# Vornado Realty Trust: Form 10-Q for the period ended Jun 30, 2023

- Company: [Vornado Realty Trust](/companies/vno.md) (CIK 899689)
- Form: 10-Q
- Filed: 2023-07-31
- Accepted by EDGAR: Jul 31, 2023, 16:20 ET
- Period: 2023-06-30
- Accession: 0000899689-23-000048
- Inline XBRL: yes
- Main document: https://www.sec.gov/Archives/edgar/data/899689/000089968923000048/vno-20230630.htm
- All documents and exhibits: https://www.sec.gov/Archives/edgar/data/899689/000089968923000048/

## Figures reported in this filing

Standardized XBRL line items for the period ended 2023-06-30.

| Line item | Period | Value | XBRL concept |
| --- | --- | ---: | --- |
| Revenue | 3 months, 2023-04-01 to 2023-06-30 | $472.4m | us-gaap:Revenues |
| Revenue | 6 months, 2023-01-01 to 2023-06-30 | $918.3m | us-gaap:Revenues |
| Income tax | 3 months, 2023-04-01 to 2023-06-30 | $4.5m | us-gaap:IncomeTaxExpenseBenefit |
| Income tax | 6 months, 2023-01-01 to 2023-06-30 | $9.2m | us-gaap:IncomeTaxExpenseBenefit |
| Net income | 3 months, 2023-04-01 to 2023-06-30 | $61.9m | us-gaap:NetIncomeLoss |
| Net income | 6 months, 2023-01-01 to 2023-06-30 | $82.6m | us-gaap:NetIncomeLoss |
| Diluted EPS | 3 months, 2023-04-01 to 2023-06-30 | $0.24 | us-gaap:EarningsPerShareDiluted |
| Diluted EPS | 6 months, 2023-01-01 to 2023-06-30 | $0.27 | us-gaap:EarningsPerShareDiluted |
| Basic EPS | 3 months, 2023-04-01 to 2023-06-30 | $0.24 | us-gaap:EarningsPerShareBasic |
| Basic EPS | 6 months, 2023-01-01 to 2023-06-30 | $0.27 | us-gaap:EarningsPerShareBasic |
| Diluted shares (weighted) | 3 months, 2023-04-01 to 2023-06-30 | 194,804,000 shares | us-gaap:WeightedAverageNumberOfDilutedSharesOutstanding |
| Diluted shares (weighted) | 6 months, 2023-01-01 to 2023-06-30 | 194,364,000 shares | us-gaap:WeightedAverageNumberOfDilutedSharesOutstanding |
| Operating cash flow | 6 months, 2023-01-01 to 2023-06-30 | $374.7m | us-gaap:NetCashProvidedByUsedInOperatingActivities |
| Dividends paid | 6 months, 2023-01-01 to 2023-06-30 | $72.0m | us-gaap:PaymentsOfDividendsCommonStock |
| Share repurchases | 6 months, 2023-01-01 to 2023-06-30 | $23.3m | us-gaap:PaymentsForRepurchaseOfCommonStock |
| Cash and equivalents | at 2023-06-30 | $1.13bn | us-gaap:CashAndCashEquivalentsAtCarryingValue |
| Total assets | at 2023-06-30 | $16.44bn | us-gaap:Assets |
| Total liabilities | at 2023-06-30 | $9.96bn | us-gaap:Liabilities |
| Long-term debt | at 2023-06-30 | $2.56bn | us-gaap:LongTermDebt |
| Shareholders' equity | at 2023-06-30 | $5.73bn | us-gaap:StockholdersEquity |
| Shares outstanding | at 2023-06-30 | 190,543,866 shares | dei:EntityCommonStockSharesOutstanding |

## Management's discussion and analysis

As filed, 85,302 characters.

Certain statements contained in this Quarterly Report constitute forward-looking statements as such term is defined in Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements are not guarantees of performance. They represent our intentions, plans, expectations and beliefs and are subject to numerous assumptions, risks and uncertainties. Our future results, financial condition and business may differ materially from those expressed in these forward-looking statements. You can find many of these statements by looking for words such as “approximates,” “believes,” “expects,” “anticipates,” “estimates,” “intends,” “plans,” “would,” “may” or other similar expressions in this Quarterly Report on Form 10‑Q. We also note the following forward-looking statements: in the case of our development and redevelopment projects, the estimated completion date, estimated project cost and cost to complete; estimates of future capital expenditures, dividends to common and preferred shareholders and operating partnership distributions, including the form of any 2023 dividend payments, and the amount and form of potential share repurchases and/or asset sales. Many of the factors that will determine the outcome of these and our other forward-looking statements are beyond our ability to control or predict. For further discussion of factors that could materially affect the outcome of our forward-looking statements, see "Item 1A. Risk Factors" in Part I of our Annual Report on Form 10-K for the year ended December 31, 2022.

Currently, some of the factors are the impacts of the increase in interest rates and inflation on our business, financial condition, results of operations, cash flows, operating performance and the effect that these factors have had and may continue to have on our tenants, the global, national, regional and local economies and financial markets and the real estate market in general.

For these statements, we claim the protection of the safe harbor for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995. You are cautioned not to place undue reliance on our forward-looking statements, which speak only as of the date of this Quarterly Report on Form 10-Q or the date of any document incorporated by reference. All subsequent written and oral forward-looking statements attributable to us or any person acting on our behalf are expressly qualified in their entirety by the cautionary statements contained or referred to in this section. We do not undertake any obligation to release publicly any revisions to our forward-looking statements to reflect events or circumstances occurring after the date of this Quarterly Report on Form 10-Q.

Management’s Discussion and Analysis of Financial Condition and Results of Operations includes a discussion of our consolidated financial statements for the three and six months ended June 30, 2023. The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America requires us to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. Actual results could differ from those estimates. The results of operations for the three and six months ended June 30, 2023 are not necessarily indicative of the operating results for the full year. Certain prior year balances have been reclassified in order to conform to the current year presentation.

### Overview

Vornado Realty Trust (“Vornado”) is a fully-integrated real estate investment trust (“REIT”) and conducts its business through, and substantially all of its interests in properties are held by, Vornado Realty L.P. (the “Operating Partnership”), a Delaware limited partnership. Vornado is the sole general partner of and owned approximately 90.6% of the common limited partnership interest in the Operating Partnership as of June 30, 2023. All references to the “Company,” “we,” “us” and “our” mean, collectively, Vornado, the Operating Partnership and those subsidiaries consolidated by Vornado.

We compete with a large number of real estate investors, property owners and developers, some of whom may be willing to accept lower returns on their investments. Principal factors of competition are rents charged, sales prices, attractiveness of location, the quality of the property and the breadth and the quality of services provided. Our success depends upon, among other factors, trends of the global, national, regional and local economies, the financial condition and operating results of current and prospective tenants and customers, availability and cost of capital, construction and renovation costs, taxes, governmental regulations, legislation, population and employment trends. See “Risk Factors” in Part I, Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2022 for additional information regarding these factors.

Our business has been, and may continue to be, affected by the increase in interest rates and inflation and other uncertainties including the potential for an economic downturn. These factors could have a material impact on our business, financial condition, results of operations and cash flows.

### Vornado Realty Trust

#### Quarter Ended June 30, 2023 Financial Results Summary

Net income attributable to common shareholders for the quarter ended June 30, 2023 was $46,377,000, or $0.24 per diluted share, compared to $50,418,000, or $0.26 per diluted share, for the prior year’s quarter. The quarters ended June 30, 2023 and 2022 include certain items that impact the comparability of period-to-period net income attributable to common shareholders, which are listed in the table on the following page. The aggregate of these items, net of amounts attributable to noncontrolling interests, increased net income attributable to common shareholders for the quarter ended June 30, 2023 by $18,923,000, or $0.10 per diluted share, and by $13,015,000, or $0.07 per diluted share, for the quarter ended June 30, 2022.

Funds from operations (“FFO”) attributable to common shareholders plus assumed conversions for the quarter ended June 30, 2023 was $144,059,000, or $0.74 per diluted share, compared to $154,965,000, or $0.80 per diluted share, for the prior year’s quarter. FFO attributable to common shareholders plus assumed conversions for the quarters ended June 30, 2023 and 2022 include certain items that impact the comparability of period-to-period FFO, which are listed in the table on the following page. The aggregate of these items, net of amounts attributable to noncontrolling interests, increased FFO attributable to common shareholders plus assumed conversions for the quarter ended June 30, 2023 by $3,322,000, or $0.02 per diluted share, and decreased FFO attributable to common shareholders plus assumed conversions by $5,094,000, or $0.03 per diluted share, for the quarter ended June 30, 2022.

#### Six Months Ended June 30, 2023 Financial Results Summary

Net income attributable to common shareholders for the six months ended June 30, 2023 was $51,545,000, or $0.27 per diluted share, compared to $76,896,000, or $0.40 per diluted share, for the six months ended June 30, 2022. The six months ended June 30, 2023 and 2022 include certain items that impact the comparability of period-to-period net income attributable to common shareholders, which are listed in the table on the following page. The aggregate of these items, net of amounts attributable to noncontrolling interests, increased net income attributable to common shareholders for the six months ended June 30, 2023 by $21,718,000, or $0.12 per diluted share, and by $7,687,000, or $0.04 per diluted share, for the six months ended June 30, 2022.

FFO attributable to common shareholders plus assumed conversions for the six months ended June 30, 2023 was $263,149,000, or $1.35 per diluted share, compared to $309,997,000, or $1.60 per diluted share, for the six months ended June 30, 2022. FFO attributable to common shareholders plus assumed conversions for the six months ended June 30, 2023 and 2022 include certain items that impact the comparability of period-to-period FFO, which are listed in the table on the following page. The aggregate of these items, net of amounts attributable to noncontrolling interests, increased FFO attributable to common shareholders plus assumed conversions for the six months ended June 30, 2023 by $6,117,000, or $0.03 per diluted share, and decreased FFO attributable to common shareholders plus assumed conversions by $2,499,000, or $0.02 per diluted share for the six months ended June 30, 2022.

