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			Second 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 leases; 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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			Second 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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			Second 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 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 acquired after the beginning of the earliest period presented or 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 for that property to be included in Same Store. The Company’s definition of Same Store also excludes properties held-for-sale or those which we otherwise expect to dispose of in the subsequent quarter 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 June 30, 2026, Same Store excludes 86-90 North Sixth Street, which was acquired in June 2025, 41-55 North Sixth Street, which was acquired in March 2026, 130 Mercer, SoHo, NY, which was acquired in December 2025, Metro Center, Stamford, CT, which was disposed in December 2025, and 250 West 57th Street, which was disposed in June 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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			Second Quarter 2026

COMPANY PROFILE

Empire State Realty Trust, Inc. (NYSE: ESRT) is a NYC-focused REIT that owns and operates a portfolio of well-leased, top of tier, modernized, amenitized, and well-located office, retail, and multifamily assets. ESRT’s flagship Empire State Building, the “World's Most Famous Building,” features its iconic Observation Deck. The Company is a recognized leader in energy efficiency and indoor environmental quality.

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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			Second Quarter 2026
			Consolidated Balance Sheet
			(unaudited and dollars in thousands)

Assets			June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025						June 30, 2025
Real estate properties, at cost			$	4,476,248					$	4,267,420					$	4,205,907					$	3,940,755					$	3,903,950
Less: accumulated depreciation			(1,335,719)						(1,400,827)						(1,366,829)						(1,381,726)						(1,341,144)
Real estate properties, net			3,140,529						2,866,593						2,839,078						2,559,029						2,562,806
Cash and cash equivalents			85,605						68,820						132,657						154,113						94,643
Restricted cash			42,612						37,326						33,854						43,642						42,084
Tenant and other receivables			21,270						23,667						22,063						27,416						28,124
Deferred rent receivables			257,072						261,275						255,270						259,070						255,272
Prepaid expenses and other assets			100,394						62,849						93,355						58,679						85,083
Deferred costs, net			258,166						262,212						267,682						177,307						181,694
Right of use assets, including below-market ground leases, net			42,084						331,503						333,523						335,544						337,565
Goodwill			325,366						491,479						491,479						491,479						491,479
Total assets			$	4,273,098					$	4,405,724					$	4,468,961					$	4,106,279					$	4,078,750
Liabilities and Equity
Mortgage notes payable, net			$	443,102					$	621,392					$	619,269					$	691,046					$	691,440
Senior unsecured notes, net			1,271,149						1,270,909						1,270,668						1,097,498						1,097,355
Unsecured term loan facility, net			337,125						336,972						336,794						268,959						268,883
Unsecured revolving credit facility			175,000						90,000						145,000						—						—
Accounts payable and accrued expenses			132,224						111,918						120,150						111,732						104,315
Acquired below-market leases, net			36,425						37,948						39,767						15,875						17,081
Ground lease liabilities			1,063						27,882						27,944						28,007						28,070
Deferred revenue and other liabilities			50,352						57,601						59,901						64,191						55,343
Tenants' security deposits			36,949						26,964						27,276						30,751						27,015
Total liabilities			2,483,389						2,581,586						2,646,769						2,308,059						2,289,502
Total equity			1,789,709						1,824,138						1,822,192						1,798,220						1,789,248
Total liabilities and equity			$	4,273,098					$	4,405,724					$	4,468,961					$	4,106,279					$	4,078,750

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

			Three Months Ended
			June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025						June 30, 2025
Revenues
Rental revenue (1)			$	165,166					$	166,105					$	159,721					$	158,410					$	153,540
Observatory revenue			24,225						18,510						35,232						36,037						33,899
Lease termination fees			—						1,356						—						—						464
Third-party management and other fees			268						277						240						404						408
Other revenue and fees			7,240						4,077						4,031						2,879						2,939
Total revenues			196,899						190,325						199,224						197,730						191,250
Operating expenses
Property operating expenses			47,774						47,744						47,817						46,957						44,880
Ground rent expenses			1,506						2,331						2,332						2,331						2,332
General and administrative expenses			25,123						18,093						18,474						18,743						18,685
Observatory expenses			11,795						7,868						10,787						9,510						9,822
Real estate taxes			32,912						34,613						33,842						33,241						32,607
Goodwill impairment charge			166,113						—						—						—						—
Depreciation and amortization			50,389						50,219						50,566						47,615						47,802
Total operating expenses			335,612						160,868						163,818						158,397						156,128
Total operating income (loss)			(138,713)						29,457						35,406						39,333						35,122
Other income (expense)
Interest income			1,575						613						1,949						1,146						1,867
Interest expense			(27,805)						(28,137)						(25,880)						(25,189)						(25,126)
Loss on early extinguishment of debt			—						—						(97)						—						—
Gain on disposition of property			124,622						—						21,848						—						—
Income (Loss) before income taxes			(40,321)						1,933						33,226						15,290						11,863
Income tax (expense) benefit			767						1,062						(1,054)						(1,645)						(478)
Net income (loss)			(39,554)						2,995						32,172						13,645						11,385
Non-controlling interests in the Operating Partnership			14,782						(710)						(11,446)						(4,610)						(3,815)
Private perpetual preferred unit distributions			(1,051)						(1,050)						(1,050)						(1,050)						(1,051)
Net income (loss) attributable to common stockholders			$	(25,823)					$	1,235					$	19,676					$	7,985					$	6,519
Weighted average common shares outstanding
Basic			171,039						170,673						168,693						169,250						168,368
Diluted			268,947						269,348						270,328						270,357						269,951
Earnings per share attributable to common stockholders
Basic			$	(0.15)					$	0.01					$	0.12					$	0.05					$	0.04
Diluted			$	(0.15)					$	0.01					$	0.12					$	0.05					$	0.04
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			June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025						June 30, 2025
Base rent			$	142,888					$	144,296					$	138,956					$	136,371					$	133,987
Billed tenant expense reimbursement			22,278						21,809						20,765						22,039						19,553
Total rental revenue			$	165,166					$	166,105					$	159,721					$	158,410					$	153,540

