Earnings Call: Q3 2019

Oct 17, 2019

You everybody for joining us and welcome to SL Green Realty Corp. 3rd Quarter 2019 Earnings Results Conference Call. This conference call is being recorded. At this time, the company would like to remind listeners that during the call, management may make forward looking statements. Actual results may differ from the forward looking statements that management may make today. Additional information regarding the factors that could cause such differences appear in the MD and A section of the company's Form 10 ks and other reports filed by the company with the Securities and Exchange Commission. Also during today's conference call, the company may discuss non GAAP financial measures as defined by SEC Regulation G. The GAAP financial measure most directly comparable to each non GAAP financial measure discussed and the reconciliation of the differences between each non GAAP financial measure and the comparable GAAP financial measure can be found on the company's website at www.slgreen.com by selecting the press release regarding the company's Q3 2019 earnings. Before turning the call over to Mark Holliday, Chairman and Chief Executive Officer of SL Green Realty Corp, I ask that both of you participating in the Q and A portion of the call, please limit your questions to 2 per person. Thank you. I will now turn the call over to Mark Holliday. Please go ahead, Mark. Okay. Thank you. Good afternoon, everyone. Thank you for joining our call today. The Q3 ended up being very much in line with our expectations and puts us on a very good glide path to meet many of our full year goals and objectives. We've made great headway on a number of strategic fronts, and we believe as the company continues to shrink, simplify, develop and lease, that shareholders will benefit from these actions that are focusing all of our resources on creating significant value within the remaining portfolio. It appears based on stock performance that this value creation is neither appreciated nor understood by the public markets, but time and time again through sale of non core and mature assets, we are realizing prices and profits that routinely and dramatically outpace the values implied by our stock price. The recent sale of the News Building at 220 East 42nd Street for $815,000,000 is another such example of this having generated substantial gains over an 18 year hold period. In fact, the unlevered IRR was 11% compounded over that period of time, a true champion of investments. This sale comes on top of the $9,100,000,000 gross asset value of other product we have sold just since 2016, which has generated $3,400,000,000 of net proceeds to the company, and we have no intention of stopping there. We are already at work on lining up additional sales of assets that don't meet our long term plan, and we will provide more detail on these planned dispositions at our upcoming December Investor Meeting. These assets will largely be in the $500,000,000 and under range to take advantage of a still active and healthy market for leverageable midtown assets that can be acquired for an equity check size of $250,000,000 or less. We will also venture investments in premier portfolio assets that we intend to hold or develop, like the initiative we just launched to identify a capital partner for our exciting new development project at 1 Madison Avenue and more on that. 1 Madison is now 100 percent complete on design development drawings, and we expect to have a complete biddable package of CDs by April and be in full blown redevelopment by sometime middle of 2020. Tenant response to this early stage project has been impressive, and we are quite confident that we are building the right product in the right market at a rental price point that appeals to a wide variety of users. On the leasing front, we are well ahead of schedule on leasing volume and projected mark to market, which is causing our FFO to be trending towards the high side of our estimated range, notwithstanding aggressive dispositions and intended reductions in the debt and preferred equity portfolio, both dilutive activities as offset in part by debt reduction and stock buyback. With another 71,000 square feet of Manhattan office space leased so far by us in our portfolio in October, we now stand at 1,250,000 Square Feet Lease for 2019. Now add another 200 and 60,000 square feet of leases that are out for signature with signings expected imminently, plus an additional 1,400,000 square feet of leasing pipeline on top of that, and you have the makings of what we hope will be a very big year end for this company. We expect to add nearly 100 basis points of occupancy between now year end, bringing us to our original goal for the year and at 22% mark to market on our Manhattan leases, which is where we are currently. We are far ahead of our goal and expect to improve on that by year end. Of particular note, the current pipeline of leases that stands at about 1,650,000 square feet is the highest we've ever experienced with no single leasing the pipeline exceeding 335,000 Square Feet, which is a testament to the broad underlying strength of demand from tenants across all sectors. And that completely excludes all ongoing discussions we are having at One Madison. None of that is in that stated pipeline. So leasing activity Manhattan wide is robust and it's within that environment that we have been achieving our successes this year and the market as a whole is trending towards last year's record setting totals fueled by the 10th consecutive year of private sector and office using job growth in New York City. Job