Core Insights - SL Green Realty Corp. will participate in a roundtable discussion at the BofA Securities 2025 Global Real Estate Conference on September 10, 2025 [1] - The discussion will feature key executives including the CFO, CIO, and Executive Vice President [1] - The event will be webcasted, and presentation materials will be available on the company's website [2] Company Overview - SL Green Realty Corp. is Manhattan's largest office landlord and operates as a fully integrated real estate investment trust (REIT) [3] - As of June 30, 2025, the company held interests in 53 buildings totaling 30.7 million square feet, including 27.2 million square feet of Manhattan properties [3] - The company also has 2.7 million square feet securing debt and preferred equity investments [3]

PART I. FINANCIAL INFORMATION [Financial Statements](index=5&type=section&id=Item%201.%20FINANCIAL%20STATEMENTS) This section presents the unaudited consolidated financial statements for SL Green Realty Corp. and SL Green Operating Partnership, L.P., including Balance Sheets, Statements of Operations, and Cash Flows for periods ended June 30, 2025 and 2024 [SL Green Realty Corp. Financial Statements](index=5&type=section&id=FINANCIAL%20STATEMENTS%20OF%20SL%20GREEN%20REALTY%20CORP.%20(UNAUDITED)) SL Green Realty Corp. reported total assets of **$11.25 billion** as of June 30, 2025, with a net loss of **$32.17 million** for the six months ended June 30, 2025 Consolidated Balance Sheet Highlights (SL Green Realty Corp.) | Account | June 30, 2025 (in millions) | December 31, 2024 (in millions) | | :--- | :--- | :--- | | Total commercial real estate properties, net | $4,511.09 | $4,481.66 | | Total assets | $11,252.33 | $10,470.10 | | Total liabilities | $6,889.93 | $5,915.14 | | Total SL Green stockholders' equity | $3,791.50 | $3,951.30 | | Total liabilities and equity | $11,252.33 | $10,470.10 | Consolidated Statement of Operations Highlights (SL Green Realty Corp.) | Metric | Three Months Ended June 30, 2025 (in millions) | Three Months Ended June 30, 2024 (in millions) | Six Months Ended June 30, 2025 (in millions) | Six Months Ended June 30, 2024 (in millions) | | :--- | :--- | :--- | :--- | :--- | | Total revenues | $241.92 | $222.82 | $481.76 | $410.70 | | Total expenses | $225.06 | $219.64 | $468.98 | $424.44 | | Net (loss) income | $(6.82) | $1.96 | $(28.36) | $20.35 | | Net (loss) income attributable to SL Green common stockholders | $(11.09) | $(2.16) | $(32.17) | $10.98 | | Diluted (loss) earnings per share | $(0.16) | $(0.04) | $(0.47) | $0.16 | Consolidated Statement of Cash Flows Highlights (SL Green Realty Corp.) | Cash Flow Activity | Six Months Ended June 30, 2025 (in millions) | Six Months Ended June 30, 2024 (in millions) | | :--- | :--- | :--- | | Net cash provided by operating activities | $61.20 | $54.70 | | Net cash (used in) provided by investing activities | $(44.49) | $121.80 | | Net cash used in financing activities | $(5.53) | $(196.21) | | Net decrease in cash, cash equivalents, and restricted cash | $11.18 | $(19.71) | [SL Green Operating Partnership, L.P. Financial Statements](index=15&type=section&id=FINANCIAL%20STATEMENTS%20OF%20SL%20GREEN%20OPERATING%20PARTNERSHIP%2C%20L.P.%20(UNAUDITED)) SL Green Operating Partnership, L.P. financial statements are largely consistent with SL Green Realty Corp., reporting **$11.25 billion** in total assets and a **$34.41 million** net loss for the six months ended June 30, 2025 - The assets and liabilities of the Operating Partnership are substantially the same as those of SL Green Realty Corp. The primary differences are in the equity section, with the Operating Partnership reporting Partners' Capital instead of Stockholders' Equity[14](index=14&type=chunk)[15](index=15&type=chunk) Consolidated Statement of Operations Highlights (SLGOP) | Metric | Three Months Ended June 30, 2025 (in millions) | Three Months Ended June 30, 2024 (in millions) | Six Months Ended June 30, 2025 (in millions) | Six Months Ended June 30, 2024 (in millions) | | :--- | :--- | :--- | :--- | :--- | | Total revenues | $241.92 | $222.82 | $481.76 | $410.70 | | Net (loss) income | $(6.82) | $1.96 | $(28.36) | $20.35 | | Net (loss) income attributable to SLGOP common unitholders | $(11.87) | $(2.31) | $(34.41) | $11.73 | | Diluted (loss) earnings per unit | $(0.18) | $(0.04) | $(0.50) | $0.16 | [Notes to Consolidated Financial Statements](index=23&type=section&id=Notes%20to%20Consolidated%20Financial%20Statements) Notes detail the company's organization, accounting policies, property portfolio of **25.4 million square feet**, debt structure, and segment performance across Real Estate, Debt and Preferred Equity Investments, and SUMMIT Property Portfolio Summary (as of June 30, 2025) | Property Type | Number of Buildings | Approximate Square Feet | Weighted Average Leased Occupancy | | :--- | :--- | :--- | :--- | | **Manhattan Commercial** | 30 | 24,224,826 | 90.4% | | **Suburban Office** | 7 | 862,800 | 71.4% | | **Manhattan Residential** | 2 | 362,266 | 99.8% | | **Total Core Portfolio** | **39** | **25,449,892** | **89.9%** | - In January 2025, the company acquired the fee interest in 500 Park Avenue, a 201,411 square foot property, for a gross asset valuation of **$127.0 million**[139](index=139&type=chunk) - During the first quarter of 2025, the company sold 6 condominium units at the Giorgio Armani Residences at 760 Madison Avenue for a total of **$99.3 million**, recognizing a gain of **$0.2 million**[144](index=144&type=chunk) - The company operates through three reportable segments: Real Estate, Debt and Preferred Equity Investments (DPE), and SUMMIT, with performance evaluated by Net Operating Income (NOI) for Real Estate and Net Income for SUMMIT and DPE segments[293](index=293&type=chunk)[295](index=295&type=chunk) [Management's Discussion and Analysis of Financial Condition and Results of Operations](index=65&type=section&id=Item%202.