Exhibit 99.2
CEDAR SHOPPING CENTERS, INC.
Supplemental Financial Information
March 31, 2008
(unaudited)
Cedar Shopping Centers, Inc.
44 South Bayles Avenue
Port Washington, NY 11050-3765
Tel: (516) 767-6492 Fax: (516) 767-6497
www.cedarshoppingcenters.com

 


 

CEDAR SHOPPING CENTERS, INC.
Supplemental Financial Information
March 31, 2008
(unaudited)
TABLE OF CONTENTS
     
Disclosures
  3-4
Summary Financial Data
  5-6
Consolidated Balance Sheets
  7
Consolidated Net Operating Income
  8
Funds From Operations (“FFO”) and Other Financial Information
  9
Consolidated Statements of Cash Flows
  10
Same Property Analysis
  11
Leasing Activity and Occupancy Statistics
  12
Tenant and State Concentration
  13
Lease Expirations
  14
Properties:
   
Description
  15-20
Carrying Values, Percent Occupied and Base Rent Per Leased Sq. Ft
  21-24
Debt Summary
  25-27
Consolidated Joint Venture Properties
  28-30

2


 

CEDAR SHOPPING CENTERS, INC.
Supplemental Financial Information
March 31, 2008
(unaudited)
Disclosures
Forward Looking Statements
     Statements made or incorporated by reference in this Supplemental Financial Information include certain “forward-looking statements”. Forward-looking statements include, without limitation, statements containing the words “anticipates”, “believes”, “expects”, “intends”, “future”, and words of similar import which express the Company’s beliefs, expectations or intentions regarding future performance or future events or trends. While forward-looking statements reflect good faith beliefs, expectations, or intentions, they are not guarantees of future performance and involve known and unknown risks, uncertainties and other factors, which may cause actual results, performance or achievements to differ materially from anticipated future results, performance or achievements expressed or implied by such forward-looking statements as a result of factors outside of the Company’s control. Certain factors that might cause such differences include, but are not limited to, the following: real estate investment considerations, such as the effect of economic and other conditions in general and in the Company’s market areas in particular; the financial viability of the Company’s tenants; the continuing availability of suitable acquisitions, and development and redevelopment opportunities, on favorable terms; the availability of equity and debt capital (including the availability of construction financing) in the public and private markets; the availability of suitable joint venture partners; changes in interest rates; the fact that returns from development, redevelopment and acquisition activities may not be at expected levels or at expected times; risks inherent in ongoing development and redevelopment projects including, but not limited to, cost overruns resulting from weather delays, changes in the nature and scope of development and redevelopment efforts, changes in governmental regulations relating thereto, and market factors involved in the pricing of material and labor; the need to renew leases or re-let space upon the expiration of current leases; and the financial flexibility to repay or refinance debt obligations when due.
Basis of Presentation
     The information contained in this Supplemental Financial Information is unaudited and does not purport to disclose all items required by accounting principles generally accepted in the United States (“GAAP”). The information contained herein should be read in conjunction with the Company’s Form 10-K for the year ended December 31, 2007 and Form 10-Q for the quarter ended March 31, 2008.
     Cedar Shopping Centers Partnership, L.P. (the “Operating Partnership” or “OP”) is the entity through which the Company conducts substantially all of its business and owns (either directly or through subsidiaries) substantially all of its assets. At March 31, 2008, the Company owned a 95.6% economic interest in, and is the sole general partner of, the Operating Partnership. The limited partners’ interest in the Operating Partnership is evidenced by Operating Partnership Units (“OP Units”), which are economically equivalent to shares of the Company’s common stock and convertible into shares of the Company’s common stock at the option of the holders on a one-for-one basis. With respect to its ten consolidated operating joint ventures, the Company has general partnership interests of 20% (nine properties) and 75% (one property) and, as the Company is the sole general partner and exercises substantial operating control over these entities, the Company has determined, pursuant to EITF 04-05, that such partnerships should be included in the consolidated financial statements. In

3


 

addition, the Company has a 49% interest in an unconsolidated joint venture (increased to 76.3% effective April 1, 2008) which owns a single-tenant office property.
     On January 3, 2008, the Company entered into a joint venture agreement, retaining a 75% interest, for the redevelopment of its Columbia Mall property (including the adjacent land parcels). On March 18, 2008, the Company acquired the minority interests’ positions in four consolidated joint venture properties (Fairview Plaza, Halifax Plaza, Loyal Plaza and Newport Plaza).
Use of Funds From Operations (“FFO”) as a Non-GAAP Financial Measure
     Funds From Operations (“FFO”) is a widely-recognized non-GAAP financial measure for REITs that the Company believes, 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, FFO is useful to investors as it captures features particular to real estate performance by recognizing that real estate generally appreciates 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. The Company presents FFO because the Company considers it an important supplemental measure of its operating performance and believes that it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs. Among other things, the Company uses FFO or an adjusted FFO-based measure (1) as one of several criteria to determine performance-based bonuses for members of senior management, (2) in performance comparisons with other shopping center REITs, and (3) to measure compliance with certain financial covenants under the terms of the Loan Agreement relating to the Company’s secured revolving credit facility. The Company computes FFO in accordance with the “White Paper” on FFO published by the National Association of Real Estate Investment Trusts (“NAREIT”), which defines FFO as net income applicable to common shareholders (determined in accordance with GAAP), excluding gains or losses from debt restructurings and sales of properties, plus real estate-related depreciation and amortization, and after adjustments for partnerships and joint ventures (which are computed to reflect FFO on the same basis). FFO does not represent cash generated from operating activities and should not be considered as an alternative to net income applicable to common shareholders or to cash flow from operating activities. 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.

4


 

CEDAR SHOPPING CENTERS, INC.
Summary Financial Data
                                         
    Mar 31,   Dec 31,   Sep 30,   Jun 30,   Mar 31,
    2008   2007   2007   2007   2007
     
Equity market capitalization (end of period):
                                       
8-7/8% Series A Cumulative Redeemable Preferred Stock shares outstanding
    3,550,000       3,550,000       3,550,000       3,550,000       3,550,000  
Closing market price
  $ 23.12     $ 23.50     $ 25.26     $ 26.14     $ 26.24  
 
                                       
Common shares outstanding
    44,460,886       44,237,907       44,230,766       44,230,866       44,188,181  
OP Units outstanding
    2,029,623       2,032,881       1,981,778       1,981,778       1,985,299  
Closing market price
  $ 11.68     $ 10.23     $ 13.62     $ 14.35     $ 16.20  
 
                                       
Equity market capitalization
  $ 625,085,000     $ 556,775,000     $ 719,088,000     $ 755,948,000     $ 841,162,000  
Pro rata share of outstanding debt
    812,884,000       746,024,000       803,990,000       680,722,000       570,037,000  
     
Total market capitalization
  $ 1,437,969,000     $ 1,302,799,000     $ 1,523,078,000     $ 1,436,670,000     $ 1,411,199,000  
     
Ratio of pro rata share of outstanding debt to total market capitalization
    56.5 %     57.3 %     52.8 %     47.4 %     40.4 %
     
                                         
    Three months ended
    Mar 31, 2008   Dec 31, 2007   Sep 30, 2007   Jun 30, 2007   Mar 31, 2007
     
Total revenues
  $ 43,196,000     $ 43,046,000     $ 37,477,000     $ 36,581,000     $ 35,818,000  
Net income applicable to common shareholders
  $ 3,112,000     $ 3,591,000     $ 3,925,000     $ 2,921,000     $ 3,655,000  
Per common share (basic)
  $ 0.07     $ 0.08     $ 0.09     $ 0.07     $ 0.08  
Per common share (diluted)
  $ 0.07     $ 0.08     $ 0.09     $ 0.07     $ 0.08  
Dividends to common shareholders
  $ 10,004,000     $ 9,952,000     $ 9,952,000     $ 9,942,000     $ 9,929,000  
Per common share
  $ 0.225     $ 0.225     $ 0.225     $ 0.225     $ 0.225  
FFO
  $ 13,717,000     $ 15,569,000     $ 14,150,000     $ 12,841,000     $ 13,630,000  
Per common share/OP unit (basic)
  $ 0.30     $ 0.34     $ 0.31     $ 0.28     $ 0.30  
Per common share/OP unit (diluted)
  $ 0.30     $ 0.34     $ 0.31     $ 0.28     $ 0.30  
 