growth is being driven, of course, by technology and health care, with lesser gains, but gains nonetheless in Finance and Business Services. There has been nearly 20 3,000,000 square feet of leasing through Q3, and expectations are for the full year total to again eclipse 30,000,000 square feet in Manhattan. Large block and high rent demand has been concentrated around new construction projects, and One Vanderbilt has been a big beneficiary of this trend. This transformational project at the crossroads of mid Town is now 61% leased after the recent signing of an additional full floor to the Carlyle Group, representing Carlyle's 2nd expansion of their since their original lease, bringing their total presence in the building to approximately 165,000 square feet or thereabouts. Of course, there continues to be a number of ongoing and advanced negotiations for additional space, and we feel comfortable that we're on track to meet our goal for the year and more importantly, vastly exceed our original underwriting for this project that we first unveiled in 2015. We topped out the steel at 1 Vanderbilt at 1401 feet on September 18, just almost 1 month ago. And we broadcast the images of local 40 ironworkers standing on top of the building's 157 foot spire in celebration of this amazing, amazing accomplishment. The ribbon cutting is still scheduled for August 4, 2020, a full 3 months ahead of our original schedule. So with that, in the words of Andrew Mathias, reports of New York's demise are greatly exaggerated. And we if you want to hear more, and we hope you do, please join us at our Investor Conference on December 9, where we'll unveil our view of 2020 and provide an update on our very, we think, thoughtful and executable strategic plan. With that, I'd like to open it up for questions. And our first question is from Manny Korchman from Citi. Your line is now open. Hey guys, good afternoon. Mark, you mentioned the sweet spot for deals being sort of $250,000,000 equity check, deals under 500,000,000 dollars Are you seeing any other sort of changes in the market other than the size? And has the buyer pool at all changed in either of those assets or larger ones? Let's I'll start off, Andrew. We'll give you some thoughts and commentary about the market. The market has become, I think, more domestic in nature. So and the amount of fundraising going on in the real estate sector right now with private funds is extraordinary. And we see no dearth of capital for many of the different classes or food groups or projects we can offer. I think development seems to be the most interesting for a lot of people, but also in order of priority, probably Value Plus, value core plus and core, different buyers for each one, but a very high proportion of domestic investors flush with capital. But all I don't want to say constrained, but all looking for check sizes that probably top out at about $250,000,000 Above that, there are still buyers. It's just it's thinner probably than it was a year or 2 ago. And I think in large part, that's just directly attributable to the absence of the Chinese buyer who is not really participating in the market at this point, although other groups are filling in that void and the market still continues to be firm and aided by declining interest rates. So maybe you want additional thoughts on depth of market? Yes, I would agree. And I think the debt markets are very, very aggressive right now and there's a lot of foreign capital coming into the market via the debt as opposed to via the equity. They seem to be more comfortable playing in that seat these days. But that's fueling transactions like a 711 5th Avenue where that equity check, even though that's a larger deal size, is still only going to be around that $250,000,000 level with a very high level of financing. Got it. Thanks. And then in terms of your comments on the tech companies being obviously the leading demand source in the city right now. How does that play into your portfolio? And is that reason that you're looking more on the West side? Yes. I just want to I didn't say it was a leading source. It's where a lot of the growth is coming from. By far, the market is still dominated by financial services. Tech is taking is growing off of a very small base. So every addition to tech is very meaningful. But the 30,000,000 square feet that's referenced, the majority of that demand or 23 current, 30 projected for the full year is certainly not tech. I think the basic business services, finance, health care, certainly technology, media, all form part of it. But I just want to be careful. It's not the majority of that leasing is not technology. Steve? Well, I mean, the big news is that technology is a growing percentage of the tenant demand. Financial services, to Mark's point, have been the leader of what's leased of the industries that have leased space, particularly in Midtown here to date, followed by TAMI broadly. And I think within TAMI and Teck specifically, what's really changed, you've heard us say this in the past, is in this current cycle, it's the story of the large, well established, profitable mainline tech companies. So it's not the start up young companies without a bottom line. And we think that's an industry that's growing. It's going to continue to grow. And our portfolio has some well suited buildings to be receivers for that industry. 