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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			Second 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			June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025						June 30, 2025
Net Income (loss)			$	(39,554)					$	2,995					$	32,172					$	13,645					$	11,385
Preferred unit distributions			(1,051)						(1,050)						(1,050)						(1,050)						(1,051)
Real estate depreciation and amortization			49,463						49,292						49,689						46,741						46,921
Gain on disposition of property			(124,622)						—						(21,848)						—						—
FFO attributable to common stockholders and the Operating Partnership			(115,764)						51,237						58,963						59,336						57,255
Amortization of below-market ground lease			1,249						1,958						1,958						1,957						1,958
Modified FFO attributable to common stockholders and the Operating Partnership			(114,515)						53,195						60,921						61,293						59,213
Severance expenses(1)			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			$	57,134					$	53,195					$	61,650					$	61,293					$	59,213
Total weighted average shares and Operating Partnership units
Basic			268,947						268,792						266,825						266,963						266,899
Diluted			268,947						269,348						270,328						270,357						269,951
FFO attributable to common stockholders and the Operating Partnership per share and unit
Basic			$	(0.43)					$	0.19					$	0.22					$	0.22					$	0.21
Diluted			$	(0.43)					$	0.19					$	0.22					$	0.22					$	0.21
Modified FFO attributable to common stockholders and the Operating Partnership per share and unit
Basic			$	(0.43)					$	0.20					$	0.23					$	0.23					$	0.22
Diluted			$	(0.43)					$	0.20					$	0.23					$	0.23					$	0.22
Core FFO attributable to common stockholders and the Operating Partnership per share and unit
Basic			$	0.21					$	0.20					$	0.23					$	0.23					$	0.22
Diluted			$	0.21					$	0.20					$	0.23					$	0.23					$	0.22

(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			$	57,134					$	53,195					$	61,650					$	61,293					$	59,213
Add:
Amortization of deferred financing costs			1,111						1,262						1,172						1,082						1,080
Non-real estate depreciation and amortization			926						927						877						874						880
Amortization of non-cash compensation expense			7,755						5,872						6,807						6,484						6,900
Amortization of loss on interest rate derivative			1,311						1,385						1,386						1,385						1,386
Deduct:
Straight-line rental revenues, above/below market rent, and other non-cash adjustments			(13,044)						(8,201)						(5,380)						(5,832)						(4,913)
Corporate capital expenditures			(210)						(264)						(772)						(218)						(234)
Tenant improvements - second generation			(24,720)						(13,159)						(21,406)						(15,979)						(36,890)
Building improvements - second generation			(2,676)						(4,765)						(4,704)						(5,571)						(7,868)
Leasing commissions - second generation			(11,435)						(3,722)						(8,730)						(3,144)						(7,605)
Core FAD			$	16,152					$	32,530					$	30,900					$	40,374					$	11,949

Reconciliation of Net Income (Loss) to EBITDA and Adjusted EBITDA
Net income (loss)			$	(39,554)					$	2,995					$	32,172					$	13,645					$	11,385
Interest expense			27,805						28,137						25,880						25,189						25,126
Income tax expense (benefit)			(767)						(1,062)						1,054						1,645						478
Depreciation and amortization			50,389						50,219						50,566						47,615						47,802
EBITDA			37,873						80,289						109,672						88,094						84,791
Gain on disposition of property			(124,622)						—						(21,848)						—						—
Goodwill impairment charge			166,113						—						—						—						—
Adjusted EBITDA			$	79,364					$	80,289					$	87,824					$	88,094					$	84,791

Page 8

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

			Three Months Ended
Office and Retail Metrics:			June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025						June 30, 2025
Total rentable square footage(1)			7,801,494						8,340,647						8,324,766						8,603,750						8,611,559
Percent occupied (1)(2)			89.4		%				88.2		%				90.3		%				90.0		%				89.2		%
Percent leased (1)(3)			94.9		%				93.2		%				93.6		%				92.6		%				93.1		%
Multifamily Metrics:
Total number of units			743						743						743						743						743
Percent occupied			97.7		%				96.4		%				97.8		%				98.6		%				98.6		%
Same Store Property Cash Net Operating Income (NOI) - excluding lease termination fees:
Office portfolio			$	59,621					$	58,752					$	59,544					$	59,200					$	58,091
Retail portfolio			4,588						4,516						4,338						4,136						3,950
Multifamily portfolio			5,217						5,068						5,128						5,284						5,173
Total Same Store Property Cash NOI, excluding lease termination fees			$	69,426					$	68,336					$	69,010					$	68,620					$	67,214
Observatory Metrics:
Observatory NOI, excluding intercompany rent			$	12,430					$	10,642					$	24,445					$	26,527					$	24,077
Number of visitors (4)			450,000						350,000						618,000						648,000						629,000
Change in visitors year-over-year			(28.5)		%				(18.2)		%				(13.9)		%				(10.9)		%				(2.9)		%
Ratios:
Debt to Total Market Capitalization (5)			58.0		%				60.0		%				55.7		%				48.2		%				46.9		%
Net Debt to Total Market Capitalization (5)			57.1		%				59.2		%				54.3		%				46.3		%				45.8		%
Debt and Perpetual Preferred Units to      Total Market Capitalization (5)			60.3		%				62.2		%				57.8		%				50.3		%				49.0		%
Net Debt and Perpetual Preferred Units to      Total Market Capitalization (5)			59.4		%				61.6		%				56.4		%				48.5		%				47.8		%
Debt to Adjusted EBITDA (6)			6.8x						6.5x						6.7x						6.0x						5.8x
Net Debt to Adjusted EBITDA (6)			6.6x						6.3x						6.3x						5.6x						5.6x
Core FFO Payout Ratio (7)			17		%				18		%				16		%				16		%				16		%
Core FAD Payout Ratio (8)			60		%				30		%				32		%				24		%				82		%
Core FFO per share - diluted			$	0.21					$	0.20					$	0.23					$	0.23					$	0.22
Diluted weighted average shares			268,947						269,348						270,328						270,357						269,951
Class A common stock price at quarter end			$	5.41					$	5.20					$	6.52					$	7.66					$	8.09
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)			2.6		%				2.7		%				2.1		%				1.8		%				1.7		%
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			171,790						171,089						169,523						168,970						168,301
Class B common stock (10)			968						970						972						972						975
Operating partnership units			110,470						110,971						107,225						108,674						109,308
Total common stock and operating partnership units     outstanding (11)			283,228						283,030						277,720						278,616						278,584