                                       
Weighted average number of common shares outstanding:
                                       
Shares used in determination of basic earnings per share
    44,458,000       44,234,000       44,231,000       44,194,000       44,112,000  
Additional shares for conversion of OP Units (basic)
    2,030,000       1,989,000       1,982,000       1,984,000       1,985,000  
     
Shares used in determination of FFO per share (basic)
    46,488,000       46,223,000       46,213,000       46,178,000       46,097,000  
     
 
                                       
Shares used in determination of diluted earnings per share
    44,459,000       44,236,000       44,234,000       44,198,000       44,120,000  
Additional shares for conversion of OP Units (diluted)
    2,030,000       1,989,000       1,981,000       1,997,000       1,999,000  
     
Shares used in determination of FFO per share (diluted)
    46,489,000       46,225,000       46,215,000       46,195,000       46,119,000  
     

5


 

CEDAR SHOPPING CENTERS, INC.
Summary Financial Data (Continued)
                                         
    Mar 31,   Dec 31,   Sep 30,   Jun 30,   Mar 31,
    2008   2007   2007   2007   2007
     
Real estate, net
  $ 1,519,424,000     $ 1,482,426,000     $ 1,398,959,000     $ 1,287,710,000     $ 1,190,136,000  
Property held for sale
    12,170,000       12,135,000       11,805,000       11,838,000       11,892,000  
Investment in unconsolidated joint venture
    3,775,000       3,757,000       3,718,000       3,700,000       3,676,000  
Other assets
    94,049,000       96,666,000       88,155,000       76,487,000       72,063,000  
     
Total assets
  $ 1,629,418,000     $ 1,594,984,000     $ 1,502,637,000     $ 1,379,735,000     $ 1,277,767,000  
     
 
                                       
Total debt
  $ 903,691,000     $ 851,514,000     $ 823,935,000     $ 700,752,000     $ 590,151,000  
Other liabilities
    91,053,000       97,225,000       78,807,000       73,122,000       76,487,000  
Minority interests in consolidated joint ventures
    57,669,000       62,402,000       10,321,000       10,363,000       9,228,000  
Limited partners’ interest in consolidated OP
    25,388,000       25,689,000       25,352,000       25,606,000       25,880,000  
Shareholders’ equity
    551,617,000       558,154,000       564,222,000       569,892,000       576,021,000  
     
Total liabilities and equity
  $ 1,629,418,000     $ 1,594,984,000     $ 1,502,637,000     $ 1,379,735,000     $ 1,277,767,000  
     
 
                                       
Fixed-rate mortgages
  $ 676,951,000     $ 656,320,000     $ 632,268,000     $ 556,964,000     $ 492,763,000  
Variable-rate mortgage
          4,754,000       4,777,000       4,798,000       4,818,000  
     
Total mortgages
    676,951,000       661,074,000       637,045,000       561,762,000       497,581,000  
Secured revolving credit facility
    226,740,000       190,440,000       186,890,000       138,990,000       92,570,000  
     
Total debt
  $ 903,691,000     $ 851,514,000     $ 823,935,000     $ 700,752,000     $ 590,151,000  
     
 
                                       
Pro rata share of total debt
  $ 812,884,000     $ 746,024,000     $ 803,990,000     $ 680,722,000     $ 570,037,000  
     
 
                                       
Weighted average interest rates:
                                       
Fixed-rate mortgages
    5.8 %     5.7 %     5.7 %     5.7 %     5.7 %
Variable-rate mortgage
          7.7 %     7.9 %     8.1 %     8.1 %
Total mortgages
    5.8 %     5.7 %     5.8 %     5.7 %     5.7 %
Secured variable-rate revolving credit facility
    4.0 %     6.2 %     6.7 %     6.4 %     6.4 %
Total debt
    5.3 %     5.8 %     6.0 %     5.8 %     5.8 %

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CEDAR SHOPPING CENTERS, INC.
Consolidated Balance Sheets
                                         
    Mar 31,   Dec 31,   Sep 30,   Jun 30,   Mar 31,
    2008   2007   2007   2007   2007
     
Assets:
                                       
 
                                       
Real estate:
                                       
Land
  $ 346,852,000     $ 313,156,000     $ 296,372,000     $ 271,915,000     $ 252,199,000  
Buildings and improvements
    1,286,335,000       1,272,405,000       1,194,368,000       1,098,290,000       1,011,347,000  
     
 
    1,633,187,000       1,585,561,000       1,490,740,000       1,370,205,000       1,263,546,000  
Less accumulated depreciation
    (113,763,000 )     (103,135,000 )     (91,781,000 )     (82,495,000 )     (73,410,000 )
     
Real estate, net
    1,519,424,000       1,482,426,000       1,398,959,000       1,287,710,000       1,190,136,000  
 
                                       
Property and related assets held for sale, net of accumulated depreciation
    12,170,000       12,135,000       11,805,000       11,838,000       11,892,000  
Investments in unconsolidated joint ventures
    3,775,000       3,757,000       3,718,000       3,700,000       3,676,000  
 
                                       
Cash and cash equivalents
    14,434,000       20,307,000       21,148,000       18,258,000       14,774,000  
Restricted cash
    16,042,000       14,857,000       12,248,000       11,757,000       10,887,000  
Cash at consolidated joint ventures
    3,130,000       2,982,000       558,000       511,000       573,000  
Receivables:
                                       
Rents and other, net
    9,148,000       7,640,000       5,086,000       4,640,000       5,709,000  
Straight-line rents
    11,941,000       11,242,000       10,492,000       9,632,000       8,815,000  
Other assets
    10,402,000       9,778,000       10,749,000       5,878,000       7,604,000  
Deferred charges, net:
                                       
Leasing costs
    19,082,000       19,218,000       16,867,000       16,044,000       14,814,000  
Financing costs
    7,290,000       7,941,000       6,837,000       6,263,000       5,785,000  
Other
    2,580,000       2,701,000       4,170,000       3,504,000       3,102,000  
     
Total assets
  $ 1,629,418,000     $ 1,594,984,000     $ 1,502,637,000     $ 1,379,735,000     $ 1,277,767,000  
     
 
                                       
Liabilities and shareholders’ equity:
                                       
Mortgage loans payable
  $ 676,951,000     $ 661,074,000     $ 637,045,000     $ 561,762,000     $ 497,581,000  
Secured revolving credit facility
    226,740,000       190,440,000       186,890,000       138,990,000       92,570,000  
Accounts payable and accrued expenses
    12,585,000       17,036,000       14,296,000       11,894,000       13,705,000  
Tenant prepayments and security deposits
    10,668,000       9,032,000       8,459,000       5,439,000       6,275,000  
Unamortized intangible lease liabilities
    67,800,000       71,157,000       56,052,000       55,789,000       56,507,000  
     
Total liabilities
    994,744,000       948,739,000       902,742,000       773,874,000       666,638,000  
     
 
                                       
Minority interests in consolidated joint ventures
    57,669,000       62,402,000       10,321,000       10,363,000       9,228,000  
Limited partners’ interest in consolidated OP
    25,388,000       25,689,000       25,352,000       25,606,000       25,880,000  
 
                                       
Shareholders’ equity
    551,617,000       558,154,000       564,222,000       569,892,000       576,021,000  
     
Total liabilities and equity
  $ 1,629,418,000     $ 1,594,984,000     $ 1,502,637,000     $ 1,379,735,000     $ 1,277,767,000  
     