1 Madison Avenue, in particular, 4 60 West 34th Street, our newest acquisition on 50th Street, all are ideal buildings for that kind of profile tenant. Thank you. Our next question is from Michael Lewis from SunTrust. Your line is now open. Great. Thank you. Just based on your in place leases and what you think the current asking rents are, it looks like you're looking at some rent roll downs in 4Q and then in next year as well. I was just wondering, is that kind of a broad based thing or are there a few large roll downs that maybe you could point us to? It's Matt, Mike. I think there's a mix in there. You're probably looking at scheduling includes all storage, retail, office, everything in there. I'd say there's nothing no one driver in there. And we've pretty steadily beat the numbers that we put out there as evidenced by the mark to market we've achieved to date and what we see for the balance of this year and into next. So there's nothing when you're rolling off of older vintage leases that have escalations for 10 years, your benchmark is a high number. But we are by and large still seeing positive mark to markets in the portfolio. Okay, great. And then for my second question, I just wanted to ask how you evaluate and maybe we should evaluate the effectiveness of the stock repurchase program? The company has long history of strong NAV growth, but the NAV the consensus NAV right now is the lowest it's been in a few years and the stock price you already talked about. So I'm just curious, how do we how can we know and look at this and how do you look at it and know that this has been a good use of capital? Well, we look at it solely as an investment alternative. I mean, that's and when we line up the investments almost every time the stock repurchase wins out because we're buying more interest in a portfolio that gets better and better as we shed some of the non core assets. And we're buying it at deep discount to private market value and our own internal values for assets that we own, control, operate and there's really very little in the way of risk of unknown or there's really nothing in the way of risk of unknown. So we look at that, both absolute return and risk adjusted, as by far the best place to park our money. And we do believe that the program has been a complete success that we've been able to continue to make significant gains in our embedded NAV in a market that probably in the past year, values topped out a year ago, maybe cap rates are probably wide 25 to 50 basis points, that would have an enormous effect on value to your point about, hey, the NAVs are dropping. Well, if cap rates are gapping out 25, 50 basis points, you would expect to see that, obviously. But the point is, we did much, much more mitigation of that, almost eliminated all of that down flow risk because of the stock buyback program. And the gains on that program, I think, will be fully 8 development assets we now have in portfolio. There's just an enormous pipeline of assets that we buy into every time we buy our stock at essentially below cost. And when we achieve stabilized value and we impose that on an ever decreasing shareholder base, I think the results will be very powerful. At that point, whether we get credit for it or not now in the public markets, we can't entirely control, but we certainly see the benefits on paper of an investment program that yields the highest returns. Thank you. Our next question is from John Kim from BMO Capital Markets. Your line is now open. Thank you. I was wondering if you could provide some more color on the announced acquisition from this morning as far as your expected investment yields post CapEx? And also is this part of a strategy to make Health Kitchen along with World Wide Plaza like more attractive to the tenants going forward? Well, on the first question, I think we'll unveil some of those economics in December. We haven't closed on the assets yet. So I'd like to we're just in contract. Putting together a development plan. The period between contract closed shortly after closed, we'll put our development team together. We're going to get live numbers. We've done the underwriting. We know the kinds of returns under different scenarios we think are achievable. The asset is in an opportunity zone. We will likely use it as a receiver. There's a lot of different benefits we get from this asset in different ways we think we can make outsized returns here, returns that would be on par with stock buyback, as I just mentioned. But with that said, I don't think we're prepared this call to go through any detail on that other than to say we're in contract and give you a little information about what it is. So Steve, you can respond to the target market. Well, this is a pre war building. It's timber construction, timber and brick. So it's got the creative cool factor that everybody searches for in today's world, hardwood floors, wood beams, oversized windows, kind of an industrial vibe to it. And we'll celebrate that as part of our redevelopment and repositioning community. And therefore, step 1 will be introducing the building to the brokerage community, educating them about the opportunity. It's an ideal building that could go multi tenant, could just as easily have one big tenant take down the space that we've got. And it's got a few roof setbacks to do great outdoor space as well. So we're excited about it. And we've got a little bit of air rights to play with that. We find somebody that wants to take advantage of that. We can offer that up as part of the menu choice as well. And my second question is on the observation deck. I think your last presentation assumes 1,800,000 visitors annually and a $39 ticket price. And I'm wondering if any of those major assumptions have changed? Not materially. I mean, we have different scenarios, all which go up from there in terms of