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, which is under redevelopment, 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.

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

			Three Months Ended																														Six Months Ended
			June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025						June 30, 2025						June 30, 2026						June 30, 2025
Same Store Portfolio(1)
Revenues			$	155,724					$	150,725					$	149,858					$	148,144					$	143,182					$	306,449					$	287,402
Operating expenses			(76,620)						(78,618)						(77,478)						(75,412)						(72,987)						(155,238)						(148,232)
Same store property NOI			79,104						72,107						72,380						72,732						70,195						151,211						139,170
Straight-line rent			(10,513)						(5,113)						(4,506)						(5,249)						(4,100)						(15,626)						(9,570)
Above/below-market rent revenue amortization			(414)						(616)						(822)						(821)						(839)						(1,030)						(1,638)
Below-market ground lease amortization			1,249						1,958						1,958						1,958						1,958						3,207						3,916
Total same store property cash NOI - excluding lease termination fees			$	69,426					$	68,336					$	69,010					$	68,620					$	67,214					$	137,762					$	131,878
Percent change over prior year			3.3		%				5.7		%				2.5		%				2.3		%				(2.7)		%				4.5		%				(1.2)		%
Total same store property cash NOI - excluding lease termination fees			$	69,426					$	68,336					$	69,010					$	68,620					$	67,214					$	137,762					$	131,878
Lease termination fees			—						1,356						—						—						464						1,356						464
Total same store property cash NOI			$	69,426					$	69,692					$	69,010					$	68,620					$	67,678					$	139,118					$	132,342
Same Store Office(1),(2)
Revenues			$	138,479					$	133,634					$	132,409					$	131,092					$	126,230					$	272,113					$	253,540
Operating expenses			(69,584)						(71,671)						(70,257)						(68,479)						(66,128)						(141,255)						(134,140)
Same store property NOI			68,895						61,963						62,152						62,613						60,102						130,858						119,400
Straight-line rent			(10,220)						(4,696)						(3,955)						(4,761)						(3,340)						(14,916)						(8,124)
Above/below-market rent revenue amortization			(303)						(473)						(611)						(610)						(629)						(776)						(1,216)
Below-market ground lease amortization			1,249						1,958						1,958						1,958						1,958						3,207						3,916
Total same store property cash NOI - excluding lease termination fees			59,621						58,752						59,544						59,200						58,091						118,373						113,976
Lease termination fees			—						1,356						—						—						464						1,356						464
Total same store property cash NOI			$	59,621					$	60,108					$	59,544					$	59,200					$	58,555					$	119,729					$	114,440
Same Store Retail(1)
Revenues			$	7,299					$	7,149					$	7,294					$	6,972					$	7,106					$	14,448					$	14,370
Operating expenses			(2,277)						(2,046)						(2,200)						(2,147)						(2,194)						(4,323)						(4,434)
Same store property NOI			5,022						5,103						5,094						4,825						4,912						10,125						9,936
Straight-line rent			(271)						(388)						(487)						(420)						(693)						(659)						(1,312)
Above/below-market rent revenue amortization			(163)						(199)						(269)						(269)						(269)						(362)						(538)
Below-market ground lease amortization			—						—						—						—						—						—						—
Total same store property cash NOI - excluding lease termination fees			4,588						4,516						4,338						4,136						3,950						9,104						8,086
Total same store property cash NOI			$	4,588					$	4,516					$	4,338					$	4,136					$	3,950					$	9,104					$	8,086
Same Store Multifamily(1),(3)
Revenues			$	9,946					$	9,942					$	10,155					$	10,080					$	9,846					$	19,888					$	19,492
Operating expenses			(4,759)						(4,901)						(5,021)						(4,786)						(4,665)						(9,660)						(9,658)
Same store property NOI			5,187						5,041						5,134						5,294						5,181						10,228						9,834
Straight-line rent			(22)						(29)						(64)						(68)						(67)						(51)						(134)
Above/below-market rent revenue amortization			52						56						58						58						59						108						116
Below-market ground lease amortization			—						—						—						—						—						—						—
Total same store property cash NOI - excluding lease termination fees			5,217						5,068						5,128						5,284						5,173						10,285						9,816
Total same store property cash NOI			$	5,217					$	5,068					$	5,128					$	5,284					$	5,173					$	10,285					$	9,816

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 409,281 rentable square feet of retail space in eight 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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			Second Quarter 2026
			Same Store NOI
			(unaudited and dollars in thousands)

