Partnership in exchange for 9,200,000 units of 6.50% Series I Cumulative Redeemable Preferred Units of limited partnership interest, or the Series I Preferred Units.

106

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


Dividend Reinvestment and Stock Purchase Plan ("DRSPP")
In February 2018, the Company filed a registration statement with the SEC for our dividend reinvestment and stock purchase plan, or DRSPP, which automatically became effective upon filing. The Company registered 3,500,000 shares of our common stock under the DRSPP. The DRSPP commenced on September 24, 2001.
The following table summarizes SL Green common stock issued, and proceeds received from dividend reinvestments and/or stock purchases under the DRSPP for the years ended December 31, 2019, 2018, and 2017, respectively (dollars in thousands):
 
Year Ended December 31,
 
2019
 
2018
 
2017
Shares of common stock issued
3,867

 
1,399

 
2,141

Dividend reinvestments/stock purchases under the DRSPP
$
334

 
$
136

 
$
223


Earnings per Share
We use the two-class method of computing earnings per share (“EPS”), which is an earnings allocation formula that determines EPS for common stock and any participating securities according to dividends declared (whether paid or unpaid). Under the two-class method, basic EPS is computed by dividing the income available to common stockholders by the weighted-average number of common stock shares outstanding for the period. Diluted EPS reflects the potential dilution that could occur from share equivalent activity.
SL Green's earnings per share for the years ended December 31, 2019, 2018, and 2017 are computed as follows (in thousands):
 
Year Ended December 31,
Numerator
2019
 
2018
 
2017
Basic Earnings:
 
 
 
 
 
Income attributable to SL Green common stockholders
$
255,484

 
$
232,312

 
$
86,424

Less: distributed earnings allocated to participating securities
(1,739
)
 
$
(552
)
 
$
(471
)
Net income attributable to SL Green common stockholders (numerator for basic earnings per share)
$
253,745

 
$
231,760

 
$
85,953

Add back: Dilutive effect of earnings allocated to participating securities
1,719

 
552

 
471

Add back: Effect of dilutive securities (redemption of units to common shares)
13,301

 
12,216

 
3,995

Income attributable to SL Green common stockholders (numerator for diluted earnings per share)
$
268,765

 
$
244,528

 
$
90,419

 
Year Ended December 31,
Denominator
2019
 
2018
 
2017
Basic Shares:
 
 
 
 
 
Weighted average common stock outstanding
81,733

 
86,753

 
98,571

Effect of Dilutive Securities:
 
 
 
 
 
Operating Partnership units redeemable for common shares
4,275

 
4,562

 
4,556

Stock-based compensation plans
554

 
215

 
276

Diluted weighted average common stock outstanding
86,562

 
91,530

 
103,403


SL Green has excluded 1,252,670, 1,138,647 and 774,782 common stock equivalents from the diluted shares outstanding for the years ended December 31, 2019, 2018, and 2017 respectively, as they were anti-dilutive.

107

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


13. Partners' Capital of the Operating Partnership
The Company is the sole managing general partner of the Operating Partnership and at December 31, 2019 owned 79,202,322 general and limited partnership interests in the Operating Partnership and 9,200,000 Series I Preferred Units. Partnership interests in the Operating Partnership are denominated as “common units of limited partnership interest” (also referred to as “OP Units”) or “preferred units of limited partnership interest” (also referred to as “Preferred Units”). All references to OP Units and Preferred Units outstanding exclude such units held by the Company. A holder of an OP Unit may present such OP Unit to the Operating Partnership for redemption at any time (subject to restrictions agreed upon at the issuance of OP Units to particular holders that may restrict such right for a period of time, generally one year from issuance). Upon presentation of an OP Unit for redemption, the Operating Partnership must redeem such OP Unit in exchange for the cash equal to the then value of a share of common stock of the Company, except that the Company may, at its election, in lieu of cash redemption, acquire such OP Unit for one share of common stock. Because the number of shares of common stock outstanding at all times equals the number of OP Units that the Company owns, one share of common stock is generally the economic equivalent of one OP Unit, and the quarterly distribution that may be paid to the holder of an OP Unit equals the quarterly dividend that may be paid to the holder of a share of common stock. Each series of Preferred Units makes a distribution that is set in accordance with an amendment to the partnership agreement of the Operating Partnership. Preferred Units may also be convertible into OP Units at the election of the holder thereof or the Company, subject to the terms of such Preferred Units.
Net income (loss) allocated to the preferred unitholders and common unitholders reflects their pro rata share of net income (loss) and distributions.
Limited Partner Units
As of December 31, 2019, limited partners other than SL Green owned 5.03%, or 4,195,875 common units, of the Operating Partnership.
Preferred Units
Preferred units not owned by SL Green are further described in Note 11, “Noncontrolling Interests on the Company’s Consolidated Financial Statements - Preferred Units of Limited Partnership Interest in the Operating Partnership.”
Earnings per Unit
The Operating Partnership's earnings per unit for the years ended December 31, 2019, 2018, and 2017 respectively are computed as follows (in thousands):
 
Year Ended December 31,
Numerator
2019
 
2018
 
2017
Basic Earnings:
 
 
 
 
 
Income attributable to SLGOP common unitholders
$
268,785

 
$
244,528

 
$
90,419

Less: distributed earnings allocated to participating securities
(1,739
)
 
$
(552
)
 
$
(471
)
Net Income attributable to SLGOP common unitholders (numerator for basic earnings per unit)
$
267,046

 
$
243,976

 
$
89,948

Add back: Dilutive effect of earnings allocated to participating securities
1,719

 
552

 
471

Income attributable to SLGOP common unitholders
$
268,765

 
$
244,528

 
$
90,419

 
Year Ended December 31,
Denominator
2019
 
2018
 
2017
Basic units:
 
 
 
 
 
Weighted average common units outstanding
86,008

 
91,315

 
103,127

Effect of Dilutive Securities:
 
 
 
 
 
Stock-based compensation plans
554

 
215

 
276

Diluted weighted average common units outstanding
86,562

 
91,530

 
103,403


The Operating Partnership has excluded 1,252,670, 1,138,647, and 774,782 common unit equivalents from the diluted units outstanding for the years ended December 31, 2019, 2018, and 2017 respectively, as they were anti-dilutive.

108

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


14. Share-based Compensation
We have stock-based employee and director compensation plans. Our employees are compensated through the Operating Partnership. Under each plan, whenever the Company issues common or preferred stock, the Operating Partnership issues an equivalent number of units of limited partnership interest of a corresponding class to the Company.
The Fourth Amended and Restated 2005 Stock Option and Incentive Plan, or the 2005 Plan, was approved by the Company's board of directors in April 2016 and its stockholders in June 2016 at the Company's annual meeting of stockholders. The 2005 Plan authorizes the issuance of stock options, stock appreciation rights, unrestricted and restricted stock, phantom shares, dividend equivalent rights, cash-based awards and other equity-based awards. Subject to adjustments upon certain corporate transactions or events, awards with respect to up to a maximum of 27,030,000 fungible units may be granted under the 2005 Plan. Currently, different types of awards count against the limit on the number of fungible units differently, with (1) full-value awards (i.e., those that deliver the full value of the award upon vesting, such as restricted stock) counting as 3.74 Fungible Units per share subject to such awards, (2) stock options, stock appreciation rights and other awards that do not deliver full value and expire five years from the date of grant counting as 0.73 fungible units per share subject to such awards, and (3) all other awards (e.g., ten year stock options) counting as 1.0 fungible units per share subject to such awards. Awards granted under the 2005 Plan prior to the approval of the fourth amendment and restatement in June 2016 continue to count against the fungible unit limit based on the ratios that were in effect at the time such awards were granted, which may be different than the current ratios. As a result, depending on the types of awards issued, the 2005 Plan may result in the issuance of more or less than 27,030,000 shares. If a stock option or other award granted under the 2005 Plan expires or terminates, the common stock subject to any portion of the award that expires or terminates without having been exercised or paid, as the case may be, will again become available for the issuance of additional awards. Shares of our common stock distributed under the 2005 Plan may be treasury shares or authorized but unissued shares. Currently, unless the 2005 Plan has been previously terminated by the Company's board of directors, new awards may be granted under the 2005 Plan until June 2, 2026, which is the tenth anniversary of the date that the 2005 Plan was most recently approved by the Company's stockholders. As of December 31, 2019, 4.1 million fungible units were available for issuance under the 2005 Plan after reserving for shares underlying outstanding restricted stock units, phantom stock units granted pursuant to our Non-Employee Directors' Deferral Program and LTIP Units.
Stock Options and Class O LTIP Units
Options are granted with an exercise price at the fair market value of the Company's common stock on the date of grant and, subject to employment, generally expire five or ten years from the date of grant, are not transferable other than on death, and generally vest in one to five years commencing one year from the date of grant. We have also granted Class O LTIP Units, which are a class of LTIP Units in the Operating Partnership structured to provide economics similar to those of stock options. Class O LTIP Units, once vested, may be converted, at the election of the holder, into a number of common units of the Operating Partnership per Class O LTIP Unit determined by the increase in value of a share of the Company’s common stock at the time of conversion over a participation threshold, which equals the fair market value of a share of the Company’s common stock at the time of grant. Class O LTIP Units are entitled to distributions, subject to vesting, equal per unit to 10% of the per unit distributions paid with respect to the common units of the Operating Partnership.
The fair value of each stock option or LTIP Unit granted is estimated on the date of grant using the Black-Scholes option pricing model based on historical information with the following weighted average assumptions for grants during the years ended December 31, 2018 and 2017. There were no grants during the year ended December 31, 2019.
 
2019
 
2018
 
2017
Dividend yield
none
 
2.85
%
 
2.51
%
Expected life
zero years
 
3.5 years

 
4.4 years

Risk-free interest rate
none
 
2.48
%
 
1.73
%
Expected stock price volatility
none
 
22.00
%
 
28.10
%


109

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


A summary of the status of the Company's stock options as of December 31, 2019, 2018, and 2017 and changes during the years ended December 31, 2019, 2018, and 2017 are as follows:
 
2019
 
2018
 
2017
 
Options Outstanding
 
Weighted Average
Exercise Price
 
Options Outstanding
 
Weighted Average
Exercise Price
 
Options
Outstanding
 
Weighted
Average
Exercise
Price
Balance at beginning of year
$
1,137,017

 
$
103.54

 
$
1,548,719

 
$
101.48

 
$
1,737,213

 
$
98.44

Granted

 

 
6,000

 
97.91

 
174,000

 
105.66

Exercised

 

 
(316,302
)
 
90.22

 
(292,193
)
 
81.07

Lapsed or canceled
(99,949
)
 
115.81

 
(101,400
)
 
113.22

 
(70,301
)
 
121.68

Balance at end of year
$
1,037,068

 
$
102.36

 
$
1,137,017

 
$
103.54

 
$
1,548,719

 
$
101.48

Options exercisable at end of year
914,929

 
$
101.69

 
783,035

 
$
101.28

 
800,902

 
$
94.33

Weighted average fair value of options granted during the year
$

 
 

 
$
84,068

 
 

 
$
3,816,652

 
 


The remaining weighted average contractual life of the options outstanding was 2.7 years and the remaining weighted average contractual life of the options exercisable was 2.7 years.
During the years ended December 31, 2019, 2018, and 2017, we recognized compensation expense for these options of $2.5 million, $5.4 million, and $7.8 million, respectively. As of December 31, 2019, there was $0.1 million of total unrecognized compensation cost related to unvested stock options, which is expected to be recognized over a weighted average period of 0.2 years.
Restricted Shares
Shares are granted to certain employees, including our executives, and vesting will occur annually upon the completion of a service period or our meeting established financial performance criteria. Annual vesting occurs at rates ranging from 15% to 35% once performance criteria are reached.
A summary of the Company's restricted stock as of December 31, 2019, 2018, and 2017 and charges during the years ended December 31, 2019, 2018, and 2017 are as follows:
 
2019
 
2018
 
2017
Balance at beginning of year
3,452,016

 
3,298,216

 
3,202,031

Granted
126,350

 
162,900

 
96,185

Canceled
(11,900
)
 
(9,100
)
 

