[10-Q] Alexander's Inc. Quarterly Earnings Report

Q: How did Alexander’s (ALX) earnings perform in Q2 2025?

Net income declined to $6.1 m ($1.19 per share) from $8.4 m; FFO dropped to $2.88 per share.

Q: What debt maturities does ALX face?

A $300 m loan on 731 Lexington retail now matures 3 Oct 2025 ; a $201 m Rego Park II loan matures 12 Dec 2025 .

Q: How concentrated is ALX’s tenant base?

Bloomberg L.P. represents 61 % of rental revenue; no other tenant exceeds 10 %.

Filing Impact

(Neutral)

Filing Sentiment

(Neutral)

Form Type

10-Q

Rhea-AI Filing Summary

ALX’s Q2 2025 10-Q shows softer fundamentals. Rental revenue fell 3.4 % YoY to $51.6 m and six-month revenue dropped 7.2 % to $106.5 m, mainly from Home Depot’s 83 k sq ft lease expiry at 731 Lexington (-$6.3 m YTD) and the prior IKEA termination at Rego Park I. Operating expenses rose 3.8 % while interest income shrank, cutting Q2 net income 27 % to $6.1 m ($1.19 EPS) and YTD income 25 % to $18.4 m ($3.59 EPS). Funds-from-operations slipped to $2.88 per share in Q2 (-13 %) and $6.93 YTD (-16 %).

Balance sheet/liquidity. Cash & restricted cash remain strong at $390 m (30 % of market cap), with Q2 operating cash flow of $59 m vs $28 m a year ago. Debt totals $995 m; two SOFR-based loans—$300 m on 731 Lexington retail (now extended only to 3 Oct 2025) and $201 m on Rego Park II—mature within 15 months. Weighted-avg interest cost is 5.17 % after hedges; a cap limits SOFR at 4.15 % on Rego Park II through Dec 2025.

Key operating metrics. Commercial occupancy 94.8 %, residential 98.7 %. Bloomberg L.P. contributed 61 % of rental revenue; loss of this tenant would materially harm results. NOI declined 9.6 % to $25.7 m for the quarter. Dividends of $4.50 per share were paid, equal to 126 % of Q2 EPS and 65 % of Q2 FFO.

Forward issues. Management is exploring sale/development options for Rego Park I, which will be vacant after Burlington and Marshalls relocate in 2025. Near-term refinancing of $500 m variable-rate debt and tenant concentration represent the principal risks to cash flow and valuation.

Il 10-Q di ALX per il secondo trimestre 2025 mostra fondamentali più deboli. I ricavi da affitti sono diminuiti del 3,4% su base annua, attestandosi a 51,6 milioni di dollari, mentre i ricavi semestrali sono calati del 7,2% a 106,5 milioni, principalmente a causa della scadenza del contratto di locazione di Home Depot per 83 mila piedi quadrati al 731 Lexington (-6,3 milioni da inizio anno) e della precedente risoluzione del contratto IKEA a Rego Park I. Le spese operative sono aumentate del 3,8%, mentre i proventi da interessi sono diminuiti, riducendo l'utile netto del secondo trimestre del 27% a 6,1 milioni di dollari (1,19 dollari per azione) e l'utile da inizio anno del 25% a 18,4 milioni (3,59 dollari per azione). I fondi da operazioni sono scesi a 2,88 dollari per azione nel secondo trimestre (-13%) e a 6,93 dollari da inizio anno (-16%).

Bilancio/liquidità. La liquidità e la cassa vincolata rimangono solide a 390 milioni di dollari (30% della capitalizzazione di mercato), con un flusso di cassa operativo di 59 milioni nel secondo trimestre rispetto ai 28 milioni dell'anno precedente. Il debito totale ammonta a 995 milioni; due prestiti basati su SOFR — 300 milioni per il retail al 731 Lexington (ora estesi solo fino al 3 ottobre 2025) e 201 milioni per Rego Park II — scadranno entro 15 mesi. Il costo medio ponderato degli interessi è del 5,17% dopo le coperture; un tetto limita il SOFR al 4,15% su Rego Park II fino a dicembre 2025.

Principali indicatori operativi. L'occupazione commerciale è al 94,8%, quella residenziale al 98,7%. Bloomberg L.P. rappresenta il 61% dei ricavi da affitto; la perdita di questo inquilino comprometterebbe significativamente i risultati. Il NOI è calato del 9,6% a 25,7 milioni per il trimestre. Sono stati distribuiti dividendi di 4,50 dollari per azione, equivalenti al 126% dell'EPS del secondo trimestre e al 65% del FFO del trimestre.

Questioni future. La direzione sta valutando opzioni di vendita o sviluppo per Rego Park I, che sarà vuoto dopo il trasferimento di Burlington e Marshalls nel 2025. Il rifinanziamento a breve termine di 500 milioni di debito a tasso variabile e la concentrazione degli inquilini rappresentano i principali rischi per il flusso di cassa e la valutazione.

El 10-Q del segundo trimestre de 2025 de ALX muestra fundamentos más débiles. Los ingresos por alquiler cayeron un 3,4 % interanual hasta 51,6 millones de dólares y los ingresos semestrales bajaron un 7,2 % hasta 106,5 millones, principalmente debido a la expiración del contrato de Home Depot de 83 mil pies cuadrados en 731 Lexington (-6,3 millones en lo que va del año) y la terminación previa de IKEA en Rego Park I. Los gastos operativos aumentaron un 3,8 % mientras que los ingresos por intereses disminuyeron, reduciendo la utilidad neta del segundo trimestre en un 27 % a 6,1 millones de dólares (1,19 dólares por acción) y la utilidad acumulada en un 25 % a 18,4 millones (3,59 dólares por acción). Los fondos provenientes de operaciones bajaron a 2,88 dólares por acción en el segundo trimestre (-13 %) y a 6,93 dólares en el acumulado (-16 %).

Balance/liquidez. El efectivo y el efectivo restringido se mantienen sólidos en 390 millones de dólares (30 % de la capitalización bursátil), con un flujo de caja operativo en el segundo trimestre de 59 millones frente a 28 millones el año anterior. La deuda totaliza 995 millones; dos préstamos basados en SOFR — 300 millones para el retail en 731 Lexington (ahora extendido solo hasta el 3 de octubre de 2025) y 201 millones para Rego Park II — vencen en 15 meses. El costo promedio ponderado del interés es del 5,17 % después de coberturas; un tope limita el SOFR al 4,15 % en Rego Park II hasta diciembre de 2025.

Métricas operativas clave. La ocupación comercial es del 94,8 %, la residencial del 98,7 %. Bloomberg L.P. contribuye con el 61 % de los ingresos por alquiler; la pérdida de este inquilino dañaría materialmente los resultados. El NOI disminuyó un 9,6 % a 25,7 millones en el trimestre. Se pagaron dividendos de 4,50 dólares por acción, equivalentes al 126 % del EPS del segundo trimestre y al 65 % del FFO del trimestre.

Cuestiones futuras. La dirección está explorando opciones de venta o desarrollo para Rego Park I, que quedará vacío tras la reubicación de Burlington y Marshalls en 2025. El refinanciamiento a corto plazo de 500 millones de deuda a tasa variable y la concentración de inquilinos representan los principales riesgos para el flujo de caja y la valoración.

ALX의 2025년 2분기 10-Q 보고서에서 기본 지표가 약화되었습니다. 임대 수익은 전년 대비 3.4% 감소한 5,160만 달러였으며, 반기 수익은 7.2% 감소한 1억 650만 달러로 나타났습니다. 이는 주로 731 Lexington의 Home Depot 8만 3천 평방피트 임대 종료(-연초 대비 630만 달러 감소)와 Rego Park I의 이전 IKEA 계약 해지 때문입니다. 운영 비용은 3.8% 증가했고, 이자 수익은 감소하여 2분기 순이익은 27% 감소한 610만 달러(주당순이익 1.19달러), 연초부터의 순이익은 25% 감소한 1,840만 달러(주당순이익 3.59달러)를 기록했습니다. 운영 자금 조달액은 2분기에 주당 2.88달러로 13% 감소했고, 연초 누계는 6.93달러로 16% 줄었습니다.

대차대조표/유동성. 현금 및 제한 현금은 시장 가치의 30%에 해당하는 3억 9천만 달러로 견고하게 유지되고 있으며, 2분기 영업 현금 흐름은 5,900만 달러로 전년 동기 2,800만 달러 대비 증가했습니다. 부채 총액은 9억 9,500만 달러이며, SOFR 기준 대출 두 건 — 731 Lexington 소매 부문 3억 달러(현재 만기 연장 기한은 2025년 10월 3일까지)와 Rego Park II 2억 100만 달러 — 가 15개월 이내에 만료됩니다. 헤지 후 가중평균 이자 비용은 5.17%이며, Rego Park II에 대해 2025년 12월까지 SOFR이 4.15%로 제한되는 캡이 적용됩니다.