			Three Months Ended																														Six Months Ended
Reconciliation of Net Income (Loss) to Cash NOI and Same Store Cash NOI			June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025						June 30, 2025						June 30, 2026						June 30, 2025
Net income (loss)			$	(39,554)					$	2,995					$	32,172					$	13,645					$	11,385					$	(36,559)					$	27,163
Add:
General and administrative expenses			25,123						18,093						18,474						18,743						18,685						43,216						35,625
Depreciation and amortization			50,389						50,219						50,566						47,615						47,802						100,608						96,581
Interest expense			27,805						28,137						25,880						25,189						25,126						55,942						52,064
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)			(767)						(1,062)						1,054						1,645						478						(1,829)						(141)
Less:
Gain on disposition of property			(124,622)						—						(21,848)						—						—						(124,622)						(13,170)
Third-party management and other fees			(268)						(277)						(240)						(404)						(408)						(545)						(839)
Interest income			(1,575)						(613)						(1,949)						(1,146)						(1,867)						(2,188)						(5,653)
Net operating income			102,644						97,492						104,206						105,287						101,201						200,136						192,277
Straight-line rent			(12,340)						(7,209)						(4,320)						(4,688)						(3,748)						(19,549)						(9,031)
Above/below-market rent revenue amortization			(384)						(670)						(737)						(821)						(840)						(1,054)						(1,638)
Below-market ground lease amortization			1,249						1,958						1,958						1,957						1,958						3,207						3,916
Total cash NOI - including Observatory and lease termination fees			91,169						91,571						101,107						101,735						98,571						182,740						185,524
Less: Observatory NOI, excluding intercompany rent			(12,430)						(10,642)						(24,445)						(26,527)						(24,077)						(23,072)						(39,120)
Less: cash NOI from non-Same Store properties			(9,313)						(11,237)						(7,652)						(6,588)						(6,816)						(20,550)						(14,062)
Total Same Store property cash NOI - including lease termination fees			69,426						69,692						69,010						68,620						67,678						139,118						132,342
Less: Lease termination fees			—						(1,356)						—						—						(464)						(1,356)						(464)
Total Same Store property cash NOI - excluding Observatory and lease termination fees			$	69,426					$	68,336					$	69,010					$	68,620					$	67,214					$	137,762					$	131,878

Page 11

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

			Three Months Ended
			June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025						June 30, 2025
Total Office and Retail Portfolio(1)
Total leases executed			21						11						27						16						22
Weighted average lease term			9.7 years						12.2 years						6.7 years						8.1 years						9.9 years
Average free rent period			9.5 months						13.9 months						2.9 months						6.0 months						7.6 months
Office
Total square footage executed			363,968						90,687						333,451						71,859						221,776
Average starting cash rent psf - leases executed			$	72.75					$	59.46					$	73.63					$	69.97					$	71.21
Previously escalated cash rents psf			$	61.75					$	55.66					$	69.20					$	67.33					$	63.50
Percentage of new cash rent over previously escalated rents			17.8		%				6.8		%				6.4		%				3.9		%				12.1		%
Retail
Total square footage executed			17,831						22,797						125,022						16,021						10,332
Average starting cash rent psf - leases executed			$	502.26					$	135.49					$	81.43					$	128.33					$	268.92
Previously escalated cash rents psf			$	677.47					$	137.03					$	83.81					$	145.48					$	316.28
Percentage of new cash rent over previously escalated rents			(25.9)		%				(1.1)		%				(2.8)		%				(11.8)		%				(15.0)		%
Total Office and Retail Portfolio
Total square footage executed			381,799						113,484						458,473						87,880						232,108
Average starting cash rent psf - leases executed			$	95.04					$	74.73					$	75.61					$	80.61					$	80.01
Previously escalated cash rents psf			$	93.69					$	72.01					$	72.90					$	81.57					$	74.75
Percentage of new cash rent over previously escalated rents			1.4		%				3.8		%				3.7		%				(1.2)		%				7.0		%
Leasing commission costs per square foot			$	34.18					$	32.21					$	21.53					$	33.24					$	31.62
Tenant improvement costs per square foot			85.35						104.97						33.61						59.60						86.85
Total LC and TI per square foot(2)			$	119.53					$	137.18					$	55.14					$	92.84					$	118.47
Total LC and TI per square foot per year of weighted average lease term			$	12.34					$	11.24					$	8.25					$	11.48					$	11.93
Occupancy(3),(4)			89.4		%				88.2		%				90.3		%				90.0		%				89.2		%

Manhattan Office Portfolio
Total leases executed			17						9						18						14						18
Office - New Leases
Total square footage executed			252,344						83,397						106,311						26,430						202,499
Average starting cash rent psf - leases executed			$	74.26					$	58.54					$	70.97					$	68.56					$	72.28
Previously escalated cash rents psf			$	63.97					$	55.27					$	62.55					$	67.69					$	63.11
Percentage of new cash rent over previously escalated rents			16.1		%				5.9		%				13.5		%				1.3		%				14.5		%
Office - Renewal Leases(1)
Current Renewals			111,624						7,290						14,542						30,907						19,277
Early Renewals			—						—						212,598						14,522						—
Total square footage executed			111,624						7,290						227,140						45,429						19,277
Average starting cash rent psf - leases executed			$	69.87					$	70.00					$	74.88					$	70.80					$	59.97
Previously escalated cash rents psf			$	57.47					$	60.19					$	72.31					$	67.11					$	67.51
Percentage of new cash rent over previously escalated rents			21.6		%				16.3		%				3.6		%				5.5		%				(11.2)		%
Total Manhattan Office Portfolio
Total square footage executed			363,968						90,687						333,451						71,859						221,776
Average starting cash rent psf - leases executed			$	72.75					$	59.46					$	73.63					$	69.97					$	71.21
Previously escalated cash rents psf			$	61.75					$	55.66					$	69.20					$	67.33					$	63.50
Percentage of new cash rent over previously escalated rents			17.8		%				6.8		%				6.4		%				3.9		%				12.1		%
Leasing commission costs per square foot			$	30.09					$	23.49					$	14.38					$	20.16					$	28.97
Tenant improvement costs per square foot			88.96						105.06						36.36						47.79						89.60
Total LC and TI per square foot(2)			$	119.05					$	128.55					$	50.74					$	67.95					$	118.57
Total LC and TI per square foot per year of weighted average lease term			$	12.23					$	12.30					$	10.01					$	10.76					$	11.79
Occupancy(3),(4)			89.1		%				87.9		%				89.9		%				90.3		%				89.5		%