The following table reconciles the difference between our net income attributable to common shareholders and our net income attributable to common shareholders, as adjusted:

*(Amounts in thousands)*

| Certain (income) expense items that impact net income attributable to common shareholders: | For the Three Months Ended June 30, 2023 | 2022 | For the Six Months Ended June 30, 2023 | 2022 |
| --- | ---: | ---: | ---: | ---: |
| Our share of Alexander's, Inc. ("Alexander's") gain on sale of Rego Park III land parcel | $(16,396) | $— | $(16,396) | $— |
| Deferred tax liability on our investment in The Farley Building (held through a taxable REIT subsidiary) | 2,206 | 3,234 | 5,081 | 6,407 |
| Net gain on sale of the Center Building (33-00 Northern Boulevard, Long Island City, NY) | — | (15,213) | — | (15,213) |
| Refund of New York City transfer taxes related to the April 2019 transfer to Fifth Avenue and Times Square JV | — | (13,613) | — | (13,613) |
| After-tax net gain on sale of 220 Central Park South ("220 CPS") condominium units and ancillary amenities | — | (673) | (6,173) | (6,085) |
| Other | (6,194) | 12,691 | (5,906) | 20,520 |
|  | (20,384) | (13,574) | (23,394) | (7,984) |
| Noncontrolling interests' share of above adjustments | 1,461 | 559 | 1,676 | 297 |
| Total of certain (income) expense items that impact net income attributable to common shareholders | $(18,923) | $(13,015) | $(21,718) | $(7,687) |

The following table reconciles the difference between our FFO attributable to common shareholders plus assumed conversions and our FFO attributable to common shareholders plus assumed conversions, as adjusted:

*(Amounts in thousands)*

| Certain expense (income) items that impact FFO attributable to common shareholders plus assumed conversions: | For the Three Months Ended June 30, 2023 | 2022 | For the Six Months Ended June 30, 2023 | 2022 |
| --- | ---: | ---: | ---: | ---: |
| Deferred tax liability on our investment in The Farley Building (held through a taxable REIT subsidiary) | $2,206 | $3,234 | $5,081 | $6,407 |
| After-tax net gain on sale of 220 CPS condominium units and ancillary amenities | — | (673) | (6,173) | (6,085) |
| Other | (5,785) | 2,912 | (5,497) | 2,363 |
|  | (3,579) | 5,473 | (6,589) | 2,685 |
| Noncontrolling interests' share of above adjustments | 257 | (379) | 472 | (186) |
| Total of certain expense (income) items that impact FFO attributable to common shareholders plus assumed conversions, net | $(3,322) | $5,094 | $(6,117) | $2,499 |

### Same Store Net Operating Income (“NOI”) At Share

The percentage increase (decrease) in same store NOI at share and same store NOI at share - cash basis of our New York segment, THE MART and 555 California Street are below.

| Same store NOI at share % increase (decrease) | Total | New York | THE MART | 555 California Street(1) |
| --- | ---: | ---: | ---: | ---: |
| Three months ended June 30, 2023 compared to June 30, 2022 | 6.7% | 2.9% | (17.5)% | 87.4% |
| Six months ended June 30, 2023 compared to June 30, 2022 | 3.3% | 2.3% | (20.0)% | 46.5% |
| Same store NOI at share - cash basis % increase (decrease) |  |  |  |  |
| Three months ended June 30, 2023 compared to June 30, 2022 | 6.2% | 2.7% | (23.0)% | 91.5% |
| Six months ended June 30, 2023 compared to June 30, 2022 | 3.9% | 3.2% | (25.5)% | 50.5% |

**(1)** 2023 includes our $14,103,000 share of the receipt of a tenant settlement, net of legal expenses.

Calculations of same store NOI at share, reconciliations of our net income to NOI at share, NOI at share - cash basis and FFO and the reasons we consider these non-GAAP financial measures useful are provided in the following pages of Management’s Discussion and Analysis of Financial Condition and Results of Operations.

### Dividends/Share Repurchase Program

On April 26, 2023, Vornado announced the postponement of dividends on its common shares until the end of 2023, at which time, upon finalization of its 2023 taxable income, including the impact of asset sales, it will pay the 2023 dividend in either (i) cash, or (ii) a combination of cash and securities, as determined by its Board of Trustees. Cash retained from dividends or from asset sales will be used to reduce debt and/or to fund the share repurchase program discussed below.

Vornado also announced that its Board of Trustees has authorized the repurchase of up to $200,000,000 of its outstanding common shares under a newly established share repurchase program.

During the three and six months ended June 30, 2023, we repurchased 1,722,295 common shares for $23,216,000 at an average price per share of $13.48.

### 350 Park Avenue

On January 24, 2023, we and the Rudin family (“Rudin”) completed agreements with Citadel Enterprise Americas LLC (“Citadel”) and with an affiliate of Kenneth C. Griffin, Citadel’s Founder and CEO (“KG”), for a series of transactions relating to 350 Park Avenue and 40 East 52nd Street.

Pursuant to the agreements, Citadel master leases 350 Park Avenue, a 585,000 square foot Manhattan office building, on an “as is” basis for ten years, with an initial annual net rent of $36,000,000. Per the terms of the lease, no tenant allowance or free rent was provided. Citadel has also master leased Rudin’s adjacent property at 40 East 52nd Street (390,000 square feet).

In addition, we entered into a joint venture with Rudin (the “Vornado/Rudin JV”) which was formed to purchase 39 East 51st Street. Upon formation of the KG joint venture described below, 39 East 51st Street will be combined with 350 Park Avenue and 40 East 52nd Street to create a premier development site (collectively, the “Site”). On June 20, 2023, the Vornado/Rudin JV completed the purchase of 39 East 51st Street for $40,000,000, which was funded on a 50/50 basis by Vornado and Rudin.

From October 2024 to June 2030, KG will have the option to either:

- acquire a 60% interest in a joint venture with the Vornado/Rudin JV that would value the Site at $1.2 billion ($900,000,000 to Vornado and $300,000,000 to Rudin) and build a new 1,700,000 square foot office tower (the “Project”) pursuant to East Midtown Subdistrict zoning with the Vornado/Rudin JV as developer. KG would own 60% of the joint venture and the Vornado/Rudin JV would own 40% (with Vornado owning 36% and Rudin owning 4% of the joint venture along with a $250,000,000 preferred equity interest in the Vornado/Rudin JV).
- at the joint venture formation, Citadel or its affiliates will execute a pre-negotiated 15-year anchor lease with renewal options for approximately 850,000 square feet (with expansion and contraction rights) at the Project for its primary office in New York City;
- the rent for Citadel’s space will be determined by a formula based on a percentage return (that adjusts based on the actual cost of capital) on the total Project cost;
- the master leases will terminate at the scheduled commencement of demolition;
- or, exercise an option to purchase the Site for $1.4 billion ($1.085 billion to Vornado and $315,000,000 to Rudin), in which case the Vornado/Rudin JV would not participate in the new development.

Further, the Vornado/Rudin JV will have the option from October 2024 to September 2030 to put the Site to KG for $1.2 billion ($900,000,000 to Vornado and $300,000,000 to Rudin). For ten years following any put option closing, unless the put option is exercised in response to KG’s request to form the joint venture or KG makes a $200,000,000 termination payment, the Vornado/Rudin JV will have the right to invest in a joint venture with KG on the terms described above if KG proceeds with development of the Site.

### Dispositions

#### Alexander's

On May 19, 2023, Alexander's completed the sale of the Rego Park III land parcel, located in Queens, New York, for $71,060,000, inclusive of consideration for Brownfield tax benefits and reimbursement of costs for plans, specifications and improvements to date. As a result of the sale, we recognized our $16,396,000 share of the net gain and received a $711,000 sales commission from Alexander’s, of which $250,000 was paid to a third-party broker.

#### The Armory Show

On July 3, 2023, we completed the sale of The Armory Show, located in New York, for $24,400,000, subject to certain post-closing adjustments. The financial statement gain, which will be recognized in the third quarter of 2023, will be approximately $20,000,000.

#### Manhattan Retail Properties Sale

On July 27, 2023, we entered into an agreement to sell four Manhattan retail properties located at 510 Fifth Avenue, 148–150 Spring Street, 443 Broadway and 692 Broadway for $100,000,000. We expect to close the sale in the third quarter of 2023 and recognize a financial statement loss of approximately $500,000. The sale is subject to customary closing conditions.

### Financings

#### 150 West 34th Street Loan Participation

On January 9, 2023, our $105,000,000 participation in the $205,000,000 mortgage loan on 150 West 34th Street was repaid, which reduced “other assets” and “mortgages payable, net” on our consolidated balance sheets by $105,000,000. The remaining $100,000,000 mortgage loan balance bears interest at SOFR plus 1.86%, subject to an interest rate cap arrangement with a SOFR strike rate of 4.10%, and matures in May 2024.

#### 697-703 Fifth Avenue (Fifth Avenue and Times Square JV)

On June 14, 2023, the Fifth Avenue and Times Square JV completed a restructuring of the 697-703 Fifth Avenue $421,000,000 non-recourse mortgage loan, which matured in December 2022. The restructured $355,000,000 loan, which had its principal reduced through an application of property-level reserves and funds from the partners, was split into (i) a $325,000,000 senior note, which bears interest at SOFR plus 2.00%, and (ii) a $30,000,000 junior note, which accrues interest at a fixed rate of 4.00%. The restructured loan matures in June 2025, with two one-year and one nine-month as-of-right extension options (March 2028, as fully extended). Any amounts funded for future re-leasing of the property will be senior to the $30,000,000 junior note.

#### 512 West 22nd Street

On June 28, 2023, a joint venture, in which we have a 55% interest, completed a $129,250,000 refinancing of 512 West 22nd Street, a 173,000 square foot Manhattan office building. The interest-only loan bears a rate of SOFR plus 2.00% in year one and SOFR plus 2.35% thereafter. The loan matures in June 2025 with a one-year extension option subject to debt service coverage ratio, loan-to-value and debt yield requirements. The loan replaces the previous $137,124,000 loan that bore interest at LIBOR plus 1.85% and had an initial maturity of June 2023. In addition, the joint venture entered into the interest rate cap arrangement detailed in the table on the following page.

#### 825 Seventh Avenue

On July 24, 2023, a joint venture, in which we have a 50% interest, completed a $54,000,000 refinancing of the office condominium of 825 Seventh Avenue, a 173,000 square foot Manhattan office and retail building. The interest-only loan bears a rate of SOFR plus 2.75%, with a 30 basis point reduction available upon satisfaction of certain leasing conditions, and matures in January 2026. The loan replaces the previous $60,000,000 loan that bore interest at LIBOR plus 2.35% and was scheduled to mature in July 2023.

#### Interest Rate Hedging

We entered into the following interest rate swap and cap arrangements during the six months ended June 30, 2023. See Note 14 - *Fair Value Measurements* in Part I, Item 1 of this Quarterly Report on Form 10-Q for further information on our consolidated hedging instruments:

*(Amounts in thousands)*

| Interest rate swaps: | Notional Amount (at share) | All-In Swapped Rate | Expiration Date | Variable Rate Spread |
| --- | ---: | ---: | --- | --- |
| 555 California Street (effective 05/24) | $840,000 | 6.03% | 05/26 | S+205 |
| Unsecured term loan(1) (effective 10/23) | 150,000 | 5.12% | 07/25 | S+129 |
|  |  | **Index Strike Rate** |  |  |
| **Interest rate caps:** |  |  |  |  |
| 1290 Avenue of the Americas (70.0% interest) (effective 11/23)(2) | $665,000 | 1.00% | 11/25 | S+162 |
| One Park Avenue (effective 3/24) | 525,000 | 3.89% | 03/25 | S+122 |
| 731 Lexington Avenue office condominium (32.4% interest) (effective 7/23) | 162,000 | 6.00% | 06/24 | Prime + 0 |
| 640 Fifth Avenue (52.0% interest) | 259,925 | 4.00% | 05/24 | S+111 |
| 512 West 22nd Street (55.0% interest) | 71,088 | 4.50% | 06/25 | S+200 |

**(1)** In addition to the swap disclosed above, the unsecured term loan, which matures in December 2027, is subject to various interest rate swap arrangements that were entered into in prior periods. The table below summarizes the impact of the swap arrangements on the unsecured term loan.

|  | Swapped Balance | All-In Swapped Rate | Unswapped Balance (bears interest at S+129) |
| --- | ---: | ---: | ---: |
| Through 10/23 | $800,000 | 4.04% | $— |
| 10/23 through 07/25 | 700,000 | 4.52% | 100,000 |
| 07/25 through 10/26 | 550,000 | 4.35% | 250,000 |
| 10/26 through 08/27 | 50,000 | 4.03% | 750,000 |

**(2)** In connection with the arrangement, we made a $63,100 up-front payment, of which $18,930 is attributable to noncontrolling interests. See Note 9 - *Debt* in Part I, Item 1 of this Quarterly Report on Form 10-Q for further information.