주요 운영 지표. 상업용 점유율은 94.8%, 주거용은 98.7%입니다. Bloomberg L.P.가 임대 수익의 61%를 차지하며, 이 임차인 상실은 실적에 큰 타격을 줄 수 있습니다. 순영업소득(NOI)은 분기 기준 9.6% 감소한 2,570만 달러였습니다. 주당 4.50달러의 배당금이 지급되었으며, 이는 2분기 주당순이익의 126%, 2분기 FFO의 65%에 해당합니다.

앞으로의 과제. 경영진은 2025년 Burlington과 Marshalls가 이전한 후 공실이 될 Rego Park I의 매각 또는 개발 옵션을 모색 중입니다. 단기적으로 5억 달러의 변동금리 부채 재융자와 임차인 집중도가 현금 흐름과 평가에 주요 위험 요인입니다.

Le rapport 10-Q du deuxième trimestre 2025 d'ALX montre des fondamentaux plus faibles. Les revenus locatifs ont diminué de 3,4 % en glissement annuel pour atteindre 51,6 millions de dollars, et les revenus semestriels ont chuté de 7,2 % à 106,5 millions, principalement en raison de l'expiration du bail de Home Depot de 83 000 pieds carrés au 731 Lexington (-6,3 millions depuis le début de l'année) et de la résiliation précédente d'IKEA à Rego Park I. Les charges d'exploitation ont augmenté de 3,8 %, tandis que les revenus d'intérêts ont diminué, réduisant le bénéfice net du deuxième trimestre de 27 % à 6,1 millions de dollars (1,19 $ par action) et le bénéfice cumulé de 25 % à 18,4 millions (3,59 $ par action). Les fonds provenant des opérations ont chuté à 2,88 $ par action au deuxième trimestre (-13 %) et à 6,93 $ depuis le début de l'année (-16 %).

Bilan/liquidité. La trésorerie et les liquidités restreintes restent solides à 390 millions de dollars (30 % de la capitalisation boursière), avec un flux de trésorerie d'exploitation de 59 millions au deuxième trimestre contre 28 millions un an plus tôt. La dette totale s'élève à 995 millions ; deux prêts basés sur le SOFR — 300 millions pour le commerce de détail au 731 Lexington (maintenant prolongé uniquement jusqu'au 3 octobre 2025) et 201 millions pour Rego Park II — arrivent à échéance dans 15 mois. Le coût moyen pondéré des intérêts est de 5,17 % après couverture ; un plafond limite le SOFR à 4,15 % sur Rego Park II jusqu'en décembre 2025.

Principaux indicateurs opérationnels. Le taux d'occupation commerciale est de 94,8 %, résidentielle de 98,7 %. Bloomberg L.P. représente 61 % des revenus locatifs ; la perte de ce locataire nuirait considérablement aux résultats. Le NOI a diminué de 9,6 % à 25,7 millions pour le trimestre. Des dividendes de 4,50 $ par action ont été versés, équivalant à 126 % du BPA du deuxième trimestre et à 65 % du FFO du trimestre.

Questions à venir. La direction explore des options de vente ou de développement pour Rego Park I, qui sera vacant après le déménagement de Burlington et Marshalls en 2025. Le refinancement à court terme de 500 millions de dette à taux variable et la concentration des locataires représentent les principaux risques pour les flux de trésorerie et la valorisation.

ALXs 10-Q für das 2. Quartal 2025 zeigt schwächere Fundamentaldaten. Die Mieteinnahmen sanken im Jahresvergleich um 3,4 % auf 51,6 Mio. USD, und die Halbjahreseinnahmen fielen um 7,2 % auf 106,5 Mio. USD, hauptsächlich aufgrund des Ablaufs des Mietvertrags von Home Depot über 83.000 Quadratfuß am 731 Lexington (-6,3 Mio. USD seit Jahresbeginn) und der vorzeitigen Kündigung von IKEA in Rego Park I. Die Betriebskosten stiegen um 3,8 %, während die Zinserträge zurückgingen, was den Nettogewinn im 2. Quartal um 27 % auf 6,1 Mio. USD (1,19 USD je Aktie) und den Gewinn seit Jahresbeginn um 25 % auf 18,4 Mio. USD (3,59 USD je Aktie) reduzierte. Die Mittel aus dem operativen Geschäft sanken im 2. Quartal auf 2,88 USD je Aktie (-13 %) und im Jahresverlauf auf 6,93 USD (-16 %).

Bilanz/Liquidität. Bargeld und gebundenes Bargeld bleiben mit 390 Mio. USD (30 % der Marktkapitalisierung) stark, mit einem operativen Cashflow von 59 Mio. USD im 2. Quartal gegenüber 28 Mio. USD im Vorjahr. Die Schulden belaufen sich auf 995 Mio. USD; zwei SOFR-basierte Kredite — 300 Mio. USD für den Einzelhandel am 731 Lexington (jetzt nur bis zum 3. Oktober 2025 verlängert) und 201 Mio. USD für Rego Park II — laufen innerhalb von 15 Monaten ab. Die gewichteten durchschnittlichen Zinskosten betragen nach Absicherungen 5,17 %; eine Obergrenze begrenzt den SOFR bei Rego Park II bis Dezember 2025 auf 4,15 %.

Wichtige Betriebskennzahlen. Die gewerbliche Auslastung liegt bei 94,8 %, die Wohnbelegung bei 98,7 %. Bloomberg L.P. trug 61 % der Mieteinnahmen bei; der Verlust dieses Mieters würde die Ergebnisse erheblich beeinträchtigen. Das NOI sank im Quartal um 9,6 % auf 25,7 Mio. USD. Dividenden von 4,50 USD je Aktie wurden gezahlt, was 126 % des Gewinns je Aktie im 2. Quartal und 65 % des FFO im Quartal entspricht.

Zukünftige Herausforderungen. Das Management prüft Verkaufs- und Entwicklungsmöglichkeiten für Rego Park I, das nach dem Umzug von Burlington und Marshalls im Jahr 2025 leer stehen wird. Die kurzfristige Refinanzierung von 500 Mio. USD variabel verzinslicher Schulden und die Konzentration der Mieter stellen die Hauptgefahren für den Cashflow und die Bewertung dar.

Positive

$390 m cash & restricted cash provides strong liquidity cushion (30 % of assets).
Bloomberg lease extended to 2040, securing 61 % of rent long-term.
Operating cash flow rose to $59 m YTD, more than double prior-year period.

Negative

Q2 EPS fell 27 % YoY; FFO/share down 16 % YTD, signaling earnings pressure.
High tenant concentration: 61 % of rental income from a single tenant (Bloomberg).
Major vacancies: Home Depot space empty; Rego Park I set to become fully vacant in 2025.
Near-term debt wall: $501 m variable-rate mortgages mature by Oct–Dec 2025.
Dividend ($9.00 YTD) exceeds net income and consumes 65 % of FFO.

Insights

TL;DR – Declining rents, tenant turnover and 2025 debt walls overshadow solid liquidity.

The 6 %+ revenue erosion from major tenant roll-offs compressed FFO despite lower interest expense. High cash balances cushion near term, yet $500 m of variable-rate mortgages mature by Dec 2025 and the 60-day retail loan extension indicates limited lender appetite. Dividend payout now exceeds run-rate earnings and edges toward 70 % of FFO, reducing internal funding for capex. Re-leasing Rego Park I and backfilling the Home Depot box are critical to re-accelerate NOI. Rating: cautious.

TL;DR – Concentrated tenant mix and short debt maturities heighten risk profile.

Bloomberg provides 61 % of rent—exceptional exposure for a REIT. While Bloomberg’s 11-year extension mitigates vacancy risk, any credit event would be material. The company relies on SOFR-linked loans; rate caps fade after Dec 2025, exposing ALX if rates stay elevated. The Oct 2025 due date on the $300 m retail note leaves little runway. However, 45 % LTV and $390 m cash offer negotiation leverage. Overall impact: moderately negative, but not distress level.

08/04/2025 - 08:51 AM

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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, DC 20549

FORM 10-Q

(Mark one)


☑			QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15 (d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended: June 30, 2025


☐			TRANSITION REPORT PURSUANT TO SECTION 13 OR 15 (d) OF THE SECURITIES EXCHANGE ACT OF 1934


For the transition period from:						to


Commission File Number:			001-06064

ALEXANDERS INC

(Exact name of registrant as specified in its charter)

Delaware

51-0100517

(State or other jurisdiction of incorporation or organization)

(I.R.S. Employer Identification Number)

210 Route 4 East,

Paramus,

New Jersey

07652

(Address of principal executive offices)

(Zip Code)


(201)			587-8541

(Registrant’s telephone number, including area code)

N/A

(Former name, former address and former fiscal year, if changed since last report)

Securities registered pursuant to Section 12(b) of the Act:

Title of each class

Trading Symbol(s)

Name of each exchange on which registered

Common Stock, $1 par value per share

ALX

New York Stock Exchange

Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. ☑ Yes ☐ No

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (Section 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). ☑ Yes ☐ No

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company” and “emerging growth company” in Rule 12b-2 of the Exchange Act.