Balance at end of year
3,566,466

 
3,452,016

 
3,298,216

Vested during the year
113,259

 
92,114

 
95,736

Compensation expense recorded
$
12,892,249

 
$
12,757,704

 
$
9,809,749

Total fair value of restricted stock granted during the year
$
11,131,181

 
$
13,440,503

 
$
9,905,986


The fair value of restricted stock that vested during the years ended December 31, 2019, 2018, and 2017 was $12.1 million, $9.8 million and $9.4 million, respectively. As of December 31, 2019, there was $20.8 million of total unrecognized compensation cost related to restricted stock, which is expected to be recognized over a weighted average period of 2.0 years.
For the years ended December 31, 2019, 2018, and 2017, $2.1 million, $6.3 million, and $7.2 million, respectively, was capitalized to assets associated with compensation expense related to our long-term compensation plans, restricted stock and stock options.
We granted LTIP Units, which include bonus, time-based and performance based awards, with a fair value of $58.3 million and $22.0 million during the years ended December 31, 2019 and 2018, respectively. The grant date fair value of the LTIP Unit awards was calculated in accordance with ASC 718. A third party consultant determined the fair value of the LTIP Units to have a discount from our common stock price. The discount was calculated by considering the inherent uncertainty that the LTIP Units will reach parity with other common partnership units and the illiquidity due to transfer restrictions. As of December 31, 2019,

110

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


there was $31.2 million of total unrecognized compensation expense related to the time-based and performance based LTIP Unit awards, which is expected to be recognized over a weighted average period of 2.3 years.
During the years ended December 31, 2019, 2018, and 2017, we recorded compensation expense related to bonus, time-based and performance based LTIP Unit awards of $22.2 million, $24.4 million, and $26.1 million, respectively.
2014 Outperformance Plan
In August 2014, the compensation committee of the Company's board of directors approved the general terms of the SL Green Realty Corp. 2014 Outperformance Plan, or the 2014 Outperformance Plan. Participants in the 2014 Outperformance Plan could earn, in the aggregate, up to 610,000 LTIP Units in our Operating Partnership based on our total return to stockholders for the three year period beginning September 1, 2014. Under the 2014 Outperformance Plan, two-thirds of the LTIP Units were subject to performance based vesting based on the Company’s absolute total return to stockholders and one-third of the LTIP Units were subject to performance based vesting based on relative total return to stockholders compared to the constituents of the MSCI REIT Index. LTIP Units earned under the 2014 Outperformance Plan were to be subject to continued vesting requirements, with 50% of any awards earned vesting on August 31, 2017 and the remaining 50% vesting on August 31, 2018, subject to continued employment with us through such dates. Participants were not entitled to distributions with respect to LTIP Units granted under the 2014 Outperformance Plan unless and until they are earned. If LTIP Units were earned, each participant would have been entitled to the distributions that would have been paid had the number of earned LTIP Units been issued at the beginning of the performance period, with such distributions being paid in the form of cash or additional LTIP Units. Thereafter, distributions were to be paid currently with respect to all earned LTIP Units, whether vested or unvested.
Based on our performance, none of the LTIP Units granted under the 2014 Outperformance Plan were earned pursuant to the terms of the 2014 Outperformance Plan, and all units issued were forfeited in 2017.
The cost of the 2014 Outperformance Plan ($27.9 million subject to forfeitures), based on the portion of the 2014 Outperformance Plan granted prior to termination, was amortized into earnings through December 31, 2017. We recorded no compensation expense during the years ended December 31, 2019 and 2018, and compensation expense of $13.6 million during the year ended December 31, 2017 related to the 2014 Outperformance Plan.
Deferred Compensation Plan for Directors
Under our Non-Employee Director's Deferral Program, which commenced July 2004, the Company's non-employee directors may elect to defer up to 100% of their annual retainer fee, chairman fees, meeting fees and annual stock grant. Unless otherwise elected by a participant, fees deferred under the program shall be credited in the form of phantom stock units. The program provides that a director's phantom stock units generally will be settled in an equal number of shares of common stock upon the earlier of (i) the January 1 coincident with or the next following such director's termination of service from the Board of Directors or (ii) a change in control by us, as defined by the program. Phantom stock units are credited to each non-employee director quarterly using the closing price of our common stock on the first business day of the respective quarter. Each participating non-employee director is also credited with dividend equivalents or phantom stock units based on the dividend rate for each quarter, which are either paid in cash currently or credited to the director’s account as additional phantom stock units.
During the year ended December 31, 2019, 18,669 phantom stock units and 9,949 shares of common stock were issued to our board of directors. We recorded compensation expense of $2.4 million during the year ended December 31, 2019 related to the Deferred Compensation Plan. As of December 31, 2019, there were 128,946 phantom stock units outstanding pursuant to our Non-Employee Director's Deferral Program.
Employee Stock Purchase Plan
In 2007, the Company's board of directors adopted the 2008 Employee Stock Purchase Plan, or ESPP, to encourage our employees to make our business more successful by providing equity-based incentives to eligible employees. The ESPP is intended to qualify as an "employee stock purchase plan" under Section 423 of the Code, and has been adopted by the board to enable our eligible employees to purchase the Company's shares of common stock through payroll deductions. The ESPP became effective on January 1, 2008 with a maximum of 500,000 shares of the common stock available for issuance, subject to adjustment upon a merger, reorganization, stock split or other similar corporate change. The Company filed a registration statement on Form S-8 with the SEC with respect to the ESPP. The common stock is offered for purchase through a series of successive offering periods. Each offering period will be three months in duration and will begin on the first day of each calendar quarter, with the first offering period having commenced on January 1, 2008. The ESPP provides for eligible employees to purchase the common stock at a purchase price equal to 85% of the lesser of (1) the market value of the common stock on the first day of the offering period or (2) the market value of the common stock on the last day of the offering period. The ESPP was approved by our stockholders at

111

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


our 2008 annual meeting of stockholders. As of December 31, 2019, 131,440 shares of our common stock had been issued under the ESPP.
15. Accumulated Other Comprehensive (Loss) Income
The following tables set forth the changes in accumulated other comprehensive (loss) income by component as of December 31, 2019, 2018 and 2017 (in thousands):
 
Net unrealized gain (loss) on derivative instruments (1)
 
SL Green’s share of joint venture net unrealized gain (loss) on derivative instruments (2)
 
Net unrealized gain on marketable securities
 
Total
Balance at December 31, 2016
$
12,596

 
$
4,021

 
$
5,520

 
$
22,137

Other comprehensive (loss) income before reclassifications
(1,618
)
 
233

 
(1,348
)
 
(2,733
)
Amounts reclassified from accumulated other comprehensive income
1,564

 
766

 
(3,130
)
 
(800
)
Balance at December 31, 2017
12,542

 
5,020

 
1,042

 
18,604

Other comprehensive (loss) income before reclassifications
(2,252
)
 
(103
)
 
51

 
(2,304
)
Amounts reclassified from accumulated other comprehensive income
(574
)
 
(618
)
 

 
(1,192
)
Balance at December 31, 2018
9,716

 
4,299

 
1,093

 
15,108

Other comprehensive (loss) income before reclassifications
(32,723
)
 
(11,956
)
 
1,184

 
(43,495
)
Amounts reclassified from accumulated other comprehensive loss
227

 
(325
)
 

 
(98
)
Balance at December 31, 2019
$
(22,780
)
 
$
(7,982
)
 
$
2,277

 
$
(28,485
)
(1)
Amount reclassified from accumulated other comprehensive (loss) income is included in interest expense in the respective consolidated statements of operations. As of December 31, 2019 and 2018, the deferred net (gains) losses from these terminated hedges, which is included in accumulated other comprehensive loss relating to net unrealized gain (loss) on derivative instrument, was $(0.7) million and $1.3 million, respectively.
(2)
Amount reclassified from accumulated other comprehensive (loss) income is included in equity in net (loss) income from unconsolidated joint ventures in the respective consolidated statements of operations.
16. Fair Value Measurements
We are required to disclose fair value information with regard to our financial instruments, whether or not recognized in the consolidated balance sheets, for which it is practical to estimate fair value. The FASB guidance defines fair value as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants on the measurement date. We measure and/or disclose the estimated fair value of financial assets and liabilities based on a hierarchy that distinguishes between market participant assumptions based on market data obtained from sources independent of the reporting entity and the reporting entity’s own assumptions about market participant assumptions. This hierarchy consists of three broad levels: Level 1 - quoted prices (unadjusted) in active markets for identical assets or liabilities that the reporting entity can access at the measurement date; Level 2 - inputs other than quoted prices included within Level 1, that are observable for the asset or liability, either directly or indirectly; and Level 3 - unobservable inputs for the asset or liability that are used when little or no market data is available. We follow this hierarchy for our assets and liabilities measured at fair value on a recurring and nonrecurring basis. In instances in which the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level of input that is significant to the fair value measurement in its entirety. Our assessment of the significance of the particular input to the fair value measurement in its entirety requires judgment and considers factors specific to the asset or liability.
The following tables set forth the assets and liabilities that we measure at fair value on a recurring and non-recurring basis by their levels in the fair value hierarchy at December 31, 2019 and 2018 (in thousands):

112

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


 
December 31, 2019
 
Total
 
Level 1
 
Level 2
 
Level 3
Assets:
 
 
 
 
 
 
 
Marketable securities
$
29,887

 
$

 
$
29,887

 
$

Interest rate cap and swap agreements (included in other assets)
$
4,419

 
$

 
$
4,419

 
$

Liabilities:
 
 
 
 
 
 
 
Interest rate cap and swap agreements (included in other liabilities)
$
29,110

 
$

 
$
29,110

 
$

 
December 31, 2018
 
Total
 
Level 1
 
Level 2
 
Level 3
Assets:
 
 
 
 
 
 
 
Marketable securities
$
28,638

 
$

 
$
28,638

 
$

Interest rate cap and swap agreements (included in other assets)
$
18,676

 
$

 
$
18,676

 
$

Liabilities:
 
 
 
 
 
 
 
Interest rate cap and swap agreements (included in other liabilities)
$
7,663

 
$

 
$
7,663

 
$


We evaluate for potential impairment in real estate investments and debt and preferred equity investments, including intangibles, primarily utilizing cash flow projections that apply, among other things, estimated revenue and expense growth rates, discount rates and capitalization rates, as well as sales comparison approach, which utilizes comparable sales, listings and sales contracts. All of which are classified as Level 3 inputs.
In December 2018, the Company determined that it was more likely than not that its Suburban properties would be sold or otherwise disposed of significantly before the end of their previously estimated useful life. The Company tested the recoverability of the assets and, as a result of the carrying amount of the assets not being deemed recoverable and exceeding their fair value as measured on a asset by asset basis, recorded a $221.9 million impairment loss. These charges are included in depreciable real estate reserves and impairment in the consolidated statement of operations. The fair value of the assets were determined primarily utilizing cash flow projections that apply, among other things, estimated revenue and expense growth rates, discount rates and capitalization rates, as well as sales comparison approach, which utilizes comparable sales, listings and sales contracts. All of which are classified as Level 3 inputs.
In May 2018, the Company was the successful bidder at the foreclosure of 2 Herald Square, at which time the Company's $250.5 million outstanding principal balance and $7.7 million accrued interest balance were credited to our equity investment in the property. We recorded the assets acquired and liabilities assumed at fair value. This resulted in the recognition of a fair value adjustment of $8.1 million, which is reflected on the Company's consolidated statements of operations within purchase price and other fair value adjustments. This fair value was determined by utilizing our successful bid at the foreclosure of the asset, the agreement to sell a partial interest in the property, and cash flow projections that apply, among other things, estimated revenue and expense growth rates, discount rates and capitalization rates, as well as a sales comparison approach, which utilizes comparable sales, listings and sales contracts, all of which are classified as Level 3 inputs.
In January 2018, the partnership agreement for our investment in 919 Third Avenue was modified resulting in the Company no longer having a controlling interest in this investment. As a result the investment was deconsolidated as of January 1, 2018. The Company recorded its non-controlling interest at fair value resulting in a $49.3 million fair value adjustment in the consolidated statements of operations. This fair value was determined using a third party valuation which primarily utilized cash flow projections that apply, among other things, estimated revenue and expense growth rates, discount rates and capitalization rates, as well as sales comparison approach, which utilizes comparable sales, listings and sales contracts. All of which are classified as Level 3 inputs.
Marketable securities classified as Level 1 are derived from quoted prices in active markets. The valuation technique used to measure the fair value of marketable securities classified as Level 2 were valued based on quoted market prices or model driven valuations using the significant inputs derived from or corroborated by observable market data. Marketable securities in an unrealized loss position are not considered to be other than temporarily impaired. We do not intend to sell these securities and it is not more likely than not that we will be required to sell the investments before recovery of their amortized cost bases.