(Table continued on next page)

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

			Three Months Ended
			June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025						June 30, 2025
Retail Portfolio
Total leases executed			4						2						9						2						4
Total square footage executed			17,831						22,797						125,022						16,021						10,332
Average starting cash rent psf - leases executed			$	502.26					$	135.49					$	81.43					$	128.33					$	268.92
Previously escalated cash rents psf			$	677.47					$	137.03					$	83.81					$	145.48					$	316.28
Percentage of new cash rent over previously escalated rents			(25.9)		%				(1.1)		%				(2.8)		%				(11.8)		%				(15.0)		%
Leasing commission costs per square foot			$	117.64					$	66.91					$	40.58					$	91.92					$	88.59
Tenant improvement costs per square foot			11.81						104.62						26.29						112.59						27.88
Total LC and TI per square foot(2)			$	129.45					$	171.53					$	66.87					$	204.51					$	116.47
Total LC and TI per square foot per year of weighted average lease term			$	14.92					$	8.95					$	6.09					$	12.74					$	16.15
Occupancy(3),(4)			92.8		%				91.2		%				94.4		%				92.8		%				91.7		%

Multifamily Portfolio
Percent occupied			97.7		%				96.4		%				97.8		%				98.6		%				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 retail 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, which is under redevelopment, and approximately 22,000 square feet of retail space related to the March 2026 acquisition of 41-55 North 6th Street, which is newly constructed and currently vacant.

Page 13

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			Second 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 (8)
The Empire State Building			Penn Station -Times Sq. South						2,709,234						88.7		%				96.7		%				$	174,007,507					$	72.89					146
One Grand Central Place			Grand Central						1,246,427						88.9		%				92.0		%				74,237,071						67.14						113
501 Seventh Avenue			Penn Station -Times Sq. South						457,545						70.7		%				80.9		%				18,478,882						56.96						12
Broadway Campus
1400 Broadway (9)			Penn Station -Times Sq. South						917,281						92.9		%				96.8		%				54,310,090						63.79						17
111 West 33rd Street (9)			Penn Station -Times Sq. South						640,755						94.6		%				98.9		%				44,010,949						72.57						22
1359 Broadway			Penn Station -Times Sq. South						456,634						87.1		%				93.4		%				24,296,014						61.27						30
1350 Broadway (10)			Penn Station -Times Sq. South						384,128						97.8		%				100.0		%				23,004,640						61.40						52
1333 Broadway			Penn Station -Times Sq. South						297,126						89.8		%				89.8		%				15,781,561						59.17						11
Total Broadway Campus									2,695,924						92.7		%				96.4		%				161,403,254						64.67						132
Total/Weighted Average Office Properties									7,109,130						89.1		%				94.8		%				428,126,714						67.82						403
Retail Properties (8)
North Sixth Street Collection(11)			Williamsburg - Brooklyn						87,355						97.5		%				97.5		%				13,331,011						156.56						17
The Empire State Building			Penn Station -Times Sq. South						85,455						52.8		%				77.6		%				5,737,152						127.05						10
One Grand Central Place			Grand Central						70,780						100.0		%				100.0		%				8,767,891						123.88						12
1542 Third Avenue			Upper East Side						58,161						100.0		%				100.0		%				3,097,164						53.25						4
10 Union Square East			Union Square						58,049						88.2		%				88.2		%				8,145,604						159.07						8
1010 Third Avenue			Upper East Side						28,243						100.0		%				100.0		%				3,138,996						111.14						1
501 Seventh Avenue			Penn Station -Times Sq. South						27,213						100.0		%				100.0		%				1,977,246						72.66						9
77 West 55th Street			Midtown						25,388						100.0		%				100.0		%				2,082,394						82.02						3
561 10th Avenue			Hudson Yards						11,822						100.0		%				100.0		%				1,841,023						155.73						2
298 Mulberry Street			NoHo						10,365						100.0		%				100.0		%				1,984,904						191.50						1
345 East 94th Street			Upper East Side						3,700						100.0		%				100.0		%				276,126						74.63						1
Broadway Campus
112 West 34th Street (9)			Penn Station -Times Sq. South						93,057						100.0		%				100.0		%				26,022,498						279.64						4
1333 Broadway			Penn Station -Times Sq. South						67,001						100.0		%				100.0		%				10,507,517						156.83						4
1359 Broadway			Penn Station -Times Sq. South						29,247						99.4		%				100.0		%				2,273,059						78.16						5
1350 Broadway (10)			Penn Station -Times Sq. South						19,511						100.0		%				100.0		%				4,148,077						212.60						6
1400 Broadway (9)			Penn Station -Times Sq. South						17,017						100.0		%				100.0		%				2,092,359						122.96						7
Total Broadway Campus									225,833						99.9		%				100.0		%				45,043,510						199.60						26
Total/Weighted Average Retail Properties									692,364						92.8		%				95.9		%				95,423,021						148.44						94
Portfolio Total									7,801,494						89.4		%				94.9		%				$	523,549,735					$	75.27					497

Notes:

(1) Excludes (i) 164,403 square feet of space across the Company's portfolio attributable to building management use and tenant amenities, (ii) 87,765 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 June 30, 2026.

(3) Percent occupied and percent leased exclude 97,975 rentable square feet of broadcasting and storage space.

(4) Includes occupied space plus leases signed but not commenced as of June 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 June 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, which is under redevelopment. As of June 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% occupied and leased for retail space.

(9) During Q2 2026, the Company purchased land underlying its 111 West 33rd Street and 1400 Broadway properties, which carried remaining ground lease terms of approximately 51 years expiring June 10, 2077, and 38 years expiring December 31, 2063, respectively, for an aggregate purchase price of $110 million.

