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Investment in Unconsolidated Joint Ventures (Tables)

9 Months Ended

Sep. 30, 2012

Investment in Unconsolidated Joint Ventures

Schedule of general information on joint ventures

Property	Partner	Ownership Interest		Economic Interest		Square Feet	Acquired	Acquisition Price($)(1)

100 Park Avenue	Prudential	49.90	%	49.90	%	834	02/00	95,800
21 West 34th Street	Sutton	50.00	%	50.00	%	30	07/05	22,400
1604-1610 Broadway	Onyx/Sutton	45.00	%	63.00	%	30	11/05	4,400
27-29 West 34th Street	Sutton	50.00	%	50.00	%	41	01/06	30,000
717 Fifth Avenue(9)	Sutton/Nakash	10.92	%	10.92	%	120	09/06	251,900
800 Third Avenue	Private Investors	42.95	%	42.95	%	526	12/06	285,000
1745 Broadway	Witkoff/SITQ/Lehman Bros.	32.26	%	32.26	%	674	04/07	520,000
1 and 2 Jericho Plaza	Onyx/Credit Suisse	20.26	%	20.26	%	640	04/07	210,000
16 Court Street	CIF	35.00	%	35.00	%	318	07/07	107,500
The Meadows(2)	Onyx	50.00	%	50.00	%	582	09/07	111,500
388 and 390 Greenwich Street(3)	SITQ	50.60	%	50.60	%	2,600	12/07	1,575,000
180/182 Broadway(4)	Harel/Sutton	25.50	%	25.50	%	71	02/08	43,600
600 Lexington Avenue	CPPIB	55.00	%	55.00	%	304	05/10	193,000
11 West 34th Street(5)	Private Investor/Sutton	30.00	%	30.00	%	17	12/10	10,800
7 Renaissance	Cappelli	50.00	%	50.00	%	37	12/10	4,000
3 Columbus Circle(6)	Moinian	48.90	%	48.90	%	769	01/11	500,000
280 Park Avenue(7)	Vornado	50.00	%	50.00	%	1,237	03/11	400,000
1552-1560 Broadway(8)	Sutton	50.00	%	50.00	%	49	08/11	136,550
747 Madison Avenue	Harel/Sutton	33.33	%	33.33	%	10	09/11	66,250
724 Fifth Avenue	Sutton	50.00	%	50.00	%	65	01/12	223,000
10 East 53rd Street	CPPIB	55.00	%	55.00	%	390	02/12	252,500
33 Beekman(10)	Harel/Naftali	45.90	%	45.90	%	145	08/12	31,000
West Coast office portfolio(11)	Blackstone/ SquareMile/ Gramercy	27.63	%	27.63	%	4,474	09/12	880,103

(1) Acquisition price represents the actual or implied purchase price for the joint venture.

(2) We, along with Onyx, acquired the remaining 50% interest on a pro-rata basis in September 2009. We recorded a $2.8 million depreciable real estate reserve in 2010 against this joint venture investment. In August 2012, Onyx made a capital contribution to the joint venture, which was distributed to us in full redemption of our preferred equity interest.

(3) The property is subject to a 13-year triple-net lease arrangement with a single tenant. The lease commenced in 2007.

(4) In December 2010, our 180-182 Broadway joint venture with Jeff Sutton announced an agreement with Pace University to convey a long-term ground lease condominium interest to Pace University for 20 floors of student housing. The joint venture also admitted Harel, which contributed $28.1 million to the joint venture, for a 49% partnership interest. In August 2011, the joint venture sold the property located at 63 Nassau Street for $2.8 million.

(5) In December 2010, our $12.0 million first mortgage collateralized by 11 West 34th Street was repaid at par, resulting in our recognition of additional income of approximately $1.1 million. Simultaneous with the repayment, the joint venture was recapitalized with the Company having a 30% interest. The property is subject to a long-term net lease arrangement.

(6) We issued 306,296 operating partnership units in connection with this investment. We had an obligation to fund an additional $47.5 million to the joint venture, of which $43.1 million has been funded as of September 30, 2012. This liability is recorded in accrued interest payable and other liabilities. In addition, we made a $125.0 million bridge loan to this joint venture which bore interest at a rate of 7.5%. This loan was repaid when the joint venture refinanced its debt in April 2011. In September 2012, the joint venture sold to Young & Rubicam, Inc. a portion of the property, generally floors 3 through 8, through a condominium form of ownership, or Y&R units, for $143.6 million. As the joint venture has an option to repurchase the Y&R unit, no gain was recognized as a result of this transaction.