113

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


The fair value of derivative instruments is based on current market data received from financial sources that trade such instruments and are based on prevailing market data and derived from third party proprietary models based on well-recognized financial principles and reasonable estimates about relevant future market conditions, which are classified as Level 2 inputs.
The financial assets and liabilities that are not measured at fair value on our consolidated balance sheets include cash and cash equivalents, restricted cash, accounts receivable, accounts payable and accrued expenses, debt and preferred equity investments, mortgages and other loans payable and other secured and unsecured debt. The carrying amount of cash and cash equivalents, restricted cash, accounts receivable, and accounts payable and accrued expenses reported in our consolidated balance sheets approximates fair value due to the short term nature of these instruments. The fair value of debt and preferred equity investments, which is classified as Level 3, is estimated by discounting the future cash flows using current interest rates at which similar loans with the same maturities would be made to borrowers with similar credit ratings. The fair value of borrowings, which is classified as Level 3, is estimated by discounting the contractual cash flows of each debt instrument to their present value using adjusted market interest rates, which is provided by a third-party specialist.
The following table provides the carrying value and fair value of these financial instruments as of December 31, 2019 and December 31, 2018 (in thousands):
 
December 31, 2019
 
December 31, 2018
 
Carrying Value (1)
 
Fair Value
 
Carrying Value (1)
 
Fair Value
 
 
 
 
 
 
 
 
Debt and preferred equity investments
$
1,580,306

 
(2) 
 
$
2,099,393

 
(2) 
 
 
 


 
 
 
 
Fixed rate debt
$
3,536,286

 
$
3,642,770

 
$
3,543,476

 
$
3,230,127

Variable rate debt
2,018,434

 
2,018,714

 
2,048,442

 
2,057,966

 
$
5,554,720

 
$
5,661,484

 
$
5,591,918

 
$
5,288,093

(1)
Amounts exclude net deferred financing costs.
(2)
At December 31, 2019, debt and preferred equity investments had an estimated fair value ranging between $1.6 billion and $1.7 billion. At December 31, 2018, debt and preferred equity investments had an estimated fair value ranging between $2.1 billion and $2.3 billion.
Disclosure about fair value of financial instruments was based on pertinent information available to us as of December 31, 2019 and 2018. Although we are not aware of any factors that would significantly affect the reasonable fair value amounts, such amounts have not been comprehensively revalued for purposes of these financial statements since that date and current estimates of fair value may differ significantly from the amounts presented herein.
17. Financial Instruments: Derivatives and Hedging
In the normal course of business, we use a variety of commonly used derivative instruments, such as interest rate swaps, caps, collar and floors, to manage, or hedge interest rate risk. We hedge our exposure to variability in future cash flows for forecasted transactions in addition to anticipated future interest payments on existing debt. We recognize all derivatives on the balance sheet at fair value. Derivatives that are not hedges are adjusted to fair value through earnings. If a derivative is a hedge, depending on the nature of the hedge, changes in the fair value of the derivative will either be offset against the change in fair value of the hedge asset, liability, or firm commitment through earnings, or recognized in other comprehensive income (loss) until the hedged item is recognized in earnings. Reported net income and equity may increase or decrease prospectively, depending on future levels of interest rates and other variables affecting the fair values of derivative instruments and hedged items, but will have no effect on cash flows. Currently, all of our designated derivative instruments are effective hedging instruments.
The following table summarizes the notional value at inception and fair value of our consolidated derivative financial instruments at December 31, 2019 based on Level 2 information. The notional value is an indication of the extent of our involvement in these instruments at that time, but does not represent exposure to credit, interest rate or market risks (dollars in thousands).

114

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


 
Notional
Value
 
Strike
Rate
 
Effective
Date
 
Expiration
Date
 
Balance Sheet Location
 
Fair
Value
Interest Rate Cap
$
300,000

 
3.750
%
 
May 2019
 
May 2020
 
Other Assets
 
$

Interest Rate Swap
100,000

 
1.928
%
 
December 2017
 
November 2020
 
Other Liabilities
 
(281
)
Interest Rate Swap
100,000

 
1.934
%
 
December 2017
 
November 2020
 
Other Liabilities
 
(286
)
Interest Rate Cap
111,869

 
3.500
%
 
December 2019
 
December 2020
 
Other Assets
 

Interest Rate Cap
85,000

 
4.000
%
 
March 2019
 
March 2021
 
Other Assets
 

Interest Rate Swap
200,000

 
1.131
%
 
July 2016
 
July 2023
 
Other Assets
 
3,015

Interest Rate Swap
100,000

 
1.161
%
 
July 2016
 
July 2023
 
Other Assets
 
1,404

Interest Rate Swap
150,000

 
2.696
%
 
January 2019
 
January 2024
 
Other Liabilities
 
(6,570
)
Interest Rate Swap
150,000

 
2.721
%
 
January 2019
 
January 2026
 
Other Liabilities
 
(9,344
)
Interest Rate Swap
200,000

 
2.740
%
 
January 2019
 
January 2026
 
Other Liabilities
 
(12,629
)
 
 
 
 
 
 
 
 
 
 
 
$
(24,691
)

During the years ended December 31, 2019, 2018, and 2017, we recorded a $0.1 million loss, a $0.2 million loss, and a $0.5 million loss, respectively, on the changes in the fair value, which is included in interest expense in the consolidated statements of operations.
The Company has agreements with each of its derivative counterparties that contain a provision where if the Company defaults on any of its indebtedness, then the Company could also be declared in default on its derivative obligations. As of December 31, 2019, the fair value of derivatives in a net liability position, including accrued interest but excluding any adjustment for nonperformance risk related to these agreements, was $29.5 million. As of December 31, 2019, the Company has not posted any collateral related to these agreements and was not in breach of any agreement provisions. If the Company had breached any of these provisions, it could have been required to settle its obligations under the agreements at their aggregate termination value of $30.1 million at December 31, 2019.
Gains and losses on terminated hedges are included in accumulated other comprehensive income (loss), and are recognized into earnings over the term of the related mortgage obligation. Over time, the realized and unrealized gains and losses held in accumulated other comprehensive loss will be reclassified into earnings as an adjustment to interest expense in the same periods in which the hedged interest payments affect earnings. We estimate that $0.4 million of the current balance held in accumulated other comprehensive loss will be reclassified into interest expense and $(0.1) million of the portion related to our share of joint venture accumulated other comprehensive loss will be reclassified into equity in net income from unconsolidated joint ventures within the next 12 months.
The following table presents the effect of our derivative financial instruments and our share of our joint ventures' derivative financial instruments that are designated and qualify as hedging instruments on the consolidated statements of operations for the years ended December 31, 2019, 2018, and 2017, respectively (in thousands):
 
 
Amount of Loss
Recognized in
Other Comprehensive Loss
 
Location of Gain (Loss) Reclassified from Accumulated Other Comprehensive Loss into Income
 
Amount of (Loss) Gain
Reclassified from
Accumulated Other Comprehensive Loss into Income
 
 
Year Ended
December 31,
 
 
Year Ended
December 31,
Derivative
 
2019
 
2018
 
2017
 
 
2019
 
2018
 
2017
Interest Rate Swaps/Caps
 
$
(33,907
)
 
$
(2,284
)
 
$
(2,282
)
 
Interest expense
 
$
(261
)
 
$
1,168

 
$
1,816

Share of unconsolidated joint ventures' derivative instruments
 
(10,322
)
 
(1,788
)
 
(200
)
 
Equity in net income from unconsolidated joint ventures
 
256

 
1,097

 
980

 
 
$
(44,229
)
 
$
(4,072
)
 
$
(2,482
)
 
 
 
$
(5
)
 
$
2,265

 
$
2,796



115

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


18. Rental Income
The Operating Partnership is the lessor and the sublessor to tenants under operating leases with expiration dates ranging from January 1, 2020 to 2052. The minimum rental amounts due under the leases are generally either subject to scheduled fixed increases or adjustments. The leases generally also require that the tenants reimburse us for increases in certain operating costs and real estate taxes above their base year costs. Approximate future minimum rents to be received over the next five years and thereafter for non-cancelable operating leases in effect at December 31, 2019 for the consolidated properties, including consolidated joint venture properties, and our share of unconsolidated joint venture properties are as follows (in thousands):
 
 
Consolidated
Properties
 
Unconsolidated
Properties
2020
 
$
799,001

 
$
390,725

2021
 
651,815

 
397,524

2022
 
600,912

 
380,598

2023
 
536,835

 
354,621

2024
 
496,476

 
325,459

Thereafter
 
2,938,340

 
1,986,928

 
 
$
6,023,379

 
$
3,835,855


As of December 31, 2018, under ASC 840, approximate future minimum rents to be received over the next five years and thereafter for non-cancelable operating leases for the consolidated properties, including consolidated joint venture properties, and our share of unconsolidated joint venture properties are as follows (in thousands):
 
 
Consolidated
Properties
 
Unconsolidated
Properties
2019
 
$
830,336

 
$
348,060

2020
 
765,610

 
375,228

2021
 
625,956

 
380,886

2022
 
562,250

 
348,222

2023
 
500,499

 
333,501

Thereafter
 
3,272,014

 
2,098,995

 
 
$
6,556,665

 
$
3,884,892


The components of lease revenues were as follows (in thousands):
 
 
Twelve Months Ended December 31, 2019
 
Twelve Months Ended December 31, 2018
Fixed lease payments
 
$
858,587

 
$
858,160

Variable lease payments
 
120,496

 
113,596

Total lease payments
 
$
979,083

 
$
971,756

Amortization of acquired above and below-market leases
 
4,474

 
6,818

Total rental revenue
 
$
983,557

 
$
978,574



116

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


19. Benefit Plans
The building employees are covered by multi-employer defined benefit pension plans and post-retirement health and welfare plans. We participate in the Building Service 32BJ, or Union, Pension Plan and Health Plan. The Pension Plan is a multi-employer, non-contributory defined benefit pension plan that was established under the terms of collective bargaining agreements between the Service Employees International Union, Local 32BJ, the Realty Advisory Board on Labor Relations, Inc. and certain other employees. This Pension Plan is administered by a joint board of trustees consisting of union trustees and employer trustees and operates under employer identification number 13-1879376. The Pension Plan year runs from July 1 to June 30. Employers contribute to the Pension Plan at a fixed rate on behalf of each covered employee. Separate actuarial information regarding such pension plans is not made available to the contributing employers by the union administrators or trustees, since the plans do not maintain separate records for each reporting unit. However, on September 28, 2017, September 28, 2018, and September 27, 2019, the actuary certified that for the plan years beginning July 1, 2017, July 1, 2018, and July 1, 2019, the Pension Plan was in critical status under the Pension Protection Act of 2006. The Pension Plan trustees adopted a rehabilitation plan consistent with this requirement. No surcharges have been paid to the Pension Plan as of December 31, 2019. For the Pension Plan years ended June 30, 2019, 2018, and 2017, the plan received contributions from employers totaling $290.1 million, $272.3 million, and $257.8 million. Our contributions to the Pension Plan represent less than 5.0% of total contributions to the plan.
The Health Plan was established under the terms of collective bargaining agreements between the Union, the Realty Advisory Board on Labor Relations, Inc. and certain other employers. The Health Plan provides health and other benefits to eligible participants employed in the building service industry who are covered under collective bargaining agreements, or other written agreements, with the Union. The Health Plan is administered by a Board of Trustees with equal representation by the employers and the Union and operates under employer identification number 13-2928869. The Health Plan receives contributions in accordance with collective bargaining agreements or participation agreements. Generally, these agreements provide that the employers contribute to the Health Plan at a fixed rate on behalf of each covered employee. For the Health Plan years ended, June 30, 2019, 2018, and 2017, the plan received contributions from employers totaling $1.5 billion, $1.4 billion and $1.3 billion, respectively. Our contributions to the Health Plan represent less than 5.0% of total contributions to the plan.
Contributions we made to the multi-employer plans for the years ended December 31, 2019, 2018 and 2017 are included in the table below (in thousands):
Benefit Plan
2019
 
2018
 
2017
Pension Plan
$
3,103

 
$
3,017

 
$
3,856

Health Plan
9,949

 
9,310

 
11,426

Other plans
1,108

 
1,106

 
1,463

Total plan contributions
$
14,160

 
$
13,433

 
$
16,745


401(K) Plan
In August 1997, we implemented a 401(K) Savings/Retirement Plan, or the 401(K) Plan, to cover eligible employees of ours, and any designated affiliate. The 401(K) Plan permits eligible employees to defer up to 15% of their annual compensation, subject to certain limitations imposed by the Code. The employees' elective deferrals are immediately vested and non-forfeitable upon contribution to the 401(K) Plan. During 2003, we amended our 401(K) Plan to provide for discretionary matching contributions only. For 2019 and 2018, a matching contribution equal to 100% of the first 4% of annual compensation was made. For 2017, a matching contribution equal to 50% of the first 6% of annual compensation was made. For the years ended December 31, 2019 and December 31, 2018, we made matching contributions of $1.6 million and $1.1 million, respectively. For the year ended December 31, 2017, we made a matching contribution of $1.0 million.
20. Commitments and Contingencies
Legal Proceedings
As of December 31, 2019, the Company and the Operating Partnership were not involved in any material litigation nor, to management's knowledge, was any material litigation threatened against us or our portfolio which if adversely determined could have a material adverse impact on us.