(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 June 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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			Second 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)			March 31, 2026						June 30, 2026						September 30, 2026						December 31, 2026						July to Dec. 2026						Full Year 2027
Total expirations			145,253						87,620						171,701						69,502						241,203						480,461
Less: broadcasting			—						—						(511)						—						(511)						(5,334)
Office and retail expirations			145,253						87,620						171,190						69,502						240,692						475,127
Renewals & relocations (4)			71,644						41,382						41,369						—						41,369						45,861
New leases (5)			16,893						43,198						92,444						16,321						108,765						81,464
Vacates (6)			56,716						3,040						34,414						46,003						80,417						243,972
Unknown (7)			—						—						2,963						7,178						10,141						103,830
Total Office and Retail Portfolio expirations and vacates			145,253						87,620						171,190						69,502						240,692						475,127
Office Portfolio (3)
Total expirations			139,815						87,620						160,541						69,149						229,690						469,154
Less: broadcasting			—						—						(511)						—						(511)						(5,334)
Office expirations			139,815						87,620						160,030						69,149						229,179						463,820
Renewals & relocations (4)			71,644						41,382						41,369						—						41,369						42,258
New leases (5)			11,455						43,198						86,252						16,321						102,573						81,464
Vacates (6)			56,716						3,040						29,446						46,003						75,449						236,268
Unknown (7)			—						—						2,963						6,825						9,788						103,830
Total expirations and vacates			139,815						87,620						160,030						69,149						229,179						463,820
Retail Portfolio
Retail expirations			5,438						—						11,160						353						11,513						11,307
Renewals & relocations (4)			—						—						—						—						—						3,603
New leases (5)			5,438						—						6,192						—						6,192						—
Vacates (6)			—						—						4,968						—						4,968						7,704
Unknown (7)			—						—						—						353						353						—
Total expirations and vacates			5,438						—						11,160						353						11,513						11,307

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 is under redevelopment.

(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 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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			Second 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			—						532,129						6.5		%				$	—					—		%				$	—
Signed leases not commenced			21						462,248						5.6		%				—						—		%				—
2Q 2026(5)			6						18,802						0.2		%				1,169,846						0.2		%				62.22
3Q 2026			20						171,701						2.1		%				10,887,063						2.0		%				63.41
4Q 2026			13						69,502						0.8		%				4,595,939						0.8		%				66.13
Total 2026			39						260,005						3.1		%				16,652,848						3.0		%				64.05
1Q 2027			15						66,318						0.8		%				5,421,826						1.0		%				81.75
2Q 2027			12						72,225						0.9		%				4,877,844						0.9		%				67.54
3Q 2027			20						106,857						1.3		%				6,989,420						1.3		%				65.41
4Q 2027			20						235,061						2.9		%				13,353,864						2.4		%				56.81
Total 2027			67						480,461						5.9		%				30,642,954						5.6		%				63.78
2028			55						776,065						9.4		%				48,688,942						8.8		%				62.74
2029			65						760,361						9.2		%				57,586,028						10.4		%				75.74
2030			55						696,964						8.5		%				53,274,528						9.6		%				76.44
2031			47						267,074						3.2		%				28,981,123						5.2		%				108.51
2032			31						369,660						4.5		%				29,852,945						5.4		%				80.76
2033			40						364,210						4.4		%				30,247,231						5.4		%				83.05
2034			21						264,752						3.2		%				27,930,067						5.0		%				105.50
2035			22						439,491						5.3		%				30,646,157						5.5		%				69.73
2036			28						922,858						11.2		%				69,414,535						12.5		%				75.22
Thereafter			33						1,636,985						20.0		%				132,203,817						23.6		%				80.76
Total			524						8,233,263						100.0		%				$	556,121,175					100.0		%				$	76.82

Office Properties(1), (6)
Available			—						474,180						6.3		%				$	—					—		%				$	—
Signed leases not commenced			18						434,432						5.8		%				—						—		%				—
2Q 2026(5)			6						18,802						0.3		%				1,169,846						0.3		%				62.22
3Q 2026			18						160,541						2.1		%				10,134,246						2.3		%				63.13
4Q 2026			12						69,149						0.9		%				4,595,939						1.0		%				66.46
Total 2026			36						248,492						3.3		%				15,900,031						3.6		%				63.99
1Q 2027			13						55,298						0.7		%				3,905,069						0.9		%				70.62
2Q 2027			12						72,225						1.0		%				4,877,844						1.1		%				67.54
3Q 2027			20						106,857						1.4		%				6,989,420						1.6		%				65.41
4Q 2027			19						234,774						3.1		%				13,296,661						3.0		%				56.64
Total 2027			64						469,154						6.2		%				29,068,994						6.6		%				61.96
2028			51						764,655						10.2		%				46,888,096						10.5		%				61.32
2029			55						649,535						8.7		%				44,350,069						9.9		%				68.28
2030			44						666,496						8.9		%				45,952,680						10.2		%				68.95
2031			37						196,792						2.6		%				14,529,505						3.2		%				73.83
2032			24						329,164						4.4		%				24,833,693						5.5		%				75.44
2033			26						306,566						4.1		%				19,341,424						4.3		%				63.09
2034			13						224,664						3.0		%				16,267,787						3.6		%				72.41
2035			18						432,700						5.8		%				30,113,335						6.7		%				69.59
2036			19						840,815						11.2		%				63,302,071						14.1		%				75.29
Thereafter			19						1,439,251						19.5		%				97,953,325						21.8		%				68.06
Total office properties			424						7,476,896						100.0		%				$	448,501,010					100.0		%				$	68.28

(Table continued on next page)