☐	Large Accelerated Filer	☑	Accelerated Filer
☐	Non-Accelerated Filer	☐	Smaller Reporting Company
		☐	Emerging Growth Company

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the

Exchange Act. ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). ☐ Yes ☑ No

As of June 30, 2025, there were 5,107,290 shares of common stock, par value $1 per share, outstanding.

INDEX


		Page Number
PART I.	Financial Information:

Item 1.	Financial Statements:

	Consolidated Balance Sheets (Unaudited) as of June 30, 2025 and December 31, 2024	4

	Consolidated Statements of Income (Unaudited) for the Three and Six Months Ended June 30, 2025 and 2024	5

	Consolidated Statements of Comprehensive Income (Unaudited) for the Three and Six Months Ended June 30, 2025 and 2024	6

	Consolidated Statements of Changes in Equity (Unaudited) for the Three and Six Months Ended June 30, 2025 and 2024	7

	Consolidated Statements of Cash Flows (Unaudited) for the Six Months Ended June 30, 2025 and 2024	8

	Notes to Consolidated Financial Statements (Unaudited)	9

	Report of Independent Registered Public Accounting Firm	16

Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	17

Item 3.	Quantitative and Qualitative Disclosures About Market Risk	25

Item 4.	Controls and Procedures	25

PART II.	Other Information:

Item 1.	Legal Proceedings	26

Item 1A.	Risk Factors	26

Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	26

Item 3.	Defaults Upon Senior Securities	26

Item 4.	Mine Safety Disclosures	26

Item 5.	Other Information	26

Item 6.	Exhibits	26

Exhibit Index		27

SIGNATURES		28

PART I. FINANCIAL INFORMATION

Item 1. Financial Statements

ALEXANDER’S, INC. AND SUBSIDIARIES

CONSOLIDATED BALANCE SHEETS

(UNAUDITED)

(Amounts in thousands, except share and per share amounts)


	As of
ASSETS	June 30, 2025		December 31, 2024
Real estate, at cost:
Land	$	32,271	$	32,271
Buildings and leasehold improvements	1,051,319		1,046,132
Development and construction in progress	14,617		6,794
Total	1,098,207		1,085,197
Accumulated depreciation and amortization	(458,727)		(443,627)
Real estate, net	639,480		641,570
Cash and cash equivalents	313,036		338,532
Restricted cash	77,269		55,304
Tenant and other receivables	4,136		5,112
Receivable arising from the straight-lining of rents	109,732		111,750
Deferred leasing costs, net, including unamortized leasing fees to Vornado of $21,406 and $22,380, respectively	158,059		163,677
Other assets	19,104		25,350
	$	1,320,816	$	1,341,295


LIABILITIES AND EQUITY
Mortgages payable, net of deferred debt issuance costs	$	987,619	$	988,019
Amounts due to Vornado	996		1,159
Accounts payable and accrued expenses	51,535		38,743
Lease incentive liabilities	113,618		115,118
Other liabilities	21,601		21,397
Total liabilities	1,175,369		1,164,436

Commitments and contingencies

Preferred stock: $1.00 par value per share; authorized, 3,000,000 shares; issued and outstanding, none	—		—
Common stock: $1.00 par value per share; authorized, 10,000,000 shares; issued, 5,173,450 shares; outstanding, 5,107,290 shares	5,173		5,173
Additional capital	35,159		34,765
Retained earnings	105,632		133,402
Accumulated other comprehensive (loss) income	(149)		3,887
	145,815		177,227
Treasury stock: 66,160 shares, at cost	(368)		(368)
Total equity	145,447		176,859
	$	1,320,816	$	1,341,295

See notes to consolidated financial statements (unaudited).

ALEXANDER’S, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF INCOME

(UNAUDITED)

(Amounts in thousands, except share and per share amounts)


	For the Three Months Ended June 30,				For the Six Months Ended June 30,
	2025		2024		2025		2024
REVENUES
Rental revenues	$	51,589	$	53,392	$	106,504	$	114,789
EXPENSES
Operating, including fees to Vornado of $1,590, $1,345, $3,182 and $3,104, respectively	(25,934)		(24,991)		(51,498)		(50,254)
Depreciation and amortization	(8,707)		(8,697)		(17,306)		(18,174)
General and administrative, including management fees to Vornado of $610, $610, $1,220 and $1,220, respectively	(1,955)		(2,159)		(3,546)		(3,635)
Total expenses	(36,596)		(35,847)		(72,350)		(72,063)

Interest and other income	3,928		7,054		7,873		14,216
Interest and debt expense	(12,801)		(16,219)		(23,595)		(32,453)

Net income	$	6,120	$	8,380	$	18,432	$	24,489

Net income per common share - basic and diluted	$	1.19	$	1.63	$	3.59	$	4.77

Weighted average shares outstanding - basic and diluted	5,134,599		5,131,902		5,134,069		5,131,290

See notes to consolidated financial statements (unaudited).

ALEXANDER’S, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME

(UNAUDITED)

(Amounts in thousands)


	For the Three Months Ended June 30,				For the Six Months Ended June 30,
	2025		2024		2025		2024
Net income	$	6,120	$	8,380	$	18,432	$	24,489
Other comprehensive loss:

Change in fair value of interest rate derivatives	(1,055)		(3,360)		(4,036)		(3,900)
Comprehensive income	$	5,065	$	5,020	$	14,396	$	20,589

See notes to consolidated financial statements (unaudited).

ALEXANDER’S, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY

(UNAUDITED)

(Amounts in thousands, except per share amounts)


				Additional Capital		Retained Earnings		Accumulated Other Comprehensive (Loss) Income		Treasury Stock		Total Equity
	Common Stock
	Shares	Amount

For the Three Months Ended June 30, 2025
Balance, March 31, 2025	5,173	$	5,173	$	34,765	$	122,613	$	906	$	(368)	$	163,089
Net income	—	—		—		6,120		—		—		6,120
Dividends paid ($4.50 per common share)	—	—		—		(23,101)		—		—		(23,101)
Change in fair value of interest rate derivatives	—	—		—		—		(1,055)		—		(1,055)
Deferred stock unit grants	—	—		394		—		—		—		394
Balance, June 30, 2025	5,173	$	5,173	$	35,159	$	105,632	$	(149)	$	(368)	$	145,447

For the Three Months Ended June 30, 2024
Balance, March 31, 2024	5,173	$	5,173	$	34,315	$	175,357	$	15,661	$	(368)	$	230,138
Net income	—	—		—		8,380		—		—		8,380
Dividends paid ($4.50 per common share)	—	—		—		(23,088)		—		—		(23,088)
Change in fair value of interest rate derivatives	—	—		—		—		(3,360)		—		(3,360)
Deferred stock unit grants	—	—		450		—		—		—		450
Balance, June 30, 2024	5,173	$	5,173	$	34,765	$	160,649	$	12,301	$	(368)	$	212,520


				Additional Capital		Retained Earnings		Accumulated Other Comprehensive (Loss) Income		Treasury Stock		Total Equity
	Common Stock
	Shares	Amount

For the Six Months Ended June 30, 2025
Balance, December 31, 2024	5,173	$	5,173	$	34,765	$	133,402	$	3,887	$	(368)	$	176,859
Net income	—	—		—		18,432		—		—		18,432
Dividends paid ($9.00 per common share)	—	—		—		(46,202)		—		—		(46,202)
Change in fair value of interest rate derivatives	—	—		—		—		(4,036)		—		(4,036)
Deferred stock unit grants	—	—		394		—		—		—		394
Balance, June 30, 2025	5,173	$	5,173	$	35,159	$	105,632	$	(149)	$	(368)	$	145,447

For the Six Months Ended June 30, 2024
Balance, December 31, 2023	5,173	$	5,173	$	34,315	$	182,336	$	16,201	$	(368)	$	237,657
Net income	—	—		—		24,489		—		—		24,489
Dividends paid ($9.00 per common share)	—	—		—		(46,176)		—		—		(46,176)
Change in fair value of interest rate derivatives	—	—		—		—		(3,900)		—		(3,900)
Deferred stock unit grants	—	—		450		—		—		—		450
Balance, June 30, 2024	5,173	$	5,173	$	34,765	$	160,649	$	12,301	$	(368)	$	212,520

See notes to consolidated financial statements (unaudited).