(7) In March 2011, we contributed our debt investment with a carrying value of $286.6 million to a newly formed joint venture in which we hold a 50% interest. We realized $38.7 million of additional income upon the contribution. This income is included in preferred equity and investment income. The joint venture paid us approximately $111.3 million and also assumed $30 million of related floating rate financing which matures in June 2016. In May 2011, this joint venture took control of the underlying property as part of a recapitalization transaction which valued the investment at approximately $1.1 billion. We hold an effective 49.5% ownership interest in the joint venture.

(8) In connection with this acquisition, the joint venture also acquired a long-term leasehold interest in the retail space and certain other spaces at 1560 Broadway, which is adjacent to 1552 Broadway. The purchase price relates only to the purchase of the 1552 Broadway interest which comprises 13,045 square feet. In May 2012, we, along with Sutton, acquired the property at 155 West 46th Street for $8.4 million. This property is adjacent to 1552 and 1560 Broadway.

(9) In June 2012, this retail condominium was recapitalized. The recapitalization triggered a promote which resulted in a reduction of our economic interest. In addition, we sold 50% of our remaining interest at a property valuation of $617.6 million. We recognized $67.9 million of additional cash income, equivalent to profit, due to the distribution of refinancing proceeds and a gain on sale of $3.0 million.

(10) The joint venture acquired the fee interest in the property and will develop an approximately 30 story building for student housing. Upon completion of the development, the joint venture will convey a long-term ground lease condominium interest in the building to Pace University.

(11) In September 2012, the Company, together with an affiliate of Blackstone, Gramercy and Square Mile, formed a joint venture to recapitalize a 31-property, 4.5-million-square-foot West Coast office portfolio. Following the recapitalization, Blackstone became the majority owner of the joint venture, with Equity Office Properties, a Blackstone affiliate, being responsible for the portfolio’s management and leasing. Prior to the recapitalization, the Company held $26.7 million in mezzanine and preferred equity positions in the entity that owned the portfolio. The new joint venture extended the $678.8 million mortgage secured by the portfolio for a term of 2 years with a 1-year extension option. In addition, the joint venture entered into a new $68.0 million mezzanine loan for a term of 2 years. See Note 5, “Debt and Preferred Equity Investments.”

Schedule of first mortgage notes payable collateralized by the respective joint venture properties and assignment of leases

Property	Maturity Date	Interest Rate(1)		September 30, 2012		December 31, 2011
717 Fifth Avenue(9)	06/2024	9.00	%	$	292,242	$	—
717 Fifth Avenue(9)	07/2022	4.45	%	300,000		—
388 and 390 Greenwich Street(2)	12/2017	5.19	%	1,106,756		1,106,757
800 Third Avenue	08/2017	6.00	%	20,910		20,910
1 and 2 Jericho Plaza	05/2017	5.65	%	163,750		163,750
1745 Broadway	01/2017	5.68	%	340,000		340,000
21 West 34th Street	12/2016	5.76	%	100,000		100,000
280 Park Avenue	06/2016	6.57	%	710,000		710,000
11 West 34th Street	01/2016	4.82	%	17,561		17,761
7 Renaissance	02/2015	10.00	%	856		—
100 Park Avenue	09/2014	6.64	%	212,888		214,625
1604-1610 Broadway(3)	07/2012	5.66	%	27,000		27,000
One Court Square	—	—		—		315,000
141 Fifth Avenue	—	—		—		25,000
Total fixed rate debt				$	3,291,963	$	3,040,803
388 and 390 Greenwich Street(2)	12/2017	1.26	%	$	31,622	$	31,622
600 Lexington Avenue	10/2017	2.46	%	125,000		125,000
33 Beekman(11)	08/2017	2.98	%	18,362		—
10 East 53rd Street	02/2017	2.74	%	125,000		—
724 Fifth Avenue	01/2017	2.59	%	120,000		—
Other loan payable	06/2016	1.14	%	30,000		30,000
3 Columbus Circle(4)	04/2016	2.56	%	249,203		254,896
The Meadows(8)	09/2015	7.75	%	57,000		84,698
747 Madison Avenue	10/2014	3.07	%	33,125		33,125
West Coast office portfolio	09/2014	3.99	%	746,797		—
180/182 Broadway(5)	12/2013	2.99	%	61,684		30,722
16 Court Street	10/2013	2.74	%	84,944		85,728
1552 Broadway(6)	08/2013	3.24	%	105,960		95,405
27-29 West 34th Street(7)	05/2013	2.24	%	53,513		53,900
717 Fifth Avenue(9)	—	—		—		245,000
379 West Broadway(10)	—	—		—		20,991
Total floating rate debt				$	1,842,210	$	1,091,087

Total mortgages and other loan payable				$	5,134,173	$	4,131,890

(1) Interest rate represents the effective weighted average interest rate for the quarter ended September 30, 2012.

