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			Third Quarter 2026

Table of Contents			Page
Summary
Supplemental Definitions			3
Company Profile			5
Consolidated Balance Sheets			6
Consolidated Statements of Operations			7
FFO, Modified FFO, Core FFO, FAD and EBITDA			8
Highlights			9
Selected Property Data
Property Summary Net Operating Income			10
Same Store Net Operating Income			11
Leasing Activity			12
Commercial Property Detail			14
Portfolio Expirations and Vacates Summary			15
Tenant Lease Expirations			16
Largest Tenants and Portfolio Tenant Diversification by Industry			18
Incremental Cash Rent Contributing to Cash NOI, Capital Expenditures and Redevelopment Program			19
Observatory Summary			20
Financial information
Consolidated Debt Analysis
Debt Summary			21
Debt Detail			22
Debt Maturities			23
Ground Lease			23

Forward-looking Statements

This presentation includes forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). We intend these forward-looking statements to be covered by the safe harbor provisions of the Private Securities Litigation Reform Act of 1995. Forward-looking statements are not historical facts and can generally be identified by words such as “anticipate,” “believe,” “expect,” “intend,” “plan,” “project,” “estimate,” “may,” “will,” “should,” “would,” and similar expressions.

Forward-looking statements are based on our current expectations and assumptions and are subject to risks and uncertainties that could cause actual results to differ materially from those expressed or implied. These risks and uncertainties include, among others: economic and market conditions (including the impact of catastrophic events, pandemics, extreme weather, terrorism, armed hostilities, cybersecurity threats and other technology disruptions); increased costs due to tariffs or other economic factors; changes in the New York City office, retail, multifamily and tourism markets (including changes in the use of office space and remote work); leasing activity, tenant defaults, early terminations and renewals, occupancy levels and rental rates; performance of the Observatory (including tourism levels, currency and geopolitical impacts, weather and competition); interest rate volatility and capital markets conditions, including our ability to refinance, restructure or extend indebtedness; real estate valuation declines and potential impairment charges; our ability to execute capital projects and complete acquisitions on acceptable terms; risks relating to governmental regulation, environmental and climate-related requirements (including Local Law 97), and our ability to achieve sustainability goals and metrics; risks relating to our ground lease; our ability to maintain our qualification as a REIT; potential taxable gain arising from transactions structured to qualify under Section 1031; legal proceedings; and risks relating to our disclosure controls and internal control over financial reporting. For a discussion of these and other factors, see the section entitled “Risk Factors” of our annual report on Form 10-K for the year ended December 31, 2025 and any additional factors that may be contained in any filing we make with the U.S. Securities and Exchange Commission. Any forward-looking statement speaks only as of the date of this presentation. We undertake no obligation to update or revise any forward-looking statement to reflect subsequent events or circumstances, except as required by law.

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			Third Quarter 2026
			Supplemental Definitions

Funds From Operations

We compute Funds From Operations ("FFO") in accordance with the “White Paper” on FFO published by the National Association of Real Estate Investment Trusts, or NAREIT, which defines FFO as net income (loss) (determined in accordance with GAAP), excluding impairment write-off of investments in depreciable real estate and investments in in-substance real estate investments, gains or losses from debt restructurings and sales of depreciable operating properties, plus real estate-related depreciation and amortization (excluding amortization of deferred financing costs), less distributions to non-controlling interests and gains/losses from discontinued operations and after adjustments for unconsolidated partnerships and joint ventures. FFO is a widely recognized non-GAAP financial measure for REITs that we believe, when considered with financial statements determined in accordance with GAAP, is useful to investors in understanding financial performance and providing a relevant basis for comparison among REITs. In addition, we believe FFO is useful to investors as it captures features particular to real estate performance by recognizing that real estate has generally appreciated over time or maintains residual value to a much greater extent than do other depreciable assets. Investors should review FFO, along with GAAP net income, when trying to understand an equity REIT’s operating performance. We present FFO because we consider it an important supplemental measure of our operating performance and believe that it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs. However, because FFO excludes depreciation and amortization and captures neither the changes in the value of our properties that result from use or market conditions nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of our properties, all of which have real economic effect and could materially impact our results of operations, the utility of FFO as a measure of performance is limited. There can be no assurance that FFO presented by us is comparable to similarly titled measures of other REITs. FFO does not represent cash generated from operating activities and should not be considered as an alternative to net income (loss) determined in accordance with GAAP or to cash flow from operating activities determined in accordance with GAAP. FFO is not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions. Although FFO is a measure used for comparability in assessing the performance of REITs, as the NAREIT White Paper only provides guidelines for computing FFO, the computation of FFO may vary from one company to another.

Modified Funds From Operations

Modified Funds From Operations ("Modified FFO") adds back an adjustment for any below-market ground lease amortization to traditionally defined FFO. We believe this is a useful supplemental measure in evaluating our operating performance due to the non-cash accounting treatment under GAAP, which stems from the third quarter 2014 acquisition of two option properties following our formation transactions as they carry significantly below market ground leases, the amortization of which is material to our overall results. We present Modified FFO because we believe it is an important supplemental measure of our operating performance in that it adds back the non-cash amortization of below-market ground leases. There can be no assurance that Modified FFO presented by us is comparable to similarly titled measures of other REITs. Modified FFO does not represent cash generated from operating activities and should not be considered as an alternative to net income (loss) determined in accordance with GAAP or to cash flow from operating activities determined in accordance with GAAP. Modified FFO is not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions.

Core Funds From Operations

Core Funds From Operations ("Core FFO") adds back to Modified FFO the following items: loss on early extinguishment of debt, acquisition expenses, severance expenses, IPO litigation expense, goodwill impairment charge and interest expense associated with property in receivership. The Company believes Core FFO is an important supplemental measure of its operating performance because it excludes non-recurring items. There can be no assurance that Core FFO presented by the Company is comparable to similarly titled measures of other REITs. Core FFO does not represent cash generated from operating activities and should not be considered as an alternative to net income (loss) determined in accordance with GAAP or to cash flow from operating activities determined in accordance with GAAP. Core FFO is not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions. In future periods, we may also exclude other items from Core FFO that we believe may help investors compare our results.

Core Funds Available for Distribution

In addition to Core FFO, we present Core Funds Available for Distribution ("Core FAD") by (i) adding to Core FFO non-real estate depreciation and amortization, the amortization of deferred financing costs, amortization of debt discounts and non-cash compensation expenses, amortization of loss on interest rate derivative and (ii) deducting straight-line rent, amortization of debt premiums and above/below market rent revenue, and recurring capital improvements such as second generation leasing commissions, tenant improvements, prebuilts, capital expenditures and furniture, fixtures & equipment. Core FAD is presented solely as a supplemental disclosure that we believe provides useful information regarding our ability to fund our dividends. Core FAD does not represent cash generated from operating activities and should not be considered as an alternative to net income (loss) determined in accordance with GAAP or to cash flow from operating activities determined in accordance with GAAP. Core FAD is not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions. There can be no assurance that Core FAD presented by us is comparable to similarly titled measures of other REITs.

Net Operating Income and Property Cash NOI

Net Operating Income ("NOI") is a non-GAAP financial measure of performance. NOI is used by our management to evaluate and compare the performance of our properties and to determine trends in earnings and to compute the fair value of our properties as it is not affected by: (i) the cost of funds of the property owner, (ii) the impact of depreciation and amortization expenses as well as gains or losses from the sale of operating real estate assets that are included in net income computed in accordance with GAAP, (iii) acquisition expenses, loss on early extinguishment of debt, impairment charges and loss from derivative financial instruments, or (iv) general and administrative expenses and other gains and losses that are specific to the property owner. The cost of funds is eliminated from NOI because it is specific to the particular financing capabilities and constraints of the owner and is dependent on historical interest rates and other costs of capital as well as past decisions made by us regarding the appropriate mix of capital which may have changed or may change in the future. Depreciation and amortization expenses as well as gains or losses from the sale of operating real estate assets are eliminated because they may not accurately represent the actual change in value in our office, retail or multifamily properties that result from use of the properties or changes in market conditions. While certain aspects of real property do decline in value over time in a manner that is reasonably captured by depreciation and amortization, the value of the properties as a whole have historically increased or decreased as a result of changes in overall economic conditions instead of from actual use of the property or the passage of time. Gains and losses from the sale of real property vary from property to property and are affected by market conditions at the time of sale which will usually change from period to period. These gains and losses can create distortions when comparing one period to another or when comparing our operating results to the operating results of other real estate companies that have not made similarly-timed purchases or sales. We believe that eliminating these costs from net income is useful to investors because the resulting measure captures the actual revenue generated and actual expenses incurred in operating our properties as well as trends in occupancy rates, rental rates and operating costs. In some cases, the Company also presents (1) Property Cash NOI, which excludes Observatory NOI and the effects of straight-line rent, fair value lease revenue, and straight-line ground rent expense adjustment, and (2) Property Cash NOI excluding lease termination fees. Property Cash NOI is presented solely as a supplemental disclosure that management believes allows investors to compare NOI performance across periods without taking into account the effect of certain non-cash rental revenues and straight-line ground rent expense adjustment. Similar to depreciation and amortization expense, fair value lease revenues, because of historical cost accounting, may distort operating performance measures at the property level. Additionally, presenting NOI excluding the impact of straight-line rent and straight-line ground rent expense adjustment provides investors with an alternative view of operating performance at the property level that more closely reflects net cash generated in the portfolio. Presenting Property Cash NOI excluding lease termination fees provides investors with additional information that allows them to compare operating performance between periods without taking into account termination fees, which can distort the results for any given period because they generally represent multiple months or years of a tenant’s rental obligations that are paid in a lump sum in connection with a negotiated early termination of the tenant’s lease and are not reflective of the core ongoing operating performance of the Company’s portfolio. However, the usefulness of NOI, Property Cash NOI, and Property Cash NOI excluding lease termination fees is limited because it excludes general and administrative costs, interest expense, depreciation and amortization expense and gains or losses from the sale of properties, and other gains and losses as stipulated by GAAP, the level of capital expenditures and leasing costs necessary to maintain the operating performance of our properties, all of which are significant economic costs. NOI and Property Cash NOI may fail to capture significant trends in these components of net income which further limits its usefulness. NOI and Property Cash NOI are measurements of the operating performance of our properties but do not measure our performance as a whole. These metrics therefore are not substitutes for net income as computed in accordance with GAAP. These measures should be analyzed in conjunction with net income computed in accordance with GAAP. Other companies may use different methods for calculating NOI, Property Cash NOI or similarly titled measures and, accordingly, our measures may not be comparable to similarly titled measures reported by other companies that do not define the measure exactly as we do.