117

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


Environmental Matters
Our management believes that the properties are in compliance in all material respects with applicable Federal, state and local ordinances and regulations regarding environmental issues. Management is not aware of any environmental liability that it believes would have a materially adverse impact on our financial position, results of operations or cash flows. Management is unaware of any instances in which it would incur significant environmental cost if any of our properties were sold.
Employment Agreements
We have entered into employment agreements with certain executives, which expire between January 2021 and January 2022. The minimum cash-based compensation, including base salary and guaranteed bonus payments, associated with these employment agreements total $3.3 million for 2020.
Insurance
We maintain “all-risk” property and rental value coverage (including coverage regarding the perils of flood, earthquake and terrorism, excluding nuclear, biological, chemical, and radiological terrorism ("NBCR"), within three property insurance programs and liability insurance. Separate property and liability coverage may be purchased on a stand-alone basis for certain assets, such as the development of One Vanderbilt. Additionally, one of our captive insurance companies, Belmont Insurance Company, or Belmont, provides coverage for NBCR terrorist acts above a specified trigger. Belmont's retention is reinsured by our other captive insurance company, Ticonderoga Insurance Company ("Ticonderoga"). If Belmont or Ticonderoga are required to pay a claim under our insurance policies, we would ultimately record the loss to the extent of required payments. However, there is no assurance that in the future we will be able to procure coverage at a reasonable cost. Further, if we experience losses that are uninsured or that exceed policy limits, we could lose the capital invested in the damaged properties as well as the anticipated future cash flows from those properties. Additionally, our debt instruments contain customary covenants requiring us to maintain insurance and we could default under our debt instruments if the cost and/or availability of certain types of insurance make it impractical or impossible to comply with such covenants relating to insurance. Belmont and Ticonderoga provide coverage solely on properties owned by the Company or its affiliates.
Furthermore, with respect to certain of our properties, including properties held by joint ventures or subject to triple net leases, insurance coverage is obtained by a third-party and we do not control the coverage. While we may have agreements with such third parties to maintain adequate coverage and we monitor these policies, such coverage ultimately may not be maintained or adequately cover our risk of loss.
Belmont had loss reserves of $2.9 million and $4.0 million as of December 31, 2019 and 2018, respectively. Ticonderoga had no loss reserves as of December 31, 2019.

118

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


Ground Lease Arrangements
We are a tenant under ground leases for certain properties. These leases have expirations from 2022 to 2114, or 2043 to 2114 as fully extended. Certain leases offer extension options which we assess against relevant economic factors to determine whether we are reasonably certain of exercising or not exercising the option. Lease payments associated with renewal periods that we are reasonably certain will be exercised, if any, are included in the measurement of the corresponding lease liability and right of use asset.
Certain of our ground leases are subject to rent resets, generally based on a percentage of the then fair market value, a fixed amount, or a percentage of the preceding rent at specified future dates. Rent resets will be recognized in the periods in which they are incurred.
The table below summarizes our current ground lease arrangements as of December 31, 2019:
Property (1)
Year of Current Expiration
Year of Final Expiration (2)
1185 Avenue of the Americas
2043
2043
625 Madison Avenue
2022
2054
420 Lexington Avenue
2050
2080
711 Third Avenue (3)
2033
2083
461 Fifth Avenue (4)
2027
2084
1055 Washington Blvd, Stamford, Connecticut
2090
2090
1080 Amsterdam Avenue (5)
2111
2111
30 East 40th Street (5)
2114
2114
Other
Various
Various
(1)
All leases are classified as operating leases unless otherwise specified.
(2)
Reflects exercise of all available renewal options.
(3)
The Company owns 50% of the fee interest.
(4)
The Company has an option to purchase the ground lease for a fixed price on a specific date.
(5)
A portion of the lease is classified as a financing lease.
The following is a schedule of future minimum lease payments under financing leases and operating leases with initial terms in excess of one year as of December 31, 2019 (in thousands):
 
 
Financing leases
 
Operating leases (1)
2020
 
$
2,619

 
$
31,508

2021
 
2,794

 
31,702

2022
 
2,794

 
29,548

2023
 
2,794

 
27,243

2024
 
2,819

 
27,263

Thereafter
 
814,283

 
649,289

Total minimum lease payments
 
$
828,103

 
$
796,553

Amount representing interest
 
(783,655
)
 
 
Amount discounted using incremental borrowing rate
 
 
 
(414,882
)
Lease liabilities
 
$
44,448

 
$
381,671


(1)
As of December 31, 2019, the total minimum sublease rentals to be received in the future under non-cancelable subleases is $1.6 billion.
During the twelve months ended December 31, 2019, we recognized $4.5 million of financing lease costs, of which $3.2 million represented interest and $1.2 million represented amortization of the right-of-use assets. These amounts are included in interest expense, net of interest income and depreciation and amortization in our consolidated statements of operations, respectively.

119

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


During the twelve months ended December 31, 2019, we recognized 33.2 million of operating lease costs, which is calculated on a straight-line basis over the remaining lease terms. This amount is included in operating lease rent in our consolidated statements of operations.
As of December 31, 2019, the weighted-average discount rate used to calculate the lease liabilities was 8.49%. As of December 31, 2019, the weighted-average remaining lease term was 67 years.
21. Segment Information
The Company has two reportable segments, real estate and debt and preferred equity investments. We evaluate real estate performance and allocate resources based on earnings contributions.
The primary sources of revenue are generated from tenant rents and escalations and reimbursement revenue. Real estate property operating expenses consist primarily of security, maintenance, utility costs, insurance, real estate taxes and ground rent expense (at certain applicable properties). See Note 5, "Debt and Preferred Equity Investments," for additional details on our debt and preferred equity investments.
Selected consolidated results of operations for the years ended December 31, 2019, 2018, and 2017, and selected asset information as of December 31, 2019 and 2018, regarding our operating segments are as follows (in thousands):
 
 
Real Estate Segment
 
Debt and Preferred Equity Segment
 
Total Company
Total revenues
 
 
 
 
 
 
Years ended:
 
 
 
 
 
 
December 31, 2019
 
$
1,043,405

 
$
195,590

 
$
1,238,995

December 31, 2018
 
1,025,900

 
201,492

 
1,227,392

December 31, 2017
 
1,317,602

 
193,871

 
1,511,473

Net Income
 
 
 
 
 
 
Years ended:
 
 
 
 
 
 
December 31, 2019
 
$
158,972

 
$
132,515

 
$
291,487

December 31, 2018
 
129,253

 
141,603

 
270,856

December 31, 2017
 
(69,294
)
 
170,363

 
101,069

Total assets
 
 
 
 
 
 
As of:
 
 
 
 
 
 
December 31, 2019
 
$
11,063,155

 
$
1,703,165

 
$
12,766,320

December 31, 2018
 
10,481,594

 
2,269,764

 
12,751,358


Interest costs for the debt and preferred equity segment include actual costs incurred for borrowings on the 2016 MRA and 2017 MRA. Interest is imputed on the investments that do not collateralize the 2016 MRA or 2017 MRA using our weighted average corporate borrowing cost. We also allocate loan loss reserves, net of recoveries, and transaction related costs to the debt and preferred equity segment. We do not allocate marketing, general and administrative expenses to the debt and preferred equity segment since the use of personnel and resources is dependent on transaction volume between the two segments and varies period over period. In addition, we base performance on the individual segments prior to allocating marketing, general and administrative expenses. For the years ended, December 31, 2019, 2018, and 2017 marketing, general and administrative expenses totaled $100.9 million, $92.6 million, and $100.5 million respectively. All other expenses, except interest, relate entirely to the real estate assets.
There were no transactions between the above two segments.

120

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


22. Quarterly Financial Data of the Company (unaudited)
Summarized quarterly financial data for the years ended December 31, 2019 and 2018 was as follows (in thousands, except for per share amounts):
2019 Quarter Ended
December 31
 
September 30
 
June 30
 
March 31
Total revenues
$
308,082

 
$
313,634

 
$
313,024

 
$
304,255

Total expenses
(252,712
)
 
(263,341
)
 
(258,383
)
 
(260,328
)
Equity in net loss from unconsolidated joint ventures
(11,874
)
 
(9,864
)
 
(7,546
)
 
(5,234
)
Equity in net gain on sale of interest in unconsolidated joint venture/real estate

 

 
59,015

 
17,166

Purchase price and other fair value adjustments

 
3,799

 
67,631

 
(2,041
)
(Loss) gain on sale of real estate, net
(19,241
)
 
3,541

 

 
(1,049
)
Depreciable real estate reserves and impairment

 
(7,047
)
 

 

Noncontrolling interests and preferred unit distributions
(3,086
)
 
(3,827
)
 
(8,901
)
 
(5,239
)
Net income attributable to SL Green
21,169


36,895

 
164,840

 
47,530

Perpetual preferred stock dividends
(3,737
)
 
(3,738
)
 
(3,737
)
 
(3,738
)
Net income (loss) attributable to SL Green common stockholders
$
17,432

 
$
33,157

 
$
161,103

 
$
43,792

Net income attributable to common stockholders per common share—basic
$
0.21

 
$
0.40

 
$
1.94

 
$
0.52

Net income attributable to common stockholders per common share—diluted
$
0.21

 
$
0.40

 
$
1.94

 
$
0.52

2018 Quarter Ended
December 31
 
September 30
 
June 30
 
March 31
Total revenues
$
317,036

 
$
307,545

 
$
301,116

 
$
301,695

Total expenses
(267,678
)
 
(265,553
)
 
(258,303
)
 
(258,282
)
Equity in net (loss) income from unconsolidated joint ventures
(2,398
)
 
971

 
4,702

 
4,036

Equity in net gain (loss) on sale of interest in unconsolidated joint venture/real estate
167,445

 
70,937

 
72,025

 
(6,440
)
Purchase price and other fair value adjustments

 
(3,057
)
 
11,149

 
49,293

(Loss) gain on sale of real estate, net
(36,984
)
 
(2,504
)
 
(14,790
)
 
23,521

Depreciable real estate reserves and impairment
(220,852
)
 
(6,691
)
 

 

Loss on early extinguishment of debt
(14,889
)
 
(2,194
)
 

 

Noncontrolling interests and preferred unit distributions
838

 
(7,507
)
 
(8,606
)
 
(8,319
)
Net (loss) income attributable to SL Green
(57,482
)

91,947

 
107,293

 
105,504

Perpetual preferred stock dividends
(3,737
)
 
(3,738
)
 
(3,737
)
 
(3,738
)
Net (loss) income attributable to SL Green common stockholders
$
(61,219
)
 
$
88,209

 
$
103,556

 
$
101,766

Net (loss) income attributable to common stockholders per common share—basic
$
(0.73
)
 
$
1.03

 
$
1.19

 
$
1.12

Net (loss) income attributable to common stockholders per common share—diluted
$
(0.73
)
 