%20Management%27s%20Discussion%20and%20Analysis%20of%20Financial%20Condition%20and%20Results%20of%20Operations) Management discusses financial performance, highlighting a **$1.1 billion** liquidity position and a decrease in Funds from Operations (FFO) to **$231.1 million** for the six months ended June 30, 2025 Comparison of Results (Six Months Ended June 30) | Metric (in millions) | 2025 | 2024 | $ Change | % Change | | :--- | :--- | :--- | :--- | :--- | | Total revenues | $481.8 | $410.7 | $71.1 | 17.3% | | Net (loss) income | $(28.4) | $20.3 | $(48.7) | (239.9)% | - The increase in rental revenue for H1 2025 was primarily due to the consolidation of **100 Park Avenue** (**$20.1 million**) and **10 East 53rd Street** (**$7.6 million**), and the acquisition of **500 Park Avenue** (**$8.1 million**)[336](index=336&type=chunk) - Equity in net income from unconsolidated joint ventures decreased significantly due to non-recurring large gains on discounted debt extinguishments in the prior year at **2 Herald Square** (**$126.6 million**) and **280 Park Avenue** (**$22.9 million**)[351](index=351&type=chunk) - As of June 30, 2025, the company had total liquidity of **$1.1 billion**, comprising **$882.5 million** available under its revolving credit facility and **$200.1 million** of consolidated cash and marketable securities[361](index=361&type=chunk) Funds from Operations (FFO) Reconciliation | Metric (in millions) | Six Months Ended June 30, 2025 | Six Months Ended June 30, 2024 | | :--- | :--- | :--- | | Net (loss) income attributable to SL Green common stockholders | $(32.17) | $10.98 | | Adjustments (Depreciation, JVs, etc.) | $263.23 | $348.40 | | **FFO attributable to SL Green common stockholders and unit holders** | **$231.06** | **$359.39** | [Quantitative and Qualitative Disclosures about Market Risk](index=82&type=section&id=Item%203.%20Quantitative%20and%20Qualitative%20Disclosures%20about%20Market%20Risk) The company's primary market risk is interest rate exposure on variable rate debt, with a **100 basis point increase** potentially raising annual interest costs by **$2.4 million** - The company's net exposure to variable rate debt was **7.1%** of total consolidated debt as of June 30, 2025, inclusive of the mitigating effect of variable rate investments[377](index=377&type=chunk)[379](index=379&type=chunk) - A hypothetical **100 basis point increase** in the applicable floating interest rate would increase the company's share of consolidated annual interest cost by **$2.4 million** and its share of joint venture annual interest cost by **$1.9 million**[387](index=387&type=chunk) [Controls and Procedures](index=83&type=section&id=Item%204.%20Controls%20and%20Procedures%20(SL%20Green%20Realty%20Corp.%20and%20SL%20Green%20Operating%20Partnership%2C%20L.P.)) Management concluded that disclosure controls and procedures were effective as of June 30, 2025, with no material changes to internal control over financial reporting during the quarter - The CEO and CFO concluded that the disclosure controls and procedures for both SL Green Realty Corp. and SL Green Operating Partnership, L.P. were effective as of June 30, 2025[406](index=406&type=chunk)[409](index=409&type=chunk) - No material changes occurred in internal control over financial reporting during the quarter ended June 30, 2025[407](index=407&type=chunk)[410](index=410&type=chunk) PART II. OTHER INFORMATION [Legal Proceedings](index=84&type=section&id=Item%201.%20Legal%20Proceedings) As of June 30, 2025, neither the Company nor the Operating Partnership was involved in any material litigation or threatened litigation - The company reports no material litigation as of June 30, 2025[411](index=411&type=chunk) [Risk Factors](index=84&type=section&id=Item%201A.%20Risk%20Factors) No material changes to the previously disclosed risk factors were reported for the period ended June 30, 2025 - No material changes to risk factors were reported for the period ended June 30, 2025[412](index=412&type=chunk) [Unregistered Sales of Equity Securities and Use of Proceeds](index=85&type=section&id=Item%202.%20Unregistered%20Sales%20of%20Equity%20Securities%20and%20Use%20of%20Proceeds) No shares were repurchased under the company's **$3.5 billion** share repurchase program during the three months ended June 30, 2025 - No shares were repurchased under the company's **$3.5 billion** share repurchase program during the second quarter of 2025[414](index=414&type=chunk) [Defaults Upon Senior Securities](index=86&type=section&id=Item%203.%20Defaults%20Upon%20Senior%20Securities) The company reported no defaults upon senior securities during the period - None[415](index=415&type=chunk) [Other Information](index=88&type=section&id=Item%205.%20Other%20Information) The company reported no other information for the period - None[417](index=417&type=chunk) [Exhibits](index=89&type=section&id=Item%206.%20Exhibits) This section lists exhibits filed with the Form 10-Q, including CEO and CFO certifications and Inline XBRL financial statements