### Leasing Activity

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

#### For the Three Months Ended June 30, 2023:

- 279,000 square feet of New York Office space (224,000 square feet at share) at an initial rent of $91.57 per square foot and a weighted average lease term of 10.7 years. The changes in the GAAP and cash mark-to-market rent on the 174,000 square feet of second generation space were positive 9.9% and positive 5.7%, respectively. Tenant improvements and leasing commissions were $10.94 per square foot per annum, or 11.9% of initial rent.
- 205,000 square feet of New York Retail space (159,000 square feet at share) at an initial rent of $50.29 per square foot and a weighted average lease term of 5.1 years. The changes in the GAAP and cash mark-to-market rent on the 97,000 square feet of second generation space were positive 20.6% and positive 15.6%, respectively. Tenant improvements and leasing commissions were $16.17 per square foot per annum, or 32.2% of initial rent.
- 29,000 square feet at THE MART (all at share) at an initial rent of $56.85 per square foot and a weighted average lease term of 3.7 years. The changes in the GAAP and cash mark-to-market rent on the 21,000 square feet of second generation space were negative 11.2% and negative 13.4%, respectively. Tenant improvements and leasing commissions were $4.86 per square foot per annum, or 8.5% of initial rent.
- 6,000 square feet at 555 California Street (4,000 square feet at share) at an initial rent of $120.56 per square foot and a weighted average lease term of 5.2 years. The changes in the GAAP and cash mark-to-market rent on the 4,000 square feet of second generation space were positive 12.8% and positive 2.4%, respectively. Tenant improvements and leasing commissions were $9.12 per square foot per annum, or 7.6% of initial rent.

#### For the Six Months Ended June 30, 2023:

- 1,056,000 square feet of New York Office space (996,000 square feet at share) at an initial rent of $98.89 per square foot and a weighted average lease term of 9.8 years. The changes in the GAAP and cash mark-to-market rent on the 851,000 square feet of second generation space were positive 8.7% and positive 2.4%, respectively. Tenant improvements and leasing commissions were $4.55 per square foot per annum, or 4.6% of initial rent.
- 230,000 square feet of New York Retail space (179,000 square feet at share) at an initial rent of $85.76 per square foot and a weighted average lease term of 5.3 years. The changes in the GAAP and cash mark-to-market rent on the 104,000 square feet of second generation space were positive 11.3% and positive 8.6%, respectively. Tenant improvements and leasing commissions were $17.59 per square foot per annum, or 20.5% of initial rent.
- 108,000 square feet at THE MART (all at share) at an initial rent of $56.55 per square foot and a weighted average lease term of 6.0 years. The changes in the GAAP and cash mark-to-market rent on the 72,000 square feet of second generation space were negative 4.3% and negative 9.4%, respectively. Tenant improvements and leasing commissions were $7.48 per square foot per annum, or 13.2% of initial rent.
- 10,000 square feet at 555 California Street (7,000 square feet at share) at an initial rent of $134.70 per square foot and a weighted average lease term of 5.9 years. The changes in the GAAP and cash mark-to-market rent on the 4,000 square feet of second generation space were positive 12.8% and positive 2.4%, respectively. Tenant improvements and leasing commissions were $22.92 per square foot per annum, or 17.0% of initial rent.

### Square Footage (in service) and Occupancy as of June 30, 2023

*(Square feet in thousands)*

| New York: | Number of Properties |  | Square Feet (in service) Total Portfolio | Our Share | Occupancy % |  |
| --- | ---: | ---: | ---: | ---: | ---: | ---: |
| Office | 30 | **(1)** | 18,774 | 16,076 | 91.9% |  |
| Retail (includes retail properties that are in the base of our office properties) | 56 | **(1)** | 2,250 | 1,812 | 74.0% |  |
| Residential - 1,975 units(2) | 6 | **(1)** | 1,499 | 766 | 96.5% | **(2)** |
| Alexander's | 5 |  | 2,455 | 795 | 87.3% | **(2)** |
|  |  |  | 24,978 | 19,449 | 90.1% |  |
| Other: |  |  |  |  |  |  |
| THE MART | 4 |  | 3,683 | 3,674 | 80.0% |  |
| 555 California Street | 3 |  | 1,819 | 1,274 | 94.5% |  |
| Other | 11 |  | 2,537 | 1,202 | 91.8% |  |
|  |  |  | 8,039 | 6,150 |  |  |
| Total square feet as of June 30, 2023 |  |  | 33,017 | 25,599 |  |  |

See notes below.

### Square Footage (in service) and Occupancy as of December 31, 2022

*(Square feet in thousands)*

| New York: | Number of properties |  | Square Feet (in service) Total Portfolio | Our Share | Occupancy % |  |
| --- | ---: | ---: | ---: | ---: | ---: | ---: |
| Office | 30 | **(1)** | 18,724 | 16,028 | 91.9% |  |
| Retail (includes retail properties that are in the base of our office properties) | 56 | **(1)** | 2,289 | 1,851 | 74.4% |  |
| Residential - 1,976 units(2) | 6 | **(1)** | 1,499 | 766 | 96.7% | **(2)** |
| Alexander's | 6 |  | 2,241 | 726 | 96.4% | **(2)** |
|  |  |  | 24,753 | 19,371 | 90.4% |  |
| Other: |  |  |  |  |  |  |
| THE MART | 4 |  | 3,635 | 3,626 | 81.6% |  |
| 555 California Street | 3 |  | 1,819 | 1,273 | 94.7% |  |
| Other | 11 |  | 2,532 | 1,197 | 92.6% |  |
|  |  |  | 7,986 | 6,096 |  |  |
| Total square feet as of December 31, 2022 |  |  | 32,739 | 25,467 |  |  |

**(1)** Reflects the Office, Retail and Residential space within our 70 and 71 total New York properties as of June 30, 2023 and December 31, 2022, respectively.

**(2)** The Alexander Apartment Tower (312 units) is reflected in Residential unit count and occupancy.

### Critical Accounting Estimates

A summary of our critical accounting policies and estimates used in the preparation of our consolidated financial statements is included in Part II, Item 7 - *Management's Discussion and Analysis of Financial Condition and Results of Operations* in our Annual Report on Form 10-K for the year ended December 31, 2022. For the six months ended June 30, 2023, there were no material changes to these policies.

### Recently Issued Accounting Literature

Refer to Note 3 - *Recently Issued Accounting Literature* to the unaudited consolidated financial statements in Part I, Item I of this Quarterly Report on Form 10-Q for information regarding recent accounting pronouncements that may affect us.

### NOI At Share by Segment for the Three Months Ended June 30, 2023 and 2022

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

Below is a summary of NOI at share and NOI at share - cash basis by segment for the three months ended June 30, 2023 and 2022.

*(Amounts in thousands)*

|  | For the Three Months Ended June 30, 2023 Total | New York | Other |
| --- | ---: | ---: | ---: |
| Total revenues | $472,359 | $362,471 | $109,888 |
| Operating expenses | (222,723) | (176,410) | (46,313) |
| NOI - consolidated | 249,636 | 186,061 | 63,575 |
| Deduct: NOI attributable to noncontrolling interests in consolidated subsidiaries | (18,742) | (5,204) | (13,538) |
| Add: NOI from partially owned entities | 70,745 | 67,509 | 3,236 |
| NOI at share | 301,639 | 248,366 | 53,273 |
| Non-cash adjustments for straight-line rents, amortization of acquired below-market leases, net, and other | (5,570) | (6,797) | 1,227 |
| NOI at share - cash basis | $296,069 | $241,569 | $54,500 |

*(Amounts in thousands)*

|  | For the Three Months Ended June 30, 2022 Total | New York | Other |
| --- | ---: | ---: | ---: |
| Total revenues | $453,494 | $364,162 | $89,332 |
| Operating expenses | (222,309) | (176,572) | (45,737) |
| NOI - consolidated | 231,185 | 187,590 | 43,595 |
| Deduct: NOI attributable to noncontrolling interests in consolidated subsidiaries | (16,299) | (10,707) | (5,592) |
| Add: NOI from partially owned entities | 74,060 | 71,209 | 2,851 |
| NOI at share | 288,946 | 248,092 | 40,854 |
| Non-cash adjustments for straight-line rents, amortization of acquired below-market leases, net, and other | (4,275) | (6,189) | 1,914 |
| NOI at share - cash basis | $284,671 | $241,903 | $42,768 |

57

### NOI At Share by Segment for the Three Months Ended June 30, 2023 and 2022 - continued

The elements of our New York and Other NOI at share for the three months ended June 30, 2023 and 2022 are summarized below.

*(Amounts in thousands)*

| New York: | For the Three Months Ended June 30, 2023 | 2022 |
| --- | ---: | ---: |
| Office | $186,042 | $182,042 |
| Retail | 47,428 | 51,438 |
| Residential | 5,467 | 5,250 |
| Alexander's | 9,429 | 9,362 |
| Total New York | 248,366 | 248,092 |
| Other: |  |  |
| THE MART | 16,462 | 19,947 |
| 555 California Street(1) | 31,347 | 16,724 |
| Other investments | 5,464 | 4,183 |
| Total Other | 53,273 | 40,854 |
| NOI at share | $301,639 | $288,946 |

See note below.

The elements of our New York and Other NOI at share - cash basis for the three months ended June 30, 2023 and 2022 are summarized below.

*(Amounts in thousands)*

| New York: | For the Three Months Ended June 30, 2023 | 2022 |
| --- | ---: | ---: |
| Office | $181,253 | $180,326 |
| Retail | 44,956 | 47,189 |
| Residential | 5,129 | 4,309 |
| Alexander's | 10,231 | 10,079 |
| Total New York | 241,569 | 241,903 |
| Other: |  |  |
| THE MART | 16,592 | 21,541 |
| 555 California Street(1) | 32,284 | 16,855 |
| Other investments | 5,624 | 4,372 |
| Total Other | 54,500 | 42,768 |
| NOI at share - cash basis | $296,069 | $284,671 |

**(1)** 2023 includes our $14,103 share of the receipt of a tenant settlement, net of legal expenses.

### NOI At Share by Segment for the Three Months Ended June 30, 2023 and 2022 - continued

### Reconciliation of Net Income to NOI At Share and NOI At Share - Cash Basis for the Three Months Ended June 30, 2023 and 2022

Below is a reconciliation of net income to NOI at share and NOI at share - cash basis for the three months ended June 30, 2023 and 2022.