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CEDAR SHOPPING CENTERS, INC.
Consolidated Net Operating Income
                                         
    Three months ended
    Mar 31,   Dec 31,   Sep 30,   Jun 30,   Mar 31,
    2008   2007   2007   2007   2007
     
Revenues:
                                       
Rents:
                                       
Base rents
  $ 29,601,000     $ 28,869,000     $ 26,609,000     $ 26,072,000     $ 24,257,000  
Percentage rents
    372,000       885,000       492,000       327,000       483,000  
Straight-line rents
    698,000       750,000       860,000       817,000       945,000  
Amortization of intangible lease liabilities
    3,400,000       3,268,000       2,526,000       2,509,000       2,589,000  
     
 
    34,071,000       33,772,000       30,487,000       29,725,000       28,274,000  
Expense recoveries
    8,918,000       8,067,000       6,875,000       6,755,000       7,192,000  
Other
    207,000       1,207,000       115,000       101,000       352,000  
     
 
    43,196,000       43,046,000       37,477,000       36,581,000       35,818,000  
     
 
                                       
Expenses:
                                       
Operating, maintenance and management
    8,138,000       6,547,000       5,660,000       5,658,000       6,999,000  
Real estate and other property- related taxes
    4,627,000       4,842,000       3,869,000       3,552,000       3,507,000  
     
 
    12,765,000       11,389,000       9,529,000       9,210,000       10,506,000  
     
 
                                       
Net operating income
    30,431,000       31,657,000       27,948,000       27,371,000       25,312,000  
 
                                       
Other income (expense):
                                       
General and administrative
    (2,191,000 )     (1,976,000 )     (1,847,000 )     (3,220,000 )     (1,998,000 )
Depreciation and amortization
    (11,529,000 )     (12,354,000 )     (10,065,000 )     (9,821,000 )     (9,810,000 )
Interest expense
    (12,048,000 )     (12,608,000 )     (10,819,000 )     (10,170,000 )     (8,448,000 )
Amortization of deferred financing costs
    (514,000 )     (474,000 )     (423,000 )     (377,000 )     (352,000 )
Capitalization of interest expense and financing costs
    1,178,000       1,076,000       1,201,000       985,000       880,000  
Interest income
    158,000       208,000       82,000       223,000       275,000  
Equity in income of unconsolidated joint venture
    150,000       171,000       150,000       157,000       156,000  
Minority interests in consolidated joint ventures
    (706,000 )     (387,000 )     (333,000 )     (300,000 )     (395,000 )
Limited partners’ interest in consolidated OP
    (130,000 )     (143,000 )     (169,000 )     (125,000 )     (156,000 )
Discontinued operations
    280,000       391,000       169,000       182,000       145,000  
     
 
                                       
Net income
    5,079,000       5,561,000       5,894,000       4,905,000       5,609,000  
 
                                       
Preferred distribution requirements
    (1,967,000 )     (1,970,000 )     (1,969,000 )     (1,984,000 )     (1,954,000 )
     
 
                                       
Net income applicable to common shareholders
  $ 3,112,000     $ 3,591,000     $ 3,925,000     $ 2,921,000     $ 3,655,000  
     
 
                                       
Net operating income/Revenues
    70 %     74 %     75 %     75 %     71 %
Expense recovery percentage (a)
    70 %     71 %     72 %     73 %     68 %
Adjusted expense recovery percentage (a)
    71 %     72 %     73 %     75 %     71 %
 
(a)   The expense recovery percentage is computed by dividing expense recoveries by the sum of operating, maintenance, management and real estate and other property-related tax expenses. The adjusted expense recovery percentage eliminates the impact of the net provision for doubtful accounts (a non-recoverable expense included in operating, maintenance and management) in the amounts of $139,000, $230,000, $60,000, $234,000 and $338,000, respectively.

8


 

CEDAR SHOPPING CENTERS, INC.
Funds From Operations (“FFO”) And Other Financial Information
                                         
    Three months ended
    Mar 31,   Dec 31,   Sep 30,   Jun 30,   Mar 31,
    2008   2007   2007   2007   2007
     
Net income applicable to common shareholders
  $ 3,112,000     $ 3,591,000     $ 3,925,000     $ 2,921,000     $ 3,655,000  
Add (deduct):
                                       
Real estate depreciation and amortization
    11,461,000       12,173,000       10,078,000       9,837,000       9,830,000  
Limited partners’ interest
    143,000       159,000       179,000       132,000       163,000  
Minority interests in consolidated joint ventures
    706,000       387,000       333,000       300,000       395,000  
Minority interests’ share of FFO applicable to consolidated joint ventures
    (1,781,000 )     (774,000 )     (448,000 )     (426,000 )     (491,000 )
Equity in (income) loss of unconsolidated joint ventures
    (150,000 )     (171,000 )     (150,000 )     (157,000 )     (156,000 )
FFO from unconsolidated joint ventures
    226,000       204,000       233,000       234,000       234,000  
     
Funds From Operations
  $ 13,717,000     $ 15,569,000     $ 14,150,000     $ 12,841,000     $ 13,630,000  
     
FFO per common share, assuming OP Unit conversion:
                                       
Basic
  $ 0.30     $ 0.34     $ 0.31     $ 0.28     $ 0.30  
     
Diluted
  $ 0.30     $ 0.34     $ 0.31     $ 0.28     $ 0.30  
     
 
                                       
Weighted average number of common shares outstanding:
                                       
Shares used in determination of basic earnings per share
    44,458,000       44,234,000       44,231,000       44,194,000       44,112,000  
Additional shares assuming conversion of OP Units (basic)
    2,030,000       1,989,000       1,982,000       1,984,000       1,985,000  
     
Shares used in determination of FFO per share (basic)
    46,488,000       46,223,000       46,213,000       46,178,000       46,097,000  
     
 
                                       
Shares used in determination of diluted earnings per share
    44,459,000       44,236,000       44,234,000       44,198,000       44,120,000  
Additional shares assuming conversion of OP Units (diluted)
    2,030,000       1,989,000       1,981,000       1,997,000       1,999,000  
     
Shares used in determination of FFO per share (diluted)
    46,489,000       46,225,000       46,215,000       46,195,000       46,119,000  
     
 
                                       
Other Financial Information (Pro Rata Share):
                                       
Capital expenditures, tenant improvements, and leasing commissions:
                                       
First generation (a)
  $ 31,270,000     $ 3,296,000     $ 4,991,000     $ 7,438,000     $ 6,749,000  
     
Second generation (b)
  $ 1,205,000     $ 1,536,000     $ 1,306,000     $ 589,000     $ 1,566,000  
     
Capitalized interest
  $ 1,137,000     $ 1,343,000     $ 1,201,000     $ 985,000     $ 880,000  
     
Scheduled debt amortization payments:
                                       
Stated contract amounts
  $ 1,785,000     $ 1,785,000     $ 1,759,000     $ 1,710,000     $ 1,637,000  
     
Carrying value amounts
  $ 1,982,000     $ 2,050,000     $ 2,113,000     $ 2,033,000     $ 1,941,000  
     
Straight-line rents
  $ 526,000     $ 682,000     $ 845,000     $ 797,000     $ 925,000  
     
Amortization of intangible lease liabilities
  $ 3,237,000     $ 3,229,000     $ 2,508,000     $ 2,491,000     $ 2,571,000  
     
Non-real estate amortization
  $ 442,000     $ 133,000     $ 478,000     $ 432,000     $ 398,000  
     
Stock-based compensation charged to operations
  $ 734,000     $ (150,000 )   $ 302,000     $ 714,000     $ 440,000  
     
                                         
    As of
    Mar 31,   Dec 31,   Sep 30,   Jun 30,   Mar 31,
    2008   2007   2007   2007   2007
     
Land held for development and other real estate out of service (at cost) (c)
  $ 111,135,000     $ 68,093,000     $ 66,955,000       $60,615,000       $57,810,000  
     
 
(a)   First generation refers to expenditures related to development/redevelopment and expansion properties.
 