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			Third Quarter 2026
			Supplemental Definitions

Same Store

In the Company’s analysis of NOI, particularly to make comparisons of NOI between periods meaningful, it is important to provide information for properties that were owned by the Company throughout each period presented. The Company refers to properties acquired and/or stabilized prior to the beginning of the earliest period presented and owned by the Company through the end of the latest period presented as “Same Store”. Same Store therefore excludes properties that have not yet achieved stabilization, properties acquired and/or stabilized after the beginning of the earliest period presented and properties disposed of prior to the end of the latest period presented. Accordingly, it takes at least one year and one quarter after a property is acquired and/or achieves stabilization for that property to be included in Same Store. The Company’s definition of Same Store also excludes properties classified as held for sale and disposed of subsequent to quarter-end and properties placed in receivership. For mixed-use properties, all same store property NOI is represented in the property category that comprises the majority of that mixed-use property's NOI. As of September 30, 2026, Same Store excludes 86-90 North 6th Street, which was acquired in June 2025, 41-55 North 6th Street, which was acquired in March 2026, 130 Mercer, which was acquired in December 2025, Metro Center, Stamford, CT, which was disposed in December 2025, 250 West 57th Street, which was disposed in June 2026, and 1359 Broadway, which was classified as held for sale as of September 30, 2026. Prior period Same Store NOI has been adjusted to reflect properties added to or removed from Same Store in the current period as a result of the Company’s acquisition and disposition activity, as applicable.

EBITDA and Adjusted EBITDA

We compute EBITDA as net income plus interest expense, interest expense associated with property in receivership, income taxes and depreciation and amortization. We present EBITDA because we believe that EBITDA, along with cash flow from operating activities, investing activities and financing activities, provides investors with an additional indicator of its ability to incur and service debt. EBITDA should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of its financial performance, as an alternative to net cash flows from operating activities (determined in accordance with GAAP), or as a measure of its liquidity. For Adjusted EBITDA, we add back impairment charges, goodwill impairment charge and (gain) loss on disposition of property.

Net Debt to Adjusted EBITDA

We compute Net Debt to Adjusted EBITDA as gross debt less cash and cash equivalents divided by the trailing twelve months Adjusted EBITDA, excluding the trailing twelve months Adjusted EBITDA attributable to properties disposed of in the trailing twelve months, and including an implied annualized Adjusted EBITDA for properties acquired in the trailing twelve months that were financed, in whole or in part, with indebtedness, derived from its purchase price and asset value calculated in accordance with our credit facility agreement. The Company believes that the presentation of Net Debt to Adjusted EBITDA provides useful information to investors because the Company reviews Net Debt to Adjusted EBITDA as part of the management of its overall financial flexibility, capital structure and leverage based on its percentage ownership interest in all of its assets.

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			Third Quarter 2026

COMPANY PROFILE

Empire State Realty Trust, Inc. (NYSE: ESRT) owns and operates a New York City portfolio of well-leased, top of tier, office, retail, and multifamily assets. ESRT’s Empire State Building features an Observation Deck. The Company is a recognized leader in sustainability.

BOARD OF DIRECTORS
Anthony E. Malkin			Chairman and Chief Executive Officer
Steven J. Gilbert			Director, Lead Independent Director, Chair of the Compensation Committee
S. Michael Giliberto			Director
Patricia S. Han			Director
Grant H. Hill			Director
R. Paige Hood			Director, Chair of the Finance Committee
George L. W. Malkin			Director
James D. Robinson IV			Director, Chair of the Nominating and Corporate Governance Committee
Christina Van Tassell			Director, Chair of the Audit Committee
Hannah Yang			Director

EXECUTIVE MANAGEMENT
Anthony E. Malkin			Chairman and Chief Executive Officer
Christina Chiu			President
Steve Horn			Executive Vice President, Chief Financial Officer

COMPANY INFORMATION
Corporate Headquarters			Investor Relations			New York Stock Exchange
111 West 33rd Street, 12th Floor			IR@esrtreit.com			Trading Symbol: ESRT
New York, NY 10120
www.esrtreit.com
(212) 687-8700

RESEARCH COVERAGE
BMO Capital Markets Corp.			John Kim			(212) 885-4115			jp.kim@bmo.com
BTIG			Thomas Catherwood			(212) 738-6140			tcatherwood@btig.com
Citi			Seth Bergey			(212) 816-2066			seth.bergey@citi.com
Evercore ISI			Steve Sakwa			(212) 446-9462			steve.sakwa@evercoreisi.com
Green Street Advisors			Dylan Burzinski			(949) 640-8780			dburzinski@greenstreetadvisors.com
Wells Fargo Securities, LLC			Blaine Heck			(443) 263-6529			blaine.heck@wellsfargo.com
Wolfe Research			Ally Yaseen			(646) 582-9253			ayaseen@wolferesearch.com

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			Third Quarter 2026
			Consolidated Balance Sheets
			(unaudited and dollars in thousands)

Assets			September 30, 2026						June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025
Real estate properties, at cost			$	4,379,157					$	4,476,248					$	4,267,420					$	4,205,907					$	3,940,755
Less: accumulated depreciation			(1,317,560)						(1,335,719)						(1,400,827)						(1,366,829)						(1,381,726)
Real estate properties, net			3,061,597						3,140,529						2,866,593						2,839,078						2,559,029
Assets held for sale(1)			83,095						—						—						—						—
Cash and cash equivalents			85,257						85,605						68,820						132,657						154,113
Restricted cash			34,449						42,612						37,326						33,854						43,642
Tenant and other receivables			25,685						21,270						23,667						22,063						27,416
Deferred rent receivables			249,227						257,072						261,275						255,270						259,070
Prepaid expenses and other assets			82,363						100,394						62,849						93,355						58,679
Deferred costs, net			249,252						258,166						262,212						267,682						177,307
Right-of-use assets, including below-market ground leases, net			41,647						42,084						331,503						333,523						335,544
Goodwill			325,366						325,366						491,479						491,479						491,479
Total assets			$	4,237,938					$	4,273,098					$	4,405,724					$	4,468,961					$	4,106,279
Liabilities and Equity
Mortgage notes payable, net			$	442,399					$	443,102					$	621,392					$	619,269					$	691,046
Senior unsecured notes, net			1,345,391						1,271,149						1,270,909						1,270,668						1,097,498
Unsecured term loan facility, net			337,307						337,125						336,972						336,794						268,959
Unsecured revolving credit facility			100,000						175,000						90,000						145,000						—
Accounts payable and accrued expenses			107,376						132,224						111,918						120,150						111,732
Acquired below-market leases, net			34,892						36,425						37,948						39,767						15,875
Ground lease liabilities			1,052						1,063						27,882						27,944						28,007
Deferred revenue and other liabilities			55,970						50,352						57,601						59,901						64,191
Tenants' security deposits			28,017						36,949						26,964						27,276						30,751
Liabilities related to assets held for sale(1)			5,633						—						—						—						—
Total liabilities			2,458,037						2,483,389						2,581,586						2,646,769						2,308,059
Total equity			1,779,901						1,789,709						1,824,138						1,822,192						1,798,220
Total liabilities and equity			$	4,237,938					$	4,273,098					$	4,405,724					$	4,468,961					$	4,106,279

Note:

(1) Assets held for sale consist of 1359 Broadway, which was sold subsequent to quarter-end.