*(Amounts in thousands)*

|  | For the Three Months Ended June 30, 2023 | 2022 |
| --- | ---: | ---: |
| Net income | $62,733 | $68,903 |
| Depreciation and amortization expense | 107,162 | 118,662 |
| General and administrative expense | 39,410 | 31,902 |
| Transaction related costs and other | 30 | 2,960 |
| Income from partially owned entities | (37,272) | (25,720) |
| Loss from real estate fund investments | 102 | 142 |
| Interest and other investment income, net | (13,255) | (3,036) |
| Interest and debt expense | 87,165 | 62,640 |
| Net gains on disposition of wholly owned and partially owned assets | (936) | (28,832) |
| Income tax expense | 4,497 | 3,564 |
| NOI from partially owned entities | 70,745 | 74,060 |
| NOI attributable to noncontrolling interests in consolidated subsidiaries | (18,742) | (16,299) |
| NOI at share | 301,639 | 288,946 |
| Non-cash adjustments for straight-line rents, amortization of acquired below-market leases, net and other | (5,570) | (4,275) |
| NOI at share - cash basis | $296,069 | $284,671 |

### NOI At Share by Region(1)

| Region: | For the Three Months Ended June 30, 2023 | 2022 |
| --- | ---: | ---: |
| New York City metropolitan area | 88% | 87% |
| Chicago, IL | 6% | 7% |
| San Francisco, CA | 6% | 6% |
|  | 100% | 100% |

**(1)** 2023 excludes our $14,103,000 share of the receipt of a tenant settlement, net of legal expenses.

### Results of Operations – Three Months Ended June 30, 2023 Compared to June 30, 2022

#### Revenues

Our revenues were $472,359,000 for the three months ended June 30, 2023 compared to $453,494,000 for the prior year’s quarter, an increase of $18,865,000. Below are the details of the increase (decrease) by segment:

*(Amounts in thousands)*

| (Decrease) increase due to: Rental revenues: | Total | New York | Other |  |
| --- | ---: | ---: | ---: | ---: |
| Acquisitions, dispositions and other | $(7,079) | $(7,079) | $— |  |
| Development and redevelopment | (244) | (244) | — |  |
| Trade shows | 940 | — | 940 |  |
| Same store operations | 20,023 | 1,985 | 18,038 | **(1)** |
|  | 13,640 | (5,338) | 18,978 |  |
| **Fee and other income:** |  |  |  |  |
| BMS cleaning fees | 1,147 | 1,548 | (401) |  |
| Management and leasing fees | 792 | 750 | 42 |  |
| Other income | 3,286 | 1,349 | 1,937 |  |
|  | 5,225 | 3,647 | 1,578 |  |
| Total increase (decrease) in revenues | $18,865 | $(1,691) | $20,556 |  |

**(1)** 2023 includes the receipt of a $21,350 tenant settlement, of which $6,405 is attributable to noncontrolling interests.

#### Expenses

Our expenses were $371,507,000 for the three months ended June 30, 2023, compared to $368,239,000 for the prior year’s quarter, an increase of $3,268,000. Below are the details of the increase (decrease) by segment:

*(Amounts in thousands)*

| (Decrease) increase due to: Operating: | Total | New York | Other |  |
| --- | ---: | ---: | ---: | ---: |
| Acquisitions, dispositions and other | $(3,690) | $(3,690) | $— |  |
| Development and redevelopment | 1,144 | 1,144 | — |  |
| Non-reimbursable expenses | (702) | (702) | — |  |
| Trade shows | 408 | — | 408 |  |
| BMS expenses | 760 | 1,161 | (401) |  |
| Same store operations | 2,494 | 1,925 | 569 |  |
|  | 414 | (162) | 576 |  |
| **Depreciation and amortization:** |  |  |  |  |
| Acquisitions, dispositions and other | (10,711) | (10,711) | — |  |
| Development and redevelopment | 21 | 21 | — |  |
| Same store operations | (810) | (555) | (255) |  |
|  | (11,500) | (11,245) | (255) |  |
| **General and administrative** | 7,508 | (180) | 7,688 | **(1)** |
| **Expense from deferred compensation plan liability** | 9,776 | — | 9,776 |  |
| **Transaction related costs and other** | (2,930) | (422) | (2,508) |  |
| Total increase (decrease) in expenses | $3,268 | $(12,009) | $15,277 |  |

**(1)** Primarily due to non-cash expense related to the June 2023 grant. See Note 12 - *Stock-based Compensation* in Part I, Item 1 of this Quarterly Report on Form 10-Q for details.

### Results of Operations – Three Months Ended June 30, 2023 Compared to June 30, 2022 - continued

#### Income from Partially Owned Entities

Below are the components of income from partially owned entities.

*(Amounts in thousands)*

| Our share of net income (loss): Fifth Avenue and Times Square JV: | Percentage Ownership as of June 30, 2023 2023 | For the Three Months Ended June 30, 2022 |  |
| --- | ---: | ---: | ---: |
| Equity in net income(1) | 51.5% | $5,941 | $13,665 |
| Return on preferred equity, net of our share of the expense |  | 9,329 | 9,329 |
|  |  | 15,270 | 22,994 |
| Alexander's(2) | 32.4% | 21,413 | 5,986 |
| Partially owned office buildings(3) | Various | (254) | (4,980) |
| Other investments(4) | Various | 843 | 1,720 |
|  |  | $37,272 | $25,720 |

**(1)** 2023 includes (i) a $5,120 accrual of default interest which was forgiven by the lender as part of the restructuring of the 697-703 Fifth Avenue loan and will be amortized over the remaining term of the restructured loan, reducing future interest expense, and (ii) reductions in income at 697-703 Fifth Avenue and 666 Fifth Avenue upon lease renewals.

**(2)** On May 19, 2023, Alexander’s completed the sale of the Rego Park III land parcel for $71,060. As a result of the sale, we recognized our $16,396 share of the net gain and received a $711 sales commission from Alexander’s, of which $250 was paid to a third-party broker.

**(3)** Includes interests in 280 Park Avenue, 650 Madison Avenue, 7 West 34th Street, 512 West 22nd Street, 61 Ninth Avenue, 85 Tenth Avenue and others.

**(4)** Includes interests in Independence Plaza, Rosslyn Plaza and others.

#### Loss from Real Estate Fund Investments

Below is a summary of loss from the Vornado Capital Partners Real Estate Fund (“the Fund”) and the Crowne Plaza Times Square Hotel Joint Venture.

*(Amounts in thousands)*

|  | For the Three Months Ended June 30, 2023 | 2022 |
| --- | ---: | ---: |
| Net investment (loss) income | $(102) | $6,658 |
| Previously recorded unrealized loss on exited investments | — | 53,724 |
| Realized loss on exited investments | — | (53,724) |
| Net unrealized loss on held investments | — | (6,800) |
| Loss from real estate fund investments | (102) | (142) |
| Less loss attributable to noncontrolling interests in consolidated subsidiaries | 143 | 365 |
| Income from real estate fund investments net of noncontrolling interests in consolidated subsidiaries | $41 | $223 |

#### Interest and Other Investment Income, Net

The following table sets forth the details of interest and other investment income, net.

*(Amounts in thousands)*

|  | For the Three Months Ended June 30, 2023 | 2022 |
| --- | ---: | ---: |
| Interest on cash and cash equivalents and restricted cash | $12,593 | $310 |
| Amortization of discount on investments in U.S. Treasury bills | 384 | 1,728 |
| Interest on loans receivable | 278 | 994 |
| Other, net | — | 4 |
|  | $13,255 | $3,036 |

#### Interest and Debt Expense

Interest and debt expense for the three months ended June 30, 2023 was $87,165,000 compared to $62,640,000 for the prior year’s quarter, an increase of $24,525,000. This was primarily due to (i) $31,140,000 of higher interest expense resulting from higher average interest rates on our debt partially offset by (ii) $6,248,000 of higher capitalized interest and debt expense.

#### Net Gains on Disposition of Wholly Owned and Partially Owned Assets

Net gains on disposition of wholly owned and partially owned assets for the three months ended June 30, 2023 were $936,000 compared to $28,832,000, for the prior year’s quarter, a decrease of $27,896,000. This was due to 2022 including (i) $15,213,000 from the sale of the Center Building located at 33-00 Northern Boulevard in Long Island City, New York and (ii) $13,613,000 from the refund of New York City real property transfer tax paid in connection with the April 2019 Fifth Avenue and Times Square JV transaction.

### Results of Operations – Three Months Ended June 30, 2023 Compared to June 30, 2022 - continued

#### Income Tax Expense

Income tax expense for the three months ended June 30, 2023 was $4,497,000 compared to $3,564,000 for the prior year’s quarter, an increase of $933,000. This was primarily due to higher income tax expense incurred by our taxable REIT subsidiaries.

#### Net Loss Attributable to Noncontrolling Interests in Consolidated Subsidiaries

Net loss attributable to noncontrolling interests in consolidated subsidiaries was $2,781,000 for the three months ended June 30, 2023, compared to $826,000 for the prior year’s quarter, an increase of $1,955,000. This resulted primarily from a net loss subject to allocation to the noncontrolling interests of our non-wholly owned consolidated subsidiaries.

#### Net Income Attributable to Noncontrolling Interests in the Operating Partnership (Vornado Realty Trust)

Net income attributable to noncontrolling interests in the Operating Partnership was $3,608,000 for the three months ended June 30, 2023, compared to $3,782,000 for the prior year’s quarter, a decrease of $174,000.

#### Preferred Share Dividends of Vornado Realty Trust

Preferred share dividends were $15,529,000 for the three months ended June 30, 2023 and 2022.

#### Preferred Unit Distributions of Vornado Realty L.P.

Preferred unit distributions were $15,557,000 for the three months ended June 30, 2023 and 2022.

#### Same Store Net Operating Income At Share

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

Below are reconciliations of NOI at share to same store NOI at share for our New York segment, THE MART, 555 California Street and other investments for the three months ended June 30, 2023 compared to June 30, 2022.

*(Amounts in thousands)*

|  | Total | New York | THE MART | 555 California Street | Other |
| --- | ---: | ---: | ---: | ---: | ---: |
| NOI at share for the three months ended June 30, 2023 | $301,639 | $248,366 | $16,462 | $31,347 | $5,464 |
| Less NOI at share from: |  |  |  |  |  |
| Dispositions | 111 | 111 | — | — | — |
| Development properties | (7,594) | (7,594) | — | — | — |
| Other non-same store income, net | (6,658) | (1,194) | — | — | (5,464) |
| Same store NOI at share for the three months ended June 30, 2023 | $287,498 | $239,689 | $16,462 | $31,347 | $— |
| NOI at share for the three months ended June 30, 2022 | $288,946 | $248,092 | $19,947 | $16,724 | $4,183 |
| Less NOI at share from: |  |  |  |  |  |
| Dispositions | (3,321) | (3,321) | — | — | — |
| Development properties | (8,263) | (8,263) | — | — | — |
| Other non-same store income, net | (7,803) | (3,620) | — | — | (4,183) |
| Same store NOI at share for the three months ended June 30, 2022 | $269,559 | $232,888 | $19,947 | $16,724 | $— |
| Increase (decrease) in same store NOI at share | $17,939 | $6,801 | $(3,485) | $14,623 | $— |
| % increase (decrease) in same store NOI at share | 6.7% | 2.9% | (17.5)% | 87.4% | 0.0% |

62

### Results of Operations – Three Months Ended June 30, 2023 Compared to June 30, 2022 - continued

#### Same Store Net Operating Income At Share - continued

Below are reconciliations of NOI at share - cash basis to same store NOI at share - cash basis for our New York segment, THE MART, 555 California Street and other investments for the three months ended June 30, 2023 compared to June 30, 2022.