Core Insights - The concept of "return to the office" is misleading as many returning workers are not the same individuals who left during COVID, indicating a significant shift in the workforce [2] - Major cities are experiencing a resurgence in office attendance, with June being the fourth-best month for in-office visits since COVID, although visits are still down about 27% compared to June 2019 [4] Company Analysis - Many companies that are mandating a return to the office lack sufficient space due to lease cancellations in 2021, such as Pinterest and Meta Platforms [3] - Easterly Government Properties REIT (DEA) is identified as a poor investment choice due to its high long-term debt of $1.6 billion, which exceeds its market cap by approximately $600 million, and a recent 32% dividend cut [6][8] - SL Green Realty (SLG) is a more appealing option, with a 5.1% dividend yield and a well-covered payout at 53% of the forecasted funds from operations for 2025, although its focus on New York and occupancy rate of around 91% raise some concerns [9][11] - Equity Residential (EQR) is highlighted as a top investment choice, yielding 4.1% and managing nearly 85,000 units in major markets, with a strong occupancy rate of 96.2% and rising rental rates expected to increase by 2% to 3% this year [12][15] - EQR has effectively reduced its long-term debt to $7.85 billion, which is only 31% of its market cap, and is strategically upgrading its portfolio by selling older properties and acquiring newer ones [16][17]