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			Third Quarter 2026
			Consolidated Statements of Operations
			(unaudited and in thousands, except per share amounts)

			Three Months Ended
			September 30, 2026						June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025
Revenues
Rental revenue (1)			$	161,966					$	165,166					$	166,105					$	159,721					$	158,410
Observatory revenue			26,808						24,225						18,510						35,232						36,037
Lease termination fees			—						—						1,356						—						—
Third-party management and other fees			277						268						277						240						404
Other revenue and fees			4,002						7,240						4,077						4,031						2,879
Total revenues			193,053						196,899						190,325						199,224						197,730
Operating expenses
Property operating expenses			46,497						47,774						47,744						47,817						46,957
Ground rent expenses			447						1,506						2,331						2,332						2,331
General and administrative expenses			17,174						25,123						18,093						18,474						18,743
Observatory expenses			11,204						11,795						7,868						10,787						9,510
Real estate taxes			35,259						32,912						34,613						33,842						33,241
Goodwill impairment charge			—						166,113						—						—						—
Depreciation and amortization			46,661						50,389						50,219						50,566						47,615
Total operating expenses			157,242						335,612						160,868						163,818						158,397
Total operating income (loss)			35,811						(138,713)						29,457						35,406						39,333
Other income (expense)
Interest income			967						1,575						613						1,949						1,146
Interest expense			(27,883)						(27,805)						(28,137)						(25,880)						(25,189)
Loss on early extinguishment of debt			—						—						—						(97)						—
Gain (loss) on disposition of property			(1,125)						124,622						—						21,848						—
Income (Loss) before income taxes			7,770						(40,321)						1,933						33,226						15,290
Income tax (expense) benefit			(1,875)						767						1,062						(1,054)						(1,645)
Net income (loss)			5,895						(39,554)						2,995						32,172						13,645
Non-controlling interests in the Operating Partnership			(1,763)						14,782						(710)						(11,446)						(4,610)
Private perpetual preferred unit distributions			(1,050)						(1,051)						(1,050)						(1,050)						(1,050)
Net income (loss) attributable to common stockholders			$	3,082					$	(25,823)					$	1,235					$	19,676					$	7,985
Weighted average common shares outstanding
Basic			171,157						171,039						170,673						168,693						169,250
Diluted			270,115						268,947						269,348						270,328						270,357
Earnings per share attributable to common stockholders
Basic			$	0.02					$	(0.15)					$	0.01					$	0.12					$	0.05
Diluted			$	0.02					$	(0.15)					$	0.01					$	0.12					$	0.05
Dividends per share			$	0.035					$	0.035					$	0.035					$	0.035					$	0.035

Note:

(1) The following table reflects the components of rental revenue:

			Three Months Ended
Rental Revenue			September 30, 2026						June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025
Base rent			$	138,440					$	142,888					$	144,296					$	138,956					$	136,371
Billed tenant expense reimbursement			23,526						22,278						21,809						20,765						22,039
Total rental revenue			$	161,966					$	165,166					$	166,105					$	159,721					$	158,410

The preceding table of the components of rental revenue is not, and is not intended to be, a presentation in accordance with GAAP. The Company believes this information is frequently used by management, investors, securities analysts and other interested parties to evaluate the Company’s performance.

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			Third Quarter 2026
			FFO, Modified FFO, Core FFO, Core FAD and EBITDA
			(unaudited and in thousands, except per share amounts)

			Three Months Ended
Reconciliation of Net Income (Loss) to FFO, Modified FFO, and Core FFO			September 30, 2026						June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025
Net Income (loss)			$	5,895					$	(39,554)					$	2,995					$	32,172					$	13,645
Preferred unit distributions			(1,050)						(1,051)						(1,050)						(1,050)						(1,050)
Real estate depreciation and amortization			45,700						49,463						49,292						49,689						46,741
Loss (gain) on disposition of property			1,125						(124,622)						—						(21,848)						—
FFO attributable to common stockholders and the Operating Partnership			51,670						(115,764)						51,237						58,963						59,336
Amortization of below-market ground leases			426						1,249						1,958						1,958						1,957
Modified FFO attributable to common stockholders and the Operating Partnership			52,096						(114,515)						53,195						60,921						61,293
Severance expenses(1)			637						5,536						—						—						—
Loss on early extinguishment of debt			—						—						—						97						—
Goodwill impairment charge			—						166,113						—						—						—
IPO litigation expense(1)			—						—						—						632						—
Core FFO attributable to common stockholders and the Operating Partnership			$	52,733					$	57,134					$	53,195					$	61,650					$	61,293
Total weighted average shares and Operating Partnership units
Basic			269,064						268,947						268,792						266,825						266,963
Diluted			270,115						268,947						269,348						270,328						270,357
FFO attributable to common stockholders and the Operating Partnership per share and unit
Basic			$	0.19					$	(0.43)					$	0.19					$	0.22					$	0.22
Diluted			$	0.19					$	(0.43)					$	0.19					$	0.22					$	0.22
Modified FFO attributable to common stockholders and the Operating Partnership per share and unit
Basic			$	0.19					$	(0.43)					$	0.20					$	0.23					$	0.23
Diluted			$	0.19					$	(0.43)					$	0.20					$	0.23					$	0.23
Core FFO attributable to common stockholders and the Operating Partnership per share and unit
Basic			$	0.20					$	0.21					$	0.20					$	0.23					$	0.23
Diluted			$	0.20					$	0.21					$	0.20					$	0.23					$	0.23

(1) Included as a component of general and administrative expenses in the accompanying consolidated statements of operations.

Reconciliation of Core FFO to Core FAD
Core FFO			$	52,733					$	57,134					$	53,195					$	61,650					$	61,293
Add:
Amortization of deferred financing costs			1,083						1,111						1,262						1,172						1,082
Non-real estate depreciation and amortization			961						926						927						877						874
Amortization of non-cash compensation expense			5,547						7,755						5,872						6,807						6,484
Amortization of loss on interest rate derivative			1,215						1,311						1,385						1,386						1,385
Deduct:
Straight-line rental revenues, above/below market rent, and other non-cash adjustments			(7,999)						(13,044)						(8,201)						(5,380)						(5,832)
Corporate capital expenditures			(363)						(210)						(264)						(772)						(218)
Tenant improvements - second generation			(1,427)						(24,720)						(13,159)						(21,406)						(15,979)
Building improvements - second generation			(5,637)						(2,676)						(4,765)						(4,704)						(5,571)
Leasing commissions - second generation			(4,913)						(11,435)						(3,722)						(8,730)						(3,144)
Core FAD			$	41,200					$	16,152					$	32,530					$	30,900					$	40,374

    

Reconciliation of Net Income (Loss) to EBITDA and Adjusted EBITDA
Net income (loss)			$	5,895					$	(39,554)					$	2,995					$	32,172					$	13,645
Interest expense			27,883						27,805						28,137						25,880						25,189
Income tax expense (benefit)			1,875						(767)						(1,062)						1,054						1,645
Depreciation and amortization			46,661						50,389						50,219						50,566						47,615
EBITDA			82,314						37,873						80,289						109,672						88,094
Loss (gain) on disposition of property			1,125						(124,622)						—						(21,848)						—
Goodwill impairment charge			—						166,113						—						—						—
Adjusted EBITDA			$	83,439					$	79,364					$	80,289					$	87,824					$	88,094

Page 8

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			Third Quarter 2026
			Highlights
			(unaudited and dollars and shares in thousands, except per share amounts)

			Three Months Ended
Office and Retail Metrics:			September 30, 2026						June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025
Total rentable square footage (1)			7,312,282						7,801,494						8,340,647						8,324,766						8,603,750
Percent occupied (1)(2)			92.3		%				89.4		%				88.2		%				90.3		%				90.0		%
Percent leased (1)(3)			95.6		%				94.9		%				93.2		%				93.6		%				92.6		%
Multifamily Metrics:
Total number of units			743						743						743						743						743
Percent occupied			97.1		%				97.7		%				96.4		%				97.8		%				98.6		%
Same Store Property Cash Net Operating Income (NOI) - excluding lease termination fees:
Office portfolio			$	56,804					$	56,363					$	55,321					$	55,902					$	56,906
Retail portfolio			4,482						4,588						4,516						4,338						4,136
Multifamily portfolio			5,381						5,217						5,068						5,128						5,284
Total Same Store Property Cash NOI, excluding lease termination fees			$	66,667					$	66,168					$	64,905					$	65,368					$	66,326
Observatory Metrics:
Observatory NOI, excluding intercompany rent			$	15,604					$	12,430					$	10,642					$	24,445					$	26,527
Number of visitors (4)			481,000						450,000						350,000						618,000						648,000
Change in visitors year-over-year			(25.8)		%				(28.5)		%				(18.2)		%				(13.9)		%				(10.9)		%
Ratios:
Debt to Total Market Capitalization (5)			65.0		%				58.0		%				60.0		%				55.7		%				48.2		%
Net Debt to Total Market Capitalization (5)			64.1		%				57.1		%				59.2		%				54.3		%				46.3		%
Debt and Perpetual Preferred Units to      Total Market Capitalization (5)			67.5		%				60.3		%				62.2		%				57.8		%				50.3		%
Net Debt and Perpetual Preferred Units to      Total Market Capitalization (5)			66.7		%				59.4		%				61.6		%				56.4		%				48.5		%
Debt to Adjusted EBITDA (6)			7.0x						6.8x						6.5x						6.7x						6.0x
Net Debt to Adjusted EBITDA (6)			6.7x						6.6x						6.3x						6.3x						5.6x
Core FFO Payout Ratio (7)			19		%				17		%				18		%				16		%				16		%
Core FAD Payout Ratio (8)			24		%				60		%				30		%				32		%				24		%
Core FFO per share - diluted			$	0.20					$	0.21					$	0.20					$	0.23					$	0.23
Diluted weighted average shares			270,115						268,947						269,348						270,328						270,357
Class A common stock price at quarter-end			$	4.03					$	5.41					$	5.20					$	6.52					$	7.66
Dividends declared and paid per share			$	0.035					$	0.035					$	0.035					$	0.035					$	0.035
Dividends per share - annualized			$	0.14					$	0.14					$	0.14					$	0.14					$	0.14
Dividend yield (9)			3.5		%				2.6		%				2.7		%				2.1		%				1.8		%
Series 2014 Private Perpetual Preferred Units outstanding     ($16.62 liquidation value)			1,560						1,560						1,560						1,560						1,560
Series 2019 Private Perpetual Preferred Units outstanding     ($13.52 liquidation value)			4,664						4,664						4,664						4,664						4,664
Class A common stock			167,344						171,790						171,089						169,523						168,970
Class B common stock (10)			966						968						970						972						972
Operating partnership units			109,310						110,470						110,971						107,225						108,674
Total common stock and operating partnership units     outstanding (11)			277,620						283,228						283,030						277,720						278,616

Notes:

(1) Rentable square footage, percent occupied, and percent leased excludes approximately 15,000 square feet of space under redevelopment related to the June 2025 acquisition of 86-90 North 6th Street, approximately 396,000 square feet of space, comprised of 368,000 square feet of office space and 28,000 square feet of retail space, related to the December 2025 acquisition of 130 Mercer Street, that was not yet stabilized at the end of the quarter, and approximately 22,000 square feet related to the March 2026 acquisition of 41-55 North 6th Street, which is newly constructed and currently vacant. Beginning in Q3 2026, excludes approximately 457,000 square feet of office space and 29,000 square feet of retail space related to 1359 Broadway, which was sold subsequent to quarter-end.