*(Amounts in thousands)*

|  | Total | New York | THE MART | 555 California Street | Other |
| --- | ---: | ---: | ---: | ---: | ---: |
| NOI at share - cash basis for the three months ended June 30, 2023 | $296,069 | $241,569 | $16,592 | $32,284 | $5,624 |
| Less NOI at share - cash basis from: |  |  |  |  |  |
| Dispositions | 111 | 111 | — | — | — |
| Development properties | (6,687) | (6,687) | — | — | — |
| Other non-same store income, net | (7,061) | (1,437) | — | — | (5,624) |
| Same store NOI at share - cash basis for the three months ended June 30, 2023 | $282,432 | $233,556 | $16,592 | $32,284 | $— |
| NOI at share - cash basis for the three months ended June 30, 2022 | $284,671 | $241,903 | $21,541 | $16,855 | $4,372 |
| Less NOI at share - cash basis from: |  |  |  |  |  |
| Dispositions | (3,149) | (3,149) | — | — | — |
| Development properties | (7,620) | (7,620) | — | — | — |
| Other non-same store income, net | (8,007) | (3,635) | — | — | (4,372) |
| Same store NOI at share - cash basis for the three months ended June 30, 2022 | $265,895 | $227,499 | $21,541 | $16,855 | $— |
| Increase (decrease) in same store NOI at share - cash basis | $16,537 | $6,057 | $(4,949) | $15,429 | $— |
| % increase (decrease) in same store NOI at share - cash basis | 6.2% | 2.7% | (23.0)% | 91.5% | 0.0% |

### NOI At Share by Segment for the Six Months Ended June 30, 2023 and 2022

Below is a summary of NOI at share and NOI at share - cash basis by segment for the six months ended June 30, 2023 and 2022.

*(Amounts in thousands)*

|  | For the Six Months Ended June 30, 2023 Total | New York | Other |
| --- | ---: | ---: | ---: |
| Total revenues | $918,282 | $726,285 | $191,997 |
| Operating expenses | (451,496) | (364,731) | (86,765) |
| NOI - consolidated | 466,786 | 361,554 | 105,232 |
| Deduct: NOI attributable to noncontrolling interests in consolidated subsidiaries | (30,506) | (10,027) | (20,479) |
| Add: NOI from partially owned entities | 138,842 | 132,833 | 6,009 |
| NOI at share | 575,122 | 484,360 | 90,762 |
| Non-cash adjustments for straight-line rents, amortization of acquired below-market leases, net and other | (518) | (1,764) | 1,246 |
| NOI at share - cash basis | $574,604 | $482,596 | $92,008 |

*(Amounts in thousands)*

|  | For the Six Months Ended June 30, 2022 Total | New York | Other |
| --- | ---: | ---: | ---: |
| Total revenues | $895,624 | $722,710 | $172,914 |
| Operating expenses | (438,838) | (354,107) | (84,731) |
| NOI - consolidated | 456,786 | 368,603 | 88,183 |
| Deduct: NOI attributable to noncontrolling interests in consolidated subsidiaries | (36,334) | (24,017) | (12,317) |
| Add: NOI from partially owned entities | 152,752 | 147,173 | 5,579 |
| NOI at share | 573,204 | 491,759 | 81,445 |
| Non-cash adjustments for straight-line rents, amortization of acquired below-market leases, net and other | (7,405) | (10,164) | 2,759 |
| NOI at share - cash basis | $565,799 | $481,595 | $84,204 |

63

### NOI At Share by Segment for the Six Months Ended June 30, 2023 and 2022 - continued

The elements of our New York and Other NOI at share for the six months ended June 30, 2023 and 2022 are summarized below.

*(Amounts in thousands)*

| New York: | For the Six Months Ended June 30, 2023 | 2022 |
| --- | ---: | ---: |
| Office | $360,312 | $359,851 |
| Retail | 94,624 | 103,543 |
| Residential | 10,925 | 10,024 |
| Alexander's | 18,499 | 18,341 |
| Total New York | 484,360 | 491,759 |
| Other: |  |  |
| THE MART | 31,871 | 39,861 |
| 555 California Street(1) | 48,276 | 32,959 |
| Other investments | 10,615 | 8,625 |
| Total Other | 90,762 | 81,445 |
| NOI at share | $575,122 | $573,204 |

See note below.

The elements of our New York and Other NOI at share - cash basis for the six months ended June 30, 2023 and 2022 are summarized below.

*(Amounts in thousands)*

| New York: | For the Six Months Ended June 30, 2023 | 2022 |
| --- | ---: | ---: |
| Office | $363,334 | $358,153 |
| Retail | 88,990 | 94,582 |
| Residential | 10,180 | 8,998 |
| Alexander's | 20,092 | 19,862 |
| Total New York | 482,596 | 481,595 |
| Other: |  |  |
| THE MART | 31,267 | 41,977 |
| 555 California Street(1) | 50,002 | 33,215 |
| Other investments | 10,739 | 9,012 |
| Total Other | 92,008 | 84,204 |
| NOI at share - cash basis | $574,604 | $565,799 |

**(1)** 2023 includes our $14,103 share of the receipt of a tenant settlement, net of legal expenses.

### Reconciliation of Net Income to NOI At Share and NOI at share - cash basis for the Six Months Ended June 30, 2023 and 2022

Below is a reconciliation of net income to NOI at share and NOI at share - cash basis for the six months ended June 30, 2023 and 2022.

*(Amounts in thousands)*

|  | For the Six Months Ended June 30, 2023 | 2022 |
| --- | ---: | ---: |
| Net income | $73,931 | $122,278 |
| Depreciation and amortization expense | 213,727 | 236,105 |
| General and administrative expense | 81,005 | 73,118 |
| Transaction related costs and other | 688 | 3,965 |
| Income from partially owned entities | (53,938) | (59,434) |
| Loss (income) from real estate fund investments | 121 | (5,532) |
| Interest and other investment income, net | (22,858) | (4,054) |
| Interest and debt expense | 173,402 | 114,749 |
| Net gains on disposition of wholly owned and partially owned assets | (8,456) | (35,384) |
| Income tax expense | 9,164 | 10,975 |
| NOI from partially owned entities | 138,842 | 152,752 |
| NOI attributable to noncontrolling interests in consolidated subsidiaries | (30,506) | (36,334) |
| NOI at share | 575,122 | 573,204 |
| Non-cash adjustments for straight-line rents, amortization of acquired below-market leases, net and other | (518) | (7,405) |
| NOI at share - cash basis | $574,604 | $565,799 |

### NOI At Share by Region(1)

| Region: | For the Six Months Ended June 30, 2023 | 2022 |
| --- | ---: | ---: |
| New York City metropolitan area | 88% | 87% |
| Chicago, IL | 6% | 7% |
| San Francisco, CA | 6% | 6% |
|  | 100% | 100% |

**(1)** 2023 excludes our $14,103,000 share of the receipt of a tenant settlement, net of legal expenses.

### Results of Operations – Six Months Ended June 30, 2023 Compared to June 30, 2022

#### Revenues

Our revenues were $918,282,000 for the six months ended June 30, 2023, compared to $895,624,000 for the prior year’s six months, an increase of $22,658,000. Below are the details of the increase by segment:

*(Amounts in thousands)*

| (Decrease) increase due to: Rental revenues: | Total | New York | Other |  |
| --- | ---: | ---: | ---: | ---: |
| Acquisitions, dispositions and other | $(19,064) | $(19,064) | $— |  |
| Development and redevelopment | 69 | 69 | — |  |
| Trade shows | 844 | — | 844 |  |
| Same store operations | 31,301 | 14,328 | 16,973 | **(1)** |
|  | 13,150 | (4,667) | 17,817 |  |
| **Fee and other income:** |  |  |  |  |
| BMS cleaning fees | 3,784 | 4,515 | (731) |  |
| Management and leasing fees | 1,072 | 956 | 116 |  |
| Other income | 4,652 | 2,771 | 1,881 |  |
|  | 9,508 | 8,242 | 1,266 |  |
| Total increase in revenues | $22,658 | $3,575 | $19,083 |  |

**(1)** 2023 includes the receipt of a $21,350 tenant settlement, of which $6,405 is attributable to noncontrolling interests.

#### Expenses

Our expenses were $752,826,000 for the six months ended June 30, 2023, compared to $742,488,000 for the prior year’s six months, an increase of $10,338,000. Below are the details of the increase (decrease) by segment:

*(Amounts in thousands)*

| (Decrease) increase due to: Operating: | Total | New York | Other |  |
| --- | ---: | ---: | ---: | ---: |
| Acquisitions, dispositions and other | $(7,943) | $(7,943) | $— |  |
| Development and redevelopment | 4,341 | 4,341 | — |  |
| Non-reimbursable expenses | 2,581 | 2,581 | — |  |
| Trade shows | 819 | — | 819 |  |
| BMS expenses | 3,154 | 3,885 | (731) |  |
| Same store operations | 9,706 | 7,760 | 1,946 |  |
|  | 12,658 | 10,624 | 2,034 |  |
| **Depreciation and amortization:** |  |  |  |  |
| Acquisitions, dispositions and other | (22,039) | (22,039) | — |  |
| Development and redevelopment | 56 | 56 | — |  |
| Same store operations | (395) | 482 | (877) |  |
|  | (22,378) | (21,501) | (877) |  |
| **General and administrative** | 7,887 | 784 | 7,103 | **(1)** |
| **Expense from deferred compensation plan liability** | 15,448 | — | 15,448 |  |
| **Transaction related costs and other** | (3,277) | (987) | (2,290) |  |
| Total increase (decrease) in expenses | $10,338 | $(11,080) | $21,418 |  |

**(1)** Primarily due to non-cash expense related to the June 2023 grant. See Note 12 - *Stock-based Compensation* in Part I, Item 1 of this Quarterly Report on Form 10-Q for details.

### Results of Operations – Six Months Ended June 30, 2023 Compared to June 30, 2022 - continued

#### Income from Partially Owned Entities

Below are the components of income from partially owned entities.