ALEXANDER’S, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CASH FLOWS

(UNAUDITED)

(Amounts in thousands)


	For the Six Months Ended June 30,
CASH FLOWS FROM OPERATING ACTIVITIES	2025		2024
Net income	$	18,432	$	24,489
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization, including amortization of debt issuance costs	18,888		19,118

Straight-lining of rents	2,018		11,076
Interest rate cap premium amortization	322		5,908
Stock-based compensation expense	394		450
Other non-cash adjustments	4,336		(3,804)
Change in operating assets and liabilities:
Tenant and other receivables	976		674
Other assets	1,179		(142,782)
Amounts due to Vornado	(25)		(218)
Accounts payable and accrued expenses	14,277		(192)
Lease incentive liabilities	(1,500)		113,618
Other liabilities	(10)		(10)
Net cash provided by operating activities	59,287		28,327

CASH FLOWS FROM INVESTING ACTIVITIES
Construction in progress and real estate additions	(14,633)		(6,182)


Proceeds from interest rate cap	—		6,563

Net cash (used in) provided by investing activities	(14,633)		381

CASH FLOWS FROM FINANCING ACTIVITIES


Dividends paid	(46,202)		(46,176)
Debt repayment	(1,983)		(10,000)
Debt issuance costs	—		(1,132)
Net cash used in financing activities	(48,185)		(57,308)


Net decrease in cash and cash equivalents and restricted cash	(3,531)		(28,600)
Cash and cash equivalents and restricted cash at beginning of period	393,836		552,977
Cash and cash equivalents and restricted cash at end of period	$	390,305	$	524,377


RECONCILIATION OF CASH AND CASH EQUIVALENTS AND RESTRICTED CASH
Cash and cash equivalents at beginning of period	$	338,532	$	531,855
Restricted cash at beginning of period	55,304		21,122
Cash and cash equivalents and restricted cash at beginning of period	$	393,836	$	552,977


Cash and cash equivalents at end of period	$	313,036	$	410,948
Restricted cash at end of period	77,269		113,429
Cash and cash equivalents and restricted cash at end of period	$	390,305	$	524,377


SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION
Cash payments for interest	$	20,910	$	32,108


NON-CASH TRANSACTIONS
Liability for real estate additions, including $207 and $126, respectively for development fees due to Vornado	$	1,380	$	964
Write-off of fully depreciated assets	—		1,759

See notes to consolidated financial statements (unaudited).

ALEXANDER’S, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(UNAUDITED)

1.Organization

Alexander’s, Inc. (NYSE: ALX) is a real estate investment trust (“REIT”), incorporated in Delaware, engaged in leasing, managing, developing and redeveloping its properties. All references to “we,” “us,” “our,” “Company” and “Alexander’s” refer to Alexander’s, Inc. and its consolidated subsidiaries. We are managed by, and our properties are leased and developed by, Vornado Realty Trust (“Vornado”) (NYSE: VNO). We have five properties in New York City.

2.Basis of Presentation

The accompanying consolidated financial statements are unaudited and include the accounts of Alexander’s and its consolidated subsidiaries. All adjustments (which include only normal recurring adjustments) necessary to present fairly the financial position, results of operations and changes in cash flows have been made. Certain information and footnote disclosures normally included in financial statements prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) have been condensed or omitted. These consolidated financial statements have been prepared in accordance with the instructions to Form 10-Q of the Securities and Exchange Commission (“SEC”) and should be read in conjunction with the consolidated financial statements and notes thereto included in our Annual Report on Form 10-K for the year ended December 31, 2024, as filed with the SEC.

We have made estimates and assumptions that affect the reported amounts of assets and liabilities, disclosure of contingent assets and liabilities at the date of the consolidated financial statements and the reported amounts of revenues and expenses during the reporting periods. Actual results could differ from those estimates. The results of operations for the three and six months ended June 30, 2025 are not necessarily indicative of the operating results for the full year.

3.Recently Issued Accounting Literature

In December 2023, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) 2023-09, Income Taxes (Topic 740): Improvements to Income Tax Disclosures (“ASU 2023-09”). ASU 2023-09 requires entities to disclose additional information with respect to the effective tax rate reconciliation and to disclose the disaggregation by jurisdiction of income tax expense and income taxes paid. ASU 2023-09 is effective for fiscal years beginning after December 15, 2024, with early adoption permitted. We are currently evaluating the impact of ASU 2023-09 on our consolidated financial statements.

In November 2024, the FASB issued ASU 2024-03, Income Statement - Reporting Comprehensive Income - Expense Disaggregation Disclosures (Subtopic 220-40): Disaggregation of Income Statement Expenses (“ASU 2024-03”), and in January 2025, the FASB issued ASU 2025-01, Income Statement - Reporting Comprehensive Income - Expense Disaggregation Disclosures (Subtopic 220-40): Clarifying the Effective Date (“ASU 2025-01”). ASU 2024-03 requires additional disclosure of the nature of expenses included in the income statement as well as disclosures about specific types of expenses included in the expense captions presented in the income statement. ASU 2024-03, as clarified by ASU 2025-01, is effective for fiscal years beginning after December 15, 2026, and interim periods within fiscal years beginning after December 15, 2027, with early adoption permitted. We are currently evaluating the impact of these standards on our consolidated financial statements.

ALEXANDER’S, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

(UNAUDITED)

4.Revenue Recognition

The following is a summary of revenue sources for the three and six months ended June 30, 2025 and 2024.


	For the Three Months Ended June 30,				For the Six Months Ended June 30,
(Amounts in thousands)	2025		2024		2025		2024
Lease revenues	$	49,502	$	51,288	$	102,228	$	110,634
Parking revenue	1,218		1,185		2,414		2,315
Tenant services	869		919		1,862		1,840
Rental revenues	$	51,589	$	53,392	$	106,504	$	114,789

The components of lease revenues for the three and six months ended June 30, 2025 and 2024 are as follows:


	For the Three Months Ended June 30,				For the Six Months Ended June 30,
(Amounts in thousands)	2025		2024		2025		2024
Fixed lease revenues	$	33,009	$	34,400	$	68,363	$	76,934
Variable lease revenues	16,493		16,888		33,865		33,700
Lease revenues	$	49,502	$	51,288	$	102,228	$	110,634

Bloomberg L.P. (“Bloomberg”) accounted for revenue of $64,446,000 and $60,946,000 for the six months ended June 30, 2025 and 2024, respectively, representing approximately 61% and 53% of our rental revenues in each period, respectively. No other tenant accounted for more than 10% of our rental revenues. If we were to lose Bloomberg as a tenant, or if Bloomberg were to be unable to fulfill its obligations under its lease, it would adversely affect our results of operations and financial condition. In order to assist us in our continuing assessment of Bloomberg’s creditworthiness, we receive certain confidential financial information and metrics from Bloomberg. In addition, we access and evaluate financial information regarding Bloomberg from other private sources, as well as publicly available data.

On January 31, 2025, Home Depot’s 83,000 square foot lease at the retail portion of our 731 Lexington Avenue property expired. Annual rental revenues from Home Depot were approximately $15,000,000.

In May 2024, Alexander’s and Bloomberg reached an agreement to extend the leases covering approximately 947,000 square feet at our 731 Lexington Avenue property that were scheduled to expire in February 2029 for a term of eleven years to February 2040. Upon execution of this lease extension, we paid a $32,000,000 leasing commission, of which $26,500,000 was to a third-party broker and $5,500,000 was to Vornado.

On December 3, 2022, IKEA closed its 112,000 square foot store at our Rego Park I property under a lease that was set to expire in December 2030. The lease included a right to terminate effective no earlier than March 16, 2026, subject to payment of rent through the termination date and an additional termination payment equal to the lesser of $10,000,000 or the amount of rent due under the remaining term. On September 27, 2023, we entered into a lease modification agreement with IKEA which accelerated its lease termination date to April 1, 2024. During the fourth quarter of 2023 and the first quarter of 2024, IKEA paid its remaining rent obligation through March 16, 2026 and the $10,000,000 termination payment.

ALEXANDER’S, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

(UNAUDITED)

5.Related Party Transactions

Vornado

As of June 30, 2025, Vornado owned 32.4% of our outstanding common stock. We are managed by, and our properties are leased and developed by, Vornado, pursuant to the agreements described below, which expire in March of each year and are automatically renewable.

Management and Development Agreements

We pay Vornado an annual management fee equal to the sum of (i) $2,800,000, (ii) 2% of gross revenue from the Rego Park II shopping center, (iii) $0.50 per square foot of the tenant-occupied office and retail space at 731 Lexington Avenue, and (iv) $387,000, escalating at 3% per annum, for managing the common area of 731 Lexington Avenue. Vornado is also entitled to a development fee equal to 6% of development costs, as defined.