(b)   Second generation refers to expenditures related to stabilized properties.
 
(c)   Real estate out of service includes land under development, land held for future development, and the applicable portions of development/redevelopment and expansion properties.

9


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Statements of Cash Flows
                                         
    Three months ended
    Mar 31   Dec 31   Sep 30   Jun 30   Mar 31
    2008   2007   2007   2007   2007
     
Cash flow from operating activities:
                                       
Net income
  $ 5,079,000     $ 5,561,000     $ 5,894,000     $ 4,905,000     $ 5,609,000  
Adjustments to reconcile net income to net cash provided by operating activities:
                                       
Non-cash provisions:
                                       
Earnings in excess of distributions of consolidated joint venture minority interests
    467,000       121,000       68,000       34,000       129,000  
Equity in income of unconsolidated joint ventures
    (150,000 )     (171,000 )     (150,000 )     (157,000 )     (156,000 )
Distributions from unconsolidated joint venture
    132,000       132,000       132,000       133,000       132,000  
Limited partners’ interest
    143,000       161,000       177,000       132,000       163,000  
Straight-line rents receivable
    (711,000 )     (765,000 )     (880,000 )     (839,000 )     (967,000 )
Depreciation and amortization
    11,529,000       12,239,000       10,140,000       9,898,000       9,883,000  
Amortization of intangible lease liabilities
    (3,400,000 )     (3,268,000 )     (2,526,000 )     (2,509,000 )     (2,589,000 )
Amortization relating to stock-based compensation
    734,000       (150,000 )     302,000       714,000       440,000  
Amortization of deferred financing costs
    403,000       81,000       423,000       377,000       352,000  
Increases/decreases in operating assets and liabilities:
                                       
Cash at consolidated joint ventures
    (148,000 )     (976,000 )     (47,000 )     62,000       25,000  
Rents and other receivables, net
    (1,509,000 )     (1,649,000 )     (446,000 )     1,069,000       (1,522,000 )
Other
    (272,000 )     1,078,000       (5,320,000 )     686,000       (709,000 )
Accounts payable and accrued expenses
    (86,000 )     2,279,000       4,164,000       3,513,000       (3,908,000 )
     
Net cash provided by operating activities
    12,211,000       14,673,000       11,931,000       18,018,000       6,882,000  
     
 
                                       
Cash flow from investing activities:
                                       
Expenditures for real estate and improvements
    (29,956,000 )     (53,483,000 )     (41,368,000 )     (68,927,000 )     (23,719,000 )
Purchase of consolidated joint venture minority interests
    (17,454,000 )                        
Investment in unconsolidated joint ventures
                            (8,000 )
Construction escrows and other
    (1,062,000 )     (3,894,000 )     (559,000 )     (537,000 )     63,000  
     
Net cash (used in) investing activities
    (48,472,000 )     (57,377,000 )     (41,927,000 )     (69,464,000 )     (23,664,000 )
     
 
                                       
Cash flow from financing activities:
                                       
Net advances from line of credit
    36,300,000       3,550,000       47,900,000       46,420,000       24,100,000  
Proceeds from sales of common stock
                      (222,000 )     4,132,000  
Proceeds from mortgage financings
    27,500,000       8,800,000       2,693,000       23,000,000        
Mortgage repayments
    (25,147,000 )     (7,709,000 )     (4,343,000 )     (2,103,000 )     (2,022,000 )
Contributions from minority interest partners, net of joint venture cash at date of formation
    3,993,000       50,733,000             1,048,000        
Distributions in excess of earnings from consolidated joint venture minority interests
    (27,000 )                        
Distributions to limited partners
    (457,000 )     (452,000 )     (446,000 )     (447,000 )     (443,000 )
Preferred distribution requirements
    (1,970,000 )     (1,970,000 )     (1,969,000 )     (1,969,000 )     (1,969,000 )
Distributions to common shareholders
    (10,004,000 )     (9,952,000 )     (9,952,000 )     (9,942,000 )     (9,929,000 )
Refund (payments) of deferred financing costs, net
    200,000       (1,137,000 )     (997,000 )     (855,000 )     (198,000 )
     
Net cash provided by financing activities
    30,388,000       41,863,000       32,886,000       54,930,000       13,671,000  
     
 
                                       
Net increase (decrease) in cash and cash equivalents
    (5,873,000 )     (841,000 )     2,890,000       3,484,000       (3,111,000 )
Cash and cash equivalents at beginning of period
    20,307,000       21,148,000       18,258,000       14,774,000       17,885,000  
     
Cash and cash equivalents at end of period
  $ 14,434,000     $ 20,307,000     $ 21,148,000     $ 18,258,000     $ 14,774,000  
     

10


 

CEDAR SHOPPING CENTERS, INC.
Same Property Analysis
                 
    Three months ended Mar 31,
    2008   2007
     
The number of properties that were owned throughout each of the comparative periods
    96       96  
     
 
               
Revenues:
               
Rents:
               
Base rents
  $ 24,257,000     $ 23,976,000  
Percentage rents
    319,000       483,000  
Straight-line rents
    464,000       940,000  
Amortization of intangible lease liabilities
    2,203,000       2,528,000  
     
 
    27,243,000       27,927,000  
Expense recoveries (a)
    7,285,000       7,109,000  
Other
    210,000       353,000  
     
Total revenues
    34,738,000       35,389,000  
     
 
               
Operating expenses (a):
               
Operating, maintenance and management
    6,264,000       6,442,000  
Real estate and other property-related taxes
    3,606,000       3,380,000  
     
Total expenses
    9,870,000       9,822,000  
     
 
               
Net operating income
  $ 24,868,000     $ 25,567,000  
     
 
               
Increase/(decrease) period over period
               
Revenues:
               
Rents:
               
Base rents
  $ 281,000       1.2 %
Percentage rents
    (164,000 )     -34.0 %
Straight-line rents
    (476,000 )     -50.6 %
Amortization of intangible lease liabilities
    (325,000 )     -12.9 %
     
 
    (684,000 )     -2.4 %
Expense recoveries
    176,000       2.5 %
Other
    (143,000 )     -40.5 %
     
Total revenues
    (651,000 )     -1.8 %
     
 
               
Expenses:
               
Operating, maintenance and management
    (178,000 )     -2.8 %
Real estate and other property-related taxes
    226,000       6.7 %
     
Total expenses
    48,000       0.5 %
     
 
               
Net operating income
  $ (699,000 )     -2.7 %
     
 
               
Percent occupied at end of period
    91.7 %     92.6 %
     
 
(a)   Expense recoveries are based principally on property-level operating expenses. The net provision for doubtful accounts (a non-recoverable expense included in operating, maintenance and management) amounted to $67,000 and $338,000, respectively.