(2) Based on leases signed and commenced as of end of period. Percent occupied excludes storage and broadcasting space.

(3) Represents occupancy and includes signed leases not commenced. Percent leased excludes storage and broadcasting space.

(4) Reflects the number of visitors who pass through the turnstile, excluding visitors who make a second visit on the same ticket at no additional charge.

(5) Market capitalization represents the sum of (i) Company's common stock per share price as of period end multiplied by the total outstanding number of shares of common stock and operating partnership units as of period end, (ii) the number of Series 2014 perpetual preferred units at period end multiplied by $16.62, (iii) the number of Series 2019 perpetual preferred units at period end multiplied by $13.52, and (iv) our outstanding indebtedness as of period end.

(6) Calculated based on trailing twelve months Adjusted EBITDA, excluding the trailing twelve months Adjusted EBITDA attributable to properties disposed of in the trailing twelve months, and including an implied annualized Adjusted EBITDA for properties acquired in the trailing twelve months that were financed, in whole or in part, with indebtedness, derived from its purchase price and asset value calculated in accordance with our credit facility agreement.

(7) Represents the amount of Core FFO paid out in distributions.

(8) Quarterly Core FAD may fluctuate significantly due to the timing of capital expenditures and leasing commission costs.

(9) Based on the closing price per share of Class A common stock as of the period end.

(10) We have two classes of common stock as a means to give our OP Unit holders voting rights in the public company that correspond to their economic interest in the combined entity. A one-time option was created at our formation transactions for any pre-IPO OP Unit holder to exchange one OP Unit out of every 50 OP Units they owned for one Class B share, and such Class B share carries 50 votes to the extent such holder continues to hold 49 OP units for every Class B share.

(11) Represents fully diluted common stock and operating partnership units as it includes unvested restricted stock and unvested LTIP units.

Page 9

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			Third Quarter 2026
			Property Summary - Same Store NOI
			(unaudited and dollars in thousands)

			Three Months Ended																														Nine Months Ended
			September 30, 2026						June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025						September 30, 2026						September 30, 2025
Same Store Portfolio(1)
Revenues			$	147,715					$	149,029					$	144,100					$	142,448					$	141,703					$	440,844					$	416,301
Operating expenses			(75,389)						(73,013)						(75,887)						(74,348)						(72,384)						(224,289)						(214,765)
Same store property NOI			72,326						76,016						68,213						68,100						69,319						216,555						201,536
Straight-line rent			(5,662)						(10,683)						(4,650)						(3,868)						(4,129)						(20,995)						(12,345)
Above/below-market rent revenue amortization			(423)						(414)						(616)						(822)						(821)						(1,453)						(2,459)
Amortization of below-market ground leases			426						1,249						1,958						1,958						1,957						3,633						5,873
Total same store property cash NOI - excluding lease termination fees			$	66,667					$	66,168					$	64,905					$	65,368					$	66,326					$	197,740					$	192,605
Percent change over prior year			0.5		%				3.1		%				4.5		%				1.5		%				3.0		%				2.7		%				0.5		%
Total same store property cash NOI - excluding lease termination fees			$	66,667					$	66,168					$	64,905					$	65,368					$	66,326					$	197,740					$	192,605
Lease termination fees			—						—						1,356						—						—						1,356						464
Total same store property cash NOI			$	66,667					$	66,168					$	66,261					$	65,368					$	66,326					$	199,096					$	193,069
Same Store Office(1),(2)
Revenues			$	129,910					$	131,784					$	127,009					$	124,999					$	124,651					$	388,703					$	365,387
Operating expenses			(67,987)						(65,977)						(68,940)						(67,127)						(65,451)						(202,904)						(193,740)
Same store property NOI			61,923						65,807						58,069						57,872						59,200						185,799						171,647
Straight-line rent			(5,269)						(10,390)						(4,233)						(3,317)						(3,641)						(19,892)						(10,411)
Above/below-market rent revenue amortization			(276)						(303)						(473)						(611)						(610)						(1,052)						(1,826)
Amortization of below-market ground leases			426						1,249						1,958						1,958						1,957						3,633						5,873
Total same store property cash NOI - excluding lease termination fees			56,804						56,363						55,321						55,902						56,906						168,488						165,283
Lease termination fees			—						—						1,356						—						—						1,356						464
Total same store property cash NOI			$	56,804					$	56,363					$	56,677					$	55,902					$	56,906					$	169,844					$	165,747
Same Store Retail(1)
Revenues			$	7,453					$	7,299					$	7,149					$	7,294					$	6,972					$	21,901					$	21,342
Operating expenses			(2,394)						(2,277)						(2,046)						(2,200)						(2,147)						(6,717)						(6,581)
Same store property NOI			5,059						5,022						5,103						5,094						4,825						15,184						14,761
Straight-line rent			(377)						(271)						(388)						(487)						(420)						(1,036)						(1,732)
Above/below-market rent revenue amortization			(200)						(163)						(199)						(269)						(269)						(562)						(807)
Amortization of below-market ground leases			—						—						—						—						—						—						—
Total same store property cash NOI - excluding lease termination fees			4,482						4,588						4,516						4,338						4,136						13,586						12,222
Total same store property cash NOI			$	4,482					$	4,588					$	4,516					$	4,338					$	4,136					$	13,586					$	12,222
Same Store Multifamily(1),(3)
Revenues			$	10,352					$	9,946					$	9,942					$	10,155					$	10,080					$	30,240					$	29,572
Operating expenses			(5,008)						(4,759)						(4,901)						(5,021)						(4,786)						(14,668)						(14,444)
Same store property NOI			5,344						5,187						5,041						5,134						5,294						15,572						15,128
Straight-line rent			(16)						(22)						(29)						(64)						(68)						(67)						(202)
Above/below-market rent revenue amortization			53						52						56						58						58						161						174
Amortization of below-market ground leases			—						—						—						—						—						—						—
Total same store property cash NOI - excluding lease termination fees			5,381						5,217						5,068						5,128						5,284						15,666						15,100
Total same store property cash NOI			$	5,381					$	5,217					$	5,068					$	5,128					$	5,284					$	15,666					$	15,100

Notes:

(1) Revenues include the same-store portion of Rental revenue and Other revenue and fees. Operating expenses include the same-store portion of Property operating expenses, Ground rent expenses, and Real estate taxes.

(2) Includes 380,034 rentable square feet of retail space in seven of the Company’s Same Store office properties.

(3) Includes 25,887 rentable square feet of retail space in the Company’s multifamily properties.

Page 10

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			Third Quarter 2026
			Same Store NOI
			(unaudited and dollars in thousands)

			Three Months Ended																														Nine Months Ended
Reconciliation of Net Income (Loss) to Cash NOI and Same Store Cash NOI			September 30, 2026						June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025						September 30, 2026						September 30, 2025
Net income (loss)			$	5,895					$	(39,554)					$	2,995					$	32,172					$	13,645					$	(30,664)					$	40,808
Add:
General and administrative expenses			17,174						25,123						18,093						18,474						18,743						60,390						54,368
Depreciation and amortization			46,661						50,389						50,219						50,566						47,615						147,269						144,196
Interest expense			27,883						27,805						28,137						25,880						25,189						83,825						77,253
Interest expense associated with property in receivership			—						—						—						—						—						—						647
Loss on early extinguishment of debt			—						—						—						97						—						—						—
Goodwill impairment charge			—						166,113						—						—						—						166,113						—
Income tax expense (benefit)			1,875						(767)						(1,062)						1,054						1,645						46						1,504
Less:
Loss (gain) on disposition of property			1,125						(124,622)						—						(21,848)						—						(123,497)						(13,170)
Third-party management and other fees			(277)						(268)						(277)						(240)						(404)						(822)						(1,243)
Interest income			(967)						(1,575)						(613)						(1,949)						(1,146)						(3,155)						(6,799)
Net operating income			99,369						102,644						97,492						104,206						105,287						299,505						297,564
Straight-line rent			(7,287)						(12,340)						(7,209)						(4,320)						(4,688)						(26,836)						(13,719)
Above/below-market rent revenue amortization			(394)						(384)						(670)						(737)						(821)						(1,448)						(2,459)
Amortization of below-market ground leases			426						1,249						1,958						1,958						1,957						3,633						5,873
Total cash NOI - including Observatory and lease termination fees			92,114						91,169						91,571						101,107						101,735						274,854						287,259
Less: Observatory NOI, excluding intercompany rent			(15,604)						(12,430)						(10,642)						(24,445)						(26,527)						(38,676)						(65,647)
Less: cash NOI from non-Same Store properties			(9,843)						(12,571)						(14,668)						(11,294)						(8,882)						(37,082)						(28,543)
Total Same Store property cash NOI - including lease termination fees			66,667						66,168						66,261						65,368						66,326						199,096						193,069
Less: Lease termination fees			—						—						(1,356)						—						—						(1,356)						(464)
Total Same Store property cash NOI - excluding Observatory and lease termination fees			$	66,667					$	66,168					$	64,905					$	65,368					$	66,326					$	197,740					$	192,605

Page 11

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			Third Quarter 2026
			Property Summary - Leasing Activity by Quarter
			(unaudited)