Page 16

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			Second 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			—						57,949						7.7		%				$	—					—		%				$	—
Signed leases not commenced			3						27,816						3.7		%				—						—		%				—
2Q 2026(5)			—						—						—		%				—						—		%				—
3Q 2026			2						11,160						1.5		%				752,817						0.7		%				67.46
4Q 2026(7)			1						353						0.1		%				—						—		%				—
Total 2026			3						11,513						1.6		%				752,817						0.7		%				65.39
1Q 2027			2						11,020						1.5		%				1,516,757						1.4		%				137.64
2Q 2027			—						—						—		%				—						—		%				—
3Q 2027			—						—						—		%				—						—		%				—
4Q 2027			1						287						0.1		%				57,203						0.1		%				199.31
Total 2027			3						11,307						1.6		%				1,573,960						1.5		%				139.20
2028			4						11,410						1.5		%				1,800,846						1.7		%				157.83
2029			10						110,826						14.7		%				13,235,959						12.3		%				119.43
2030			11						30,468						4.0		%				7,321,848						6.8		%				240.31
2031			10						70,282						9.3		%				14,451,618						13.4		%				205.62
2032			7						40,496						5.4		%				5,019,252						4.7		%				123.94
2033			14						57,644						7.6		%				10,905,807						10.1		%				189.19
2034			8						40,088						5.3		%				11,662,280						10.8		%				290.92
2035			4						6,791						0.9		%				532,822						0.5		%				78.46
2036			9						82,043						10.8		%				6,112,464						5.7		%				74.50
Thereafter			14						197,734						25.9		%				34,250,492						31.8		%				173.21
Total retail properties			100						756,367						100.0		%				$	107,620,165					100.0		%				$	160.48

Notes:

(1) Includes in-place leases at 130 Mercer Street which was acquired in December 2025 and is under redevelopment.

(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) 164,403 square feet of space across the Company's portfolio attributable to building management use and tenant amenities, (ii) 87,765 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 June 30, 2026 and expire on June 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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			Second 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 - Aug. 2036						9.4 years						423,544						5.21		%				$	33,933,828					6.10		%
2.			Flagstar Bank			1400 Broadway						Aug. 2039						13.2 years						313,109						3.85		%				19,845,211						3.57		%
3.			Scholastic Inc.			130 Mercer						Dec. 2040						14.5 years						221,952						2.73		%				18,208,375						3.27		%
4.			Sephora USA, Inc.			112 West 34th Street, 130 Mercer						Jan. 2034 - Jan. 2037						9.4 years						21,834						0.27		%				17,588,100						3.16		%
5.			Institutional Capital Network, Inc.			One Grand Central Place						Dec. 2041						15.5 years						232,754						2.87		%				17,289,504						3.11		%
6.			Centric Brands Inc.			Empire State Building						Oct. 2028						2.3 years						252,929						3.11		%				14,852,143						2.67		%
7.			PVH Corp(8)			501 Seventh Avenue						Jun. 2026 - Oct. 2028						2.2 years						186,721						2.30		%				10,813,298						1.94		%
8.			Burlington Merchandising Corporation			1400 Broadway						Dec. 2042						16.5 years						170,763						2.10		%				10,681,120						1.92		%
9.			Macy's			111 West 33rd Street						May 2030						3.9 years						131,117						1.61		%				9,774,137						1.76		%
10.			Coty Inc.			Empire State Building						Jan. 2030						3.6 years						157,892						1.94		%				9,695,067						1.74		%
11.			Target Corporation			112 West 34th St., 10 Union Square East						Jan. 2038						11.6 years						81,340						1.00		%				9,629,963						1.73		%
12.			Li & Fung(9)			1359 Broadway, ESB						Oct. 2027 - Oct. 2028						2.0 years						149,061						1.84		%				9,049,465						1.63		%
13.			Foot Locker, Inc.			112 West 34th Street						Sep. 2031						5.3 years						34,192						0.42		%				8,630,727						1.55		%
14.			URBAN OUTFITTERS			1333 Broadway						Sep. 2029						3.3 years						56,730						0.70		%				8,489,236						1.53		%
15.			Shutterstock, Inc.			Empire State Building						Apr. 2029						2.8 years						108,937						1.34		%				7,840,724						1.41		%
16.			Fragomen			1400 Broadway						Feb. 2035						8.7 years						107,680						1.33		%				7,186,662						1.29		%
17.			HNTB Corporation(10)			Empire State Building						Jun. 2027 - Sep. 2034						7.6 years						86,211						1.06		%				6,889,030						1.24		%
18.			The Michael J. Fox Foundation			111 West 33rd Street						Nov. 2029						3.4 years						86,492						1.06		%				6,669,977						1.20		%
19.			Kohl's			1400 Broadway						May 2029						2.9 years						91,775						1.13		%				5,279,222						0.95		%
20.			Booking Holdings Inc.			Empire State Building						Sep. 2035						9.3 years						64,563						0.79		%				5,125,353						0.92		%
			Total																					2,979,596						36.66		%				$	237,471,142					42.69		%

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 is under redevelopment.

(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 June 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 14,717 square feet of expiries by December 31, 2027, which has been re-leased.

(9) Includes 45,598 square feet of expiries at 1359 Broadway by December 31, 2027, of which 24,212 square feet has been re-leased.