All right. What the heck just happened to the stock of SL Green Realy, the largest commercial real estate landlord in Manhattan with interest in 53 New York City office buildings totaling over 30 million square ft. Now, this stock has been frustrating, basically flat over the past 12 months, and it only got worse last week when SLB reported a seemingly strong quarter.And yet it share price got clobbered. Anyway, before we get to this quarter though, let's set the scene. Last year, the office reached they we ...

Stock Performance & Market Influences - SL Green's stock performance has been frustratingly flat over the past 12 months [1] - The stock plunged from a peak of $82 to just over $45 in April, then rebounded to over $60 [2] - As of the report date, the stock is down 27% from its November highs and nearly 6% from the previous week [2] - Office real estate is currently heavily influenced by interest rates [3] - SL Green's stock soared after the Fed started cutting rates but fell apart when the Fed paused [3][4] Financial Implications of External Factors - High interest rates increase financing costs for real estate companies [4] - High interest rates make SL Green's 5.1% yield less attractive [4] Political & Economic Concerns - The election of a socialist mayor in New York City could negatively impact commercial real estate [5] - SL Green's stock fell 5.7% the day after the Democratic primary win by a socialist candidate [6]

Core Insights - SL Green Realty reported a GAAP net loss per share of $0.16 for Q2 2025, which was better than analysts' expectations of a loss of $0.17, while revenue exceeded consensus estimates [1][5] - Funds from operations (FFO) per share decreased by 20.5% year-over-year to $1.63, reflecting operational challenges despite increased revenue [2][5] - The company raised its full-year FFO guidance to a range of $5.65 to $5.95, driven by anticipated income from debt and preferred equity investments [16] Financial Performance - Revenue for Q2 2025 was $241.9 million, an increase of 8.6% from $222.8 million in Q2 2024, and above the estimate of $160.41 million [2][5] - Same-store cash net operating income (NOI) decreased by 1.0% year-over-year to $153.3 million [2][6] - Manhattan same-store office occupancy was reported at 91.4%, showing slight decline but remaining stable [2][6] Leasing Activity - The company signed 46 new office leases totaling over 541,000 square feet during the quarter, with an average lease length of 7.8 years and an average annual rental rate of $90.03 per square foot [6][12] - Mark-to-market rents increased by 2.4% for the quarter, although there was a slight decline of 0.4% over the first half of the year [6][12] - Management aims to achieve 93.2% occupancy in Manhattan properties by year-end, supported by leases already signed [13][16] Investment Strategy - SL Green acquired a 49.9% interest in 100 Park Avenue for $14.9 million and sold its 85 Fifth Avenue property for $3.2 million in net proceeds [7] - The debt and preferred equity portfolio increased to $525.4 million, with a weighted average yield of 7.0% [9] - The company is focusing on alternative revenue sources, including the SUMMIT One Vanderbilt observation deck and special servicing/debt businesses, which have seen increased activity [14] Financial Management - Net debt rose to $3.64 billion, reflecting ongoing capital recycling and refinancing activities [10] - The company maintained its regular dividend payout to shareholders without any increase or cut during the quarter [11] - Cash and available investments exceeded $180 million, providing additional liquidity [10] Future Outlook - Management expects continued leasing success and stability in income from both property and investment portfolios to meet its financial targets [16] - Key metrics to monitor include new lease activity, rent growth on renewals, and the performance of debt and preferred equity investments [17]

Group 1 - SL Green (NYSE: SLG) has underperformed over the past year, losing approximately 1% of its value and missing out on a broader market rally [1] - The office sector is facing significant challenges, yet SL Green reported better performance compared to its peers [1]

