v3.26.1
Debt
 6 Months Ended
Jun. 30, 2026
Debt Disclosure [Abstract]  
Debt Debt
Debt consisted of the following:
Principal Balance
As of June 30, 2026
(amounts in thousands)June 30, 2026December 31, 2025Stated
Rate
Effective
Rate(1)
Maturity
Date(2)
Fixed rate mortgage debt:
1542 Third Avenue$30,000 $30,000 4.29 %4.53 %5/1/2027
1010 Third Avenue and 77 West 55th Street32,615 33,102 4.01 %4.21 %1/5/2028
250 West 57th Street— 180,000 — — — 
1333 Broadway160,000 160,000 4.21 %4.29 %2/5/2033
10 Union Square East(3)
53,500 50,000 5.33 %5.59 %4/1/2036
345 East 94th Street - Series A43,600 43,600 
70% of SOFR plus 0.95%
3.56 %11/1/2030
345 East 94th Street - Series B5,284 5,704 
SOFR plus 2.24%
3.56 %11/1/2030
561 10th Avenue - Series A114,500 114,500 
70% of SOFR plus 1.07%
3.85 %11/1/2033
561 10th Avenue - Series B11,072 12,105 
SOFR plus 2.45%
3.85 %11/1/2033
Total mortgage debt450,571 629,011 
Senior unsecured notes:(4)
Senior unsecured notes due 2027 (Series B)125,000 125,000 4.09 %4.12 %3/27/2027
Senior unsecured notes due 2028 (Series D)115,000 115,000 4.08 %4.11 %1/22/2028
Senior unsecured notes due 2029 (Series I)155,000 155,000 7.20 %7.39 %6/17/2029
Senior unsecured notes due 2030 (Series E)160,000 160,000 4.26 %4.27 %3/22/2030
Senior unsecured notes due 2030 (Series C)125,000 125,000 4.18 %4.21 %3/27/2030
Senior unsecured notes due 2031 (Series L)175,000 175,000 5.47 %5.70 %1/7/2031
Senior unsecured notes due 2031 (Series J)45,000 45,000 7.32 %7.46 %6/17/2031
Senior unsecured notes due 2032 (Series G)100,000 100,000 3.61 %4.89 %3/17/2032
Senior unsecured notes due 2033 (Series F)175,000 175,000 4.44 %4.45 %3/22/2033
Senior unsecured notes due 2034 (Series K)25,000 25,000 7.41 %7.52 %6/17/2034
Senior unsecured notes due 2035 (Series H)75,000 75,000 3.73 %5.00 %3/17/2035
Unsecured term loan facility (4)
245,000 245,000 
SOFR plus 1.60%
4.56 %1/15/2031
Unsecured term loan facility (4)
95,000 95,000 
 SOFR plus 1.60%
5.26 %3/8/2029
Unsecured revolving credit facility (4)
175,000 145,000 
SOFR plus 1.40%
5.07 %3/8/2029
Total principal2,240,571 2,389,011 
Deferred financing costs, net(9,183)(11,878)
Unamortized debt discount(5,012)(5,402)
Total$2,226,376 $2,371,731 
______________
(1)The effective rate is the yield as of June 30, 2026 and includes the stated interest rate, deferred financing cost amortization and interest associated with variable to fixed interest rate swap agreements as of June 30, 2026.
(2)Maturity dates presented are inclusive of extension options. Prepayment is generally allowed for each loan upon payment of a customary prepayment penalty.
(3)Without the effect of the treasury locks executed in connection with the refinancing of the mortgage, the stated rate is 5.59%.
(4)At June 30, 2026, we were in compliance with all debt covenants.
Principal Payments
Aggregate required principal payments at June 30, 2026 are as follows (amounts in thousands):
YearAmortizationMaturitiesTotal
2026$2,018 $— $2,018 
20274,276 155,000 159,276 
20283,555 146,091 149,646 
20293,890 425,000 428,890 
20304,511 328,600 333,111 
Thereafter10,123 1,157,507 1,167,630 
Total$28,373 $2,212,198 $2,240,571 
Deferred Financing Costs
Deferred financing costs, net, consisted of the following:
(amounts in thousands)June 30, 2026December 31, 2025
Deferred financing costs, included as a component of net debt$12,447 $17,207 
Deferred financing costs, included as a component of net deferred costs (See Note 4)17,154 16,638 
Total deferred financing costs$29,601 $33,845 
Less: accumulated amortization(14,222)(15,228)
Total deferred financing costs, net$15,379 $18,617 
The total amortization expense related to deferred financing costs consisted of the following:
Three Months Ended June 30,Six Months Ended June 30,
(amounts in thousands)2026202520262025
Amortization of deferred financing costs$1,111 $1,080 $2,373 $2,174 
Unsecured Revolving Credit and Term Loan Facilities
Subsequent to quarter-end, on July 17, 2026, through our Operating Partnership, we entered into a first amendment to our amended and restated credit agreement, dated November 14, 2025, with Wells Fargo Bank, National Association, as administrative agent and other lenders party thereto, which governs our senior unsecured term loan credit facility (the “Wells Term Loan Facility”). The first amendment provides for the existing term loan facility and a new delayed draw term loan facility. The Wells Term Loan Facility has an initial maximum principal amount of $490.0 million, comprised of the existing $245.0 million term loan credit facility and an incremental $245.0 million delayed draw term loan facility. The delayed draw term loan facility may be drawn in six months following the closing date. The initial senior unsecured term loan credit facility matures on January 15, 2031, inclusive of two twelve-month extensions. The delayed draw term loan facility matures on January 12, 2032. The interest rate on the Wells Term Loan Facility, which may change based on our leverage levels, is SOFR plus 150 basis points. We may request the Wells Term Loan Facility be increased through one or more increases or the addition of new pari passu term loan tranches, for a maximum aggregate principal amount not to exceed $510.0 million. As of June 30, 2026, our borrowings amounted to $245.0 million under the Wells Term Loan Facility.