*(Amounts in thousands)*

| Our share of net income (loss): Fifth Avenue and Times Square JV: | Percentage Ownership as of June 30, 2023 2023 | For the Six Months Ended June 30, 2022 |  |
| --- | ---: | ---: | ---: |
| Equity in net income(1) | 51.5% | $16,140 | $29,974 |
| Return on preferred equity, net of our share of the expense |  | 18,555 | 18,555 |
|  |  | 34,695 | 48,529 |
| Alexander's(2) | 32.4% | 26,157 | 11,677 |
| Partially owned office buildings(3) | Various | (9,217) | (3,688) |
| Other investments(4) | Various | 2,303 | 2,916 |
|  |  | $53,938 | $59,434 |

**(1)** 2023 includes (i) a $5,120 accrual of default interest which was forgiven by the lender as part of the restructuring of the 697-703 Fifth Avenue loan and will be amortized over the remaining term of the restructured loan, reducing future interest expense, and (ii) reductions in income at 697-703 Fifth Avenue and 666 Fifth Avenue upon lease renewals.

**(2)** On May 19, 2023, Alexander’s completed the sale of the Rego Park III land parcel for $71,060. As a result of the sale, we recognized our $16,396 share of the net gain and received a $711 sales commission from Alexander’s, of which $250 was paid to a third-party broker.

**(3)** Includes interests in 280 Park Avenue, 650 Madison Avenue, 7 West 34th Street, 512 West 22nd Street, 61 Ninth Avenue, 85 Tenth Avenue and others.

**(4)** Includes interests in Independence Plaza, Rosslyn Plaza and others.

#### (Loss) Income from Real Estate Fund Investments

Below is a summary of (loss) income from the Fund and the Crowne Plaza Times Square Hotel Joint Venture.

*(Amounts in thousands)*

|  | For the Six Months Ended June 30, 2023 | 2022 |
| --- | ---: | ---: |
| Previously recorded unrealized loss on exited investments | $247,575 | $59,396 |
| Realized loss on exited investments | (247,575) | (53,724) |
| Net investment (loss) income | (121) | 6,660 |
| Net unrealized loss on held investments | — | (6,800) |
| (Loss) income from real estate fund investments | (121) | 5,532 |
| Less loss (income) attributable to noncontrolling interests in consolidated subsidiaries | 382 | (3,599) |
| Income from real estate fund investments net of noncontrolling interests in consolidated subsidiaries | $261 | $1,933 |

#### Interest and Other Investment Income, Net

The following table sets forth the details of interest and other investment income, net.

*(Amounts in thousands)*

|  | For the Six Months Ended June 30, 2023 | 2022 |
| --- | ---: | ---: |
| Interest on cash and cash equivalents and restricted cash | $18,267 | $374 |
| Amortization of discount on investments in U.S. Treasury bills | 3,829 | 1,857 |
| Interest on loans receivable | 762 | 1,819 |
| Other, net | — | 4 |
|  | $22,858 | $4,054 |

67

### Results of Operations – Six Months Ended June 30, 2023 Compared to June 30, 2022 - continued

#### Interest and Debt Expense

Interest and debt expense was $173,402,000 for the six months ended June 30, 2023, compared to $114,749,000 for the prior year’s six months, an increase of $58,653,000. This was primarily due to (i) $71,278,000 of higher interest expense resulting from higher average interest rates on our debt, partially offset by (ii) $11,585,000 of higher capitalized interest and debt expense.

#### Net Gains on Disposition of Wholly Owned and Partially Owned Assets

Net gains on disposition of wholly owned and partially owned assets of $8,456,000 for the six months ended June 30, 2023, primarily consists of $7,520,000 resulting from the sale of a condominium unit at 220 CPS. Net gains on disposition of wholly owned and partially owned assets of $35,384,000 for the six months ended June 30, 2022 primarily consists of (i) $15,213,000 from the sale of the Center Building located at 33-00 Northern Boulevard in Long Island City, New York, (ii) $13,613,000 from the refund of New York City real property transfer tax paid in connection with the April 2019 Fifth Avenue and Times Square JV transaction and (iii) $7,030,000 from the sale of one condominium unit and ancillary amenities at 220 CPS.

#### Income Tax Expense

Income tax expense for the six months ended June 30, 2023 was $9,164,000 compared to $10,975,000 for the prior year’s six months, a decrease of $1,811,000. This was primarily due to lower income tax expense incurred by our taxable REIT subsidiaries.

#### Net Loss (Income) Attributable to Noncontrolling Interests in Consolidated Subsidiaries

Net loss attributable to noncontrolling interests in consolidated subsidiaries was $12,709,000 for the six months ended June 30, 2023, compared to net income of $8,548,000 for the prior year’s six months, a decrease in income of $21,257,000. This was primarily due to higher average interest rates on mortgage loans of our non-wholly owned consolidated subsidiaries in 2023.

#### Net Income Attributable to Noncontrolling Interests in the Operating Partnership (Vornado Realty Trust)

Net income attributable to noncontrolling interests in the Operating Partnership was $4,037,000 for the six months ended June 30, 2023, compared to $5,776,000 for the prior year’s six months, a decrease of $1,739,000. This resulted primarily from lower net income subject to allocation to Class A unitholders.

#### Preferred Share Dividends of Vornado Realty Trust

Preferred share dividends were $31,058,000 for the six months ended June 30, 2023 and 2022.

#### Preferred Unit Distributions of Vornado Realty L.P.

Preferred unit distributions were $31,115,000 for the six months ended June 30, 2023 and 2022.

### Results of Operations – Six Months Ended June 30, 2023 Compared to June 30, 2022 - continued

#### Same Store Net Operating Income At Share

Below are reconciliations of NOI at share to same store NOI at share for our New York segment, THE MART, 555 California Street and other investments for the six months ended June 30, 2023 compared to June 30, 2022.

*(Amounts in thousands)*

|  | Total | New York | THE MART | 555 California Street | Other |
| --- | ---: | ---: | ---: | ---: | ---: |
| NOI at share for the six months ended June 30, 2023 | $575,122 | $484,360 | $31,871 | $48,276 | $10,615 |
| Less NOI at share from: |  |  |  |  |  |
| Dispositions | 307 | 307 | — | — | — |
| Development properties | (15,140) | (15,140) | — | — | — |
| Other non-same store (income) expense, net | (8,145) | 2,470 | — | — | (10,615) |
| Same store NOI at share for the six months ended June 30, 2023 | $552,144 | $471,997 | $31,871 | $48,276 | $— |
| NOI at share for the six months ended June 30, 2022 | $573,204 | $491,759 | $39,861 | $32,959 | $8,625 |
| Less NOI at share from: |  |  |  |  |  |
| Dispositions | (6,356) | (6,356) | — | — | — |
| Development properties | (15,702) | (15,702) | — | — | — |
| Other non-same store income, net | (16,722) | (8,097) | — | — | (8,625) |
| Same store NOI at share for the six months ended June 30, 2022 | $534,424 | $461,604 | $39,861 | $32,959 | $— |
| Increase (decrease) in same store NOI at share | $17,720 | $10,393 | $(7,990) | $15,317 | $— |
| % increase (decrease) in same store NOI at share | 3.3% | 2.3% | (20.0)% | 46.5% | 0.0% |

Below are reconciliations of NOI at share - cash basis to same store NOI at share - cash basis for our New York segment, THE MART, 555 California Street and other investments for the six months ended June 30, 2023 compared to June 30, 2022.

*(Amounts in thousands)*

|  | Total | New York | THE MART | 555 California Street | Other |
| --- | ---: | ---: | ---: | ---: | ---: |
| NOI at share - cash basis for the six months ended June 30, 2023 | $574,604 | $482,596 | $31,267 | $50,002 | $10,739 |
| Less NOI at share - cash basis from: |  |  |  |  |  |
| Dispositions | 307 | 307 | — | — | — |
| Development properties | (13,457) | (13,457) | — | — | — |
| Other non-same store income, net | (13,131) | (2,392) | — | — | (10,739) |
| Same store NOI at share - cash basis for the six months ended June 30, 2023 | $548,323 | $467,054 | $31,267 | $50,002 | $— |
| NOI at share - cash basis for the six months ended June 30, 2022 | $565,799 | $481,595 | $41,977 | $33,215 | $9,012 |
| Less NOI at share - cash basis from: |  |  |  |  |  |
| Dispositions | (6,205) | (6,205) | — | — | — |
| Development properties | (14,375) | (14,375) | — | — | — |
| Other non-same store income, net | (17,339) | (8,327) | — | — | (9,012) |
| Same store NOI at share - cash basis for the six months ended June 30, 2022 | $527,880 | $452,688 | $41,977 | $33,215 | $— |
| Increase (decrease) in same store NOI at share - cash basis | $20,443 | $14,366 | $(10,710) | $16,787 | $— |
| % increase (decrease) in same store NOI at share - cash basis | 3.9% | 3.2% | (25.5)% | 50.5% | 0.0% |

69

### Liquidity and Capital Resources

Our cash requirements include property operating expenses, capital improvements, tenant improvements, debt service, leasing commissions, dividends to our shareholders, distributions to unitholders of the Operating Partnership, as well as acquisition and development and redevelopment costs. The sources of liquidity to fund these cash requirements include rental revenue, which is our primary source of cash flow and is dependent upon the occupancy and rental rates of our properties, proceeds from debt financings, including mortgage loans, senior unsecured borrowings, unsecured term loans and unsecured revolving credit facilities; proceeds from the issuance of common and preferred equity; and asset sales.

As of June 30, 2023, we have $3.2 billion of liquidity comprised of $1.3 billion of cash and cash equivalents and restricted cash and $1.9 billion available on our $2.5 billion revolving credit facilities. The ongoing challenges posed by the increase in interest rates and inflation could adversely impact our cash flow from continuing operations but we anticipate that cash flow from continuing operations over the next twelve months together with cash balances on hand will be adequate to fund our business operations, cash distributions to unitholders of the Operating Partnership, cash dividends to our shareholders, debt amortization and recurring capital expenditures. Capital requirements for development and redevelopment expenditures and acquisitions may require funding from borrowings, equity offerings and/or asset sales.

We may from time to time repurchase or retire our outstanding debt securities or repurchase or redeem our equity securities. Such purchases, if any, will depend on prevailing market conditions, liquidity requirements and other factors. The amounts involved in connection with these transactions could be material to our consolidated financial statements.

On April 26, 2023, our Board of Trustees authorized a share repurchase plan under which Vornado is authorized to repurchase up to $200,000,000 of its outstanding common shares. During the three and six months ended June 30, 2023, we repurchased 1,722,295 common shares for $23,216,000 at an average price per share of $13.48.

#### Summary of Cash Flows

Cash and cash equivalents and restricted cash was $1,312,133,000 as of June 30, 2023, a $290,976,000 increase from the balance as of December 31, 2022.

Our cash flow activities are summarized as follows:

*(Amounts in thousands)*

|  | For the Six Months Ended June 30, 2023 | 2022 | (Decrease) Increase in Cash Flow |
| --- | ---: | ---: | ---: |
| Net cash provided by operating activities | $374,741 | $430,625 | $(55,884) |
| Net cash provided by (used in) investing activities | 152,373 | (715,862) | 868,235 |
| Net cash used in financing activities | (236,138) | (528,796) | 292,658 |

#### Operating Activities

Net cash provided by operating activities primarily consists of cash inflows from rental revenues and operating distributions from our unconsolidated partially owned entities less cash outflows for property expenses, general and administrative expenses and interest expense. For the six months ended June 30, 2023, net cash provided by operating activities of $374,741,000 was comprised of $358,973,000 of cash from operations, including distributions of income from partially owned entities of $88,902,000, and a net increase of $15,768,000 in cash due to the timing of cash receipts and payments related to changes in operating assets and liabilities.