			Three Months Ended
			September 30, 2026						June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025
Total Office and Retail Portfolio(1)
Total leases executed			27						21						11						27						16
Weighted average lease term			8.1 years						9.7 years						12.2 years						6.7 years						8.1 years
Average free rent period			5.7 months						9.5 months						13.9 months						2.9 months						6.0 months
Office
Total square footage executed			170,608						363,968						90,687						333,451						71,859
Average starting cash rent psf - leases executed			$	73.12					$	72.75					$	59.46					$	73.63					$	69.97
Previously escalated cash rents psf			$	66.53					$	61.75					$	55.66					$	69.20					$	67.33
Percentage of new cash rent over previously escalated rents			9.9		%				17.8		%				6.8		%				6.4		%				3.9		%
Retail
Total square footage executed			18,869						17,831						22,797						125,022						16,021
Average starting cash rent psf - leases executed			$	221.79					$	502.26					$	135.49					$	81.43					$	128.33
Previously escalated cash rents psf			$	257.72					$	677.47					$	137.03					$	83.81					$	145.48
Percentage of new cash rent over previously escalated rents			(13.9)		%				(25.9)		%				(1.1)		%				(2.8)		%				(11.8)		%
Total Office and Retail Portfolio
Total square footage executed			189,477						381,799						113,484						458,473						87,880
Average starting cash rent psf - leases executed			$	87.93					$	95.04					$	74.73					$	75.61					$	80.61
Previously escalated cash rents psf			$	85.57					$	93.69					$	72.01					$	72.90					$	81.57
Percentage of new cash rent over previously escalated rents			2.8		%				1.4		%				3.8		%				3.7		%				(1.2)		%
Leasing commission costs per square foot			$	24.27					$	34.18					$	32.21					$	21.53					$	33.24
Tenant improvement costs per square foot			53.05						85.35						104.97						33.61						59.60
Total LC and TI per square foot(2)			$	77.32					$	119.53					$	137.18					$	55.14					$	92.84
Total LC and TI per square foot per year of weighted average lease term			$	9.51					$	12.34					$	11.24					$	8.25					$	11.48
Occupancy(3),(4)			92.3		%				89.4		%				88.2		%				90.3		%				90.0		%

Manhattan Office Portfolio
Total leases executed			21						17						9						18						14
Office - New Leases
Total square footage executed			125,239						252,344						83,397						106,311						26,430
Average starting cash rent psf - leases executed			$	73.37					$	74.26					$	58.54					$	70.97					$	68.56
Previously escalated cash rents psf			$	63.15					$	63.97					$	55.27					$	62.55					$	67.69
Percentage of new cash rent over previously escalated rents			16.2		%				16.1		%				5.9		%				13.5		%				1.3		%
Office - Renewal Leases(1)
Current Renewals			19,334						111,624						7,290						14,542						30,907
Early Renewals			26,035						—						—						212,598						14,522
Total square footage executed			45,369						111,624						7,290						227,140						45,429
Average starting cash rent psf - leases executed			$	72.43					$	69.87					$	70.00					$	74.88					$	70.80
Previously escalated cash rents psf			$	75.87					$	57.47					$	60.19					$	72.31					$	67.11
Percentage of new cash rent over previously escalated rents			(4.5)		%				21.6		%				16.3		%				3.6		%				5.5		%
Total Manhattan Office Portfolio
Total square footage executed			170,608						363,968						90,687						333,451						71,859
Average starting cash rent psf - leases executed			$	73.12					$	72.75					$	59.46					$	73.63					$	69.97
Previously escalated cash rents psf			$	66.53					$	61.75					$	55.66					$	69.20					$	67.33
Percentage of new cash rent over previously escalated rents			9.9		%				17.8		%				6.8		%				6.4		%				3.9		%
Leasing commission costs per square foot			$	21.50					$	30.09					$	23.49					$	14.38					$	20.16
Tenant improvement costs per square foot			58.91						88.96						105.06						36.36						47.79
Total LC and TI per square foot(2)			$	80.41					$	119.05					$	128.55					$	50.74					$	67.95
Total LC and TI per square foot per year of weighted average lease term			$	10.39					$	12.23					$	12.30					$	10.01					$	10.76
Occupancy(3),(4)			91.9		%				89.1		%				87.9		%				89.9		%				90.3		%

(Table continued on next page)

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			Third Quarter 2026
			Property Summary - Leasing Activity by Quarter - (Continued)
			(unaudited)

			Three Months Ended
			September 30, 2026						June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025
Retail Portfolio
Total leases executed			6						4						2						9						2
Total square footage executed			18,869						17,831						22,797						125,022						16,021
Average starting cash rent psf - leases executed			$	221.79					$	502.26					$	135.49					$	81.43					$	128.33
Previously escalated cash rents psf			$	257.72					$	677.47					$	137.03					$	83.81					$	145.48
Percentage of new cash rent over previously escalated rents			(13.9)		%				(25.9)		%				(1.1)		%				(2.8)		%				(11.8)		%
Leasing commission costs per square foot			$	49.33					$	117.64					$	66.91					$	40.58					$	91.92
Tenant improvement costs per square foot			—						11.81						104.62						26.29						112.59
Total LC and TI per square foot(2)			$	49.33					$	129.45					$	171.53					$	66.87					$	204.51
Total LC and TI per square foot per year of weighted average lease term			$	4.21					$	14.92					$	8.95					$	6.09					$	12.74
Occupancy(3),(4)			96.6		%				92.8		%				91.2		%				94.4		%				92.8		%

Multifamily Portfolio
Percent occupied			97.1		%				97.7		%				96.4		%				97.8		%				98.6		%
Total number of units			743						743						743						743						743

Notes:

(1) Includes Early Renewals which are leases that were signed over two years prior to the lease expiration.

(2) Presents all tenant improvement and leasing commission costs as if they were incurred in the period in which the lease was signed, which may be different than the period in which they are paid.

(3) All occupancy rates exclude broadcasting and storage space.

(4) As applicable, excludes approximately 15,000 square feet of space under redevelopment related to the June 2025 acquisition of 86-90 North 6th Street, approximately 396,000 square feet of space, comprised of 368,000 square feet of office space and 28,000 square feet of retail space, related to the December 2025 acquisition of 130 Mercer Street, that was not yet stabilized at the end of the quarter, and approximately 22,000 square feet related to the March 2026 acquisition of 41-55 North 6th Street, which is newly constructed and currently vacant. Beginning in Q3 2026, excludes approximately 457,000 square feet of office space and 29,000 square feet of retail space related to 1359 Broadway, which was sold subsequent to quarter-end.

Page 13

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			Third Quarter 2026
			Commercial Property Detail
			(unaudited)

Property Name			Location or Sub-Market						Rentable Square Feet (1)						Percent Occupied (2),(3)						Percent Leased (3),(4)						Annualized Rent (5)						Annualized Rent per Occupied Square Foot (6)						Number of Leases (7)
Office Properties (8),(9)
The Empire State Building			Penn Station -Times Sq. South						2,705,543						94.7		%				97.4		%				$	190,399,872					$	75.00					144
One Grand Central Place			Grand Central						1,246,331						90.6		%				92.6		%				75,583,492						67.08						114
501 Seventh Avenue			Penn Station -Times Sq. South						458,001						67.8		%				81.0		%				17,658,299						57.02						9
Broadway Campus
1400 Broadway			Penn Station -Times Sq. South						917,281						92.9		%				98.3		%				54,883,654						64.46						17
111 West 33rd Street			Penn Station -Times Sq. South						640,755						94.6		%				100.0		%				44,677,777						73.67						22
1350 Broadway (10)			Penn Station -Times Sq. South						384,128						100.0		%				100.0		%				23,773,961						62.05						53
1333 Broadway			Penn Station -Times Sq. South						297,126						89.8		%				89.8		%				15,729,894						58.97						10
Total Broadway Campus									2,239,290						94.2		%				98.0		%				139,065,286						65.98						102
Total/Weighted Average Office Properties									6,649,165						91.9		%				95.5		%				422,706,949						69.49						369
Retail Properties (8),(9)
North 6th Street Collection(11)			Williamsburg - Brooklyn						87,355						97.5		%				97.5		%				13,540,582						159.02						17
The Empire State Building			Penn Station -Times Sq. South						85,455						77.6		%				77.6		%				7,669,029						115.65						11
One Grand Central Place			Grand Central						70,780						100.0		%				100.0		%				8,797,834						124.30						12
1542 Third Avenue			Upper East Side						58,161						100.0		%				100.0		%				3,124,100						53.71						4
10 Union Square East			Union Square						58,049						98.0		%				100.0		%				8,726,079						153.45						10
1010 Third Avenue			Upper East Side						28,243						100.0		%				100.0		%				3,143,629						111.31						1
501 Seventh Avenue			Penn Station -Times Sq. South						27,213						100.0		%				100.0		%				1,990,338						73.14						9
77 West 55th Street			Midtown						25,388						100.0		%				100.0		%				2,272,765						89.52						3
561 10th Avenue			Hudson Yards						11,822						100.0		%				100.0		%				1,866,062						157.85						2
298 Mulberry Street			NoHo						10,365						100.0		%				100.0		%				2,002,467						193.20						1
345 East 94th Street			Upper East Side						3,700						100.0		%				100.0		%				276,460						74.72						1
Broadway Campus
112 West 34th Street			Penn Station -Times Sq. South						93,057						100.0		%				100.0		%				26,183,540						281.37						4
1333 Broadway			Penn Station -Times Sq. South						67,001						100.0		%				100.0		%				10,545,748						157.40						4
1350 Broadway (10)			Penn Station -Times Sq. South						19,511						100.0		%				100.0		%				4,148,077						212.60						6
1400 Broadway			Penn Station -Times Sq. South						17,017						100.0		%				100.0		%				2,105,005						123.70						7
Total Broadway Campus									196,586						100.0		%				100.0		%				42,982,370						218.64						21
Total/Weighted Average Retail Properties									663,117						96.6		%				96.8		%				96,391,715						150.47						92
Portfolio Total									7,312,282						92.3		%				95.6		%				$	519,098,664					$	77.21					461

Notes:

(1) Excludes (i) 167,370 square feet of space across the Company's portfolio attributable to building management use and tenant amenities, (ii) 87,428 square feet of space attributable to the Company's Observatory, and (iii) square footage related to the Company's residential units.