viewership, not in terms of ticket price. I'd say $1.8 is the underwritten floor, if you will. That would be operating at far less than full capacity where most of these, if not all these objects operate. So we'll hopefully eclipse those numbers, but our the underwriting in what we've shown publicly, generally in Decembers have been at those metrics. Is that something that you'll provide more update on at your Investor Day? Not much. I think Investor Day, we're going to focus not exclusively, but primarily on the 8 development projects that we that I mentioned at the outset to give more color on those and really to convey the enormous earnings and profit potential of those properties upon completion, some of which are as early as 'twenty one and as late as 'twenty three or '24. Our next question is from Alexander Goldfarb from Sandler O'Neill. Your line is now open. Hey, good afternoon. Two questions. First for Steve. Steve, can you just comment a little bit on your sense of the market, yes, sort of post WeWork? From BrokerDEX, looks like last year, the co working were a big leasing driver last year and this year they dialed back. But obviously, with the failed IPO, WeWork has pulled back more. So one, are you seeing an absolute impact in leasing volume overall with WeWork pulling back in the city? And then 2, your sense if something happened to them, do you think that landlords or other operators would step in? Or you think that some of those tenants may not lease their space if they weren't leasing in a WeWork building? Okay. Well, I think a couple of things to help put it in perspective. Coworking, generally speaking, is only is less than 3.5% of the overall Manhattan market. And when you look at sort of the midtown submarket where we have the bulk of our portfolio, it's only 1.5% exposure to WeWork. So what you've seen in the co working industry over the last couple of years, including with WeWork, they've migrated away from true co working and it's been more of a focus on the enterprise model. So when you think of Industrious and Notell and WeWork's focus for the past couple of years, on the enterprise model. What that means, that's leasing large blocks of space to companies that have 1,000 employees or more. So if we were to fail, which we don't believe they're going to, but if they were to fail, the enterprise tenants are easily converted over to a direct tenancy with the landlord. Take our exposure to WeWork in particular like at 2 Herald Square, where 100% of that space is occupied and leased to Amazon. So if there were no WeWork, Amazon would simply be our tenant that step into that lease. The next day, there will be no interruption of services and no break in our income. So I think co working, generally speaking, with the enterprise model helps sort of stabilize the landlord's exposure to the industry. And I think we're going to see a little bit of pullback from that industry as they sort of find their way going forward. But you've seen other drivers in the market to take up the slack with the big tech tenants in particular. Okay. And then the second question is on the DPE book. You guys are starting to pull it back as you guys have indicated you would over the course of the year. But it's also been an incredible source of not only gains, but also opportunities like the 712 Madison or 2 Herald or 3 Columbus, etcetera. So as you guys reduce the DPE book, is there not a concern, but sort of a risk that maybe a lot of the good fodder that you guys have gotten out of it, you may not get out of it going forward? Or there's enough in that DPE book where you can still get the sort of the successful deals versus just the generic refinancing deals that get paid off in normal course? Well, I think the intention is definitely to stay active in the DPE market and it may take the form of more syndications where we're selling larger pieces of positions, but retaining toehold positions. I don't I think we always put a high value on that aspect of the program and the ability to unearth opportunities through the program. So we definitely intend to continue that apace. And if anything, as you said, we'll shift away from more of just the bread and butter income producing opportunities and try to shift towards assets that have more potential for ultimately making a deal with ownership or some equity upside, etcetera. Thank you. I would add to that, operator. Just DP is a very important part of this program. Whether the balance is $2,300,000,000 or $2,000,000 or $1,700,000,000 it's still by market standards probably the largest position of subordinate debt interest of any holder in New York City. So it's a big program. And we've got a lot of relationships, it's a lot of positions. Modulating that balance up and down is something we've always done in times sometimes market response. In this case, it's a source of liquidity for us, for stock buyback and debt reduction. So it's there's no hard and fast rule here, but at the moment, it's trending down, which is planned. And in 2020, we'll have a new plan. Our next question is from Derek Johnston from Deutsche Bank. Your line is now open. Thank you. Hi, everyone. So I've been getting a lot of client questions regarding high leverage levels. So I'd like to get your take on how you look at leverage and how are you planning on balancing buybacks and debt repayment going forward given the elevated leverage levels right now? Well, I mean, again, in every presentation, we don't believe our leverage levels are elevated. I think that's a popular misconception. But if you look at things by LTV, we're actually under levered and we