### Liquidity and Capital Resources - continued

#### Investing Activities

Net cash flow provided by (used in) investing activities is impacted by the timing and extent of our development, capital improvement, acquisition and disposition activities during the year.

The following table details the net cash provided by (used in) investing activities:

*(Amounts in thousands)*

|  | For the Six Months Ended June 30, 2023 | 2022 | Increase (Decrease) in Cash Flow |
| --- | ---: | ---: | ---: |
| Proceeds from maturities of U.S. Treasury bills | $468,598 | $299,668 | $168,930 |
| Development costs and construction in progress | (289,792) | (418,748) | 128,956 |
| Proceeds from repayment of participation in 150 West 34th Street mortgage loan | 105,000 | — | 105,000 |
| Additions to real estate | (100,126) | (70,046) | (30,080) |
| Investments in partially owned entities | (37,222) | (11,091) | (26,131) |
| Acquisitions of real estate and other | (33,145) | (1,000) | (32,145) |
| Distributions of capital from partially owned entities | 18,481 | 10,066 | 8,415 |
| Proceeds from sale of condominium units at 220 Central Park South | 14,216 | 16,124 | (1,908) |
| Proceeds from sales of real estate | 6,363 | 253,958 | (247,595) |
| Purchase of U.S. Treasury bills | — | (794,793) | 794,793 |
| Net cash provided by (used in) investing activities | $152,373 | $(715,862) | $868,235 |

#### Financing Activities

Net cash flow used in financing activities is impacted by the timing and extent of issuances of debt and equity securities, distributions paid to common shareholders and unitholders of the Operating Partnership as well as principal and other repayments associated with our outstanding debt.

The following table details the net cash used in financing activities:

*(Amounts in thousands)*

|  | For the Six Months Ended June 30, 2023 | 2022 | (Decrease) Increase in Cash Flow |
| --- | ---: | ---: | ---: |
| Repayments of borrowings | $(115,800) | $(1,240,573) | $1,124,773 |
| Dividends paid on common shares/Distributions to Vornado | (71,950) | (203,240) | 131,290 |
| Dividends paid on preferred shares/Distributions to preferred unitholders | (31,058) | (31,058) | — |
| Repurchase of common shares/Class A units owned by Vornado | (23,250) | — | (23,250) |
| Contributions from noncontrolling interests in consolidated subsidiaries | 18,328 | 4,253 | 14,075 |
| Distributions to redeemable security holders and noncontrolling interests in consolidated subsidiaries | (9,440) | (56,589) | 47,149 |
| Deferred financing costs | (3,078) | (31,718) | 28,640 |
| Proceeds received from exercise of Vornado stock options and other | 146 | 441 | (295) |
| Repurchase of shares/Class A units related to stock compensation agreements and related tax withholdings and other | (36) | (85) | 49 |
| Proceeds from borrowings | — | 1,029,773 | (1,029,773) |
| Net cash used in financing activities | $(236,138) | $(528,796) | $292,658 |

71

### Liquidity and Capital Resources - continued

#### Development and Redevelopment Expenditures

Development and redevelopment expenditures consist of all hard and soft costs associated with the development and redevelopment of a property. We plan to fund these development and redevelopment expenditures from operating cash flow, existing liquidity, and/or borrowings. See the detailed discussion below for our current development and redevelopment projects.

#### PENN District

#### PENN 1

We are redeveloping PENN 1, a 2,559,000 square foot office building located on 34th Street between Seventh and Eighth Avenue. In December 2020, we entered into an agreement with the Metropolitan Transportation Authority (the “MTA”) to oversee the redevelopment of the Long Island Rail Road Concourse at Penn Station (the "Concourse"). Skanska USA Civil Northeast, Inc. is performing the redevelopment under a fixed price contract for $397,000,000 which is being funded by the MTA. In connection with the redevelopment, we entered into an agreement with the MTA which will result in the widening of the Concourse to relieve overcrowding and our trading of 15,000 square feet of back of house space for 22,000 square feet of retail frontage space. Vornado's total development cost of our PENN 1 project is estimated to be $450,000,000, of which $401,262,000 of cash has been expended as of June 30, 2023.

#### PENN 2

We are redeveloping PENN 2, a 1,795,000 square foot (as expanded) office building located on the west side of Seventh Avenue between 31st and 33rd Street. The development cost of this project is estimated to be $750,000,000, of which $515,417,000 of cash has been expended as of June 30, 2023.

#### Hotel Pennsylvania Site

We have permanently closed the Hotel Pennsylvania and plan to develop an office tower on the site. Demolition of the existing building structure commenced in the fourth quarter of 2021.

We are also making districtwide improvements within the PENN District. The development cost of these improvements is estimated to be $100,000,000, of which $43,713,000 of cash has been expended as of June 30, 2023.

We are also evaluating other development and redevelopment opportunities at certain of our properties in Manhattan including, in particular, the PENN District and 350 Park Avenue.

There can be no assurance that the above projects will be completed, completed on schedule or within budget.

### Liquidity and Capital Resources - continued

#### Insurance

For our properties, we maintain general liability insurance with limits of $300,000,000 per occurrence and per property, of which $275,000,000, increased from $250,000,000 effective June 20, 2023, includes communicable disease coverage and we maintain all risk property and rental value insurance with limits of $2.0 billion per occurrence, with sub-limits for certain perils such as flood and earthquake, excluding communicable disease coverage. Our California properties have earthquake insurance with coverage of $350,000,000 per occurrence and in the aggregate, subject to a deductible in the amount of 5% of the value of the affected property. We maintain coverage for certified terrorism acts with limits of $6.0 billion per occurrence and in the aggregate (as listed below), $1.2 billion for non-certified acts of terrorism, and $5.0 billion per occurrence and in the aggregate for terrorism involving nuclear, biological, chemical and radiological (“NBCR”) terrorism events, as defined by the Terrorism Risk Insurance Act of 2002, as amended to date and which has been extended through December 2027.

Penn Plaza Insurance Company, LLC (“PPIC”), our wholly owned consolidated subsidiary, acts as a re-insurer with respect to a portion of all risk property and rental value insurance and a portion of our earthquake insurance coverage, and as a direct insurer for coverage for acts of terrorism including NBCR acts. Coverage for acts of terrorism (excluding NBCR acts) is fully reinsured by third-party insurance companies and the Federal government with no exposure to PPIC. For NBCR acts, PPIC is responsible for a deductible of $1,774,525 and 20% of the balance of a covered loss and the Federal government is responsible for the remaining portion of a covered loss. We are ultimately responsible for any loss incurred by PPIC.

Certain condominiums in which we own an interest (including the Farley Condominiums) maintain insurance policies with different per occurrence and aggregate limits than our policies described above.

We continue to monitor the state of the insurance market and the scope and costs of coverage for acts of terrorism and other events. However, we cannot anticipate what coverage will be available on commercially reasonable terms in the future. We are responsible for uninsured losses and for deductibles and losses in excess of our insurance coverage, which could be material.

Our debt instruments, consisting of mortgage loans secured by our properties, senior unsecured notes and revolving credit agreements contain customary covenants requiring us to maintain insurance. Although we believe that we have adequate insurance coverage for purposes of these agreements, we may not be able to obtain an equivalent amount of coverage at reasonable costs in the future. Further, if lenders insist on greater coverage than we are able to obtain it could adversely affect our ability to finance or refinance our properties and expand our portfolio.

#### Other Commitments and Contingencies

We are from time to time involved in legal actions arising in the ordinary course of business. In our opinion, after consultation with legal counsel, the outcome of such matters is not currently expected to have a material adverse effect on our financial position, results of operations or cash flows.

Each of our properties has been subjected to varying degrees of environmental assessment at various times. The environmental assessments did not reveal any material environmental contamination. However, there can be no assurance that the identification of new areas of contamination, changes in the extent or known scope of contamination, the discovery of additional sites, or changes in cleanup requirements would not result in significant costs to us.

In January 2022, we exercised the second of three 25-year renewal options on our PENN 1 ground lease. The first renewal option period commenced June 2023 and, together with the second option exercise, extends the lease term through June 2073. As a result of the exercise, we remeasured the related ground lease liability and recorded an estimated incremental right-of-use asset and lease liability of approximately $350,000,000, respectively, on our consolidated balance sheets. The ground lease is subject to fair market value resets at each 25-year renewal period. The rent reset effective June 2023 has yet to be determined and may be material.

In July 2018, we leased 78,000 square feet at 345 Montgomery Street in San Francisco, CA, to a subsidiary of Regus PLC, for an initial term of 15 years. The obligations under the lease were guaranteed by Regus PLC in an amount of up to $90,000,000. The tenant purported to terminate the lease prior to space delivery. We commenced a suit on October 23, 2019 seeking to enforce the lease and the guaranty. On May 11, 2021, the court issued a final statement of decision in our favor and on January 31, 2023, the Court of Appeal affirmed the lower court's decision. On October 9, 2020, the successor to Regus PLC filed for bankruptcy in Luxembourg. In April 2023, we entered into a settlement with affiliates of the successor to Regus PLC, pursuant to which we agreed to discontinue all legal proceedings against the Regus PLC successor and its affiliates in exchange for a payment to us of $21,350,000, which is included in “rental revenues” on our consolidated statements of income for the three and six months ended June 30, 2023, of which $6,405,000 is attributable to noncontrolling interest.

### Liquidity and Capital Resources - continued

#### Other Commitments and Contingencies - continued

We may, from time to time, enter into guarantees including, but not limited to, payment guarantees to lenders of unconsolidated joint ventures for tax purposes, completion guarantees for development and redevelopment projects, and guarantees to fund leasing costs. These agreements terminate either upon the satisfaction of specified obligations or repayment of the underlying loans. As of June 30, 2023, the aggregate dollar amount of these guarantees is approximately $1,044,000,000, primarily comprised of payment guarantees for the mortgage loans secured by 640 Fifth Avenue, 7 West 34th Street and 435 Seventh Avenue. Other than these loans, our mortgage loans are non-recourse to us. In addition, we have guaranteed the rent and payments in lieu of real estate taxes due to Empire State Development (“ESD”), an entity of New York State, for the Farley Building. The aggregate dollar amount of the guarantee is $508,000,000 but the guarantee will be terminated if we surrender possession of the property to ESD or if we no longer hold a direct or indirect interest in the property.

As of June 30, 2023, $30,233,000 of letters of credit were outstanding under one of our unsecured revolving credit facilities. Our unsecured revolving credit facilities contain financial covenants that require us to maintain minimum interest coverage and maximum debt to market capitalization ratios and provide for higher interest rates in the event of a decline in our ratings below Baa3/BBB- (our current ratings). Our unsecured revolving credit facilities also contain customary conditions precedent to borrowing, including representations and warranties, and also contain customary events of default that could give rise to accelerated repayment, including such items as failure to pay interest or principal.