11


 

       
CEDAR SHOPPING CENTERS, INC.
Leasing Activity and Occupancy Statistics (a)(b)

 
 
     
     
     
 
                                         
    Three months ended
    Mar 31,   Dec 31,   Sep 30,   Jun 30,   Mar 31,
    2008   2007   2007   2007   2007
     
Renewals
                                       
 
                                       
Number of leases
    42       32       21       31       57  
Aggregate square feet
    188,000       106,000       55,000       61,000       283,000  
Average square feet
    4,476       3,313       2,619       1,968       4,965  
Average expiring base rent psf
  $ 11.24     $ 10.61     $ 12.97     $ 15.31     $ 9.55  
Average new base rent psf
  $ 12.25     $ 11.55     $ 13.98     $ 16.07     $ 10.31  
% increase in base rent
    8.99 %     8.86 %     7.79 %     4.96 %     7.96 %
 
                                       
New leases
                                       
 
                                       
Number of leases
    9       7       11       12       20  
Aggregate square feet
    30,000       20,000       31,000       38,000       81,000  
Average square feet
    3,333       2,857       2,818       3,167       4,050  
Average new base rent psf
  $ 20.46     $ 12.49     $ 17.04     $ 14.34     $ 18.22  
 
                                       
Terminated leases
                                       
 
                                       
Number of leases
    13       14       13       10       16  
Aggregate square feet
    122,000       81,000       38,000       23,000       71,000  
Average square feet
    9,385       5,786       2,923       2,300       4,438  
Average old base rent psf
  $ 5.50     $ 9.95     $ 16.02     $ 16.95     $ 15.30  
Occupancy statistics
                                         
    As of
    Mar 31,   Dec 31,   Sep 30,   Jun 30,   Mar 31,
    2008   2007   2007   2007   2007
     
Stabilized properties:
                                       
Wholly-owned
    96 %     95 %     96 %     96 %     95 %
Consolidated joint ventures
    96 %     98 %     100 %     100 %     100 %
     
Total stabilized properties
    96 %     96 %     96 %     96 %     95 %
     
 
                                       
Development/redevelopment and other non-stabilized properties
    68 %     67 %     68 %     68 %     64 %
     
 
                                       
Total operating portfolio
    92 %     92 %     93 %     93 %     93 %
     
 
                                       
Property held for sale
    100 %     100 %     100 %     100 %     100 %
     
 
(a)   New leases do not necessarily replace specific terminated leases within any quarterly period and, accordingly, the amounts shown may relate to properties with substantially lower rents, as in premises in low-density population areas, as compared to premises in major urban or suburban areas.
 
(b)   With the high occupancy levels for the Company’s portfolio on an overall basis, leasing activity for the indicated square footage amounts represent a small percentage of the total portfolio.

12


 

CEDAR SHOPPING CENTERS, INC.
Tenant And State Concentration
As of March 31, 2008
                                                 
    Number                           Annualized   Percentage
    of                   Annualized   base rent   annualized
Tenant   stores   GLA   % of GLA   base rent   per sq ft   base rents
 
Top ten tenants (a):
                                               
Giant Foods (c)
    19       1,134,000       9.4 %   $ 16,641,000     $ 14.67       13.8 %
Discount Drug Mart
    18       454,000       3.8 %     4,261,000       9.39       3.5 %
Farm Fresh (c)
    6       364,000       3.0 %     3,768,000       10.35       3.1 %
Shaw’s (c)
    4       241,000       2.0 %     2,676,000       11.10       2.2 %
Stop & Shop (c)
    4       271,000       2.2 %     2,644,000       9.76       2.2 %
CVS
    13       137,000       1.1 %     2,490,000       18.18       2.1 %
LA Fitness
    4       168,000       1.4 %     2,422,000       14.42       2.0 %
Staples
    7       151,000       1.3 %     2,091,000       13.85       1.7 %
Food Lion (c)
    7       243,000       2.0 %     1,921,000       7.91       1.6 %
Rite Aid/Eckerd
    13       141,000       1.2 %     1,696,000       12.03       1.4 %
     
Sub-total top ten tenants
    95       3,304,000       27.4 %     40,610,000       12.29       33.7 %
 
                                               
Remaining tenants
    1134       7,814,000       64.9 %     79,829,000       10.22       66.3 %
     
Sub-total all tenants
    1,229       11,118,000       92.3 %     120,439,000       10.83       100.0 %
 
                                               
Vacant space (b)
    n/a       928,000       7.7 %     n/a       n/a       n/a  
     
Total (including vacant space)
    1,229       12,046,000       100.0 %   $ 120,439,000     $ 10.00       n/a  
     
 
(a)   Based on annualized base rent; data includes leases at the property held for sale.
 
(b)   Includes vacant space at properties undergoing development and/or redevelopment activities.
 
(c)   Several of the tenants listed above share common ownership with other tenants including, without limitation, (1) Giant Foods and Stop & Shop, (2) Farm Fresh, Shop ‘n Save (GLA of 53,000; annualized base rent of $505,000), Shaw’s and Acme (GLA of 172,000; annualized base rent of $731,000), and (3) Food Lion and Hannaford (GLA of 43,000; annualized base rent of $405,000).
Total Revenues By State
                                         
    Three months ended
    Mar 31,   Dec 31,   Sep 30,   Jun 30,   Mar 31,
State   2008   2007   2007   2007   2007
     
Pennsylvania
  $ 20,715,000     $ 22,119,000     $ 20,627,000     $ 20,248,000     $ 19,276,000  
Massachusetts
    6,084,000       5,339,000       3,710,000       3,636,000       4,170,000  
Connecticut
    3,501,000       3,467,000       3,039,000       2,798,000       2,951,000  
New Jersey
    3,332,000       3,086,000       2,767,000       2,854,000       2,595,000  
Ohio
    3,271,000       3,038,000       2,615,000       2,684,000       2,303,000  
Virginia
    2,616,000       2,483,000       2,624,000       2,636,000       2,624,000  
Maryland
    2,025,000       1,870,000       1,465,000       1,235,000       1,245,000  
New York
    1,542,000       1,507,000       495,000       355,000       502,000  
Michigan
    110,000       137,000       135,000       135,000       152,000  
     
 
  $ 43,196,000     $ 43,046,000     $ 37,477,000     $ 36,581,000     $ 35,818,000  
     
 
                                       
Property held for sale
                                       
Michigan
  $ 439,000     $ 416,000     $ 368,000     $ 369,000     $ 373,000  
     

13


 

CEDAR SHOPPING CENTERS, INC.
Lease Expirations (a)
As of March 31, 2008
                                                 
                                            Percentage  
    Number             Percentage     Annualized     Annualized     of annualized  
Year of lease   of leases     GLA     of GLA     expiring     expiring base     expiring  
expiration   expiring     expiring     expiring     base rents     rents per sq ft     base rents  
 
Month-To-Month
    80       276,000       2.5 %   $ 2,512,000     $ 9.10       2.1 %
2008
    119       374,000       3.4 %     5,032,000       13.45       4.2 %
2009
    192       1,165,000       10.5 %     10,574,000       9.08       8.8 %
2010
    171       1,287,000       11.6 %     12,584,000       9.78       10.4 %
2011
    139       917,000       8.2 %     9,827,000       10.72       8.2 %
2012
    156       809,000       7.3 %     8,946,000       11.06       7.4 %
2013
    94       629,000       5.7 %     6,928,000       11.01       5.8 %
2014
    44       660,000       5.9 %     6,194,000       9.38       5.1 %
2015
    44       506,000       4.6 %     5,243,000       10.36       4.4 %
2016
    38       552,000       5.0 %     5,561,000       10.07       4.6 %
2017
    33       485,000       4.4 %     6,157,000       12.69       5.1 %
2018
    27       752,000       6.8 %     7,725,000       10.27       6.4 %
Thereafter
    92       2,706,000       24.3 %     33,156,000       12.25       27.5 %
     
 
                                               
 
    1,229       11,118,000       100.0 %     120,439,000       10.83       100.0 %
 
                                               
Vacant space (b)
    n/a       928,000        n /a     n/a       n/a        n /a
     
 
                                               
Total portfolio (c)
    1,229       12,046,000        n /a   $ 120,439,000     $ 10.00        n /a
     
 
(a)   Data includes leases at the property held for sale.
 
(b)   Includes vacant space at properties undergoing development and/or redevelopment activities.
 