(2) Based on leases signed and commenced as of September 30, 2026.

(3) Percent occupied and percent leased exclude 95,165 rentable square feet of broadcasting and storage space.

(4) Includes occupied space plus leases signed but not commenced as of September 30, 2026.

(5) Represents annualized base rent and current reimbursement for operating expenses and real estate taxes.

(6) Represents annualized rent under leases commenced as of September 30, 2026 divided by occupied square feet.

(7) Represents the number of leases at each property or on a portfolio basis. If a tenant has more than one lease, whether or not at the same property, but with different expirations, the number of leases is calculated equal to the number of leases with different expirations.

(8) Excludes approximately 396,000 square feet of space, comprised of 368,000 square feet of office space and 28,000 square feet of retail space, related to the December 2025 acquisition of 130 Mercer Street, that was not yet stabilized at the end of the quarter. As of September 30, 2026, the percent occupied was 70.6% and the percent leased was 80.6%, which was comprised of 68.3% occupied and 79.0% leased for office space and 100.0% occupied and leased for retail space.

(9) Excludes approximately 457,000 square feet of office space and 29,000 square feet of retail space related to 1359 Broadway, which was sold subsequent to quarter-end.

(10) Denotes a ground leasehold interest in the property with a remaining term, including unilateral extension rights available to the Company, of approximately 24 years (expiring July 31, 2050).

(11) Excludes approximately 15,000 square feet of space related to the June 30, 2025 acquisition of 86-90 North 6th Street, which is under redevelopment. As of September 30, 2026, the percent occupied and percent leased were 0% and 49.5%, respectively. In addition, excludes approximately 22,000 square feet related to the March 2026 acquisition of 41-55 North 6th Street, which is newly constructed and currently vacant.

Page 14

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			Third Quarter 2026
			Total Portfolio Expirations and Vacates Summary
			(unaudited and in square feet)

			Actual						Forecast (1)																														Forecast (1)
			Three Months Ended
Total Office and Retail Portfolio (2),(3)			September 30, 2026						December 31, 2026						March 31, 2027						June 30, 2027						September 30, 2027						December 31, 2027						Full Year 2027
Total expirations			171,701						65,527						54,429						70,706						84,791						166,548						376,474
Less: broadcasting			(511)						—						(3,075)						(222)						(637)						(1,400)						(5,334)
Office and retail expirations			171,190						65,527						51,354						70,484						84,154						165,148						371,140
Renewals & relocations (4)			41,369						—						4,263						5,273						—						—						9,536
New leases (5)			92,444						16,321						19,624						19,095						18,252						63,134						120,105
Vacates (6)			37,377						48,853						23,731						35,700						26,348						87,802						173,581
Unknown (7)			—						353						3,736						10,416						39,554						14,212						67,918
Total Office and Retail Portfolio expirations and vacates			171,190						65,527						51,354						70,484						84,154						165,148						371,140
Office Portfolio (2),(3)
Total expirations			160,541						65,174						47,012						70,706						84,791						166,261						368,770
Less: broadcasting			(511)						—						(3,075)						(222)						(637)						(1,400)						(5,334)
Office expirations			160,030						65,174						43,937						70,484						84,154						164,861						363,436
Renewals & relocations (4)			41,369						—						4,263						5,273						—						—						9,536
New leases (5)			86,252						16,321						19,624						19,095						18,252						63,134						120,105
Vacates (6)			32,409						48,853						16,314						35,700						26,348						87,515						165,877
Unknown (7)			—						—						3,736						10,416						39,554						14,212						67,918
Total expirations and vacates			160,030						65,174						43,937						70,484						84,154						164,861						363,436
Retail Portfolio (2),(3)
Retail expirations			11,160						353						7,417						—						—						287						7,704
Renewals & relocations (4)			—						—						—						—						—						—						—
New leases (5)			6,192						—						—						—						—						—						—
Vacates (6)			4,968						—						7,417						—						—						287						7,704
Unknown (7)			—						353						—						—						—						—						—
Total expirations and vacates			11,160						353						7,417						—						—						287						7,704

Notes:

(1) These forecasts, which are subject to change, are based on management's current expectations, including, among other things, discussions with and other information provided by tenants as well as management's analyses of past historical trends.

(2) Any lease on month-to-month or short-term will re-appear in "Actual" in each period until tenant has vacated or renewed, and thus it would be double counted if periods were cumulated. "Forecast" avoids double counting.

(3) Includes in-place leases at 130 Mercer Street which was acquired in December 2025 and was not yet stabilized at the end of the quarter. Excludes in-place leases at 1359 Broadway for forecast periods, as the property was disposed of subsequent to quarter-end.

(4) For forecasted periods, “Renewals & relocations” includes the following: tenants renew their existing leases in all or a portion of their current spaces; tenants which signed renewal leases for a term of less than six months and reappear in forecast periods in 2026 and 2027; and tenants who move within a building or within the Company's portfolio.

(5) For forecasted periods, “New Leases” represents leases that have been signed with a new tenant, a subtenant who signed a direct lease or a tenant who expanded. There may be downtime between the lease expiration and the new lease commencement.

(6) For forecasted periods, “Vacates” assumes a tenant elects not to renew at the end of their existing lease or exercises an early termination option; leases that the Company decides not to renew at the end of tenants' existing lease due to anticipated future redevelopment or for other reasons. This also may include early lease terminations.

(7) For forecasted periods, "Unknown" represents tenants whose intentions are unknown.

Page 15

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			Third Quarter 2026
			Tenant Lease Expirations
			(unaudited)

Total Office and Retail Lease Expirations(1)			Number of Leases Expiring(2)						Rentable Square Feet Expiring(3)						Percent of Portfolio Rentable Square Feet Expiring						Annualized Rent(4)						Percent of Annualized Rent						Annualized Rent Per Rentable Square Foot
Available			—						451,718						5.8		%				$	—					—		%				$	—
Signed leases not commenced			17						286,275						3.7		%				—						—		%				—
3Q 2026(5)			8						129,506						1.7		%				7,447,145						1.3		%				57.50
4Q 2026			12						65,527						0.8		%				4,396,480						0.8		%				67.09
Total 2026			20						195,033						2.5		%				11,843,625						2.1		%				60.73
1Q 2027			12						54,429						0.7		%				4,142,965						0.8		%				76.12
2Q 2027			12						70,706						0.9		%				4,806,007						0.9		%				67.97
3Q 2027			16						84,791						1.1		%				5,614,741						1.0		%				66.22
4Q 2027			13						166,548						2.2		%				9,261,073						1.7		%				55.61
Total 2027			53						376,474						4.9		%				23,824,786						4.4		%				63.28
2028			54						771,700						10.0		%				50,235,518						9.1		%				65.10
2029			64						723,996						9.3		%				55,854,152						10.1		%				77.15
2030			53						684,852						8.8		%				52,772,412						9.6		%				77.06
2031			49						270,885						3.5		%				28,779,255						5.2		%				106.24
2032			33						312,354						4.0		%				26,442,970						4.8		%				84.66
2033			37						316,798						4.1		%				27,777,612						5.0		%				87.68
2034			21						253,000						3.3		%				27,650,873						5.0		%				109.29
2035			18						369,216						4.8		%				26,713,957						4.8		%				72.35
2036			25						994,659						12.8		%				77,936,061						14.1		%				78.35
Thereafter			40						1,737,091						22.5		%				141,915,950						25.8		%				81.70
Total			484						7,744,051						100.0		%				$	551,747,171					100.0		%				$	78.75

Office Properties(1), (6)
Available			—						400,611						5.7		%				$	—					—		%				$	—
Signed leases not commenced			15						278,596						4.0		%				—						—		%				—
3Q 2026(5)			7						121,109						1.7		%				6,816,718						1.5		%				56.29
4Q 2026			11						65,174						0.9		%				4,396,480						1.0		%				67.46
Total 2026			18						186,283						2.6		%				11,213,198						2.5		%				60.19
1Q 2027			11						47,012						0.7		%				3,338,568						0.8		%				71.02
2Q 2027			12						70,706						1.0		%				4,806,007						1.1		%				67.97
3Q 2027			16						84,791						1.2		%				5,614,741						1.3		%				66.22
4Q 2027			12						166,261						2.4		%				9,203,770						2.1		%				55.36
Total 2027			51						368,770						5.3		%				22,963,086						5.3		%				62.27
2028			50						760,290						10.8		%				48,417,142						10.9		%				63.68
2029			54						613,170						8.7		%				42,596,909						9.6		%				69.47
2030			43						660,150						9.4		%				46,422,755						10.5		%				70.32
2031			40						207,530						3.0		%				15,455,683						3.5		%				74.47
2032			26						271,858						3.9		%				21,400,526						4.8		%				78.72
2033			24						273,223						3.9		%				17,436,166						3.9		%				63.82
2034			13						214,652						3.1		%				15,807,249						3.6		%				73.64
2035			14						362,425						5.2		%				26,178,808						5.9		%				72.23
2036			17						914,556						13.0		%				72,029,358						16.3		%				78.76
Thereafter			22						1,504,817						21.4		%				103,212,637						23.2		%				68.59
Total office properties			387						7,016,931						100.0		%				$	443,133,517					100.0		%				$	69.92