Our 95% consolidated joint venture (5% is owned by Related Companies ("Related")) developed and owns the Farley Building. In connection with the development of the property, the joint venture admitted a historic tax credit investor partner (the "Tax Credit Investor"). Under the terms of the historic tax credit arrangement, the joint venture is required to comply with various laws, regulations, and contractual provisions. Non-compliance with applicable requirements could result in projected tax benefits not being realized and, therefore, may require a refund or reduction of the Tax Credit Investor’s capital contributions. As of June 30, 2023, the Tax Credit Investor has made $92,400,000 in capital contributions. Vornado and Related have guaranteed certain of the joint venture’s obligations to the Tax Credit Investor.

As investment manager of the Fund, we are entitled to an incentive allocation after the limited partners have received a preferred return on their invested capital. The incentive allocation is subject to catch-up and clawback provisions. Accordingly, based on the June 30, 2023 fair value of the Fund assets, at liquidation we would be required to make a $27,200,000 payment to the limited partners, net of amounts owed to us, representing a clawback of previously paid incentive allocations, which would have no income statement impact as it was previously accrued.

As of June 30, 2023, we have construction commitments aggregating approximately $261,000,000.

### Funds From Operations (“FFO”)

### Vornado Realty Trust

FFO is computed in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts (“NAREIT”). NAREIT defines FFO as GAAP net income or loss adjusted to exclude net gains from sales of certain real estate assets, real estate impairment losses, depreciation and amortization expense from real estate assets and other specified items, including the pro rata share of such adjustments of unconsolidated subsidiaries. FFO and FFO per diluted share are non-GAAP financial measures used by management, investors and analysts to facilitate meaningful comparisons of operating performance between periods and among our peers because it excludes the effect of real estate depreciation and amortization and net gains on sales, which are based on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions. The Company also uses FFO attributable to common shareholders plus assumed conversions, as adjusted for certain items that impact the comparability of period-to-period FFO, as one of several criteria to determine performance-based compensation for senior management. FFO does not represent cash generated from operating activities and is not necessarily indicative of cash available to fund cash requirements and should not be considered as an alternative to net income as a performance measure or cash flow as a liquidity measure. FFO may not be comparable to similarly titled measures employed by other companies. The calculations of both the numerator and denominator used in the computation of income per share are disclosed in Note 17 – *Income Per Share/Income Per Class A Unit* in Part I, Item 1 of this Quarterly Report on Form 10-Q. Details of certain adjustments to FFO are discussed in the financial results summary of our “Overview”.

Below is a reconciliation of net income attributable to common shareholders to FFO attributable to common shareholders plus assumed conversions for the three and six months ended June 30, 2023 and 2022.

*(Amounts in thousands, except per share amounts)*

| Reconciliation of net income attributable to common shareholders to FFO attributable to common shareholders plus assumed conversions: | For the Three Months Ended June 30, 2023 | 2022 | For the Six Months Ended June 30, 2023 | 2022 |
| --- | ---: | ---: | ---: | ---: |
| Net income attributable to common shareholders | $46,377 | $50,418 | $51,545 | $76,896 |
| Per diluted share | $0.24 | $0.26 | $0.27 | $0.40 |
| FFO adjustments: |  |  |  |  |
| Depreciation and amortization of real property | $94,922 | $106,620 | $189,714 | $212,582 |
| Net gain on sale of real estate | (260) | (27,803) | (260) | (28,354) |
| Proportionate share of adjustments to equity in net income of partially owned entities to arrive at FFO: |  |  |  |  |
| Depreciation and amortization of real property | 26,666 | 33,681 | 54,135 | 65,820 |
| Net gain on sale of real estate | (16,545) | (175) | (16,545) | (175) |
|  | 104,783 | 112,323 | 227,044 | 249,873 |
| Noncontrolling interests' share of above adjustments | (7,510) | (7,781) | (16,256) | (17,287) |
| FFO adjustments, net | $97,273 | $104,542 | $210,788 | $232,586 |
| FFO attributable to common shareholders | $143,650 | $154,960 | $262,333 | $309,482 |
| Impact of assumed conversion of dilutive convertible securities | 409 | 5 | 816 | 515 |
| FFO attributable to common shareholders plus assumed conversions | $144,059 | $154,965 | $263,149 | $309,997 |
| Per diluted share | $0.74 | $0.80 | $1.35 | $1.60 |
| **Reconciliation of weighted average shares outstanding:** |  |  |  |  |
| Weighted average common shares outstanding | 191,468 | 191,750 | 191,668 | 191,737 |
| Effect of dilutive securities: |  |  |  |  |
| Convertible securities | 3,378 | 1,412 | 2,852 | 1,271 |
| Share-based payment awards | 32 | 261 | 23 | 289 |
| Denominator for FFO per diluted share | 194,878 | 193,423 | 194,543 | 193,297 |

75

## Market risk

As filed, 3,796 characters.

#### Derivatives and Hedging

We utilize various financial instruments to mitigate the impact of interest rate fluctuations on our cash flows and earnings, including hedging strategies, depending on our analysis of the interest rate environment and the costs and risks of such strategies. The following table summarizes our consolidated hedging instruments, all of which hedge variable rate debt, as of June 30, 2023 and December 31, 2022.

*(Amounts in thousands)*

| Interest rate swaps: 555 California Street mortgage loan: | As of June 30, 2023 Notional Amount |  | All-In Swapped Rate | Swap/Cap Expiration Date | Fair Value Asset | Fair Value Liability | As of December 31, 2022 Fair Value Asset |
| --- | ---: | ---: | ---: | --- | ---: | ---: | ---: |
| In-place swap | $840,000 | **(1)** | 2.29% | 05/24 | $36,414 | $— | $49,888 |
| Forward swap (effective 05/24) | 840,000 | **(1)** | 6.03% | 05/26 | — | 1,280 | — |
| 770 Broadway mortgage loan | 700,000 |  | 4.98% | 07/27 | 33,320 | — | 29,226 |
| PENN 11 mortgage loan | 500,000 |  | 2.22% | 03/24 | 17,471 | — | 26,587 |
| Unsecured revolving credit facility | 575,000 |  | 3.87% | 08/27 | 27,738 | — | 24,457 |
| Unsecured term loan(2) | 800,000 |  | 4.04% | **(2)** | 24,001 | — | 21,024 |
| 100 West 33rd Street mortgage loan | 480,000 |  | 5.06% | 06/27 | 11,203 | — | 6,886 |
| 888 Seventh Avenue mortgage loan | 200,000 | **(3)** | 4.76% | 09/27 | 7,880 | — | 6,544 |
| 4 Union Square South mortgage loan | 99,100 | **(4)** | 3.74% | 01/25 | 3,916 | — | 4,050 |
| Interest rate caps: |  |  |  |  |  |  |  |
| 1290 Avenue of the Americas mortgage loan | 950,000 |  | **(5)** | 11/25 | 66,456 | — | 7,590 |
| One Park Avenue mortgage loan | 525,000 |  | **(6)** | 03/25 | 10,870 | — | 5,472 |
| Various mortgage loans |  |  |  |  | 3,110 | — | 2,080 |
|  |  |  |  |  | $242,379 | $1,280 | $183,804 |

**(1)** Represents our 70.0% share of the $1.2 billion mortgage loan. In March 2023, we entered into the forward swap arrangement detailed above.

**(2)** Represents the aggregate fair value of various interest rate swap arrangements to hedge interest payments on our unsecured term loan. In February 2023, we entered into a forward interest rate swap arrangement for $150,000 of the $800,000 unsecured term loan. The unsecured term loan, which matures in December 2027, is subject to various interest rate swap arrangements through August 2027, which are detailed below:

|  | Swapped Balance | All-In Swapped Rate | Unswapped Balance (bears interest at S+129) |
| --- | ---: | ---: | ---: |
| Through 10/23 | $800,000 | 4.04% | $— |
| 10/23 through 07/25 | 700,000 | 4.52% | 100,000 |
| 07/25 through 10/26 | 550,000 | 4.35% | 250,000 |
| 10/26 through 08/27 | 50,000 | 4.03% | 750,000 |

**(3)** The remaining $67,000 amortizing mortgage loan balance bears interest at a floating rate of SOFR plus 1.80% (6.96% as of June 30, 2023).

**(4)** The remaining $20,900 mortgage loan balance bears interest at a floating rate of SOFR plus 1.50% (6.66% as of June 30, 2023).

**(5)** Current SOFR cap strike rate of 3.89%. In June 2023, we entered into a forward cap arrangement which is effective upon the November 2023 expiration of the current in-place cap and expires in November 2025. The forward cap has a SOFR strike rate of 1.00%. In connection with the arrangement, we made a $63,100 up-front payment, of which $18,930 is attributable to noncontrolling interests. See Note 9 - *Debt* in Part I, Item 1 of this Quarterly Report on Form 10-Q for further information.

**(6)** Current SOFR cap strike rate of 3.89%. In March 2023, we entered into a forward cap arrangement which is effective upon the March 2024 expiration of the current in-place cap and expires in March 2025. The forward cap has a SOFR strike rate of 3.89%.

## Controls and procedures

As filed, 2,049 characters.

### Evaluation of Disclosure Controls and Procedures (Vornado Realty Trust)

Disclosure Controls and Procedures: Our management, with the participation of Vornado’s Chief Executive Officer and Chief Financial Officer, has evaluated the effectiveness of our disclosure controls and procedures (as such term is defined in Rule 13a‑15(e) under the Securities Exchange Act of 1934, as amended) as of the end of the period covered by this report. Based on such evaluation, Vornado’s Chief Executive Officer and Chief Financial Officer have concluded that, as of June 30, 2023, such disclosure controls and procedures were effective.

Internal Control Over Financial Reporting: There have not been any changes in our internal control over financial reporting (as defined in Rule 13a-15(f) under the Securities Exchange Act of 1934, as amended) during the fiscal quarter to which this report relates that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

### Evaluation of Disclosure Controls and Procedures (Vornado Realty L.P.)

Disclosure Controls and Procedures: Vornado Realty L.P.’s management, with the participation of Vornado’s Chief Executive Officer and Chief Financial Officer, has evaluated the effectiveness of our disclosure controls and procedures (as such term is defined in Rule 13a‑15(e) under the Securities Exchange Act of 1934, as amended) as of the end of the period covered by this report. Based on such evaluation, Vornado’s Chief Executive Officer and Chief Financial Officer have concluded that, as of June 30, 2023, such disclosure controls and procedures were effective.

Internal Control Over Financial Reporting: There have not been any changes in our internal control over financial reporting (as defined in Rule 13a-15(f) under the Securities Exchange Act of 1934, as amended) during the fiscal quarter to which this report relates that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

## Risk factors

As filed, 132 characters.

There were no material changes to the Risk Factors disclosed in our Annual Report on Form 10-K for the year ended December 31, 2022.

Filed Jul 31, 2023.
Source: SEC EDGAR, the filing index for accession 0000899689-23-000048. Last ingested by Listed: Nov 6, 2026, 17:28 ET. No prices; not investment advice.