$
1.03

 
$
1.19

 
$
1.12



121

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Notes to Consolidated Financial Statements (cont.)
December 31, 2019


23. Quarterly Financial Data of the Operating Partnership (unaudited)
Summarized quarterly financial data for the years ended December 31, 2019 and 2018 was as follows (in thousands, except for per share amounts):
2019 Quarter Ended
December 31
 
September 30
 
June 30
 
March 31
Total revenues
$
308,082

 
$
313,634

 
$
313,024

 
$
304,255

Total expenses
(252,713
)
 
(263,341
)
 
(258,383
)
 
(260,328
)
Equity in net loss from unconsolidated joint ventures
(11,874
)
 
(9,864
)
 
(7,546
)
 
(5,234
)
Equity in net gain on sale of interest in unconsolidated joint venture/real estate

 

 
59,015

 
17,166

Purchase price and other fair value adjustments

 
3,799

 
67,631

 
(2,041
)
(Loss) gain on sale of real estate, net
(19,241
)
 
3,541

 

 
(1,049
)
Depreciable real estate reserves and impairment

 
(7,047
)
 

 

Noncontrolling interests and preferred unit distributions
(2,091
)
 
(2,108
)
 
(591
)
 
(2,961
)
Net income attributable to SLGOP
22,163

 
38,614

 
173,150

 
49,808

Perpetual preferred units distributions
(3,737
)
 
(3,738
)
 
(3,737
)
 
(3,738
)
Net income attributable to SLGOP common unitholders
$
18,426

 
$
34,876

 
$
169,413

 
$
46,070

Net income attributable to common unitholders per common share—basic
$
0.21

 
$
0.40

 
$
1.94

 
$
0.52

Net income attributable to common unitholders per common share—diluted
$
0.21

 
$
0.40

 
$
1.94

 
$
0.52

2018 Quarter Ended
December 31
 
September 30
 
June 30
 
March 31
Total revenues
$
317,036

 
$
307,545

 
$
301,116

 
$
301,695

Total expenses
(267,678
)
 
(265,553
)
 
(258,303
)
 
(258,282
)
Equity in net (loss) income from unconsolidated joint ventures
(2,398
)
 
971

 
4,702

 
4,036

Equity in net gain (loss) on sale of interest in unconsolidated joint venture/real estate
167,445

 
70,937

 
72,025

 
(6,440
)
Purchase price and other fair value adjustments

 
(3,057
)
 
11,149

 
49,293

(Loss) gain on sale of real estate, net
(36,984
)
 
(2,504
)
 
(14,790
)
 
23,521

Depreciable real estate reserves and impairment
(220,852
)
 
(6,691
)
 

 

Loss on early extinguishment of debt
(14,889
)
 
(2,194
)
 

 

Noncontrolling interests and preferred unit distributions
(2,601
)
 
(2,710
)
 
(3,020
)
 
(3,047
)
Net (loss) income attributable to SLGOP
(60,921
)
 
96,744

 
112,879

 
110,776

Perpetual preferred units distributions
(3,737
)
 
(3,738
)
 
(3,737
)
 
(3,738
)
Net (loss) income attributable to SLGOP common unitholders
$
(64,658
)
 
$
93,006

 
$
109,142

 
$
107,038

Net (loss) income attributable to common unitholders per common share—basic
$
(0.73
)
 
$
1.03

 
$
1.19

 
$
1.12

Net (loss) income attributable to common unitholders per common share—diluted
$
(0.73
)
 
$
1.03

 
$
1.19

 
$
1.12



122

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Schedule II - Valuation and Qualifying Accounts
December 31, 2019
(in thousands)

Column A
 
Column B
 
Column C
 
Column D
 
Column E
Description
 
Balance at
Beginning of
Year
 
Additions
Charged Against
Operations
 
Uncollectible
Accounts
Written-off/Recovery (1)
 
Balance at
End of Year
Year Ended December 31, 2019
 
 
 
 
 
 
 
 
Tenant and other receivables—allowance
 
$
15,702

 
$
2,760

 
$
(6,093
)
 
$
12,369

Deferred rent receivable—allowance
 
$
15,457

 
$
4,227

 
$
(7,207
)
 
$
12,477

Year Ended December 31, 2018
 
 
 
 
 
 
 
 
Tenant and other receivables—allowance
 
$
18,637

 
$
3,726

 
$
(6,661
)
 
$
15,702

Deferred rent receivable—allowance
 
$
17,207

 
$
491

 
$
(2,241
)
 
$
15,457

Year Ended December 31, 2017
 
 
 
 
 
 
 
 
Tenant and other receivables—allowance
 
$
16,592

 
$
6,106

 
$
(4,061
)
 
$
18,637

Deferred rent receivable—allowance
 
$
25,203

 
$
2,321

 
$
(10,317
)
 
$
17,207

(1) Includes the effect of properties that were sold and/or deconsolidated within the period.

123

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Schedule III - Real Estate and Accumulated Depreciation
December 31, 2019
(in thousands)

Column A
 
Column B
 
Column C
Initial Cost
 
Column D Cost
Capitalized
Subsequent To
Acquisition
 
Column E Gross Amount at Which
Carried at Close of Period
 
Column F
 
Column G
 
Column H
 
Column I
Description
 
Encumbrances
 
Land
 
Building &
Improvements
 
Land
 
Building &
Improvements
 
Land
 
Building &
Improvements
 
Total
 
Accumulated Depreciation
 
Date of
Construction
 
Date
Acquired
 
Life on 
Which
Depreciation is
Computed
420 Lexington Ave(1)
 
$
299,165

 
$

 
$
333,499

 
$

 
$
192,729

 
$

 
$
526,228

 
$
526,228

 
$
151,898

 
1927
 
3/1998
 
Various
711 Third Avenue(1)
 

 
19,844

 
115,769

 

 
59,685

 
19,844

 
175,454

 
195,298

 
52,265

 
1955
 
5/1998
 
Various
555 W. 57th Street(1)
 

 
18,846

 
140,946

 

 
544

 
18,846

 
141,490

 
160,336

 
75,340

 
1971
 
1/1999
 
Various
461 Fifth Avenue(1)
 

 

 
88,276

 

 
19,670

 

 
107,946

 
107,946

 
34,535

 
1988
 
10/2003
 
Various
750 Third Avenue(1)
 

 
51,093

 
251,523

 

 
3,449

 
51,093

 
254,972

 
306,065

 
109,685

 
1958
 
7/2004
 
Various
625 Madison Avenue(1)
 

 

 
291,319

 

 
14,908

 

 
306,227

 
306,227

 
132,531

 
1956
 
10/2004
 
Various
485 Lexington Avenue(1)
 
450,000

 
78,282

 
452,631

 

 
6,933

 
78,282

 
459,564

 
537,846

 
197,431

 
1956
 
12/2004
 
Various
609 Fifth Avenue(1)
 
53,773

 
36,677

 
195,481

 

 
41,197

 
36,677

 
236,678

 
273,355

 
44,728

 
1925
 
6/2006
 
Various
810 Seventh Avenue(1)
 

 
114,077

 
550,819

 

 
(83
)
 
114,077

 
550,736

 
664,813

 
190,457

 
1970
 
1/2007
 
Various
1185 Avenue of the Americas(1)
 

 

 
791,106

 

 
116,573

 

 
907,679

 
907,679

 
292,739

 
1969
 
1/2007
 
Various
1350 Avenue of the Americas(1)
 

 
90,941

 
431,517

 

 
(3,792
)
 
90,941

 
427,725

 
518,666

 
142,533

 
1966
 
1/2007
 
Various
1-6 Landmark Square(2)
 
100,000

 
27,852

 
161,343

 
985

 
8,319

 
28,837

 
169,662

 
198,499

 
84,164

 
1973-1984
 
1/2007
 
Various
7 Landmark Square(2)
 

 
1,721

 
8,417

 
(985
)
 
(3,939
)
 
736

 
4,478

 
5,214

 
1,657

 
2007
 
1/2007
 
Various
1055 Washington Boulevard(2)
 

 
8,386

 
43,242

 

 
10,545

 
8,386

 
53,787

 
62,173

 
21,723

 
1987
 
6/2007
 
Various
1 Madison Avenue(1)
 

 
173,546

 
672,805

 

 
22,977

 
173,546

 
695,782

 
869,328

 
210,128

 
1960
 
8/2007
 
Various
100 Church Street(1)
 
209,296

 
34,994

 
183,932

 

 
9,181

 
34,994

 
193,113

 
228,107

 
60,198

 
1959
 
1/2010
 
Various
125 Park Avenue(1)
 

 
120,900

 
270,598

 

 
6,869

 
120,900

 
277,467

 
398,367

 
88,975

 
1923
 
10/2010
 
Various
Williamsburg(3)
 

 
6,200

 
10,158

 

 

 
6,200

 
10,158

 
16,358

 
2,388

 
2010
 
12/2010
 
Various
110 East 42nd Street(1)
 

 
36,196

 
78,353

 

 
3,247

 
36,196

 
81,600

 
117,796

 
21,124

 
1921
 
5/2011
 
Various
400 East 58th Street(1)(4)
 
39,094

 
17,549

 
38,749

 

 
373

 
17,549

 
39,122

 
56,671

 
7,091

 
1929
 
1/2012
 
Various
762 Madison Avenue(1)(4)
 
771

 
6,153

 
10,570

 

 
(35
)
 
6,153

 
10,535

 
16,688

 
2,151

 
1910
 
1/2012
 
Various
304 Park Avenue(1)
 

 
54,489

 
90,643

 

 
630

 
54,489

 
91,273

 
145,762

 
22,172

 
1930
 
6/2012
 
Various
635 Sixth Avenue(1)
 

 
24,343

 
88,261

 

 
166

 
24,343

 
88,427

 
112,770

 
14,361

 
1902
 
9/2012
 
Various
641 Sixth Avenue(1)
 

 
45,976

 
77,076

 

 
141

 
45,976

 
77,217

 
123,193

 
18,564

 
1902
 
9/2012
 
Various
1080 Amsterdam(1)(5)
 
35,123

 

 
47,948

 

 
10,316

 

 
58,264

 
58,264

 
6,694

 
1932
 
10/2012
 
Various
315 West 33rd Street(1)
 
250,000

 
195,834

 
179,562

 

 
2,220

 
195,834

 
181,782

 
377,616

 
30,853

 
2000-2001
 
11/2013
 
Various
752-760 Madison Avenue(1)
 

 
284,286

 
8,314

 

 
12,660

 
284,286

 
20,974

 
305,260

 
2,752

 
1996/2012
 
7/2014
 
Various
719 Seventh Avenue(1)(6)
 
50,000

 
41,180

 
46,232

 

 
(1,693
)
 
41,180

 
44,539

 
85,719

 
1,623

 
1927
 
7/2014
 
Various
110 Greene Street(1)
 

 
45,120

 
228,393

 

 
2,414

 
45,120

 
230,807

 
275,927

 
31,147

 
1910
 
7/2015
 
Various
185 Broadway(1)(7)
 
120,110

 
45,422

 
27,865

 
118

 
28,282

 
45,540

 
56,147

 
101,687

 
419

 
1921
 
8/2015
 
Various
30 East 40th Street(1)(8)
 

 
4,652

 
26,654

 

 
4,238

 
4,652

 
30,892

 
35,544

 
3,267

 
1927
 
8/2015
 
Various
133 Greene Street(1)
 
15,523

 
3,446

 
27,542

 

 
82

 
3,446

 
27,624

 
31,070

 
827

 
1900
 
10/2018
 
Various
712 Madison Avenue(1)(11)
 
28,000

 
7,207

 
47,397

 

 
18

 
7,207

 
47,415

 
54,622

 
1,185

 
1900/1980
 
12/2018
 
Various
106 Spring Street(1)
 
38,025

 

 

 
14,173

 
66,052

 
14,173

 
66,052

 
80,225

 
1,240

 
1900
 
4/2019
 
Various
410 Tenth Avenue(1)(9)
 
330,820

 

 

 
140,307

 
363,523

 
140,307

 
363,523

 
503,830

 
(3,175
)
 
1927
 
5/2019
 
Various
Other(10)
 

 
1,736

 
16,224

 
(2
)
 
1,460

 
1,734

 
17,684

 
19,418

 
4,890

 
 
 
 
 
 
Total
 
$
2,019,700

 
$
1,596,948

 
$
6,033,164

 
$
154,596

 
$
999,859

 
$
1,751,544

 
$
7,033,023

 
$
8,784,567

 
$
2,060,560

 
 
 
 
 
 

124

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Schedule III - Real Estate and Accumulated Depreciation
December 31, 2019
(in thousands)

(1)
Property located in New York, New York.
(2)
Property located in Connecticut.
(3)
Property located in Brooklyn, New York.
(4)
We own a 90.0% interest in this property.
(5)
We own a 92.5% interest in this property.
(6)
We own a 75.0% interest in this property.
(7)
Properties at 5-7 Dey Street, 183 Broadway, and 185 Broadway were demolished in preparation of the development site for the 185 Broadway project.
(8)
We own a 60.0% interest in this property.
(9)
We own a 70.9% interest in this property.
(10)
Other includes tenant improvements of eEmerge, capitalized interest and corporate improvements.
(11)
The tenant at this property has an option to purchase the fee interest for a fixed price on a specific date.