(c)   At March 31, 2008, the Company had a portfolio of 119 operating properties totaling approximately 12.0 million square feet of GLA, including 109 wholly-owned properties comprising approximately 10.8 million square feet and ten properties owned in joint venture comprising approximately 1.2 million square feet. The portfolio of wholly-owned properties consisted of (1) 99 “stabilized” properties (those properties at least 80% leased and not designated as “development/redevelopment” properties as of March 31, 2008) with an aggregate of 9.6 million square feet of GLA, which were approximately 96% leased, (2) five development/redevelopment properties with an aggregate of 859,000 square feet of GLA, which were approximately 66% leased, (3) four non-stabilized properties with an aggregate of 296,000 square feet of GLA, which are presently being re-tenanted and which were approximately 74% leased, and (4) one property held for sale with an aggregate of 78,000 square feet of GLA, which was 100% leased. Of the ten properties owned in joint venture, nine were “stabilized” properties with an aggregate of 833,000 square feet of GLA, which were approximately 96% leased, and one was a redevelopment property with an aggregate of 349,000 square feet of GLA, which was 68% leased. The entire 119 property portfolio was approximately 92% leased at March 31, 2008.

14


 

CEDAR SHOPPING CENTERS, INC.
Property Description
As of March 31, 2008
                                         
                Gross       Major tenants [20,000 or more sq. ft. of GLA]
                leasable   Year built/   and tenants at single-tenant properties
        Year   Percent   area   year last               Lease
Property Description   State   acquired   owned   (“GLA”)   renovated   Name   Sq. ft.   expiration
 
Wholly-Owned Stabilized Properties: (a)
                                       
Academy Plaza
  PA   2001   100%     152,068     1965/1998   Acme Markets     50,918     9/30/2018
 
                                       
Annie Land Plaza
  VA   2006   100%     42,500     1999   Food Lion     29,000     4/30/2019
 
                                       
Camp Hill
  PA   2002   100%     459,730     1958/2005   Boscov’s     167,597     9/30/2010
 
                          Giant Foods     92,939     10/31/2025
 
                          LA Fitness     45,000     12/31/2021
 
                          Orthopedic Inst of PA     40,904     5/31/2016
 
                          Barnes & Noble     24,908     1/31/2011
 
                          Staples     20,000     6/30/2015
 
                                       
Carbondale Plaza
  PA   2004   100%     129,915     1972/2005   Weis Markets     52,720     2/29/2016
 
                                       
Carmans Plaza
  NY   2007   100%     194,481     1954/2007   Pathmark     52,211     3/31/2017
 
                          Best Fitness     27,598     5/31/2018
 
                          AJ Wright     25,806     4/30/2013
 
                                       
Carll’s Corner
  NJ   2007   100%     129,582     1960’s-1999/   Acme Markets     55,000     9/30/2016
 
                      2004                
 
                                       
Carrollton Discount Drug Mart Plaza
  OH   2005   100%     40,480     2000   Discount Drug Mart     25,480     3/31/2016
 
                                       
Centerville Discount Drug Mart Plaza
  OH   2005   100%     49,287     2000   Discount Drug Mart     24,012     3/31/2016
 
                                       
Circle Plaza
  PA   2007   100%     92,171     1979/1991   K-Mart     92,171     11/30/2009
 
                                       
Clyde Discount Drug Mart Plaza
  OH   2005   100%     34,592     2002   Discount Drug Mart     24,592     3/31/2019
 
                                       
Coliseum Marketplace
  VA   2005   100%     98,515     1987/2005   Farm Fresh     57,662     1/31/2021
 
                                       
Columbus Crossing
  PA   2003   100%     142,166     2001   Super Fresh     61,506     9/30/2020
 
                          Old Navy     25,000     1/31/2014
 
                          AC Moore     22,000     9/30/2011
 
                                       
CVS at Bradford
  PA   2005   100%     10,722     1996   CVS     10,722     3/31/2017
 
                                       
CVS at Celina
  OH   2005   100%     10,195     1998   CVS     10,195     1/31/2020
 
                                       
CVS at Erie
  PA   2005   100%     10,125     1997   CVS     10,125     1/31/2019
 
                                       
CVS at Kinderhook
  NY   2007   100%     13,225     2007   CVS     13,225     1/31/2033
 
                                       
CVS at Portage Trail
  OH   2005   100%     10,722     1996   CVS     10,722     9/30/2017
 
                                       
CVS at Westfield
  NY   2005   100%     10,125     2000   CVS     10,125     1/31/2023
 
                                       
Dover Discount Drug Mart Plaza
  OH   2005   100%     38,409     2002   Discount Drug Mart     24,516     3/31/2013
 
                                       
Elmhurst Square
  VA   2006   100%     66,250     1961-1983   Food Lion     38,272     9/30/2011
 
                                       
Enon Discount Drug Mart Plaza
  OH   2007   100%     42,876     2005-2006   Discount Drug Mart     24,596     3/31/2022

15


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2008
                                         
                Gross       Major tenants [20,000 or more sq. ft. of GLA]
                leasable   Year built/   and tenants at single-tenant properties
        Year   Percent   area   year last               Lease
Property Description   State   acquired   owned   (“GLA”)   renovated   Name   Sq. ft.   expiration
 
Fairfield Plaza
  CT   2005   100%     72,279     2001/2005   TJ Maxx     25,257     8/31/2013
 
                          Staples     20,388     10/31/2019
 
                                       
Fairview Commons
  PA   2007   100%     59,578     1976/2003                
 
                                       
Fairview Plaza (b)
  PA   2003   100%     69,579     1992   Giant Foods     59,237     2/28/2017
 
                                       
Family Dollar at Zanesville
  OH   2005   100%     6,900     2000   Family Dollar     6,900     12/31/2009
 
                                       
FirstMerit Bank at Akron
  OH   2005   100%     3,200     1996   FirstMerit Bank     3,200     12/31/2011
 
                                       
FirstMerit Bank at Cuyahoga Falls
  OH   2006   100%     18,300     1973/2003   FirstMerit Bank     18,300     3/31/2010
 
                                       
Franklin Village Plaza
  MA   2004   100%     301,519     1987/2005   Stop & Shop     75,000     4/30/2026
 
                          Marshalls     26,890     1/31/2014
 
                                       
Gabriel Brothers Plaza
  OH   2005   100%     83,740     1970’s/2004   Gabriel Brothers     57,193     5/31/2014
 
                                       
Gahanna Discount Drug Mart Plaza
  OH   2006   100%     48,080     2003   Discount Drug Mart     24,592     3/31/2020
 
                                       
General Booth Plaza
  VA   2005   100%     73,320     1985   Farm Fresh     53,758     1/31/2014
 
                                       
Gold Star Plaza
  PA   2006   100%     71,729     1988   Redner’s     47,329     3/16/2019
 
                                       
Golden Triangle
  PA   2003   100%     202,943     1960/2005   LA Fitness     44,796     4/30/2020
 
                          Marshalls     30,000     5/31/2010
 
                          Staples     24,060     5/31/2012
 
                                       
Groton Shopping Center
  CT   2007   100%     117,986     1969   TJ Maxx     30,000     5/31/2011
 
                                       
Halifax Plaza (b)
  PA   2003   100%     54,150     1994   Giant Foods     32,000     10/31/2019
 
                                       
Hamburg Commons
  PA   2004   100%     99,580     1988-1993   Redner’s     56,780     6/30/2025
 
                                       
Hannaford Plaza
  MA   2006   100%     102,459     1965/2006   Hannaford     42,598     4/30/2015
 
                                       
Hilliard Discount Drug Mart Plaza
  OH   2007   100%     40,988     2003   Discount Drug Mart     24,592     3/31/2020
 
                                       
Hills & Dales Discount Drug Mart Plaza
  OH   2007   100%     33,553     1992-2007   Discount Drug Mart     23,608     3/31/2023
 
                                       
Hudson Discount Drug Mart Plaza
  OH   2005   100%     32,259     2000   Discount Drug Mart     32,259     3/31/2017
 
                                       
Jordan Lane
  CT   2005   100%     181,735     1969/1991   Stop & Shop     60,632     9/30/2010
 
                          AJ Wright     39,280     3/31/2015
 
                          Friendly Fitness     20,283     8/31/2014
 
                                       
Kempsville Crossing
  VA   2005   100%     94,477     1985   Farm Fresh     73,878     1/31/2014
 
