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2020 Annual Report

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2020 Annual Report 2020 ANNUAL REPORT This Annual Report is printed on recycled paper and is recyclable. Cover Page: Artist Rendering of PENN 2 & PENN 1 VORNADO COMPANY PROFILE Vornado Realty Trust is a fully-integrated real estate operating company. Our business is 87% New York-centric and 83% office-centric. We own all or portions of: 20.6 million square feet of Manhattan office space in 33 properties; 2.7 million square feet of Manhattan street retail space in 65 properties; The 1,700 room Hotel Pennsylvania on Seventh Avenue at 33rd Street in the heart of THE PENN DISTRICT THE PENN DISTRICT is our premier interconnected campus-like development currently consisting of 9 million square feet in a dozen buildings and land sites surrounding New York’s Pennsylvania Station, the busiest transportation hub in North America; 1,989 residential units in ten Manhattan properties; A 32.4% interest in Alexander’s, Inc. (NYSE:ALX) which owns seven properties in the greater New York metropolitan area, including 731 Lexington Avenue, the 1.1 million square foot Bloomberg L.P. headquarters building; Signage throughout THE PENN DISTRICT and Times Square; BMS, our wholly owned subsidiary, which provides cleaning and security services for our buildings and third parties, currently employing 1,997 associates; The 3.7 million square foot MART in Chicago; A 70% controlling interest in 555 California Street, a three-building office complex in San Francisco’s financial district aggregating 1.8 million square feet; A 25% interest in Vornado Capital Partners, our real estate fund. We are the general partner and investment manager of the fund. The fund is in wind down; and 220 Central Park South, our 950-foot super-tall luxury residential condominium tower containing 400,000 salable square feet, which is 91% sold. Vornado’s common shares are listed on the New York Stock Exchange and are traded under the symbol: VNO. 1 This page intentionally left blank. 2 FINANCIAL HIGHLIGHTS Year Ended December 31, As Reported 2020 2019 Revenues $ 1,527,951,000 $ 1,924,700,000 Net (loss)/income $ (348,744,000) $ 3,097,806,000 Net (loss)/income per sharebasic $(1.83) $ 16.23 Net (loss)/income per sharediluted $(1.83) $ 16.21 Total assets $ 16,221,822,000 $ 18,287,013,000 Total equity $ 6,948,155,000 $ 7,310,978,000 Net operating income $ 972,579,000 $ 1,259,777,000 Funds from operations $ 750,522,000 $ 1,003,398,000 Funds from operations per share $3.93 $ 5.25 % (decrease)/increase in funds from operations per share (25.1%) 37.4% Year Ended December 31, As Adjusted 2020 2019 Revenues $ 1,518,705,000 $ 1,909,378,000 Net (loss)/income $ (6,907,000) $ 176,716,000 Net (loss)/income per sharebasic $(0.04) $ 0.92 Net (loss) income per sharediluted $(0.04) $ 0.92 Total assets $ 18,438,432,000 $ 19,203,348,000 Net operating income $ 989,555,000 $ 1,259,400,000 Funds from operations $ 483,044,000 $ 666,207,000 Funds from operations per share $2.53 $ 3.49 % (decrease) in funds from operations per share (27.5%) (6.4%) These financial highlights and the letter to shareholders present certain non-GAAP measures, including revenues, net (loss) income, total assets, Net Operating Income (“NOI”) and Funds from Operations, all as adjusted, as well as Funds from Operations and NOI. We have provided reconciliations of these non-GAAP measures to the applicable GAAP measures in the appendix section of this letter to shareholders and in the Company’s Annual Report on Form 10-K under “Item 7 Management’s Discussion and Analysis of Financial Condition and Results of Operations,” which accompanies this letter or can be viewed at www.vno.com. 3 To Our Shareholders This may be a new year but, at this writing, 2021 still feels a lot like 2020… the COVID pandemic remains a significant health risk; normal life continues to be disrupted; gatherings and travel are still restricted; and office building occupancy remains low. We grieve for the 555,000 lives lost and are in awe of the healthcare providers. COVID has had a negative effect on our 2020 numbers. Net (Loss)/Income attributable to common shares for the year ended December 31, 2020 was ($348.7) million, ($1.83) per diluted share, compared to $3,097.8 million, $16.21 per diluted share, for the previous year. This decrease is primarily attributable to the non-recurring gain on the