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

Page 18

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			Second 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

						Square						Incremental Annual						Incremental Cash Rent(2) Contributing to Cash NOI in the Following Years
Expected Cash Commencement						Feet						Cash Rent						2026						2027						2028						2029						2030
Third quarter 2026						263,708						$	17,400					$	7,356					$	17,400					$	17,400					$	17,308					$	16,740
Fourth quarter 2026						294,850						22,251						2,942						22,251						22,200						22,098						22,098
First quarter 2027						16,318						1,986						—						1,882						1,986						1,986						1,986
Second quarter 2027						37,486						1,997						—						1,156						1,997						1,997						2,024
Third quarter 2027						242,908						18,466						—						6,698						18,466						18,466						18,466
Fourth quarter 2027						24,346						1,413						—						356						1,413						1,413						1,413
First quarter 2028						60,594						5,754						—						—						5,451						5,754						5,754
Second quarter 2028						160,397						5,465						—						—						3,913						5,465						5,465
Fourth quarter 2028						26,625						2,210						—						—						363						2,210						2,210
						1,127,232						$	76,942					$	10,298					$	49,743					$	73,189					$	76,697					$	76,156

						Initial Annual						Incremental Annual						Incremental Cash Rent(2) Contributing to Cash NOI in the Following Years
2Q 2026						Cash Rent						Cash Rent						2026						2027						2028						2029						2030
Commenced leases in free rent period						$	42,057					$	41,636					$	10,240					$	40,861					$	41,475					$	41,391					$	40,822
Signed leases not commenced						41,859						35,306						58						8,882						31,714						35,306						35,334
						$	83,916					$	76,942					$	10,298					$	49,743					$	73,189					$	76,697					$	76,156

			Three Months Ended
Capital expenditures			June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025						June 30, 2025
Tenant improvements - first generation			$	2,503					$	138					$	—					$	29					$	39
Tenant improvements - second generation			24,720						13,159						21,406						15,979						36,890
Leasing commissions - first generation			1,666						—						1,387						—						—
Leasing commissions - second generation			11,435						3,722						8,730						3,144						7,605
Building improvements - first generation			6,449						2,507						2,556						1,094						236
Building improvements - second generation			2,676						4,765						4,704						5,571						7,868
Non-recurring capital improvements			11,015						3,102						8,499						14,495						8,934
Total			$	60,464					$	27,393					$	47,282					$	40,312					$	61,572

Notes:

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

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

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

						Twelve Months to Date						Three Months Ended
Observatory NOI												June 30, 2026						March 31, 2026						December 31, 2025						September 30, 2025						June 30, 2025
Observatory revenue (1)						$	114,004					$	24,225					$	18,510					$	35,232					$	36,037					$	33,899
Observatory expenses						39,960						11,795						7,868						10,787						9,510						9,822
NOI, excluding intercompany rent (2)						$	74,044					$	12,430					$	10,642					$	24,445					$	26,527					$	24,077
Observatory Metrics
Number of visitors (3)												450,000						350,000						618,000						648,000						629,000
Change in visitors year-over-year												(28.5)		%				(18.2)		%				(13.9)		%				(10.9)		%				(2.9)		%
Number of bad weather days ("BWD") (4)												8						15						15						6						21

Notes:

(1) Observatory revenues include the fixed license fee received from WDFG North America, the Observatory gift shop operator. For the three months ended June 30, 2026, March 31, 2026, December 31, 2025, September 30, 2025, and June 30, 2025, the fixed license fee was $970, $970, $1,904, $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 June 30, 2026, March 31, 2026, December 31, 2025, September 30, 2025, and June 30, 2025, the intercompany rent expense was $14,771, $12,821, $20,295, $20,185, and $20,666, 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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			Second Quarter 2026
			Debt Summary
			(unaudited and dollars in thousands)

						June 30, 2026
												Weighted Average
Debt Summary						Balance						Interest Rate (1)						Maturity (Years)
Mortgage debt						$	450,571					4.23		%				6.2
Senior unsecured notes						1,275,000						4.86		%				4.3
Unsecured term loan facilities (2)						340,000						4.54		%				4.0
Unsecured revolving credit facility (3)						50,000						4.91		%				2.7
Total fixed rate debt						2,115,571						4.67		%				4.6
Unsecured term loan facilities (4)						—						—						—
Unsecured revolving credit facility (3)						125,000						5.13		%				2.7
Total variable rate debt						125,000						5.13		%				2.7
Total debt						2,240,571						4.70		%				4.5
Deferred financing costs, net						(9,183)
Debt discount						(5,012)
Total						$	2,226,376

Available Capacity																		Facility						Outstanding at June 30, 2026						Letters of Credit						Available Capacity
Unsecured revolving credit facility (5)																		$	620,000					$	175,000					$	—					$	445,000

Covenant Summary

Required

Current Quarter

In Compliance

Maximum Total Leverage (6)

< 60%

37.9

%

Yes

Maximum Secured Leverage (7)

< 40%

7.9

%

Yes

Minimum Fixed Charge Coverage

> 1.50x

2.6x

Yes

Minimum Unencumbered Interest Coverage

> 1.75x

3.6x

Yes

Maximum Unsecured Leverage (8)

< 60%

38.1

%

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, or the current variable rate of the revolving credit facility.

(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 through December 31, 2026.

(4) As of June 30, 2026, each of our unsecured term loan facilities is 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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			Second 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		%				32,615						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%						5,284						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%						11,072						11/1/2033						30 years
Total fixed rate mortgage debt												450,571
Unsecured revolving credit facility						SOFR plus 1.40%						175,000						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		%				125,000						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 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						4.70		%				2,240,571
Deferred financing costs, net												(9,183)
Debt discount												(5,012)
Total												$	2,226,376

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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			Second 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						$	—					$	2,018					$	2,018					0.1		%				—		%
2027						155,000						4,276						159,276						7.1		%				4.13		%
2028						146,091						3,555						149,646						6.7		%				4.06		%
2029						425,000						3,890						428,890						19.1		%				5.83		%
2030						328,600						4,511						333,111						14.9		%				4.18		%
2031						465,000						3,283						468,283						20.9		%				5.06		%
2032						100,000						3,591						103,591						4.6		%				3.61		%
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					$	28,373					2,240,571						100.0		%				4.70		%
Deferred financing costs, net																		(9,183)
Debt discount																		(5,012)
Total																		$	2,226,376

Ground Lease Commitment (2)
Year												1350 Broadway (3)
2026												$	47
2027												72
2028												72
2029												72
2030												72
Thereafter												1,410
												$	1,745

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