                                       
Kenley Village
  MD   2005   100%     51,894     1988   Food Lion     29,000     2/11/2009
 
                                       
Kings Plaza
  MA   2007   100%     168,243     1970/1994   Work Out World     42,997     12/31/2014
 
                          AJ Wright     28,504     9/30/2013
 
                          Ocean State Job Lot     20,300     5/31/2009

16


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2008
                                         
                Gross       Major tenants [20,000 or more sq. ft. of GLA]
                leasable   Year built/   and tenants at single-tenant properties
        Year   Percent   area   year last               Lease
Property Description   State   acquired   owned   (“GLA”)   renovated   Name   Sq. ft.   expiration
 
Kingston Plaza
  NY   2006   100%     18,337     2006                
 
                                       
LA Fitness Facility
  PA   2002   100%     41,000     2003   LA Fitness     41,000     12/31/2018
 
                                       
Liberty Marketplace
  PA   2005   100%     68,200     2003   Giant Foods     55,000     9/30/2023
 
                                       
Lodi Discount Drug Mart Plaza
  OH   2005   100%     38,576     2003   Discount Drug Mart     24,596     3/31/2019
 
                                       
Long Reach Village
  MD   2006   100%     104,922     1973/1998   Safeway     53,684     7/31/2018
 
                                       
Loyal Plaza (b)
  PA   2002   100%     293,825     1969/2000   K-Mart     102,558     8/31/2011
 
                          Giant Foods     66,935     10/31/2019
 
                          Staples     20,555     11/30/2014
 
                                       
Mason Discount Drug Mart Plaza
  OH   2008   100%     52,896     2005/2007   Discount Drug Mart     24,596     3/31/2021
 
                                       
McCormick Place
  OH   2005   100%     46,000     1995   Sam Levin Furniture     46,000     11/30/2011
 
                                       
McDonalds / Waffle House at Medina
  OH   2005   100%     6,000     2003                
 
                                       
Mechanicsburg Giant
  PA   2005   100%     51,500     2003   Giant Foods     51,500     8/31/2024
 
                                       
Newport Plaza (b)
  PA   2003   100%     66,789     1996   Giant Foods     43,400     5/31/2021
 
                                       
Oak Ridge
  VA   2006   100%     38,700     2000   Food Lion     33,000     5/31/2019
 
                                       
Oakhurst Plaza
  PA   2006   100%     111,869     1980/2001   Giant Foods     62,320     1/31/2019
 
                                       
Oakland Commons
  CT   2007   100%     89,850     1962/1995   Shaw’s     54,661     2/29/2016
 
                          Bristol Ten Pin     35,189     4/30/2043
 
                                       
Oakland Mills
  MD   2005   100%     58,224     1960’s/2004   Food Lion     43,470     11/30/2018
 
                                       
Ontario Discount Drug Mart Plaza
  OH   2005   100%     38,623     2002   Discount Drug Mart     25,475     3/31/2018
 
                                       
Palmyra Shopping Center
  PA   2005   100%     112,108     1960/1995   Weis Markets     46,181     3/31/2010
 
                                       
Pickerington Discount Drug Mart Plaza
  OH   2005   100%     47,810     2002   Discount Drug Mart     25,852     3/31/2018
 
                                       
Pine Grove Plaza
  NJ   2003   100%     79,306     2001/2002   Peebles     24,963     1/31/2022
 
                                       
Polaris Discount Drug Mart Plaza
  OH   2005   100%     50,283     2001   Discount Drug Mart     25,855     3/31/2017
 
                                       
Pondside Plaza
  NY   2005   100%     19,340     2003                
 
                                       
Port Richmond Village
  PA   2001   100%     154,908     1988   Thriftway     40,000     10/31/2013
 
                          Pep Boys     20,615     2/28/2009
 
                                       
Powell Discount Drug Mart Plaza
  OH   2005   100%     51,332     2001   Discount Drug Mart     25,852     3/31/2018
 
                                       
Price Chopper Plaza
  MA   2007   100%     101,824     1960’s-2004   Price Chopper     58,545     11/30/2015
 
                                       
Rite Aid at Massillon
  OH   2005   100%     10,125     1999   Rite Aid     10,125     1/31/2020

17


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2008
                                         
                Gross       Major tenants [20,000 or more sq. ft. of GLA]
                leasable   Year built/   and tenants at single-tenant properties
        Year   Percent   area   year last               Lease
Property Description   State   acquired   owned   (“GLA”)   renovated   Name   Sq. ft.   expiration
 
River View Plaza I, II and III
  PA   2003   100%     244,225     1991/1998   United Artists Theatre     77,700     12/31/2018
 
                          Pep Boys     22,000     9/30/2014
 
                          Avalon Carpet     25,000     1/31/2012
 
                                       
Shaw’s Plaza
  MA   2006   100%     176,609     1968/1998   Shaw’s     60,748     2/28/2023
 
                          Marshall’s     25,752     1/31/2013
 
                                       
Shelby Discount Drug Mart Plaza
  OH   2005   100%     36,596     2002   Discount Drug Mart     24,596     3/31/2019
 
                                       
Shoppes at Salem Run
  VA   2005   100%     15,100     2005                
 
                                       
Shore Mall
  NJ   2006   100%     609,797     1960/1980   Boscov’s     172,200     9/19/2018
 
                          Value City     144,000     4/30/2009
 
                          Burlington Coat Factory     85,000     11/30/2009
 
                          K&G     25,000     2/28/2017
 
                                       
Smithfield Plaza
  VA   2005   100%     45,544     1988   Farm Fresh     45,544     1/31/2014
 
                                       
South Philadelphia
  PA   2003   100%     283,415     1950/2003   Shop Rite     54,388     9/30/2018
 
                          Ross Dress For Less     31,349     1/31/2013
 
                          Bally’s Total Fitness     31,000     5/31/2017
 
                          Nat’l Wholesale Liquidators     30,000     1/31/2016
 
                          Modell’s     20,000     1/31/2018
 
                                       
St James Square
  MD   2005   100%     39,903     2000   Food Lion     33,000     11/14/2020
 
                                       
Staples at Oswego
  NY   2005   100%     23,884     2000   Staples     23,884     2/28/2015
 
                                       
Suffolk Plaza
  VA   2005   100%     67,216     1984   Farm Fresh     67,216     1/31/2014
 
                                       
Sunset Crossing
  PA   2003   100%     74,142     2002   Giant Foods     54,332     6/30/2022
 
                                       
Swede Square
  PA   2003   100%     98,792     1980/2004   LA Fitness     37,200     6/30/2016
 
                                       
The Brickyard
  CT   2004   100%     274,553     1990   Sam’s Club     109,755     1/31/2010
 
                          Home Depot     103,003     1/31/2010
 
                          Syms     38,000     3/31/2010
 
                                       
The Commons
  PA   2004   100%     175,121     2003   Elder Beerman     54,500     1/31/2017
 
                          Shop ’n Save     52,654     10/7/2015
 
                                       
The Point
  PA   2000   100%     250,697     1972/2001   Burlington Coat Factory     76,665     1/31/2011
 
                          Giant Foods     55,000     7/31/2021
 
                          Staples     24,000     8/31/2013
 
                          AC Moore     20,000     7/31/2013
 
                                       
The Point at Carlisle Plaza
  PA   2005   100%     182,859     1965/2005   Bon-Ton     59,925     1/25/2010
 
                          Office Max     22,645     10/1/2012
 
                          Dunham Sports     21,300     1/31/2016
 
                                       
The Shops at Suffolk Downs
  MA   2005   100%     85,829     2005   Stop & Shop     74,977     9/30/2025
 
                                       
Timpany Plaza
  MA   2007   100%     183,775     1970’s-1989   Stop & Shop     59,947     12/31/2009
 