(2) Comprised of a $576.0 million mortgage and a $562.4 million mezzanine loan, both of which are fixed rate loans, except for $16.0 million of the mortgage and $15.6 million of the mezzanine loan which are floating. Up to $200.0 million of the mezzanine loan, secured indirectly by these properties, is recourse to us. We believe it is unlikely that we will be required to perform under this guarantee.

(3) This loan went into default in November 2009 due to the non-payment of debt service. The joint venture is in discussions with the special servicer to resolve this default.

(4) We provided 50% of a bridge loan to this joint venture. In April 2011, our joint venture with The Moinian Group which owns the property located at 3 Columbus Circle, New York, refinanced the bridge loan and replaced it with a $260.0 million 5-year mortgage with the Bank of China, which carries a floating rate of interest of 210 basis points over the 30-day LIBOR, at which point SL Green and Deutsche Bank’s bridge loan was repaid. The joint venture has the ability to increase the mortgage by $40.0 million based on meeting certain performance hurdles. In connection with this obligation, we executed a master lease agreement. Our partner has executed a contribution agreement to reflect its pro rata obligation under the master lease. In February 2012, the terms of the mortgage were modified to remove the Y&R condominium from the mortgage lien and from the existing master lease. See Note 6 of prior table.

(5) This loan has a committed amount of $90.0 million.

(6) This loan has a committed amount of $125.0 million.

(7) In April 2012, this loan was extended by 1-year.

(8) This loan had a committed amount of $91.2 million. As a result of the refinancing and restructuring in August 2012, we replaced the existing loan with a $60.0 million, 3-year mortgage, of which $3.0 million was unfunded as of September 30, 2012, and recognized additional income of $10.8 million due to the repayment of the previous mortgage at a discount.

(9) This loan was repaid in June 2012 and was replaced with a $300.0 million mortgage and a $290.0 million mezzanine loan. See Note 9 of the prior table.

(10) This property was sold in April 2012 and the mortgage was repaid at a discount.

(11) This loan has a committed amount of $75.0 million, which is recourse to us. We believe it is unlikely that we will be required to perform under this guarantee.

Schedule of combined balance sheets for the unconsolidated joint ventures

	September 30, 2012		December 31, 2011
Assets
Commercial real estate property, net	$	6,570,275	$	5,699,113
Other assets	823,631		599,596
Total assets	$	7,393,906	$	6,298,709

Liabilities and members’ equity
Mortgages and other loan payable	$	5,134,174	$	4,131,890
Other liabilities	389,788		250,925
Members’ equity	1,869,944		1,915,894
Total liabilities and members’ equity	$	7,393,906	$	6,298,709
Company’s net investment in unconsolidated joint ventures	$	1,020,790	$	893,933

Schedule of combined statements of income for the unconsolidated joint ventures

	Three Months Ended					Nine Months Ended
	September 30,					September 30,
	2012		2011			2012		2011
Total revenues	$	120,121	$	124,702		$	364,587	$	362,054
Operating expenses	18,641		18,613			53,274		55,294
Real estate taxes	12,008		12,920			37,865		38,660
Interest expense, net of interest income	55,058		55,432			160,528		148,871
Depreciation and amortization	37,580		38,533			114,758		111,907
Transaction related costs	934		1,752			1,292		2,569
Total expenses	124,221		127,250			367,717		357,301
Gain on early extinguishment of debt	21,421		—			21,421		—
Net income (loss)	$	17,321	$	(2,548	)	$	18,291	$	4,753
Company’s equity in net income(loss) of unconsolidated joint ventures	$	11,658	$	(2,728	)	$	80,988	$	7,663

- Definition

Tabular disclosure of equity method investments in common stock. The disclosure may include: (a) the name of each investee or group of investments for which combined disclosure is appropriate, (2) the percentage ownership of common stock, (3) the difference, if any, between the carrying amount of an investment and the value of the underlying equity in the net assets and the accounting treatment of difference, if any, and (4) the aggregate value of each identified investment based on its quoted market price, if available.

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