(Table continued on next page)

Page 16

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			Third Quarter 2026
			Tenant Lease Expirations
			(unaudited)

Retail Properties(1)			Number of Leases Expiring(2)						Rentable Square Feet Expiring(3)						Percent of Portfolio Rentable Square Feet Expiring						Annualized Rent(4)						Percent of Annualized Rent						Annualized Rent Per Rentable Square Foot
Available			—						51,107						7.0		%				$	—					—		%				$	—
Signed leases not commenced			2						7,679						1.1		%				—						—		%				—
3Q 2026(5)			1						8,397						1.2		%				630,427						0.6		%				75.08
4Q 2026(7)			1						353						—		%				—						—		%				—
Total 2026			2						8,750						1.2		%				630,427						0.6		%				72.05
1Q 2027			1						7,417						1.0		%				804,397						0.7		%				108.45
2Q 2027			—						—						—		%				—						—		%				—
3Q 2027			—						—						—		%				—						—		%				—
4Q 2027			1						287						—		%				57,303						0.1		%				199.66
Total 2027			2						7,704						1.0		%				861,700						0.8		%				111.85
2028			4						11,410						1.6		%				1,818,376						1.7		%				159.37
2029			10						110,826						15.2		%				13,257,243						12.2		%				119.62
2030			10						24,702						3.4		%				6,349,657						5.8		%				257.05
2031			9						63,355						8.7		%				13,323,572						12.3		%				210.30
2032			7						40,496						5.6		%				5,042,444						4.6		%				124.52
2033			13						43,575						6.0		%				10,341,446						9.5		%				237.33
2034			8						38,348						5.3		%				11,843,624						10.9		%				308.85
2035			4						6,791						0.9		%				535,149						0.5		%				78.80
2036			8						80,103						11.0		%				5,906,703						5.4		%				73.74
Thereafter			18						232,274						32.0		%				38,703,313						35.7		%				166.63
Total retail properties			97						727,120						100.0		%				$	108,613,654					100.0		%				$	162.51

Notes:

(1) Includes December 2025 acquisition of 130 Mercer Street, which was not yet stabilized at the end of the quarter, June 2025 acquisition of 86-90 North 6th Street, which is under redevelopment, and March 2026 acquisition of 41-55 North 6th Street, which is newly constructed and currently vacant. Excludes 1359 Broadway, which was sold subsequent to quarter-end.

(2) If a tenant has more than one lease, whether or not at the same property, but with different expirations, the number of leases is calculated equal to the number of leases with different expirations.

(3) Excludes (i) 167,370 square feet of space across the Company's portfolio attributable to building management use and tenant amenities, (ii) 87,428 square feet of space attributable to the Company's Observatory, and (iii) square footage related to the Company's residential units.

(4) Represents annualized base rent and current reimbursement for operating expenses and real estate taxes.

(5) Represents leases that are included in occupancy as of September 30, 2026 and expire on September 30, 2026.

(6) Excludes (i) retail space in the Company’s office properties and (ii) the Empire State Building broadcasting licenses and Observatory operations.

(7) Includes a percentage rent lease with no annualized rent.

Page 17

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			Third Quarter 2026
			20 Largest Tenants and Portfolio Tenant Diversification by Industry
			(unaudited)

20 Largest Tenants(1)						Property						Lease Expiration(2)						Weighted Average Remaining Lease Term(3)						Total Occupied Square Feet(4)						Percent of Portfolio Rentable Square Feet(5)						Annualized Rent(6)						Percent of Portfolio Annualized Rent(7)
1.			LinkedIn			Empire State Building						Jan. 2029 - Jul. 2042						9.6 years						588,476						7.71		%				$	48,641,113					8.82		%
2.			Flagstar Bank			1400 Broadway						Aug. 2039						12.9 years						313,109						4.10		%				20,040,689						3.63		%
3.			Scholastic Inc.			130 Mercer						Dec. 2040						14.3 years						221,952						2.91		%				18,208,375						3.30		%
4.			Sephora USA, Inc.			112 West 34th Street, 130 Mercer						Jan. 2034 - Jan. 2037						9.2 years						21,834						0.29		%				17,620,708						3.19		%
5.			Institutional Capital Network, Inc.			One Grand Central Place						Dec. 2041						15.3 years						232,754						3.05		%				17,313,046						3.14		%
6.			Centric Brands Inc.			Empire State Building						Oct. 2028						2.1 years						252,929						3.31		%				16,189,021						2.93		%
7.			Burlington Merchandising Corporation			1400 Broadway						Dec. 2042						16.3 years						170,763						2.24		%				10,807,813						1.96		%
8.			PVH Corp			501 Seventh Avenue						Oct. 2028						2.1 years						172,004						2.25		%				9,965,911						1.81		%
9.			Macy's			111 West 33rd Street						May 2030						3.7 years						131,117						1.72		%				9,933,794						1.80		%
10.			Coty Inc.			Empire State Building						Jan. 2030						3.3 years						156,187						2.05		%				9,835,093						1.78		%
11.			Target Corporation			112 West 34th St., 10 Union Square East						Jan. 2038						11.3 years						81,340						1.07		%				9,711,363						1.76		%
12.			Foot Locker, Inc.			112 West 34th Street						Sep. 2031						5.0 years						34,192						0.45		%				8,673,629						1.57		%
13.			URBAN OUTFITTERS			1333 Broadway						Sep. 2029						3.0 years						56,730						0.74		%				8,489,236						1.54		%
14.			Shutterstock, Inc.			Empire State Building						Apr. 2029						2.6 years						108,937						1.43		%				7,945,519						1.44		%
15.			Fragomen			1400 Broadway						Feb. 2035						8.4 years						107,680						1.41		%				7,248,133						1.31		%
16.			HNTB Corporation(8)			Empire State Building						Jun. 2027 - Sep. 2034						7.3 years						86,211						1.13		%				6,889,030						1.25		%
17.			The Michael J. Fox Foundation			111 West 33rd Street						Nov. 2029						3.2 years						86,492						1.13		%				6,781,060						1.23		%
18.			Li & Fung			Empire State Building						Oct. 2028						2.1 years						103,463						1.35		%				6,355,553						1.15		%
19.			Gerson Lehrman Group, Inc.			One Grand Central Place						Sep. 2037						11.0 years						95,612						1.25		%				5,970,787						1.08		%
20.			Kohl's			1400 Broadway						May 2029						2.7 years						91,775						1.20		%				5,342,017						0.97		%
			Total																					3,113,557						40.79		%				$	251,961,890					45.66		%

Portfolio Tenant Diversification by Industry (based on annualized rent)(1)

Notes:

(1) Includes in-place leases at 130 Mercer Street which was acquired in December 2025 and was not yet stabilized at the end of the quarter. Excludes in-place leases at 1359 Broadway, which was sold subsequent to quarter-end.

(2) Expiration dates are per lease and do not assume exercise of renewal or extension options. If a tenant has more than one lease, whether or not at the same property, but with different expirations, the lease expiration is shown as a range.

(3) Represents the weighted average lease term based on annualized rent.

(4) Based on leases signed and commenced as of September 30, 2026.

(5) Represents the percentage of rentable square feet of the Company's office and retail portfolios in the aggregate.

(6) Represents annualized base rent and current reimbursement for operating expenses and real estate taxes.

(7) Represents the percentage of annualized rent of the Company's office and retail portfolios in the aggregate.

(8) Includes 7,850 square feet of expiries by December 31, 2027, none of which has been re-leased as of September 30, 2026.

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			Third Quarter 2026
			Incremental Cash Rent Contributing to Cash NOI, Capital Expenditures and Redevelopment Program
			(unaudited and dollars in thousands)

Incremental Cash Rent Contributing to Cash NOI in the Following Years From Burn-off of Free Rent(1) and Signed Leases not Commenced(2)

						Square						Incremental Annual						Incremental Cash Rent(3) Contributing to Cash NOI in the Following Years
Expected Cash Commencement						Feet						Cash Rent						2026						2027						2028						2029						2030
Fourth quarter 2026						351,090						$	28,035					$	4,424					$	27,971					$	27,505					$	27,310					$	27,035
First quarter 2027						26,230						2,586						—						2,460						2,586						2,586						2,586
Second quarter 2027						58,060						3,647						—						2,222						3,647						3,647						3,662
Third quarter 2027						319,794						17,894						—						6,264						17,894						17,894						17,894
Fourth quarter 2027						375,762						37						—						11						37						37						37
First quarter 2028						63,324						5,754						—						—						5,302						5,754						5,754
Second quarter 2028						171,552						5,650						—						—						3,943						5,650						5,650
Third quarter 2028						13,932						920						—						—						461						920						920
First quarter 2029						96,707						2,210						—						—						—						2,204						2,210
						1,476,451						$	66,733					$	4,424					$	38,928					$	61,375					$	66,002					$	65,748

						Initial Annual						Incremental Annual						Incremental Cash Rent(3) Contributing to Cash NOI in the Following Years
3Q 2026						Cash Rent						Cash Rent						2026						2027						2028						2029						2030
Commenced leases in free rent period						$	47,136					$	43,067					$	4,424					$	34,158					$	42,427					$	42,341					$	42,067
Signed leases not commenced						32,858						23,666						—						4,770						18,948						23,661						23,681
						$	79,994					$	66,733					$	4,424					$	38,928					$	61,375					$	66,002					$	65,748

			Three Months Ended
Capital expenditures			September 30, 2026						June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025
Tenant improvements - first generation			$	884					$	2,503					$	138					$	—					$	29
Tenant improvements - second generation			1,427						24,720						13,159						21,406						15,979
Leasing commissions - first generation			—						1,666						—						1,387						—
Leasing commissions - second generation			4,913						11,435						3,722						8,730						3,144
Building improvements - first generation			5,848						6,449						2,507						2,556						1,094
Building improvements - second generation			5,637						2,676						4,765						4,704						5,571
Non-recurring capital improvements			2,936						11,015						3,102						8,499						14,495
Total			$	21,645					$	60,464					$	27,393					$	47,282					$	40,312

Notes:

(1) Reflects contractual cash rent assumptions based on in-place leases and does not represent guidance or projections of future financial performance.