feel we're very reasonably levered on a debt to EBITDA basis. So So we don't believe our leverage levels are elevated and we've kept within the guidance we issued at the beginning of the year, expect to end the year within those bands for where we laid out the share buyback program was going to take us. So Matt, I don't know if you have anything to add. Yes. I agree with Andrew. The share buyback program was predicated on leverage and neutrality. It has been throughout. That is our view going forward as well. And on an LTV basis, to Andrew's point, we are prudently, if not under levered. Okay, great. And then just switching gears to 1 Bandy, hopefully Mr. Durels is in the room. How are things going with the top floors and leasing discussions progressing? I don't know if there are any executed leases on the top floors that you would share. But do you see them coming in higher or lower than Yonder Road? And could we expect greater than $200 per square foot at the levels? Thank you. Sure. I'll remind you that we've signed one lease on penthouse floors with McDermott, Will and Emery, which is one of our early leases in the building. And the rent was in line with our underwrite for that part of the building. We're trading paper with tenants as we speak today and are hopeful that we'll have some good news to report in the not too distant future on some signed leases in that part of the building. So as we generally expected when we started the leasing exercise at 1 Vanderbilt, we knew that the building would lease from the bottom up, partly because that's where the larger tenants who make their decisions further out in time would focus. And the smaller tenants because the building tapers in its form to get to the smaller floor plates when you get to the top of the house, those tenants who make their decisions closer to their current lease expirations, they would be last those floors would be last to lease. And that's what we're experienced, what we expected, it's what we're experiencing. And we're completely confident that the rents that we've signed to date, the deals that we're negotiating and the balance of the building will lease up in line with plan. Thank you. Our next question is from Steve Sakawa from Evercore ISI. Your line is now open. Thanks. Mark, I guess I just wanted to try and follow-up on the buyback program. I mean, I realize you'll give a little bit more detail at the Investor Day, but to date, you've been able to tax efficiently sell a lot of assets. And I'm just wondering how deep that pool is. My understanding was the tax efficiency pool was sort of shrinking and I didn't know if that meant you had to use the DPE book to kind of effectuate more buybacks. So is there any color you can sort of share with us on that? Well, look, I don't we'll see what we go through and don't go through in December. I mean, every deal has unique structure and tax planning optimization model. And it's very hard to generalize. I'm not like trying to avoid the question. I'm just like every deal is different and every deal a solution is different to maximize after tax cash flow proceeds. We've done a great job of that. I think if we saw an end to it as you were, and I think you'd hear that from us, but that's not what you hear from us. If anything, I think what you hear in December is we want to go further. We are fully committed to this program, and we believe it's a program that's working as it's as we've mapped it out it will have a stock price, which unfortunately is the thing we control the least. But we like where we're headed, and we think we have the fuel to do more partially from asset sales and partially, as was always intended, from DPE. But the downdraft in DPE that you've seen, 1, is a little bit more just sort of cyclical timing. 2, we're a little pickier right now about the kinds of deals we're doing. And we're not toughening up our standards, but we're certainly not relaxing standards like some other lenders might be. And I think we've done just incredible job over the 21 years in this company of creating what I'll call best of class track record with respect to New York City mezz preferred, B loan mortgage, rates of return and loss history. So I wouldn't link those two things together, but yes, DPE is a source for buyback. But we see continued ability to sell assets and sell big assets and manage the tax situation in ways where we'll be able to continue to do buyback with most, if not all, the proceeds. And but I wouldn't expect a full presentation of that in December because it's just not something that I think is in the interest of the company and our shareholders for us to do other than just to let you know that we're doing it and we feel we can go deeper. Right. But you don't feel like it would require a lot of 1031 exchanges in order to tax shelter gains, which typically if you've got big gains, you got to pay them out or Yes. No, it wouldn't require that. I mean, we're doing a little of that. It just so happens on we're doing 10/10 Washington. But that's just because for those two deals, they married up in a way that worked. So we're doing it, but we haven't really done much in the way of 1031s, I don't think, in the past, a year or 2. And we might do more 1031s going forward, but not it's not linked to the buyback program. That's all I'm trying to say. We'll do 1031s where it makes sense, and we're going to sell assets where we can and use our DPE to buy back stock where we can. And we think we have a way to go. If we ever ran into a situation where we had a gain and we had to do a special dividend, We are 100% comfortable with that. We just