Retail Joint Venture transaction in 2019. See page 8. Funds from Operations, as Adjusted (an apples-to-apples comparison of our continuing business, eliminating certain one-timers) for the year ended December 31, 2020 was $483.0 million, $2.53 per diluted share, compared to $666.2 million, $3.49 per diluted share, for the previous year, a decrease of $0.96 per share. This decrease is detailed on page 5. Funds from Operations, as Reported (apples-to-oranges including one-timers) for the year ended December 31, 2020 was $750.5 million, $3.93 per diluted share, compared to $1,003.4 million, $5.25 per diluted share, for the previous year. See page 5 for a reconciliation of Funds from Operations, as Reported, to Funds from Operations, as Adjusted. Here are our financial results (presented in Net Operating Income format) by business unit: Net Operating Income 2020 Same Store % (Decrease)/ ($ IN MILLIONS) Increase % of 2020 2020 2019 2018 New York: (1) Office (5.5 %) 69.8 % 672.5 717.7 719.9 (1) Retail (32.6 %) 15.3 % 147.3 244.2 260.4 (1) Retail Joint Venture N/A N/A — 35.8 116.2 Residential (11.6 %) 2.1 % 20.7 23.4 23.5 Alexander’s (19.0 %) 3.7 % 35.9 44.3 45.1 Hotel Pennsylvania N/A (4.4 %) (42.5) 7.4 11.9 Total New York (12.7 %) 86.5 % 833.9 1,072.8 1,177.0 theMART (32.5 %) 7.2 % 69.2 102.1 90.9 555 California Street 0.6 % 6.3 % 60.3 59.7 54.7 100.0 % 963.4 1,234.6 1,322.6 Other (see below for details) 9.2 25.2 60.0 Total Net Operating Income 972.6 1,259.8 1,382.6 Other Net Operating Income is comprised of: ($ IN MILLIONS) 2020 2019 2018 Pennsylvania REIT — 9.8 20.0 666 Fifth Avenue Office Condominium — — 12.1 Urban Edge Properties — 4.9 11.8 Other 9.2 10.5 16.1 Total 9.2 25.2 60.0 This letter and Annual Report contain 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. The Company’s future results, financial condition and business may differ materially from those expressed in these forward-looking statements. These forward-looking statements are subject to numerous assumptions, risks and uncertainties. Currently, one of the most significant factors is the ongoing adverse effect of the COVID-19 pandemic on our business, financial condition, results of operations, cash flows, operating performance and the effect it has 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. The extent of the impact of the COVID-19 pandemic will depend on future developments, including the duration of the pandemic, which are highly uncertain at this time but that impact could be material. Moreover, you are cautioned that the COVID-19 pandemic will heighten many of the risks identified in "Item 1A. Risk Factors" in Part I of our Annual Report on Form 10-K for the year ended December 31, 2020, a copy of which accompanies this letter or can be viewed at www.vno.com. 1 On April 18, 2019 we completed the transfer of a 45.4% common equity interest in Vornado’s portfolio of flagship high street retail assets on Upper Fifth Avenue and Times Square to a group of institutional investors (“Retail Joint Venture”). For comparability, the historical financial results of the portion of the Retail Joint Venture assets that were transferred have been removed from the Office and Retail lines and reflected on the Retail Joint Venture line for all periods presented. 4 The following chart reconciles Funds from Operations, as Reported, to Funds from Operations, as Adjusted: ($ IN MILLIONS, EXCEPT PER SHARE) 2020 2019 Funds from Operations, as Reported 750.5 1,003.4 Less adjustments for certain items that impact FFO: After-tax gain on sale of 220 Central Park South units 332.1 502.6 Lease Liability extinguishment gain and non-cash impairment loss and related write-off on 608 Fifth Avenue 70.3 (77.1) Severance accrual related to Hotel Pennsylvania closing (6.1) -- Transaction related costs (7.1) (4.6) Credit losses on loans receivable (13.4) -- Severance and other reduction in force-related expenses (23.4) -- Prepayment penalty on redemption of $400 million 5% senior unsecured notes -- (22.5) Real Estate Fund(2) (63.1)(2) (48.8) Other, primarily noncontrolling interests’ share of above adjustments (21.8) (12.4) Total adjustments 267.5 337.2 Funds from Operations, as Adjusted 483.0 666.2 Funds from Operations, as Adjusted per share 2.53 3.49 Funds from Operations, as Adjusted decreased by $183.2 million in 2020 to $2.53 per share from $3.49 per share, a decrease of $0.96 per share.
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