125

SL Green Realty Corp. and SL Green Operating Partnership, L.P.
Schedule III - Real Estate and Accumulated Depreciation
December 31, 2019
(in thousands)

The changes in real estate for the years ended December 31, 2019, 2018 and 2017 are as follows (in thousands):
 
2019
 
2018
 
2017
Balance at beginning of year
$
8,513,935

 
$
10,206,122

 
$
12,743,332

Property acquisitions

 
52,939

 
13,323

Improvements
251,674

 
267,726

 
342,014

Retirements/disposals/deconsolidation
18,958

 
(2,012,852
)
 
(2,892,547
)
Balance at end of year
$
8,784,567

 
$
8,513,935

 
$
10,206,122

The aggregate cost of land, buildings and improvements, before depreciation, for Federal income tax purposes at December 31, 2019 was $10.3 billion (unaudited).
The changes in accumulated depreciation, exclusive of amounts relating to equipment, autos, and furniture and fixtures, for the years ended December 31, 2019, 2018 and 2017 are as follows (in thousands):
 
2019
 
2018
 
2017
Balance at beginning of year
$
2,099,137

 
$
2,300,116

 
$
2,264,694

Depreciation for year
222,867

 
245,033

 
347,015

Retirements/disposals/deconsolidation
(261,444
)
 
(446,012
)
 
(311,593
)
Balance at end of year
$
2,060,560

 
$
2,099,137

 
$
2,300,116



126



ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE
None.

127



ITEM 9A.    CONTROLS AND PROCEDURES
SL GREEN REALTY CORP.
Evaluation of Disclosure Controls and Procedures
The Company maintains disclosure controls and procedures that are designed to ensure that information required to be disclosed in our Exchange Act reports is recorded, processed, summarized and reported within the time periods specified in the SEC's rules and forms, and that such information is accumulated and communicated to the Company's management, including the Company's Chief Executive Officer and Chief Financial Officer, as appropriate, to allow timely decisions regarding required disclosure based closely on the definition of "disclosure controls and procedures" in Rule 13a-15(e) of the Exchange Act. Notwithstanding the foregoing, a control system, no matter how well designed and operated, can provide only reasonable, not absolute, assurance that it will detect or uncover failures within the Company to disclose material information otherwise required to be set forth in our periodic reports. Also, the Company has investments in certain unconsolidated entities. As the Company does not control these entities, its disclosure controls and procedures with respect to such entities are necessarily substantially more limited than those the Company maintains with respect to its consolidated subsidiaries.
As of the end of the period covered by this report, the Company carried out an evaluation, under the supervision and with the participation of the Company's management, including our Chief Executive Officer and our Chief Financial Officer, of the effectiveness of the design and operation of our disclosure controls and procedures. Based upon that evaluation as of the end of the period covered by this report, the Company's Chief Executive Officer and Chief Financial Officer concluded that its disclosure controls and procedures were effective to give reasonable assurances to the timely collection, evaluation and disclosure of information relating to the Company that would potentially be subject to disclosure under the Exchange Act and the rules and regulations promulgated thereunder.
Management's Report on Internal Control over Financial Reporting
The Company is responsible for establishing and maintaining adequate internal control over financial reporting, as such term is defined in Exchange Act Rules 13a-15(f) and 15d-15(f). Under the supervision and with the participation of the Company's management, including our Chief Executive Officer and Chief Financial Officer, the Company conducted an evaluation of the effectiveness of our internal control over financial reporting as of December 31, 2019 based on the framework in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 Framework) (COSO). Based on that evaluation, the Company concluded that its internal control over financial reporting was effective as of December 31, 2019.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree or compliance with the policies or procedures may deteriorate.
The effectiveness of the Company's internal control over financial reporting as of December 31, 2019 has been audited by Ernst & Young LLP, an independent registered public accounting firm, as stated in their report which appears herein.
Changes in Internal Control over Financial Reporting
There have been no significant changes in the Company's internal control over financial reporting during the year ended December 31, 2019 that has materially affected, or is reasonably likely to materially affect, its internal control over financial reporting.
SL GREEN OPERATING PARTNERSHIP, L.P.
Evaluation of Disclosure Controls and Procedures
The Operating Partnership maintains disclosure controls and procedures that are designed to ensure that information required to be disclosed in the Operating Partnership's Exchange Act reports is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms, and that such information is accumulated and communicated to the Operating Partnership's management, including the Chief Executive Officer and Chief Financial Officer of the Operating Partnership's general partner, as appropriate, to allow timely decisions regarding required disclosure based closely on the definition of “disclosure controls and procedures” in Rule 13a-15(e) of the Exchange Act. Notwithstanding the foregoing, a control system, no matter how well designed and operated, can provide only reasonable, not absolute, assurance that it will detect or uncover failures within the Operating Partnership to disclose material information otherwise required to be set forth in the Operating Partnership's periodic reports. Also, the Operating Partnership has investments in certain unconsolidated entities. As the Operating Partnership does not control these entities, the Operating Partnership's disclosure controls and procedures with respect to such entities are necessarily substantially more limited than those it maintains with respect to its consolidated subsidiaries.

128



As of the end of the period covered by this report, the Operating Partnership carried out an evaluation, under the supervision and with the participation of management, including the Chief Executive Officer and Chief Financial Officer of the Operating Partnership's general partner, of the effectiveness of the design and operation of the Operating Partnership's disclosure controls and procedures. Based upon that evaluation as of the end of the period covered by this report, the Chief Executive Officer and Chief Financial Officer of the Operating Partnership's general partner concluded that the Operating Partnership's disclosure controls and procedures were effective to give reasonable assurances to the timely collection, evaluation and disclosure of information relating to the Operating Partnership that would potentially be subject to disclosure under the Exchange Act and the rules and regulations promulgated thereunder.
Management’s Report on Internal Control over Financial Reporting
The Operating Partnership is responsible for establishing and maintaining adequate internal control over financial reporting, as such term is defined in Exchange Act Rules 13a-15 (f) and 15d-15 (f). Under the supervision and with the participation of our management, including the Chief Executive Officer and Chief Financial Officer of the Operating Partnership's general partner, the Operating Partnership conducted an evaluation of the effectiveness of its internal control over financial reporting as of December 31, 2019 based on the framework in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 Framework) (COSO). Based on that evaluation, the Operating Partnership concluded that its internal control over financial reporting was effective as of December 31, 2019.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree or compliance with the policies or procedures may deteriorate.
The effectiveness of the Operating Partnership's internal control over financial reporting as of December 31, 2019 has been audited by Ernst & Young LLP, an independent registered public accounting firm, as stated in their report which appears herein.
Changes in Internal Control over Financial Reporting
There have been no significant changes in the Operating Partnership's internal control over financial reporting during the year ended December 31, 2019 that has materially affected, or is reasonably likely to materially affect, its internal control over financial reporting.

129



Report of Independent Registered Public Accounting Firm
To the Shareholders and the Board of Directors of SL Green Realty Corp.
Opinion on Internal Control Over Financial Reporting
We have audited SL Green Realty Corp.'s internal control over financial reporting as of December 31, 2019, based on criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 framework) (the COSO criteria). In our opinion, SL Green Realty Corp. (the Company) maintained, in all material respects, effective internal control over financial reporting as of December 31, 2019, based on the COSO criteria.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States)(PCAOB), the 2019 consolidated financial statements of the Company and our report dated February 28, 2020 expressed an unqualified opinion thereon.
Basis for Opinion
The Company's management is responsible for maintaining effective internal control over financial reporting, and for its assessment of the effectiveness of internal control over financial reporting included in the accompanying Management's Report on Internal Control over Financial Reporting. Our responsibility is to express an opinion on the Company's internal control over financial reporting based on our audit. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.
We conducted our audit in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects.
Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk, and performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.
Definition and Limitations of Internal Control Over Financial Reporting
A company's internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company's internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company's assets that could have a material effect on the financial statements.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

/s/ Ernst & Young LLP
New York, New York
February 28, 2020


130



Report of Independent Registered Public Accounting Firm
To the Partners of SL Green Operating Partnership, L.P.
Opinion on Internal Control Over Financial Reporting
We have audited SL Green Operating Partnership L.P.'s internal control over financial reporting as of December 31, 2019, based on criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 framework) (the COSO criteria). In our opinion, SL Green Operating Partnership, L.P. (the Operating Partnership) maintained, in all material respects, effective internal control over financial reporting as of December 31, 2019, based on the COSO criteria.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States) (PCAOB), the 2019 consolidated financial statements of the Operating Partnership and our report dated February 28, 2020 expressed an unqualified opinion thereon.
Basis for Opinion
The Operating Partnership's management is responsible for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting included in the accompanying Management's Report on Internal Control over Financial Reporting. Our responsibility is to express an opinion on the Operating Partnership's internal control over financial reporting based on our audit. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the Operating Partnership in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.
We conducted our audit in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects.
Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk, and performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.
Definition and Limitations of Internal Control Over Financial Reporting
A company's internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company's internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company's assets that could have a material effect on the financial statements.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

/s/ Ernst & Young LLP
New York, New York
February 28, 2020


131



ITEM 9B.    OTHER INFORMATION
None.

132



PART III
ITEM 10.    DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE
The information required by Item 10 will be set forth in our Definitive Proxy Statement for our 2020 Annual Meeting of Stockholders, to be filed pursuant to Regulation 14A under the Securities and Exchange Act of 1934, as amended, on or prior to April 30, 2020, or the 2020 Proxy Statement, and is incorporated herein by reference.
ITEM 11.    EXECUTIVE COMPENSATION
The information required by Item 11 will be set forth in the 2020 Proxy Statement and is incorporated herein by reference.
ITEM 12.    SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED STOCKHOLDER MATTERS
The information required by Item 12 will be set forth in the 2020 Proxy Statement and is incorporated herein by reference.
ITEM 13.    CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR INDEPENDENCE
The information required by Item 13 will be set forth under in the 2020 Proxy Statement and is incorporated herein by reference.
ITEM 14.    PRINCIPAL ACCOUNTING FEES AND SERVICES
The information regarding principal accounting fees and services and the audit committee's pre-approval policies and procedures required by this Item 14 will be set forth in the 2020 Proxy Statement and is incorporated herein by reference.

133



PART IV
ITEM 15. EXHIBITS, FINANCIAL STATEMENTS AND SCHEDULES
(a)(1) Consolidated Financial Statements
 
 
SL GREEN REALTY CORP.
 
Report of Independent Registered Public Accounting Firm
Consolidated Balance Sheets as of December 31, 2019 and 2018
Consolidated Statements of Operations for the years ended December 31, 2019, 2018 and 2017
Consolidated Statements of Comprehensive Income for the years ended December 31, 2019, 2018 and 2017
Consolidated Statements of Equity for the years ended December 31, 2019, 2018 and 2017
Consolidated Statements of Cash Flows for the years ended December 31, 2019, 2018 and 2017
SL GREEN OPERATING PARTNERSHIP, L.P.
 