Leasing and Other Agreements

Vornado also provides us with leasing services for a fee of 3% of rent for the first ten years of a lease term, 2% of rent for the eleventh through the twentieth year of a lease term, and 1% of rent for the twenty-first through thirtieth year of a lease term, subject to the payment of rents by tenants. Under the agreements in effect prior to May 1, 2024, in the event third-party real estate brokers were used, the fees to Vornado increased by 1% and Vornado was responsible for the fees to the third-party real estate brokers (“Third-Party Lease Commissions”). On May 1, 2024, our Board of Directors approved amendments to the leasing agreements, subject to applicable lender consents, pursuant to which the Company is responsible for any Third-Party Lease Commissions and, in such circumstances, Vornado’s fee is one-third of the applicable Third-Party Lease Commission.

Vornado is also entitled to a commission upon the sale of any of our assets equal to 3% of gross proceeds, as defined, for asset sales less than $50,000,000 and 1% of gross proceeds, as defined, for asset sales of $50,000,000 or more.

We also have agreements with Building Maintenance Services LLC, a wholly owned subsidiary of Vornado, to supervise (i) cleaning, engineering and security services at our 731 Lexington Avenue property and (ii) security services at our Rego Park I and Rego Park II properties and The Alexander apartment tower. In addition, we have an agreement with a wholly owned subsidiary of Vornado to manage the parking garages at our Rego Park I and Rego Park II properties.

The following is a summary of fees earned by Vornado under the various agreements discussed above.


	For the Three Months Ended June 30,				For the Six Months Ended June 30,
(Amounts in thousands)	2025		2024		2025		2024
Company management fees	$	700	$	700	$	1,400	$	1,400
Development fees	207		111		626		126
Leasing fees	229		5,517		242		5,555

Property management, cleaning, engineering, parking and security fees	1,464		1,213		2,923		2,849
	$	2,600	$	7,541	$	5,191	$	9,930

As of June 30, 2025, the amounts due to Vornado were $547,000 for management, property management, cleaning, engineering and security fees, $242,000 for leasing fees and $207,000 for development fees. As of December 31, 2024, the amounts due to Vornado were $642,000 for management, property management, cleaning, engineering and security fees, $346,000 for development fees and $171,000 for leasing fees.

ALEXANDER’S, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

(UNAUDITED)

6.Mortgages Payable

The following is a summary of our outstanding mortgages payable as of June 30, 2025 and December 31, 2024. We may refinance our maturing debt as it comes due or choose to pay it down.


		Interest Rate at June 30, 2025	Balance at
(Amounts in thousands)	Maturity		June 30, 2025		December 31, 2024
First mortgages secured by:
731 Lexington Avenue, office condominium	Oct. 09, 2028	5.04%	$	400,000	$	400,000
731 Lexington Avenue, retail condominium (1)(2)	Oct. 03, 2025	5.83%	300,000		300,000
Rego Park II shopping center (1)(3)	Dec. 12, 2025	5.60%	200,561		202,544
The Alexander apartment tower	Nov. 01, 2027	2.63%	94,000		94,000
Total			994,561		996,544
Deferred debt issuance costs, net of accumulated amortization of $8,964 and $7,381, respectively			(6,942)		(8,525)
			$	987,619	$	988,019

(1)Interest rate listed represents the rate in effect as of June 30, 2025 based on SOFR as of contractual reset date plus contractual spread, adjusted for hedging instruments as applicable.

(2)Interest at SOFR plus 1.51% which was swapped to a fixed rate of 1.76% through May 2025.

(3)Interest at SOFR plus 1.45% (SOFR is capped at a rate of 4.15% through December 2025).

The $300,000,000 mortgage loan on the retail condominium of our 731 Lexington Avenue property was scheduled to mature on August 5, 2025. On August 1, 2025, we entered into a 60-day extension with the lenders. The interest-only, non-recourse loan continues to bear interest at SOFR plus 1.51% (5.83% as of June 30, 2025) through the extended maturity date of October 3, 2025.

7.Stock-Based Compensation

We account for stock-based compensation in accordance with Accounting Standards Codification (“ASC”) Topic 718, Compensation – Stock Compensation (“ASC 718”). Our 2016 Omnibus Stock Plan (the “Plan”) provides for grants of incentive and non-qualified stock options, restricted stock, stock appreciation rights, deferred stock units (“DSUs”) and performance shares, as defined, to the directors, officers and employees of the Company and Vornado.

In May 2025, we granted each of the members of our Board of Directors 346 DSUs with a market value of $75,000 per grant. The grant date fair value of these awards was $56,250 per grant, or $394,000 in the aggregate, in accordance with ASC 718. The DSUs entitle the holders to receive shares of the Company’s common stock without the payment of any consideration. The DSUs vested immediately and accordingly, were expensed on the date of grant, but the shares of common stock underlying the DSUs are not deliverable to the grantee until the grantee is no longer serving on the Company’s Board of Directors or until a later date selected by the grantee. As of June 30, 2025, there were 28,666 DSUs outstanding and 477,121 shares were available for future grant under the Plan.

8.Fair Value Measurements

ASC Topic 820, Fair Value Measurement (“ASC 820”) defines fair value and establishes a framework for measuring fair value. ASC 820 establishes a fair value hierarchy that prioritizes observable and unobservable inputs used to measure fair value into three levels: Level 1 – quoted prices (unadjusted) in active markets that are accessible at the measurement date for assets or liabilities that are highly liquid and are actively traded in secondary markets; Level 2 – observable prices that are based on inputs not quoted in active markets, but corroborated by market data; and Level 3 – unobservable inputs that are used when little or no market data is available. The fair value hierarchy gives the highest priority to Level 1 inputs and the lowest priority to Level 3 inputs. In determining fair value, we utilize valuation techniques that maximize the use of observable inputs and minimize the use of unobservable inputs to the extent possible as well as consider counterparty credit risk in our assessment of fair value.

ALEXANDER’S, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

(UNAUDITED)

8.Fair Value Measurements - continued

Financial Assets and Liabilities Measured at Fair Value

Financial assets measured at fair value on our consolidated balance sheet as of June 30, 2025 consist of an interest rate cap, which is presented in the table below based on its level in the fair value hierarchy. There were no financial liabilities measured at fair value as of June 30, 2025.


	As of June 30, 2025
(Amounts in thousands)	Total		Level 1		Level 2		Level 3
Interest rate derivative (included in other assets)	$	129	$	—	$	129	$	—

Financial assets measured at fair value on our consolidated balance sheet as of December 31, 2024 consist of interest rate derivatives, which are presented in the table below based on their level in the fair value hierarchy. There were no financial liabilities measured at fair value as of December 31, 2024.


	As of December 31, 2024
(Amounts in thousands)	Total		Level 1		Level 2		Level 3
Interest rate derivatives (included in other assets)	$	4,487	$	—	$	4,487	$	—

Interest Rate Derivatives

We recognize the fair value of all interest rate derivatives in “other assets” or “other liabilities” on our consolidated balance sheets and since all of our interest rate derivatives have been designated as cash flow hedges, changes in the fair value are recognized in other comprehensive income. The table below summarizes our interest rate derivatives, all of which hedge the interest rate risk attributable to the variable rate debt noted as of June 30, 2025 and December 31, 2024, respectively.


		Fair Value as of				As of June 30, 2025
(Amounts in thousands)		June 30, 2025		December 31, 2024		Notional Amount		Swapped Rate	Expiration Date
Interest rate swap related to:
	731 Lexington Avenue mortgage loan, retail condominium	$	—	$	4,117	N/A		N/A	N/A
Interest rate cap related to:
	Rego Park II shopping center mortgage loan	129		370		$	200,561	(1)	12/25
Included in other assets		$	129	$	4,487

(1)SOFR cap strike rate of 4.15%.

Financial Assets and Liabilities not Measured at Fair Value

Financial assets and liabilities that are not measured at fair value on our consolidated balance sheets include cash equivalents and mortgages payable. Cash equivalents are carried at cost, which approximates fair value due to their short-term maturities and are classified as Level 1. The fair value of our mortgages payable is calculated by discounting the future contractual cash flows of these instruments using current risk-adjusted rates available to borrowers with similar credit ratings, which are provided by a third-party specialist, and is classified as Level 2. The table below summarizes the carrying amount and fair value of these financial instruments as of June 30, 2025 and December 31, 2024, respectively.


	As of June 30, 2025				As of December 31, 2024
(Amounts in thousands)	Carrying Amount		Fair Value		Carrying Amount		Fair Value

Assets:
Cash equivalents	$	63,906	$	63,906	$	61,889	$	61,889
Liabilities:
Mortgages payable (excluding deferred debt issuance costs, net)	$	994,561	$	981,633	$	996,544	$	967,941

ALEXANDER’S, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

(UNAUDITED)

9.Commitments and Contingencies

Insurance

We maintain general liability insurance with limits of $300,000,000 per occurrence and per property, of which the first $30,000,000 includes communicable disease coverage, and all-risk property and rental value insurance coverage with limits of $1.7 billion per occurrence, including coverage for acts of terrorism, with sub-limits for certain perils such as floods and earthquakes on each of our properties and excluding communicable disease coverage.