haven't been in that position. Will we be there or not with the news building? That's something, I guess, Matt will give further guidance on in December or next year, beginning of next year when we close. If we do, we do. And but we think we have strategies where we won't have to. We won't have to do a very big one. So I would just I can't generalize it. I would just say, let's take it as it goes. Okay. And then second, I know the you've got a large lease with Ralph Lauren coming up at the end of the year and you've got a building there with a ground lease that's sort of coming up for reset. Is there any color you can sort of provide as it relates to the leasing of that space or how we should be thinking about kind of the burn off of that lease and kind of the redevelopment and capitalization of that building moving forward? Well, the Polo lease was in place for about 15 years. And the deal for us has been very, very profitable. We have taken out all our bases and then some from the original purchase. So at this point, we're in a profit participation really with no downside, at least in the original investment. And now we're looking to maximize the next Building us positive NOI without polos. Yes, guys, you've got positive NOI without polos, so we're still making that on basically no basis. And now it's our job to figure out how to create a new 15 year asset out of that, which we would typically do with a fairly middle of the road redevelopment program for an asset that's in a great location, and we can deliver at a very competitive price point. But we will likely wait until the rent reval before committing any substantial sums of new capital. So we know exactly what the economic returns look like to us once that's known and we're preparing our 2020 guidance without leasing up that space, and we feel we're in a very good place. Without it, if we are to lease it in 2020, that will be upside, but that's not the plan right now. But when I say that, Steve is out there showing the building or showing that space. The space always shows better when there's no tenant in there. Right now, Polo is still operating. I think they maybe even are extending their time a bit or For a little for a couple of months on the part of space. Yes. So I mean, let's first get the space, which we know right now it's fully leased building, and it's a high cash flow building. We will get it back. We will develop a redevelopment plan. We will take it through the rent revaluation. We think we're in a good position there given how that works and given the state of the market. And then be in a position to share with you specifics as to lease up and capital and NOI creation. But it's all we look at it all as upside to our baseline at this point. Our next question is from Blaine Heck from Wells Fargo. Your line is now open. Thanks. Good afternoon. Steve, can you talk a little bit about CapEx trends out there? It looks like your TIs per foot and concessions on fine deals were just a little higher this quarter, but we've heard from other sources that concessions may be leveling off in the market. Can you just talk about what you're seeing on the ground at this point? Well, I've been saying that concessions have leveled off since the second half of last year. Our numbers fluctuate depending on how much of the leasing that we do at any one point in time is our new leases for raw space versus renewals versus installations that may be leased by new tenants that have a salvage value to it. So it's but to do an apples to apples comparison for long term lease on raw space, concessions have generally been around $100 a foot in TI, sometimes a little heavier on the higher price point rents, sometimes a little lower on more some of the more commodity buildings. But when you blend that together with renewals and retrofits, that's what pulls that weighted average down. But broadly speaking, I think concessions have been leveled for quite a while. And certainly, the free rents is definitely leveled off more than a year ago. All right. That's helpful. And I guess related to that, given the current supply demand dynamics you guys are seeing in the market, do you think you could give us updated thoughts on expected net effective market rent growth or decline in Manhattan over the next 12 months? And maybe which submarkets you think are poised to outperform or underperform at that average? Blayne, it's Matt. I think that's a little bit of commentary you should wait for December to hear. Fair enough. Thanks guys. Thank you. Our next question is from James Feldman from Bank of America Merrill Lynch. Your line is now open. Thank you. So I guess sticking with CapEx, we get a lot of questions about whose portfolio needs to be upgraded to be competitive. Can you just talk through as you think across your portfolio, I mean, what percentage of your asset base you think is kind of in prime fighting condition for beat and how much you think actually still needs to have, whether it's lobby upgrades or other types of upgrades as you think about the next couple of years? I think all but 625 is probably meets that maybe 753. I see 2 out of 30 something assets, I would say, are in need. We may be considering round trippers where we've done it already 10, 15, 20 years ago, where we're it's not like 1 and done. So our CapEx spend has been drifting down on the, let's call it, the steady state portfolio. We've been devoting the money to new development, separate issue. But on the same store portfolio, our CapEx spend for base building redevelop is down materially. And it was for 'nineteen, it will be, I think, again for 