Report of Independent Registered Public Accounting Firm
Consolidated Balance Sheets as of December 31, 2019 and 2018
Consolidated Statements of Operations for the years ended December 31, 2019, 2018 and 2017
Consolidated Statements of Comprehensive Income for the years ended December 31, 2019, 2018 and 2017
Consolidated Statements of Equity for the years ended December 31, 2019, 2018 and 2017
Consolidated Statements of Cash Flows for the years ended December 31, 2019, 2018 and 2017
Notes to Consolidated Financial Statements
(a)(2)    Financial Statement Schedules
 
Schedule II—Valuation and Qualifying Accounts for the years ended December 31, 2019, 2018 and 2017
Schedule III—Real Estate and Accumulated Depreciation as of December 31, 2019
Schedules other than those listed are omitted as they are not applicable or the required or equivalent information has been included in the financial statements or notes thereto.
(a)(3)    In reviewing the agreements included as exhibits to this Annual Report on Form 10-K, please remember they are included to provide you with information regarding their terms and are not intended to provide any other factual or disclosure information about us or the other parties to the agreements. The agreements contain representations and warranties by each of the parties to the applicable agreement. These representations and warranties have been made solely for the benefit of the other parties to the applicable agreement and:
should not in all instances be treated as categorical statements of fact, but rather as a way of allocating the risk to one of the parties if those statements prove to be inaccurate;
have been qualified by disclosures that were made to the other party in connection with the negotiation of the applicable agreement, which disclosures are not necessarily reflected in the agreement;
may apply standards of materiality in a way that is different from what may be viewed as material to you or other investors; and
were made only as of the date of the applicable agreement or such other date or dates as may be specified in the agreement and are subject to more recent developments.
Accordingly, these representations and warranties may not describe the actual state of affairs as of the date they were made or at any other time. Additional information about us may be found elsewhere in this Annual Report on Form 10-K and our other public filings, which are available without charge through the SEC's website at http://www.sec.gov.


134




INDEX TO EXHIBITS

Articles of Restatement, incorporated by reference to the Company's Form 10-Q, dated July 11, 2014, filed with the SEC on August 11, 2014.

Articles of Amendment to the Company’s Articles of Restatement, incorporated by reference to the Company’s Form 8-K, dated July 18, 2017, filed with the SEC on July 18, 2017.

Fifth Amended and Restated Bylaws of the Company, incorporated by reference to the Company's Form 8-K, dated December 21, 2018, filed with the SEC on December 28, 2018.

Articles Supplementary Electing that SL Green Realty Corp. be Subject to Maryland General Corporations Law Section 3-804(c), incorporated by reference to the Company's Form 8-K, dated September 16, 2009, filed with the SEC on September 16, 2009.

Articles Supplementary reclassifying 4,600,000 shares of 8.0% Series A Convertible Cumulative Preferred Stock, 1,300,000 shares of Series B Junior Participating Preferred Stock and 4,000,000 shares of 7.875% Series D Cumulative Redeemable Preferred Stock into authorized preferred stock without further designation, incorporated by reference to the Company's Form 8-K, dated August 9, 2012, filed with the SEC on August 10, 2012.

Articles Supplementary classifying and designating 9,200,000 shares of the Company's 6.50% Series I Cumulative Redeemable Preferred Stock, liquidation preference $25.00 per share, par value $0.01 per share, incorporated by reference to the Company's Form 8-K, dated August 9, 2012, filed with the SEC on August 10, 2012.

First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, incorporated by reference to the Company's Form 8-K, dated October 23, 2002, filed with the SEC on October 23, 2002.

First Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated May 14, 1998, incorporated by reference to the Company's Form 8-K, dated October 23, 2002, filed with the SEC on October 23, 2002.

Second Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, incorporated by reference to the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2002, filed with the SEC on July 31, 2002.

Third Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated December 12, 2003, incorporated by reference to the Company's Annual Report on Form 10-K for the year ended December 31, 2003, filed with the SEC on March 15, 2004.

Amended and Restated Fourth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of July 15, 2004, incorporated by reference to the Company's Annual Report on Form 10-K for the year ended December 31, 2004, filed with the SEC on March 15, 2005.

Fifth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of March 15, 2006, incorporated by reference to the Company's Annual Report on Form 10-K for the year ended December 31, 2005, filed with the SEC on March 16, 2006.

Sixth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of June 30, 2006, incorporated by reference to the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2006, filed with the SEC on August 10, 2006.

Seventh Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of January 25, 2007, incorporated by reference to the Company's Form 8-K, dated January 24, 2007, filed with the SEC on January 30, 2007.

Eighth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of January 20, 2010, incorporated by reference to the Company's Form 8-K, dated January 20, 2010, filed with the SEC on January 20, 2010.

Ninth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of November 30, 2011, incorporated by reference to the Company's Form 8-K, dated December 5, 2011, filed with the SEC on December 5, 2011.

Tenth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of January 31, 2012, incorporated by reference to the Company's Form 8-K, dated January 31, 2012, filed with the SEC on February 2, 2012.

Eleventh Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated March 6, 2012, incorporated by reference to the Company's Quarterly Report on Form 10-Q for the quarter ended March 31, 2012, filed with the SEC on May 10, 2012.

Twelfth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of August 10, 2012, incorporated by reference to the Company's Form 8-K, dated August 10, 2012, filed with the SEC on August 10, 2012.

135




Thirteenth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of April 2, 2014, incorporated by reference to the Company's Form 8-K, dated April 4, 2014, filed with the SEC on April 4, 2014.

Fourteenth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of July 1, 2014, incorporated by reference to the Company's Form 8-K, dated July 2, 2014, filed with the SEC on July 2, 2014.

Fifteenth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of July 1, 2014, incorporated by reference to the Company's Form 8-K, dated July 2, 2014, filed with the SEC on July 2, 2014.

Sixteenth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as February 12, 2015, incorporated by reference to the Company's Form 8-K, dated February 12, 2015, filed with the SEC on February 13, 2015.

Seventeenth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of June 19, 2015, incorporated by reference to the Company's Form 8-K, dated June 22, 2015, filed with the SEC on June 22, 2015.

Nineteenth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of July 22, 2015, incorporated by reference to the Company's Form 8-K, dated July 24, 2015, filed with the SEC on July 24, 2015.

Twentieth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of July 22, 2015, incorporated by reference to the Company's Form 8-K, dated July 24, 2015, filed with the SEC on July 24, 2015.

Twenty-First Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of August 20, 2015, incorporated by reference to the Company's Form 8-K, dated as of August 21, 2015, filed with the SEC on August 21, 2015.

Twenty-Second Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of August 20, 2015, incorporated by reference to the Company's Form 8-K, dated as of August 21, 2015, filed with the SEC on August 21, 2015.

Twenty-Third Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of March 28, 2016, incorporated by reference to the Company's Form 8-K, dated as of April 1, 2016, filed with the SEC on April 1, 2016.

Twenty-Fourth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of March 28, 2016, incorporated by reference to the Company's Form 8-K, dated as of April 1, 2016, filed with the SEC on April 1, 2016.

Twenty-Fifth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of June 17, 2016, incorporated by reference to the Company's Quarterly Report on Form 10-Q for the quarter ended September 30, 2016, filed with the SEC on November 9, 2016.

Twenty-Sixth Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of May 1, 2019, incorporated by reference to the Company's Form 8-K, dated as of May 3, 2019, filed with the SEC on May 3, 2019.

Twenty-Seventh Amendment to the First Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated as of January 8, 2020, incorporated by reference to the Company's Form 8-K, dated as of January 14, 2020, filed with the SEC on January 14, 2020.

Specimen Common Stock Certificate, incorporated by reference to the Company's Registration Statement on Form S-11 (No. 333-29329), declared effective by the SEC on August 14, 1997.

Form of stock certificate evidencing the 6.50% Series I Cumulative Redeemable Preferred Stock of the Company, liquidation preference $25.00 per share, par value $0.01 per share, incorporated by reference to the Company's Form 8-K, dated August 9, 2012, filed with the SEC on August 10, 2012.

Indenture, dated as of March 16, 2010, among ROP, as Issuer, the Company and the Operating Partnership, as Co-Obligors, and The Bank of New York Mellon, as Trustee, incorporated by reference to the Company's Form 8-K, dated March 16, 2010, filed with the SEC on March 17, 2010.

Form of 7.75% Senior Note due 2020 of ROP, the Company and the Operating Partnership, incorporated by reference to the Company's Form 8-K, dated March 16, 2010, filed with the SEC on March 17, 2010.

First Supplemental Indenture, dated as of December 28, 2018, among SL Green Realty Corp., SL Green Operating Partnership, L.P., Reckson Operating Partnership, L.P. and The Bank of New York Mellon, as Trustee, to the Indenture, dated as of March 16, 2010, among SL Green Realty Corp., SL Green Operating Partnership, L.P., Reckson Operating Partnership, L.P. and The Bank of New York Mellon, as Trustee, incorporated by reference to the Company's Form 8-K, dated December 28, 2018, filed with the SEC on January 2, 2019.

Indenture, dated as of October 12, 2010, by and among the Operating Partnership, as Issuer, ROP, as Guarantor, the Company and The Bank of New York Mellon, as Trustee, incorporated by reference to the Company's Form 8-K, dated October 12, 2010, filed with the SEC on October 14, 2010.

136




Indenture, dated as of August 5, 2011, among the Company, the Operating Partnership and ROP, as Co-Obligors, and The Bank of New York Mellon, as Trustee, incorporated by reference to the Company's Form 8-K, dated August 5, 2011, filed with the SEC on August 5, 2011.

Second Supplemental Indenture, dated as of November 15, 2012, among the Company, the Operating Partnership and ROP, as Co-Obligors, and The Bank of New York Mellon, as Trustee, incorporated by reference to the Company's Form 8-K, dated November 9, 2012, filed with the SEC on November 15, 2012.

Form of 4.50% Senior Note due 2022 of the Company, the Operating Partnership and ROP, as Co-Obligors,incorporated by reference to the Company's Form 8-K, dated November 9, 2012, filed with the SEC on November 15, 2012.

Third Supplemental Indenture, dated as of December 28, 2018, among SL Green Realty Corp., SL Green Operating Partnership, L.P. and The Bank of New York Mellon, as Trustee, to the Indenture, dated as of August 5, 2011, among SL Green Realty Corp., SL Green Operating Partnership, L.P., Reckson Operating Partnership, L.P. and The Bank of New York Mellon, as Trustee, incorporated by reference to the Company's Form 8-K, dated December 28, 2018, filed with the SEC on January 2, 2019.

Junior Subordinated Indenture, dated as of June 30, 2005, between the Operating Partnership and JPMorgan Chase Bank, National Association, as Trustee, incorporated by reference to the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2005, filed with the SEC on August 9, 2005.

Indenture, dated as of October 5, 2017, among the Company, the Operating Partnership, ROP and Wells Fargo Securities, LLC and J.P. Morgan Securities LLC, as representatives of the several underwriters, incorporated by reference to the Company’s Form 8-K, dated October 5, 2017, filed with the SEC on October 5, 2017.

First Supplemental Indenture, dated as of October 5, 2017, among the Operating Partnership, as Issuer, the Company and ROP, as Guarantors, and The Bank of New York Mellon, as Trustee, incorporated by reference to the Company’s Form 8-K, dated October 5, 2017, filed with the SEC on October 5, 2017.

Form of 3.250% Senior Note due 2022 of the Operating Partnership, incorporated by reference to the Company’s Form 8-K, dated October 5, 2017, filed with the SEC on October 5, 2017.

Second Supplemental Indenture, dated as of August 7, 2018, among SL Green Realty Corp., SL Green Operating Partnership, L.P. and Reckson Operating Partnership, L.P. and The Bank of New York Mellon, as Trustee, to the Indenture, dated as of October 5, 2017, between SL Green Operating Partnership, L.P. and The Bank of New York Mellon, as Trustee, incorporated by reference to the Company's Form 8-K, dated August 7, 2018, filed with the SEC on August 7, 2018.

Form of Floating Rate Note (included in the Second Supplemental Indenture incorporated by reference as Exhibit 4.15 of this Form 10-K).

Description of the registrant's securities registered pursuant to section 12 of the Securities and Exchange Act of 1934, filed herewith

Amended and Restated Agreement of Limited Partnership of ROP, dated December 6, 1995, incorporated by reference to the Company's Annual Report on Form 10-K for the year ended December 31, 2017, filed with the SEC on February 23, 2018.

Supplement to the Amended and Restated Agreement of Limited Partnership of ROP relating to the succession as a general partner of Wyoming Acquisition GP LLC, incorporated by reference to ROP's Annual Report on Form 10-K for the year ended December 31, 2007, filed with the SEC on March 31, 2008.