Fifty Ninth Street Insurance Company, LLC (“FNSIC”), our wholly owned consolidated subsidiary, acts as a direct insurer for coverage for acts of terrorism, including nuclear, biological, chemical and radiological (“NBCR”) acts, as defined by the Terrorism Risk Insurance Act of 2002, as amended to date and which has been extended through December 2027. Coverage for acts of terrorism (including NBCR acts) is up to $1.7 billion per occurrence and in the aggregate. Coverage for acts of terrorism (excluding NBCR acts) is fully reinsured by third party insurance companies and the Federal government with no exposure to FNSIC. For NBCR acts, FNSIC is responsible for a $338,000 deductible and 20% of the balance of a covered loss, and the Federal government is responsible for the remaining 80% of a covered loss. We are ultimately responsible for any loss incurred by FNSIC.

We continue to monitor the state of the insurance market and the scope and costs of coverage for acts of terrorism or other events. However, we cannot anticipate what coverage will be available on commercially reasonable terms in the future. We are responsible for uninsured losses and for deductibles and losses in excess of our insurance coverage, which could be material.

Our loans contain customary covenants requiring us to maintain insurance. Although we believe that we have adequate insurance coverage for purposes of these agreements, we may not be able to obtain an equivalent amount of coverage at reasonable costs in the future. If lenders insist on greater coverage than we are able to obtain, it could adversely affect our ability to finance or refinance our properties.

Other

There are various legal actions brought against us from time-to-time in the ordinary course of business. In our opinion, the outcome of such pending matters in the aggregate will not have a material effect on our financial position, results of operations or cash flows.

10.Earnings Per Share

The following table sets forth the computation of basic and diluted income per share, including the number of shares used in computing basic and diluted income per share. Basic income per share is determined using the weighted average shares of common stock (including deferred stock units) outstanding during the period. Diluted income per share is determined using the weighted average shares of common stock (including deferred stock units) outstanding during the period, and assumes all potentially dilutive securities were converted into common shares at the earliest date possible. There were no potentially dilutive securities outstanding during the three and six months ended June 30, 2025 and 2024.


	For the Three Months Ended June 30,				For the Six Months Ended June 30,
(Amounts in thousands, except share and per share amounts)	2025		2024		2025		2024
Net income	$	6,120	$	8,380	$	18,432	$	24,489

Weighted average shares outstanding – basic and diluted	5,134,599		5,131,902		5,134,069		5,131,290

Net income per common share – basic and diluted	$	1.19	$	1.63	$	3.59	$	4.77

ALEXANDER’S, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

(UNAUDITED)

11.Segment Information

We have determined that our properties, which are considered our operating segments, have similar economic characteristics and meet the criteria that permit these operating segments to be aggregated into one reportable segment (the leasing, management, development and redevelopment of properties in New York City). Net operating income (“NOI”) represents total revenues less operating expenses. The Company’s chief operating decision maker ("CODM") is its Chief Executive Officer, who considers NOI to be the financial measure of segment profit and loss for making decisions on how to allocate resources and assessing the performance of the reportable segment. Asset information by segment is not reported as the CODM does not use this measure to assess segment performance or to make resource allocation decisions.

Below is a summary of financial information for the three and six months ended June 30, 2025 and 2024.


		For the Three Months Ended June 30,				For the Six Months Ended June 30,
(Amounts in thousands)		2025		2024		2025		2024
	Rental revenues	$	51,589	$	53,392	$	106,504	$	114,789
	Real estate tax expense	(14,758)		(14,453)		(29,684)		(28,913)
	Other segment expenses (1)	(11,176)		(10,538)		(21,814)		(21,341)
	Total operating expenses	(25,934)		(24,991)		(51,498)		(50,254)
	NOI	$	25,655	$	28,401	$	55,006	$	64,535

(1)	Includes various expenses associated with operating our properties including but not limited to ground rent, insurance, repairs and maintenance and utilities.

Below is a reconciliation of NOI to net income for the three and six months ended June 30, 2025 and 2024.


		For the Three Months Ended June 30,				For the Six Months Ended June 30,
(Amounts in thousands)		2025		2024		2025		2024
	NOI	$	25,655	$	28,401	$	55,006	$	64,535
	Interest and debt expense	(12,801)		(16,219)		(23,595)		(32,453)
	Interest and other income	3,928		7,054		7,873		14,216
	General and administrative	(1,955)		(2,159)		(3,546)		(3,635)
	Depreciation and amortization	(8,707)		(8,697)		(17,306)		(18,174)
	Net income	$	6,120	$	8,380	$	18,432	$	24,489

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

To the Board of Directors and Stockholders of Alexander’s, Inc.

Results of Review of Interim Financial Information

We have reviewed the accompanying consolidated balance sheet of Alexander’s, Inc. and subsidiaries (the “Company”) as of June 30, 2025, the related consolidated statements of income, comprehensive income, and changes in equity, for the three-month and six-month periods ended June 30, 2025 and 2024, and of cash flows for the six-month periods ended June 30, 2025 and 2024, and the related notes (collectively referred to as the “interim financial information”). Based on our reviews, we are not aware of any material modifications that should be made to the accompanying interim financial information for it to be in conformity with accounting principles generally accepted in the United States of America.

We have previously audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States) (PCAOB), the consolidated balance sheet of the Company as of December 31, 2024, and the related consolidated statements of income, comprehensive income, changes in equity, and cash flows for the year then ended (not presented herein); and in our report dated February 10, 2025, we expressed an unqualified opinion on those consolidated financial statements. In our opinion, the information set forth in the accompanying consolidated balance sheet as of December 31, 2024, is fairly stated, in all material respects, in relation to the consolidated balance sheet from which it has been derived.

Basis for Review Results

This interim financial information is the responsibility of the Company's management. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.

We conducted our reviews in accordance with standards of the PCAOB. A review of interim financial information consists principally of applying analytical procedures and making inquiries of persons responsible for financial and accounting matters. It is substantially less in scope than an audit conducted in accordance with the standards of the PCAOB, the objective of which is the expression of an opinion regarding the financial statements taken as a whole. Accordingly, we do not express such an opinion.

/s/ DELOITTE & TOUCHE LLP

New York, New York

August 4, 2025

Item 2.MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

Certain statements contained in this Quarterly Report constitute forward-looking statements as such term is defined in Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements are not guarantees of future performance. They represent our intentions, plans, expectations and beliefs and are subject to numerous assumptions, risks and uncertainties. Our future results, financial condition and business may differ materially from those expressed in these forward-looking statements. You can find many of these statements by looking for words such as “approximates,” “believes,” “expects,” “anticipates,” “estimates,” “intends,” “plans,” “would,” “may” or other similar expressions in this Quarterly Report on Form 10-Q. Many of the factors that will determine the outcome of these and our other forward-looking statements are beyond our ability to control or predict. For a further discussion of factors that could materially affect the outcome of our forward-looking statements, see “Item 1A. Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, 2024.

For these statements, we claim the protection of the safe harbor for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995. You are cautioned not to place undue reliance on our forward-looking statements, which speak only as of the date of this Quarterly Report on Form 10-Q or the date of any document incorporated by reference. All subsequent written and oral forward-looking statements attributable to us or any person acting on our behalf are expressly qualified in their entirety by the cautionary statements contained or referred to in this section. We do not undertake any obligation to release publicly, any revisions to our forward-looking statements to reflect events or circumstances after the date of this Quarterly Report on Form 10-Q.

Management’s Discussion and Analysis of Financial Condition and Results of Operations include a discussion of our consolidated financial statements for the three and six months ended June 30, 2025. The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America (“GAAP”) requires us to make estimates and assumptions that affect the reported amounts of assets and liabilities, disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. Actual results could differ from those estimates. The results of operations for the three and six months ended June 30, 2025 are not necessarily indicative of the operating results for the full year.

Critical Accounting Estimates and Significant Accounting Policies

A summary of the critical accounting policies and estimates used in the preparation of our consolidated financial statements is included in “Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations” in our Annual Report on Form 10-K for the year ended December 31, 2024. For the six months ended June 30, 2025, there were no material changes to these estimates or policies.

Overview

We compete with a large number of real estate investors, property owners and developers, some of whom may be willing to accept lower returns on their investments. Principal factors of competition are rents charged, tenant concessions offered, attractiveness of location, the quality of the property and the breadth and the quality of services provided. Our success depends upon, among other factors, trends of the global, national and local economies, the financial condition and operating results of current and prospective tenants and customers, the availability and cost of capital, construction and renovation costs, taxes, governmental regulations, legislation, population and employment trends, zoning laws, and our ability to lease, sublease or sell our properties, at profitable levels. Our success is also subject to our ability to refinance existing debt on acceptable terms as it comes due.