(2) Excludes 1359 Broadway, which was sold subsequent to quarter-end.

(3) Reflects initial annual cash rent less annual cash rent from existing tenant in the space.

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			Third Quarter 2026
			Observatory Summary
			(unaudited and dollars in thousands)

						Twelve Months to Date						Three Months Ended
Observatory NOI												September 30, 2026						June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025
Observatory revenue (1)						$	104,775					$	26,808					$	24,225					$	18,510					$	35,232					$	36,037
Observatory expenses						41,654						11,204						11,795						7,868						10,787						9,510
NOI, excluding intercompany rent (2)						$	63,121					$	15,604					$	12,430					$	10,642					$	24,445					$	26,527
Observatory Metrics
Number of visitors (3)												481,000						450,000						350,000						618,000						648,000
Change in visitors year-over-year												(25.8)		%				(28.5)		%				(18.2)		%				(13.9)		%				(10.9)		%
Number of bad weather days ("BWD") (4)												13						8						15						15						6

Notes:

(1) Observatory revenues include the fixed license fee received from WDFG North America, the Observatory gift shop operator. For the three months ended September 30, 2026, June 30, 2026, March 31, 2026, December 31, 2025, and September 30, 2025, the fixed license fee was $970, $970, $970, $1,904, and $1,904, respectively.

(2) The Observatory pays a market-based rent comprised of fixed and percentage rent to the Empire State Building. Intercompany rent is eliminated upon consolidation. For the three months ended September 30, 2026, June 30, 2026, March 31, 2026, December 31, 2025, and September 30, 2025, the intercompany rent expense was $12,458, $14,771, $12,821, $20,295, and $20,185, respectively.

(3) Reflects the number of visitors who pass through the turnstile, excluding visitors who make a second visit on the same ticket at no additional charge.

(4) The Company defines a bad weather day as one in which the top of the Empire State Building is obscured from view for more than 50% of the day.

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			Third Quarter 2026
			Debt Summary
			(unaudited and dollars in thousands)

						September 30, 2026
												Weighted Average
Debt Summary						Balance						Interest Rate (1)						Maturity (Years)
Mortgage debt						$	449,571					4.23		%				5.9
Senior unsecured notes						1,350,000						5.00		%				4.3
Unsecured term loan facilities (2)						340,000						4.54		%				3.8
Unsecured revolving credit facility (3)						100,000						5.11		%				2.4
Total fixed rate debt						2,239,571						4.78		%				4.5
Unsecured term loan facilities (4)						—						—						—
Unsecured revolving credit facility (4)						—						—						—
Total variable rate debt						—						—						—
Total debt						2,239,571						4.78		%				4.5
Deferred financing costs, net						(9,657)
Debt discount						(4,817)
Total						$	2,225,097

Available Capacity																		Facility						Outstanding at September 30, 2026						Letters of Credit						Available Capacity
Unsecured revolving credit facility (5)																		$	620,000					$	100,000					$	—					$	520,000

Covenant Summary

Required

Current Quarter

In Compliance

Maximum Total Leverage (6)

< 60%

37.8

%

Yes

Maximum Secured Leverage (7)

< 40%

7.9

%

Yes

Minimum Fixed Charge Coverage

> 1.50x

2.5x

Yes

Minimum Unencumbered Interest Coverage

> 1.75x

3.1x

Yes

Maximum Unsecured Leverage (8)

< 60%

40.0

%

Yes

Notes:

(1) These reflect the weighted average interest rates comprised of either the fixed coupon of the debt, including the effect of applicable treasury locks, the rates which are fixed under variable to fixed interest rate swap agreements.

(2) SOFR is fixed at 2.56% for $175 million through December 31, 2026 and at 3.01% thereafter through maturity. In addition, SOFR is fixed at 3.31%, 3.23% and 3.25% for $95 million, $35 million and $35 million, respectively, through maturity.

(3) SOFR is fixed at 3.40% for $50 million and at 3.80% for an additional $50 million through December 31, 2026.

(4) As of September 30, 2026, each of our unsecured term loan facilities and the balance drawn on our revolving credit facility are fixed under variable to fixed interest rate swap agreements.

(5) This unsecured revolving credit facility matures in March 2029, inclusive of two additional six-month extension options.

(6) Represents the ratio of total indebtedness to total asset value as determined in accordance with the credit facility agreement.

(7) Represents the ratio of secured indebtedness to total asset value as determined in accordance with the credit facility agreement.

(8) Represents the ratio of unsecured indebtedness to unencumbered asset value as determined in accordance with the credit facility agreement.

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			Third Quarter 2026
			Debt Detail
			(unaudited and dollars in thousands)

						Stated Interest Rate (%)						Principal Balance						Maturity Date						Amortization
1542 Third Avenue						4.29		%				$	30,000					5/1/2027						Interest only
1010 Third Avenue & 77 West 55th St.						4.01		%				32,367						1/5/2028						30 years
1333 Broadway						4.21		%				160,000						2/5/2033						Interest only
10 Union Square East (1)						5.33		%				53,500						4/1/2036						Interest only
345 East 94th Street - Series A						70% of SOFR plus 0.95%						43,600						11/1/2030						Interest only
345 East 94th Street - Series B						SOFR plus 2.24%						5,066						11/1/2030						30 years
561 10th Avenue - Series A						70% of SOFR plus 1.07%						114,500						11/1/2033						Interest only
561 10th Avenue - Series B						SOFR plus 2.45%						10,538						11/1/2033						30 years
Total fixed rate mortgage debt												449,571
Unsecured revolving credit facility						SOFR plus 1.40%						100,000						3/8/2029						Interest only
Unsecured term loan facility						SOFR plus 1.60%						95,000						3/8/2029						Interest only
Unsecured term loan facility						SOFR plus 1.60%						245,000						1/15/2031						Interest only
Senior unsecured notes:
Senior unsecured notes due 2027 (Series B)						4.09		%				70,000						3/27/2027						Interest only
Senior unsecured notes due 2028 (Series D)						4.08		%				115,000						1/22/2028						Interest only
Senior unsecured notes due 2029 (Series I)						7.20		%				155,000						6/17/2029						Interest only
Senior unsecured notes due 2030 (Series E)						4.26		%				160,000						3/22/2030						Interest only
Senior unsecured notes due 2030 (Series C)						4.18		%				125,000						3/27/2030						Interest only
Senior unsecured notes due 2031 (Series L)						5.47		%				175,000						1/7/2031						Interest only
Senior unsecured notes due 2031 (Series J)						7.32		%				45,000						6/17/2031						Interest only
Senior unsecured notes due 2032 (Series G)						3.61		%				100,000						3/17/2032						Interest only
Senior unsecured notes due 2032 (Series M)						5.99		%				130,000						7/15/2032						Interest only
Senior unsecured notes due 2033 (Series F)						4.44		%				175,000						3/22/2033						Interest only
Senior unsecured notes due 2034 (Series K)						7.41		%				25,000						6/17/2034						Interest only
Senior unsecured notes due 2035 (Series H)						3.73		%				75,000						3/17/2035						Interest only
Total / weighted average debt						4.78		%				2,239,571
Deferred financing costs, net												(9,657)
Debt discount												(4,817)
Total												$	2,225,097

Notes:

(1) Without the effect of the treasury locks executed in connection with the refinancing of the mortgage, the stated rate is 5.59%.

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			Third Quarter 2026
			Debt Maturities and Ground Lease Commitment
			(unaudited and dollars in thousands)

Year						Maturities (1)						Amortization						Total						Percentage of Total Debt						Weighted Average Interest Rate of Maturing Debt
2026						$	—					$	1,018					$	1,018					—		%				—		%
2027						100,000						4,276						104,276						4.7		%				4.15		%
2028						146,091						3,555						149,646						6.7		%				4.06		%
2029						350,000						3,890						353,890						15.8		%				6.01		%
2030						328,600						4,511						333,111						14.9		%				4.18		%
2031						465,000						3,283						468,283						20.9		%				5.06		%
2032						230,000						3,591						233,591						10.4		%				4.96		%
2033						439,007						3,249						442,256						19.8		%				4.23		%
2034						25,000						—						25,000						1.1		%				7.41		%
2035						75,000						—						75,000						3.3		%				3.73		%
2036						53,500						—						53,500						2.4		%				5.33		%
Total debt						$	2,212,198					$	27,373					2,239,571						100.0		%				4.78		%
Deferred financing costs, net																		(9,657)
Debt discount																		(4,817)
Total																		$	2,225,097

Ground Lease Commitment (2)
Year												1350 Broadway (3)
2026												$	23
2027												72
2028												72
2029												72
2030												72
Thereafter												1,410
												$	1,721

Notes:

(1) Assumes extension options are exercised for the term loans and revolving credit facility.

(2) There are no fair value market resets, no step-ups, and no escalations in the ground lease commitment.

(3) Expires July 31, 2050 with a remaining term, including unilateral extension rights available to the Company, of approximately 24 years.

Page 23