'twenty for sure. 625 Mad, you heard me speak about before at some point, that could be 'twenty one, 'twenty two. That will be on our docket for sure. And 753, not a heavy spend, but we'll be doing some work there because that's where we have some vacancy coming up. And it's the time and its life cycle where we should be attending to that property. But by and large, I'd say, we're in excellent shape in terms of our buildings. Just walk them and you'll see they're all fresh and redone and look great. Let me just add to that. To Mark's point, we continually reinvest in the buildings. By way of example, over the past year and a half or so, we redid the lobby in public areas at 1185 out in the Americas, and redid 461 5th. So not huge repositioning efforts, but the money that we spent has been very effective and it's contributed to some very effective leasing as well. Okay, that's helpful. And then just latest thoughts on the street retail market. Have you seen any change over the last quarter or so? I would say it's hard to pick quarter to quarter as a barometer. I mean, we announced the graph lease on Madison and there's still decent activity. We just don't have a lot of vacancy to lease right now. So it's still a correcting market from the top and I think a lot of landlords are holding out because they have capital structure issues for rents that were sort of yesterday's rents as opposed to today's rents. But we've been able to meet the market in circumstances where we've needed to and attract high quality tenants. Yes, we've got good activity on One Vanderbilt. We have like a corner left on Madison that we got multiple deals we're negotiating. We're going through the early stages of a repositioning of Worldwide Plaza retail. We've got some leases there negotiating. So on 1st gen, we have activity on the same store portfolio. As Andrew said, it's like leased. So we're in great shape. Thank you. Our next question is from Nick Yulico from Scotiabank. Your line is now open. Thanks. Steve, I was hoping you could talk through some of the leasing activity on some of the other larger tenant expirations you have coming up putting aside 625 Madison, maybe you could talk about 1185 Avenue in the Americas, we have NHL and News Corp leaving and then also the Advanced Magazine Group space? Yes. So starting with 1185, we have rolled in that building over the next couple of years. We're not we're sitting with a modest amount of space right now. We're trading proposals with 1 tenant for 2 floors, with another tenant for as much as 5 floors, not to suggest that either of those tenants will end up executing leases on, but we're getting good exposure to the market and feel very good about the space because most of it's high up in the building. And as I said earlier, the building has recently received some capital enhancements with the new lobby, new entrance, new elevator cabs, and they look fantastic. On the Advanced space, Advanced is sort of spread, which is County Nash, just for those who don't know. They're spread between 711 Third Avenue, 45 Lexington Avenue and 753rd Avenue. At 753rd Avenue, we have leases out on 2 of the floors. At 711 Third Avenue, we have leases out on 2 of their floors. And on 45 Lexington, where they've got the bulk of the space, we're trading proposals on another 80,000 square feet. So that space doesn't come back to us for, I think, depending on which building it is, anywhere between a year to 3 years out. So I think we're going to knock off a good chunk, if not the majority of it, in advance of lease expiration. Okay. Good to hear. Thanks. And then on One Madison market, I think you said redevelopment could start by middle of next year. And I'm just wondering, does that mean that Credit Suisse would move out early ahead of the December expiration? And then what does that mean for, I guess, the rough time frame for delivery of the new building? And I guess, Matt, how should we think about at what point the building gets becomes capitalized and removed from FFO? Thanks. Right. So we're going to start doing soft demo actually in the beginning of the year, and then we'll do some more invasive demo towards the second and third quarter of next year. Credit Suisse, I think they're out of most, if not all the space, but they're certainly out of most of the space. And so we have arrangements with not just Credit Suisse, but some of the other smaller sub tenants there, where we will be able to launch this project in the middle of next year and have a time line that would bring us to a TCO by the end by middle to end of Q3 of 'twenty three. So it's not a long particularly long development given the complexities of a tower overbuild on a building that is going to go through a complete repositioning with new facade, new lobby redevelopment, new storefronts, outdoor space creation. It's going to be an incredible project. Equal in my mind in many ways to 1 Vanderbilt just different, but sort of equally exciting and equally attractive to a tenant base that wants to be there. So that's the time line. And that hasn't really changed since whatever timeline we've spoken about initially. It's always been a 2020 start and kind of a middle to just after middle of 2023 finish. And to answer your question capitalization, capitalization starts whenever CS vacates, whenever that might be. Their lease expiration right now is end of 2020. So the capitalization would start then and if they left earlier, it would start at that point. Yes, they still have some presence there. Thank you. Our next question is from Vikram Malhotra from Morgan Stanley. Your line is now open. Thanks