Our business has been, and may continue to be, affected by interest rate fluctuations, the effects of inflation and other uncertainties including the potential for an economic downturn. These factors could have a material impact on our business, financial condition, results of operations and cash flows. See “Item 1A. Risk Factors” of our Annual Report on Form 10-K for the year ended December 31, 2024 for additional information regarding these and other factors that may materially affect our results.

Three Months Ended June 30, 2025 Financial Results Summary

Net income for the three months ended June 30, 2025 was $6,120,000, or $1.19 per diluted share, compared to $8,380,000 or $1.63 per diluted share in the prior year’s three months.

Funds from operations (“FFO”) (non-GAAP) for the three months ended June 30, 2025 was $14,762,000, or $2.88 per diluted share, compared to $17,009,000, or $3.31 per diluted share in the prior year’s three months.

Six Months Ended June 30, 2025 Financial Results Summary

Net income for the six months ended June 30, 2025 was $18,432,000, or $3.59 per diluted share, compared to $24,489,000 or $4.77 per diluted share in the prior year’s six months.

FFO (non-GAAP) for the six months ended June 30, 2025 was $35,604,000, or $6.93 per diluted share, compared to $42,541,000, or $8.29 per diluted share in the prior year’s six months.

Financing

Square Footage, Occupancy and Leasing Activity

Our portfolio is comprised of five properties aggregating 2,455,000 square feet. As of June 30, 2025, the commercial occupancy rate was 94.8% and the residential occupancy rate was 98.7%.

On January 31, 2025, Home Depot’s 83,000 square foot lease at the retail portion of our 731 Lexington Avenue property expired. Annual rental revenues from Home Depot were approximately $15,000,000.

In the fourth quarter of 2024, we entered into ten-year leases with Burlington and Marshalls to relocate them to our Rego Park II property in 2025 from our Rego Park I property. Rego Park I will then be vacant and we are currently exploring sale and development opportunities for the property.

Overview - continued

Significant Tenant

Results of Operations – Three Months Ended June 30, 2025, compared to June 30, 2024

Rental Revenues

Rental revenues were $51,589,000 for the three months ended June 30, 2025, compared to $53,392,000 for the prior year’s three months, a decrease of $1,803,000. This was primarily due to (i) $3,781,000 of lower rental revenue from Home Depot’s lease expiration at 731 Lexington Avenue, partially offset by (ii) $1,213,000 of higher recoveries of operating expenses and capital expenditures, (iii) $696,000 of higher straight-line rental revenue from new tenants at Rego Park II and (iv) $581,000 of higher straight-line rental revenue from Bloomberg’s lease extension at 731 Lexington Avenue.

Operating Expenses

Operating expenses were $25,934,000 for the three months ended June 30, 2025, compared to $24,991,000 for the prior year’s three months, an increase of $943,000. This was primarily due to (i) $983,000 of higher operating expenses subject to recovery, including real estate taxes and common area maintenance and (ii) $454,000 of higher operating expenses not subject to recovery, partially offset by (iii) higher capitalized expenses of $494,000.

Depreciation and Amortization

Depreciation and amortization was $8,707,000 for the three months ended June 30, 2025, compared to $8,697,000 for the prior year’s three months, an increase of $10,000.

General and Administrative Expenses

General and administrative expenses were $1,955,000 for the three months ended June 30, 2025, compared to $2,159,000 for the prior year’s three months, a decrease of $204,000. This was primarily due to lower professional fees.

Interest and Other Income

Interest and other income was $3,928,000 for the three months ended June 30, 2025, compared to $7,054,000 for the prior year’s three months, a decrease of $3,126,000. This was primarily due to a decrease in average interest rates and investment balances.

Interest and Debt Expense

Interest and debt expense was $12,801,000 for the three months ended June 30, 2025, compared to $16,219,000 for the prior year’s three months, a decrease of $3,418,000. This was primarily due to (i) $2,361,000 of lower interest rate cap premium amortization, (ii) $1,590,000 from the downsize of the 731 Lexington Office loan in September 2024 and (iii) $1,654,000 from lower rates, partially offset by (iv) $1,937,000 from the expiration of the 731 Lexington Retail swap in May 2025 and (v) $250,000 of higher deferred debt issuance cost amortization.

Results of Operations – Six Months Ended June 30, 2025, compared to June 30, 2024

Rental Revenues

Rental revenues were $106,504,000 for the six months ended June 30, 2025, compared to $114,789,000 for the prior year’s six months, a decrease of $8,285,000. This was primarily due to (i) $9,001,000 of lower straight-line rental revenue from IKEA’s lease expiration at Rego Park I and (ii) $6,285,000 of lower rental revenue from Home Depot’s lease expiration at 731 Lexington Avenue, partially offset by (iii) $2,583,000 of higher recoveries of operating expenses and capital expenditures, (iv) $2,321,000 of higher straight-line rental revenue from Bloomberg’s lease extension at 731 Lexington Avenue, (v) $1,705,000 of payments received for tenant receivables that were previously written off and (vi) $1,305,000 of higher straight-line rental revenue from new tenants at Rego Park II.

Operating Expenses

Operating expenses were $51,498,000 for the six months ended June 30, 2025, compared to $50,254,000 for the prior year’s six months, an increase of $1,244,000. This was primarily due to (i) $1,983,000 of higher operating expenses subject to recovery, including real estate taxes and common area maintenance, (ii) $388,000 of higher operating expenses not subject to recovery, partially offset by (iii) higher capitalized expenses of $1,127,000.

Depreciation and Amortization

Depreciation and amortization was $17,306,000 for the six months ended June 30, 2025, compared to $18,174,000 for the prior year’s six months, a decrease of $868,000. This was primarily due to the accelerated depreciation and amortization related to IKEA’s lease expiration at Rego Park I in the prior year’s six months.

General and Administrative Expenses

General and administrative expenses were $3,546,000 for the six months ended June 30, 2025, compared to $3,635,000 for the prior year’s six months, a decrease of $89,000. This was primarily due to lower professional fees.

Interest and Other Income

Interest and other income was $7,873,000 for the six months ended June 30, 2025, compared to $14,216,000 for the prior year’s six months, a decrease of $6,343,000. This was primarily due to a decrease in average interest rates and investment balances.

Interest and Debt Expense

Interest and debt expense was $23,595,000 for the six months ended June 30, 2025, compared to $32,453,000 for the prior year’s six months, a decrease of $8,858,000. This was primarily due to (i) $5,586,000 of lower interest rate cap premium amortization, (ii) $3,090,000 from the downsize of the 731 Lexington Office loan in September 2024 and (iii) $2,759,000 from lower rates, partially offset by (iv) $1,937,000 from the expiration of the 731 Lexington Retail swap in May 2025 and (v) $640,000 of higher deferred debt issuance cost amortization.

Liquidity and Capital Resources

Cash Flows

Our cash requirements include property operating expenses, capital improvements, tenant improvements, debt service, leasing commissions, dividends to stockholders as well as development costs. The sources of liquidity to fund these cash requirements include rental revenue, which is our primary source of cash flow and is dependent upon the occupancy and rental rates of our properties, as well as our existing cash, proceeds from financings, including mortgage or construction loans secured by our properties and proceeds from asset sales.

As of June 30, 2025, we had $390,305,000 of liquidity comprised of cash and cash equivalents and restricted cash. The ongoing challenges posed by fluctuations in interest rates and the effects of inflation could adversely affect our cash flow from continuing operations but we anticipate that cash flow from continuing operations over the next twelve months, together with existing cash balances, will be adequate to fund our business operations, cash dividends to stockholders, debt service and capital expenditures. We may refinance our maturing debt as it comes due or choose to pay it down. However, there can be no assurance that additional financing or capital will be available to refinance our debt, or that the terms will be acceptable or advantageous to us.

For the Six Months Ended June 30, 2025

Cash and cash equivalents and restricted cash were $390,305,000 as of June 30, 2025, compared to $393,836,000 as of December 31, 2024, a decrease of $3,531,000. This decrease resulted from (i) $48,185,000 of net cash used in financing activities and (ii) $14,633,000 of net cash used in investing activities, partially offset by (iii) $59,287,000 of net cash provided by operating activities.

Net cash used in financing activities of $48,185,000 was comprised of (i) $46,202,000 of dividends paid and (ii) $1,983,000 of debt repayments.

Net cash used in investing activities of $14,633,000 was comprised of construction in progress and real estate additions.

Net cash provided by operating activities of $59,287,000 was comprised of (i) net income of $18,432,000, (ii) adjustments for non-cash items of $25,958,000 and (iii) the net change in operating assets and liabilities of $14,897,000. The adjustments for non-cash items were comprised of (i) depreciation and amortization (including amortization of debt issuance costs) of $18,888,000, (ii) other non-cash adjustments of $4,336,000, (iii) straight-lining of rents of $2,018,000, (iv) stock-based compensation expense of $394,000 and (v) interest rate cap premium amortization of $322,000.