Group 1 - The Value Lab focuses on long-only value investment ideas, aiming for a portfolio yield of approximately 4% and has performed well over the last five years by engaging in international markets [1][2] - SL Green Realty (NYSE: SLG) is highlighted as an interesting investment prospect, particularly due to its midtown redevelopment plans [2] - The Valkyrie Trading Society consists of analysts sharing high conviction investment ideas that are expected to yield non-correlated and outsized returns in the current economic environment [3]

Group 1 - The article discusses the analysis of oil and gas companies, focusing on identifying undervalued names within the sector, including a detailed examination of balance sheets, competitive positions, and development prospects [1] - The last report on SL Green (NYSE: SLG) indicated a quieter start to the fiscal year compared to the previous year, where management had multiple positive surprises [2] - The oil and gas industry is characterized as a boom-bust, cyclical sector, requiring patience and experience for successful investment [2] Group 2 - The analyst has a beneficial long position in SL Green shares, indicating a personal investment interest in the company [3] - The article emphasizes the importance of conducting thorough research and reviewing company filings and press releases to align with individual investment objectives [4] - Past performance of investments is not indicative of future results, highlighting the need for careful consideration before making investment decisions [5]

Financial Data and Key Metrics Changes - The company raised its earnings guidance by $0.40 per share, reflecting substantial increased profit above previous expectations, marking a 7.4% increase at the midpoint [13][16][32] - The repayment of a mortgage investment generated approximately $0.69 per share of incremental Funds From Operations (FFO) [16][17] - Interest expenses are trending slightly above original expectations by about $0.10 per share, primarily due to decisions around potential asset sales [18] Business Line Data and Key Metrics Changes - The company concluded over 540,000 square feet of leasing in the second quarter, bringing the year-to-date total to 1,300,000 square feet [7] - The leasing pipeline has been refilled to over 1,000,000 square feet, with 80% of those leases being 25,000 square feet and under [8][10] - Half of the leasing pipeline is attributed to financial services, with the other half comprising a diverse range of sectors including legal, professional services, and government [8] Market Data and Key Metrics Changes - The demand for office space is radiating from core areas to peripheral corridors, with significant occupancy gains projected towards a target of 93.2% by year-end [9][10] - The overall attendance at the Summit attraction was higher than projections, indicating strong market interest [19] Company Strategy and Development Direction - The company is focused on opportunistic investments and has raised over $1 billion in fund commitments, enhancing corporate liquidity to over $2 billion [10] - The filing for a casino license bid in Times Square represents a significant strategic initiative aimed at economic development and community upliftment [11][12][63] - The company is actively pursuing development and redevelopment opportunities, with multiple projects in the pipeline [72] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in navigating the current volatile economic environment, highlighting the company's adaptability and diverse platform [5][6] - The commentary emphasized that New York City continues to benefit from economic volatility, with strong trading profits reported by major banks [31][32] - Management noted that the return to office trend is gaining momentum, with companies seeking more space per employee [95] Other Important Information - The company is experiencing a tightening in concessions, with face rents increasing across various submarkets [98][104] - The company is optimistic about the potential impact of the casino project on the surrounding area, which could lead to broader investment opportunities [60][63] Q&A Session Summary Question: Concerns about occupancy dip in Q2 - Management acknowledged a slight dip in occupancy but reiterated confidence in reaching the year-end target of 93.2% [24][25] Question: Clarification on investment disclosures - Management explained that certain investments, like CMBS, do not receive the same level of disclosure as preferred equity investments [38][41] Question: Impact of mayoral primary on tenant discussions - Management reported no noticeable impact on tenant negotiations due to the mayoral primary [44][46] Question: Future leasing and occupancy trends - Management indicated that new leases typically take about twelve months to reflect in financials, with expectations for increased occupancy in 2025 [47][48] Question: Other income line item decline - Management noted a decrease in fee income as the reason for the quarter-over-quarter decline in other income [52] Question: Development site acquisition progress - Management confirmed ongoing efforts to secure development sites, emphasizing it as a high priority [72]