for taking the question. Just want to add a couple of specific ones. Just on any updated thoughts on plans around worldwide given the news on Kravet moving out specifically there? Well, I mean, Cravet's move out, I think, is like 2024. So that's going to be we're going to be we have plans, but they're if I said they were preliminary in nature, I'd be understating it. It's 'nineteen. They're in there hard through 'twenty four. 5 years is a lot of time for a lot of different things to happen, which we've thought through in terms of redevelopment or advanced leasing or growth within the building, etcetera. And so Will, I'm not sure I can say what the question what is the question exactly, Vikram? Just specifically, I mean, any other thoughts around I mean, you have a JV there. Any other thoughts on any capital in the building? Any changes around kind of No, I mean, it's way too early. I don't want to not answer. I mean, it's just trust me when I say it's like way too early. I mean, under that guys, we'd be planning for our entire portfolio. I mean, you got to remember, our average lease term in this portfolio is 9 to 10 years. So in 9 to 10 years, we have 30,000,000 feet rolling. I mean, that's so there's always space, something that's 5 years out. That we're only 25% of. That's 5 years out For a built building, it's really quite excellent space. It will have to be tailored to someone at that time with a refreshener if you need to, but who knows what's going to happen in the next 5 years in terms of the kind of demand that may materialize for that, whether Crevasse has to hold over or not, I mean, it's just all sorts of variables that is way, way too early to have any kind of serious dialogue about now in my opinion. I'm not saying that's right, I'm just saying that's where we are. Fair enough. And then just on the Polo space, Matt, just on what potentially can be capitalized before redevelopment or can you give us a sense of how that might play out? So capitalization is based on property level debt at its stated interest rate, if there is any. In the case of 625, there isn't. And then you would capitalize based on book basis at the weighted average cost of debt of the company at the point that the building is vacated and put into redevelopment. Okay, great. And then just one last thing, if I can clarify. The McDonald's, these, given they've relocated, is that can you give us any sense of plans there in Times Square? Well, I mean, the space is on the market. They've vacated. They continue to pay rent through 2023, I think. 2023. So we're going to market the space and hope to find a quality tenant, but we're also going to be careful about who we select as we have McDonald's, they're still paying rent. Thank you. Kindly limit yourself to 2 questions. Our next question is from Anthony Paolone from JPMorgan. Your line is now open. Thanks. Just two quick ones. One, I think, Mark, you mentioned at the outset, 100 basis points of occupancy pickup, I think, in the Q4. Anything particular driving that? Or is it Well, the 1 point 7,000,000 square foot pipeline, we're going to try and make as much of that as humanly possible by these 31. There's a lot of is a lot of money lines going around this place right now as to where it's going to ultimately land by today. Well, that line is already set. By December 9, which is Investor Day and then the Ultimate D31, if you want in that pool, we can call you after. Yes. But is that so is that a leased number? Is that like commenced? That's a leased number. Always leased square footage occupancy. Up from 95.3 to the goal of 96.2. We're right on the trajectory we expected to be as of the end of the quarter. Yes, that's not to say there's not work to be done. It's not locked and loaded. We got to sign a bunch of leases, but I think that's what we're here to do for the next 2.5 months. Okay. Got it. And then just second one, I know you and Vornado did a nice job with 280 Park a few years ago. And it seemed like you had gotten some lift in rents from that project. But maybe it's just a small deal, but I noticed in the South in the quarter, you had a deal that rolled down like 20 percent. I'm just curious like is there anything to read into that in terms of where rents in that in the Park Avenue corridor may have gone? No. It was a small deal of a tenant that went bust on us. As I recall, it was a 5,000 square foot tenant that was in a prebuilt space that the rent reflected the fact that we put a bunch of capital into that unit. But we have leases that are in negotiation right now of much larger than that one little time in the high 80s to low 100s. So very healthy rents, much higher than where the building was predevelopment. It used to be up $55 to $65 building and now it's a $85 to $120 building depending on where you are. And we've got we don't have a lot of we have very little vacancy to begin with and very little role. So what we've got to play with is all some of the best parts of the building because the base of the building is all locked down long term. Thank you. At this time, I'm showing no further questions. I would like to turn the call back over to Mark Holliday for closing remarks. Okay. Well, I guess, no questions, maybe no one's on the line. But for those that are, we again thank you for giving us the hour and enjoyed answering questions and mostly look forward to seeing all of you bright and early, 9 kickoff, December 9, Jazz at Lincoln Center, and we promise to keep it interesting. Speak to you later. Ladies and gentlemen, this concludes today's conference call. Thank you for participating. You may now disconnect.