Empire State Realty Trust (ESRT) investor relations material

Strategic portfolio transformation and capital allocation

• Shifted focus to New York City assets, exiting suburban commercial exposure and acquiring over $1 billion in high-quality properties, including multifamily, retail, and mixed-use assets in Manhattan and Brooklyn.

• Recent transactions include the sale of 250 West 57th Street for $275 million and the acquisition of land under two Broadway campus assets for $110 million, enhancing long-term value.

• Maintains a strong, flexible balance sheet with lower leverage than peers, no unaddressed debt maturities until January 2028, and ongoing capital recycling.

• Share buybacks remain part of the strategic plan, but are balanced against maintaining financial flexibility and not increasing leverage.

• Asset recycling and opportunistic acquisitions continue, with a disciplined approach to quality, cash flow growth, and risk-adjusted returns.

Office, retail, and multifamily performance

• Office portfolio is 93% leased, with 13 consecutive quarters above 90% leased and 19 quarters of positive mark-to-market lease spreads.

• Office leases average 10.5 years, targeting high-quality credit tenants and long-term renewals, with strong demand from sectors like financial services, TAMI, and consumer goods.

• Retail assets in Manhattan and Williamsburg are strategically located in high-foot-traffic, supply-constrained markets, offering flexibility and upside.

• Multifamily assets have low vacancy, minimal new supply, and solid tenant demand, with two of three assets being free market.

• NOI mix: just over 50% office, ~20% observatory, just under 20% retail, and the balance in multifamily; future mix will be opportunity-dependent.

Observation deck and tourism trends

• Empire State Building observation deck remains a strong cash flow contributor with global recognition, but faces ongoing weakness from fewer international and budget-conscious travelers.

• Seasonality impacts visitation, with Q1 typically representing 15% of annual admissions; macroeconomic and geopolitical factors continue to affect international tourism.

• Increased competition from new attractions like SUMMIT One Vanderbilt and Edge, but each offers a differentiated experience; focus remains on brand cultivation and operational excellence.

• Efforts underway to build resiliency in cash flows and optimize the business despite temporary headwinds.