For the Six Months Ended June 30, 2024

Cash and cash equivalents and restricted cash were $524,377,000 as of June 30, 2024, compared to $552,977,000 as of December 31, 2023, a decrease of $28,600,000. This decrease resulted from (i) $57,308,000 of net cash used in financing activities, partially offset by (ii) $28,327,000 of net cash provided by operating activities and (iii) $381,000 of net cash provided by investing activities.

Net cash used in financing activities of $57,308,000 was comprised of (i) $46,176,000 of dividends paid, (ii) $10,000,000 of debt repayments and (iii) $1,132,000 of debt issuance costs.

Net cash provided by operating activities of $28,327,000 was comprised of (i) net income of $24,489,000 and (ii) adjustments for non-cash items of $32,748,000, partially offset by (iii) the net change in operating assets and liabilities of $28,910,000. The adjustments for non-cash items were comprised of (i) depreciation and amortization (including amortization of debt issuance costs) of $19,118,000, (ii) straight-lining of rents of $11,076,000, (iii) interest rate cap premium amortization of $5,908,000 and (iv) stock-based compensation expense of $450,000, partially offset by (v) other non-cash adjustments of $3,804,000.

Net cash provided by investing activities of $381,000 was comprised of $6,563,000 of proceeds from an interest rate cap, partially offset by construction in progress and real estate additions of $6,182,000.

Liquidity and Capital Resources - continued

Commitments and Contingencies

Insurance

Other

Funds from Operations (“FFO”) (non-GAAP)

FFO is computed in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts (“NAREIT”). NAREIT defines FFO as GAAP net income or loss adjusted to exclude net gains from sales of certain real estate assets, real estate impairment losses, depreciation and amortization expense from real estate assets and other specified items, including the pro rata share of such adjustments of unconsolidated subsidiaries. FFO and FFO per diluted share are non-GAAP financial measures used by management, investors and analysts to facilitate meaningful comparisons of operating performance between periods and among our peers because it excludes the effect of real estate depreciation and amortization and net gains on sales, which are based on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions. FFO does not represent cash generated from operating activities and is not necessarily indicative of cash available to fund cash requirements and should not be considered as an alternative to net income as a performance measure or cash flow as a liquidity measure. FFO may not be comparable to similarly titled measures employed by other companies. A reconciliation of our net income to FFO is provided below.

FFO (non-GAAP) for the three and six months ended June 30, 2025 and 2024

FFO (non-GAAP) for the three months ended June 30, 2025 was $14,762,000, or $2.88 per diluted share, compared to $17,009,000, or $3.31 per diluted share in the prior year’s three months.

FFO (non-GAAP) for the six months ended June 30, 2025 was $35,604,000, or $6.93 per diluted share, compared to $42,541,000, or $8.29 per diluted share in the prior year’s six months.

The following table reconciles our net income to FFO (non-GAAP):


	For the Three Months Ended June 30,				For the Six Months Ended June 30,

(Amounts in thousands, except share and per share amounts)	2025		2024		2025		2024
Net income	$	6,120	$	8,380	$	18,432	$	24,489
Depreciation and amortization of real property	8,642		8,629		17,172		18,052

FFO (non-GAAP)	$	14,762	$	17,009	$	35,604	$	42,541

FFO per diluted share (non-GAAP)	$	2.88	$	3.31	$	6.93	$	8.29

Weighted average shares used in computing FFO per diluted share	5,134,599		5,131,902		5,134,069		5,131,290

Item 3.Quantitative and Qualitative Disclosures About Market Risk

We have exposure to fluctuations in interest rates, which are sensitive to many factors that are beyond our control. Our exposure to a change in interest rates is summarized in the table below.


	2025					2024
(Amounts in thousands, except per share amounts)	June 30, Balance		Weighted Average Interest Rate	Effect of 1% Change in Base Rates		December 31, Balance		Weighted Average Interest Rate
Variable Rate	$	500,561	5.74%	$	5,006	$	202,544	5.60%
Fixed Rate	494,000		4.59%	—		794,000		3.52%
	$	994,561	5.17%	$	5,006	$	996,544	3.94%

Total effect on diluted earnings per share				$	0.97

We have an interest rate cap relating to the mortgage loan on Rego Park II shopping center with a notional amount of $200,561,000 that caps SOFR at 4.15% through December 2025.

Fair Value of Debt

The fair value of our consolidated debt is calculated by discounting the future contractual cash flows of these instruments using current risk-adjusted rates available to borrowers with similar credit ratings, which are provided by a third-party specialist. As of June 30, 2025 and December 31, 2024, the estimated fair value of our consolidated debt was $981,633,000 and $967,941,000, respectively. Our fair value estimates, which are made at the end of the reporting period, may be different from the amounts that may ultimately be realized upon the disposition of our financial instruments.

Item 4.Controls and Procedures

(a) Disclosure Controls and Procedures: Our management, with the participation of our Chief Executive Officer and Chief Financial Officer, has evaluated the effectiveness of our disclosure controls and procedures (as such term is defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended) as of the end of the period covered by this Quarterly Report on Form 10-Q. Based on such evaluation, our Chief Executive Officer and Chief Financial Officer have concluded that, as of the end of such period, our disclosure controls and procedures are effective.

(b) Internal Control Over Financial Reporting: There have not been any changes in our internal control over financial reporting during the fiscal quarter to which this Quarterly Report on Form 10-Q relates that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

PART II.OTHER INFORMATION

Item 1.Legal Proceedings

We are from time-to-time involved in legal actions arising in the ordinary course of business. In our opinion, the outcome of such matters in the aggregate will not have a material effect on our financial condition, results of operations or cash flows.

Item 1A.Risk Factors

There have been no material changes in our “Risk Factors” as previously disclosed in our Annual Report on Form 10-K for the year ended December 31, 2024.

Item 2.Unregistered Sales of Equity Securities and Use of Proceeds

None.

Item 3.Defaults Upon Senior Securities

None.

Item 4.Mine Safety Disclosures

Not applicable.

Item 5.Other Information

On August 1, 2025, 731 Retail One LLC and 731 Commercial LLC, wholly-owned subsidiaries of Alexander’s, Inc., entered into an amendment of the $300,000,000 mortgage loan with the lenders on the retail condominium of the Company’s 731 Lexington Avenue property, extending the maturity date of the loan from August 5, 2025 to October 3, 2025.

Item 6.Exhibits

Exhibits required by Item 601 of Regulation S-K are filed herewith and are listed in the attached Exhibit Index.

EXHIBIT INDEX


Exhibit No.

15.1		-	Letter regarding unaudited interim financial information	***

31.1		-	Rule 13a-14 (a) Certification of the Chief Executive Officer	***

31.2		-	Rule 13a-14 (a) Certification of the Chief Financial Officer	***

32.1		-	Section 1350 Certification of the Chief Executive Officer	***

32.2		-	Section 1350 Certification of the Chief Financial Officer	***

101		-	The following financial information from the Alexander’s, Inc. Quarterly Report on Form 10-Q for the quarter ended June 30, 2025 formatted in Inline Extensible Business Reporting Language (iXBRL) includes: (i) consolidated balance sheets, (ii) consolidated statements of income, (iii) consolidated statements of comprehensive income, (iv) consolidated statements of changes in equity, (v) consolidated statements of cash flows and (vi) the notes to the consolidated financial statements

104		-	The cover page from the Alexander’s, Inc. Quarterly Report on Form 10-Q for the quarter ended June 30, 2025 formatted as iXBRL and contained in Exhibit 101
			__________________
	***		Filed herewith.

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.


		ALEXANDER’S, INC.
		(Registrant)

Date: August 4, 2025	By:	/s/ Gary Hansen
		Gary Hansen
		Chief Financial Officer (duly authorized officer and principal financial and accounting officer)

Source: View Original Filing on SEC EDGAR

FAQ

How did Alexander’s (ALX) earnings perform in Q2 2025?

Net income declined to $6.1 m ($1.19 per share) from $8.4 m; FFO dropped to $2.88 per share.

Why did rental revenue fall for ALX in 2025?

Loss of Home Depot’s 83 k sq ft lease and prior IKEA exit cut rental revenue by about $10 m YTD.

What debt maturities does ALX face?

A $300 m loan on 731 Lexington retail now matures 3 Oct 2025; a $201 m Rego Park II loan matures 12 Dec 2025.

How concentrated is ALX’s tenant base?

Bloomberg L.P. represents 61 % of rental revenue; no other tenant exceeds 10 %.

Is the dividend at risk?

The $4.50 quarterly dividend equals 65 % of FFO and 126 % of EPS; sustainability hinges on refinancing and re-leasing progress.

[10-Q] Alexander's Inc. Quarterly Earnings Report

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[10-Q] Alexander's Inc. Quarterly Earnings Report

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