On May 28, 2025, through our Operating Partnership, we entered into a first amendment to our second amended and restated credit agreement, dated March 8, 2024, with Bank of America, N.A., as administrative agent and other lenders party thereto, which governs our senior unsecured revolving credit facility and term loan facility (collectively, the “BofA Credit Facilities”). The first amendment amends certain sustainability margin adjustment terms. No other changes were made to the amount of the commitments, the maturity date of the outstanding loans or the covenants. The BofA Credit Facilities are comprised of a $620.0 million senior unsecured revolving credit facility (the “Revolving Credit Facility”) and a $95.0 million term loan facility (the “BofA Term Loan Facility”). We may request that the BofA Credit Facilities be increased through one or more increases in the Revolving Credit Facility or one or more increases in the BofA Term Loan Facility or the addition of new pari passu term loan tranches, for a maximum aggregate principal amount under the second amended and restated credit agreement not to exceed $1.5 billion.
The Revolving Credit Facility matures on March 8, 2029, inclusive of two six-month extension periods. The BofA Term Loan Facility matures on March 8, 2029, inclusive of two twelve-month extension periods. Initial interest rates on the BofA Credit Facilities, which may change based on our leverage levels, are SOFR plus a benchmark adjustment of 10 basis points ("adjusted SOFR") plus 130 basis points for any drawn portion of the Revolving Credit Facility and adjusted SOFR plus 150 basis points for the BofA Term Loan Facility. In addition, the BofA Credit Facilities have a sustainability-linked pricing mechanism that reduces the borrowing spread if certain benchmarks are achieved each year. During the second quarter of 2026, we repaid $120.0 million of our previously drawn borrowings and drew $205.0 million on the Revolving Credit Facility. As of June 30, 2026, we had $175.0 million borrowings under the Revolving Credit Facility and $95.0 million under the BofA Term Loan Facility.
The terms of both the BofA Credit Facilities and the Wells Term Loan Facility include customary covenants, including limitations on liens, investment, distributions, debt, fundamental changes, and transactions with affiliates and require certain customary financial reports. Both facilities also require compliance with financial ratios including a maximum leverage ratio, a maximum secured leverage ratio, a minimum fixed charge coverage ratio, a minimum unencumbered interest coverage ratio, and a maximum unsecured leverage ratio. The agreements governing both facilities also contain customary events of default (subject in certain cases to specified cure periods), including but not limited to non-payment, breach of covenants, representations or warranties, cross defaults, bankruptcy or other insolvency events, judgments, ERISA events, invalidity of loan documents, loss of REIT qualification, and occurrence of a change of control. As of June 30, 2026, we were in compliance with these covenants.
Mortgage Debt
On March 31, 2026, we closed on a $53.5 million mortgage loan at 10 Union Square East. The 10-year interest-only loan has a fixed rate of 5.33%, which includes the effect of treasury locks executed in connection with the refinancing of the $50.0 million loan that matured on April 1, 2026. As of June 30, 2026, total mortgage notes payable, net, amounted to $443.1 million. The first maturity is in May 2027.
Senior Unsecured Notes
Subsequent to quarter-end, on July 15, 2026, we closed on the issuance and sale of $130.0 million aggregate principal amount of 5.99% Series M Senior Notes due July 15, 2032 (the "Series M Notes").
The terms of our senior unsecured notes include customary covenants, including limitations on liens, investment, distributions, debt, fundamental changes, and transactions with affiliates and require certain customary financial reports. The terms also require compliance with financial ratios including a maximum leverage ratio, a maximum secured leverage ratio, a minimum fixed charge coverage ratio, a minimum unencumbered interest coverage ratio, and a maximum unsecured leverage ratio. The agreements also contain customary events of default (subject in certain cases to specified cure periods), including but not limited to non-payment, breach of covenants, representations or warranties, cross defaults, bankruptcy or other insolvency events, judgments, ERISA events, the occurrence of certain change of control transactions and loss of REIT qualification. As of June 30, 2026, we were in compliance with these covenants.