Form of Articles of Incorporation and Bylaws of SL Green Management Corp., incorporated by reference to the Company's Registration Statement on Form S-11 (No. 333-29329), declared effective by the SEC on August 14, 1997.

Form of Registration Rights Agreement between the Company and the persons named therein, incorporated by reference to the Company's Registration Statement on Form S-11 (No. 333-29329), declared effective by the SEC on August 14, 1997.

Amended and Restated Trust Agreement among the Operating Partnership, as depositor, JPMorgan Chase Bank, National Association, as property trustee, Chase Bank USA, National Association, as Delaware trustee, and the administrative trustees named therein, dated June 30, 2005, incorporated by reference to the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2005, filed with the SEC on August 9, 2005.

SL Green Realty Corp. Fourth Amended and Restated 2005 Stock Option and Incentive Plan, incorporated by reference to Appendix A to the Company's definitive Proxy Statement on Schedule 14A filed on April 22, 2016

Amended and Restated Non-Employee Directors' Deferral Program, dated December 13, 2017, incorporated by reference to the Company's Annual Report on Form 10-K for the year ended December 31, 2017, filed with the SEC on February 23, 2018.

Amended and Restated Employment and Non-competition Agreement, dated December 24, 2010, between Stephen L. Green and the Company, incorporated by reference to the Company's Form 8-K, dated December 23, 2010, filed with the SEC on December 29, 2010.

137




Deferred Compensation Agreement, dated December 18, 2009, between the Company and Stephen L. Green, incorporated by reference to the Company's Form 8-K, dated December 18, 2009, filed with the SEC on December 24, 2009.

Deferred Compensation Agreement, dated December 24, 2010, between the Company and Stephen L. Green, incorporated by reference to the Company's Form 8-K, dated December 23, 2010, filed with the SEC on December 29, 2010.

Deferred Compensation Agreement (2013), dated as of September 12, 2013, by and between the Company and Marc Holliday, incorporated by reference to the Company’s Form 8-K, dated September 12, 2013, filed with the SEC on September 13, 2013.

Deferred Compensation Agreement, dated as of February 10, 2016, by and between SL Green Realty Corp. and Marc Holliday, incorporated by reference to the Company's Form 8-K, dated February 10, 2016, filed with the SEC on February 12, 2016.

Deferred Compensation Agreement (2014), dated as of November 8, 2013, between the Company and Andrew Mathias, incorporated by reference to the Company’s Form 8-K, dated November 8, 2013, filed with the SEC on November 8, 2013.

Amended and Restated Employment and Noncompetition Agreement, dated as of February 2, 2018, by and between the Company and Matthew DiLiberto, incorporated by reference to the Company’s Form 8-K, dated February 2, 2018, filed with the SEC on February 5, 2018.

Amended and Restated Employment and Noncompetition Agreement, dated as of April 30, 2018, by and between SL Green Realty Corp. and Marc Holliday, incorporated by reference to the Company's Form 8-K, dated April 27, 2018, filed with the SEC on May 3, 2018.

Letter Agreement, dated as of April 30, 2018, by and between SL Green Realty Corp. and Marc Holliday, incorporated by reference to the Company's Form 8-K, dated April 27, 2018, filed with the SEC on May 3, 2018.

Amended and Restated Employment and Noncompetition Agreement, dated as of December 21, 2018, by and between SL Green Realty Corp. and Andrew Mathias, incorporated by reference to the Company's Form 8-K, dated December 21, 2018, filed with the SEC on December 28, 2018.

Amended and Restated Employment and Noncompetition Agreement, dated as of December 21, 2018, by and between SL Green Realty Corp. and Andrew Levine, incorporated by reference to the Company's Form 8-K, dated December 21, 2018, filed with the SEC on December 28, 2018.

Chairman Emeritus Agreement, dated as of December 21, 2018, by and between SL Green Realty Corp. and Stephen L. Green, incorporated by reference to the Company's Form 8-K, dated December 21, 2018, filed with the SEC on December 28, 2018.

Second Amended and Restated Credit Agreement, dated as of November 21, 2017, by and among SL Green Realty Corp. and SL Green Operating Partnership, L.P., as Borrowers, each of the Lenders party thereto, Wells Fargo Bank, National Association, as Administrative Agent, Wells Fargo Securities, LLC, JPMorgan Chase Bank, N.A., Deutsche Bank Securities Inc. and U.S. Bank National Association, as joint lead arrangers and joint bookrunners for the Revolving Credit Facility and Term Loan A Facility, Merrill Lynch, Pierce, Fenner & Smith Incorporated and BMO Capital Markets Corp., as joint lead arrangers for the Revolving Credit Facility and Term Loan A Facility, JPMorgan Chase Bank, N.A., as syndication agent for the Revolving Credit Facility and Term Loan A Facility, Deutsche Bank Securities, Inc., U.S. Bank National Association, Bank of America, N.A., and Bank of Montreal, as documentation agents for the Revolving Credit Facility and Term Loan A Facility, Wells Fargo Securities, LLC and U.S. Bank National Association, as joint lead arrangers and joint bookrunners for the Term Loan B Facility, U.S. Bank National Association, as syndication agent for the Term Loan B Facility, and the other lenders and agents a party thereto, incorporated by reference to the Company's Form 8-K, dated November 27, 2017, filed with the SEC on November 27, 2017.

Subsidiaries of SL Green Realty Corp., filed herewith.

Subsidiaries of SL Green Operating Partnership L.P., filed herewith.

Consent of Ernst & Young LLP for SL Green Realty Corp., filed herewith.

Consent of Ernst & Young LLP for SL Green Operating Partnership, L.P., filed herewith.

Power of Attorney for SL Green Realty Corp., included on the signature page of this Form 10-K.

Power of Attorney for SL Green Operating Partnership, L.P., included on the signature page of this Form 10-K.

Certification by the Chief Executive Officer of the Company pursuant to Section 302 of the Sarbanes-Oxley Act of 2002, filed herewith.

Certification by the Chief Financial Officer of the Company pursuant to Section 302 of the Sarbanes-Oxley Act of 2002, filed herewith.

Certification by the Chief Executive Officer of the Company, the sole general partner of the Operating Partnership pursuant to Section 302 of the Sarbanes-Oxley Act of 2002, filed herewith.

Certification by the Chief Financial Officer of the Company, the sole general partner of the Operating Partnership pursuant to Section 302 of the Sarbanes-Oxley Act of 2002, filed herewith.

138




Certification by the Chief Executive Officer pursuant to 18 U.S.C. section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, filed herewith.

Certification by the Chief Financial Officer pursuant to 18 U.S.C. section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, filed herewith.

Certification by the Chief Executive Officer of the Company, the sole general partner of the Operating Partnership pursuant to 18 U.S.C. section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, filed herewith.

Certification by the Chief Financial Officer of the Company, the sole general partner of the Operating Partnership pursuant to 18 U.S.C. section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, filed herewith.
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SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, as amended, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.
 
 
 
 
 
 
 
SL GREEN REALTY CORP.
 
 
 
 
 
 
 
By:
 
/s/ Matthew J. DiLiberto
Dated: February 28, 2020
 
 
 
Matthew J. DiLiberto
 Chief Financial Officer
________________________________________________________________________________________________________________________
KNOW ALL MEN BY THESE PRESENTS, that we, the undersigned officers and directors of SL Green Realty Corp. hereby severally constitute Marc Holliday and Matthew J. DiLiberto, and each of them singly, our true and lawful attorneys and with full power to them, and each of them singly, to sign for us and in our names in the capacities indicated below, the Annual Report on Form 10-K filed herewith and any and all amendments to said Annual Report on Form 10-K, and generally to do all such things in our names and in our capacities as officers and directors to enable SL Green Realty Corp. to comply with the provisions of the Securities Exchange Act of 1934, as amended, and all requirements of the Securities and Exchange Commission, hereby ratifying and confirming our signatures as they may be signed by our said attorneys, or any of them, to said Annual Report on Form 10-K and any and all amendments thereto.

140



Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated:
Signatures
Title
Date
 
 
 
/s/ Marc Holliday
Chairman of the Board of Directors and Chief Executive Officer (Principal Executive Officer)
February 28, 2020
Marc Holliday
 
 
 
/s/ Andrew W. Mathias
President and Director
February 28, 2020
Andrew W. Mathias
 
 
 
/s/ Matthew J. DiLiberto
Chief Financial Officer
(Principal Financial and Accounting Officer)
February 28, 2020
Matthew J. DiLiberto
 
 
 
/s/ Stephen L. Green
Director
February 28, 2020
Stephen L. Green
 
 
 
/s/ John H. Alschuler Jr.
Director
February 28, 2020
John H. Alschuler, Jr.
 
 
 
/s/ Edwin T. Burton, III
Director
February 28, 2020
Edwin T. Burton, III
 
 
 
/s/ John S. Levy
Director
February 28, 2020
John S. Levy
 
 
 
/s/ Craig M. Hatkoff
Director
February 28, 2020
Craig M. Hatkoff
 
 
 
/s/ Betsy S. Atkins
Director
February 28, 2020
Betsy S. Atkins
 
 
 
/s/ Lauren B. Dillard
Director
February 28, 2020
Lauren B. Dillard

141



SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, as amended, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.
 
 
 
 
 
 
 
SL GREEN OPERATING PARTNERSHIP, L.P.
 
 
By:
 
 SL Green Realty Corp.
 
 
 
 
 
 
 
 
 
/s/ Matthew J. DiLiberto
Dated: February 28, 2020
 
By:
 
Matthew J. DiLiberto
 Chief Financial Officer
________________________________________________________________________________________________________________________
KNOW ALL MEN BY THESE PRESENTS, that we, the undersigned officers and directors of SL Green Realty Corp., the sole general partner of SL Green Operating Partnership, L.P., hereby severally constitute Marc Holliday and Matthew J. DiLiberto, and each of them singly, our true and lawful attorneys and with full power to them, and each of them singly, to sign for us and in our names in the capacities indicated below, the Annual Report on Form 10-K filed herewith and any and all amendments to said Annual Report on Form 10-K, and generally to do all such things in our names and in our capacities as officers and directors to enable SL Green Operating Partnership, L.P. to comply with the provisions of the Securities Exchange Act of 1934, as amended, and all requirements of the Securities and Exchange Commission, hereby ratifying and confirming our signatures as they may be signed by our said attorneys, or any of them, to said Annual Report on Form 10-K and any and all amendments thereto.

142



Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated:
Signatures
Title
Date
 
 
 
/s/ Marc Holliday
Chairman of the Board of Directors and Chief Executive Officer of SL Green, the sole general partner of the Operating Partnership (Principal Executive Officer)
February 28, 2020
Marc Holliday
 
 
 
/s/ Andrew W. Mathias
President and Director of SL Green, the sole general partner of the Operating Partnership
February 28, 2020
Andrew W. Mathias
 
 
 
/s/ Matthew J. DiLiberto
Chief Financial Officer of
SL Green, the sole general partner of
the Operating Partnership (Principal Financial and Accounting Officer)
February 28, 2020
Matthew J. DiLiberto
 
 
 
/s/ Stephen L. Green
Director of SL Green, the sole general
partner of the Operating Partnership
February 28, 2020
Stephen L. Green
 
 
 
/s/ John H. Alschuler, Jr.
Director of SL Green, the sole general
partner of the Operating Partnership
February 28, 2020
John H. Alschuler, Jr.
 
 
 
/s/ Edwin T. Burton, III
Director of SL Green, the sole general
partner of the Operating Partnership
February 28, 2020
Edwin T. Burton, III
 
 
 
/s/ John S. Levy
Director of SL Green, the sole general
partner of the Operating Partnership
February 28, 2020
John S. Levy
 
 
 
/s/ Craig M. Hatkoff
Director of SL Green, the sole general
partner of the Operating Partnership
February 28, 2020
Craig M. Hatkoff
 
 
 
/s/ Betsy S. Atkins
Director of SL Green, the sole general
partner of the Operating Partnership
February 28, 2020
Betsy S. Atkins
 
 
 
/s/ Lauren B. Dillard
Director of SL Green, the sole general
partner of the Operating Partnership
February 28, 2020
Lauren B. Dillard

143