                          Big Lots     28,027     1/31/2011
 
                          Gardner Theater     27,576     5/31/2009

18


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2008
                                         
                Gross       Major tenants [20,000 or more sq. ft. of GLA]
                leasable   Year built/   and tenants at single-tenant properties
        Year   Percent   area   year last               Lease
Property Description   State   acquired   owned   (“GLA”)   renovated   Name   Sq. ft.   expiration
 
Trexler Mall
  PA   2005   100%     339,363     1973/2004   Kohl’s     88,248     1/31/2024
 
                          Bon-Ton     62,000     1/28/2012
 
                          Giant Foods     56,753     1/31/2016
 
                          Lehigh Wellness Partners     30,594     11/30/2008
 
                          Trexlertown Fitness Club     28,870     2/28/2010
 
                                       
Ukrop’s at Fredericksburg
  VA   2005   100%     63,000     1997   Ukrop’s Supermarket     63,000     8/4/2017
 
                                       
Ukrop’s at Glen Allen
  VA   2005   100%     43,000     2000   Ukrop’s Supermarket     43,000     2/15/2010
 
                                       
Valley Plaza
  MD   2003   100%     191,189     1975/1994   K-Mart     95,810     9/30/2009
 
                          Ollie’s Bargain Outlet     41,888     3/31/2011
 
                          Tractor Supply     32,095     5/31/2010
 
                                       
Virginia Center Commons
  VA   2005   100%     9,763     2002                
 
                                       
Virginia Little Creek
  VA   2005   100%     69,620     1996/2001   Farm Fresh     66,120     1/31/2014
 
                                       
Wal-Mart Center
  CT   2003   100%     155,739     1972/2000   Wal-Mart     95,482     1/31/2020
 
                          NAMCO     20,000     1/31/2011
 
                                       
Washington Center Shoppes
  NJ   2001   100%     157,290     1979/1995   Acme Markets     66,046     12/2/2020
 
                          Powerhouse Gym     20,742     1/31/2013
 
                                       
West Bridgewater Plaza
  MA   2007   100%     133,039     1970/2007   Shaw’s     57,315     2/28/2027
 
                          Big Lots     25,000     1/31/2009
 
                                       
Westlake Discount Drug Mart Plaza
  OH   2005   100%     55,775     2005   BG Storage     31,295     1/31/2016
 
                          Discount Drug Mart     24,480     3/31/2021
 
                                       
Yorktowne Plaza
  MD   2007   100%     158,982     1970/2000   Food Lion     37,692     12/31/2020
 
                                       
Total Wholly-Owned Stabilized Properties
                9,763,791                      
 
                                       
Properties Owned in Joint Venture: (c)
                                       
Homburg Joint Venture:
                                       
Aston Center
  PA   2002   20%     55,000     2005   Giant Foods     55,000     11/30/2025
 
                                       
Ayr Town Center
  PA   2002   20%     55,600     2005   Giant Foods     50,000     5/31/2025
 
                                       
Fieldstone Marketplace
  MA   2005   20%     193,970     1988/2003   Shaw’s     68,000     2/29/2024
 
                          Flagship Cinema     41,975     10/31/2023
 
                                       
Meadows Marketplace
  PA   2004   20%     89,138     2005   Giant Foods     65,507     11/30/2025
 
                                       
Parkway Plaza
  PA   2007   20%     106,628     1998-2002   Giant Foods     66,935     12/31/2018
 
                                       
Pennsboro Commons
  PA   2005   20%     108,584     1999   Giant Foods     68,624     8/10/2019
 
                                       
Scott Town Center
  PA   2007   20%     67,933     2004   Giant Foods     54,333     7/31/2023
 
                                       
Spring Meadow Shopping Center
  PA   2007   20%     67,850     2004   Giant Foods     65,000     10/31/2024
 
                                       
Stonehedge Square
  PA   2006   20%     88,677     1990/2006   Nell’s Market     51,687     5/31/2026
 
                                       
Total Consolidated Joint Ventures
                833,380                      
 
                                       
Total Stabilized Properties
                10,597,171                      
 
                                       

19


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2008
                                         
                Gross       Major tenants [20,000 or more sq. ft. of GLA]
                leasable   Year built/   and tenants at single-tenant properties
        Year   Percent   area   year last               Lease
Property Description   State   acquired   owned   (“GLA”)   renovated   Name   Sq. ft.   expiration
 
Development/Redevelopment and Other Non-Stabilized Properties: (a)
                                       
Columbia Mall (d)
  PA   2005   75%     349,108     1988   Sears     64,264     10/24/2013
 
                          Bon-Ton     45,000     10/31/2008
 
                          JC Penney     34,076     10/31/2008
 
                                       
Dunmore Shopping Center
  PA   2005   100%     101,000     1962/1997   Eynon Furniture Outlet     40,000     2/28/2014
 
                          Big Lots     26,902     1/31/2012
 
                                       
East Chestnut
  PA   2005   100%     21,180     1996                
 
                                       
Grove City Discount Drug Mart Plaza
  OH   2007   100%     40,848     2005   Discount Drug Mart     24,596     3/31/2020
 
                                       
Huntingdon Plaza
  PA   2004   100%     151,697     1972 - 2003   Peebles     22,060     1/31/2018
 
                                       
Lake Raystown Plaza
  PA   2004   100%     145,727     1995   Giant Foods     61,435     10/31/2026
 
                                       
Townfair Center
  PA   2004   100%     203,531     2002   Lowe’s Home Centers     95,173     12/31/2015
 
                                       
Trexlertown Plaza
  PA   2006   100%     241,381     1990/2005   Redner’s     47,900     10/31/2010
 
                          Big Lots     33,824     1/31/2012
 
                          Tractor Supply     22,670     10/31/2020
 
                          Sears     22,500     10/31/2012
 
                                       
Value City Shopping Center
  MI   2005   100%     117,000     1950’s/2003   Value City     85,000     3/31/2008
 
                                       
Total Non-Stabilized Properties
                1,371,472                      
 
                                       
Total portfolio excluding property held for sale
                11,968,643                      
 
Property held for sale:
                                       
Stadium Plaza
  MI   2005   100%     77,688     1960’s/2003   A&P     54,650     8/31/2022
 
                                       
Total Portfolio (e)
                12,046,331                      
 
                                       
 
(a)   “Stabilized properties” are those properties which are at least 80% leased and not designated as “development/redevelopment” properties as of March 31, 2008. Dunmore Shopping Center, East Chestnut, Grove City Discount Drug Mart Plaza and Value City Shopping Center are being re-tenanted, are non-stabilized, and are not designated as development/redevelopment properties.
 
(b)   On March 18, 2008, the Company acquired the remaining minority interests in Fairview Plaza, Halifax Plaza, Loyal Plaza and Newport Plaza, all previously owned in joint venture.
 
(c)   The terms of certain of the joint venture agreements provide, among other things, that the minority interest partners receive certain preference returns on their investments prior to any distributions to the Company.
 
(d)   On January 3, 2008, the Company entered into a joint venture agreement, retaining a 75% interest, for the redevelopment of the Columbia Mall property, including the adjacent land parcels.
 
(e)   In addition, the Company has a 49% interest (increased to 76.3% effective April 1, 2008) in an unconsolidated joint venture, which owns a single-tenant office property located in Philadelphia, PA.

20


 

CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft.
As of March 31, 2008
                                                                                 
                                                            Gross            
                    Financial statement carrying values   leasable           Average
            Percent           Buildings and   Total   Accumulated   Net book   area   Percent   base rent per
Property Description   State   owned   Land   improvements   cost   depreciation   value   (“GLA”)   occupied   leased sq. ft.
 
Wholly-Owned Stabilized Properties: (a)
                                                                               
Academy Plaza
  PA     100 %   $ 2,406,000     $ 10,689,000     $ 13,095,000     $ 1,764,000     $ 11,331,000       152,068       80 %   $ 12.32  
Annie Land Plaza
  VA     100 %     809,000       3,859,000       4,668,000       241,000       4,427,000       42,500       97 %     9.19  
Camp Hill
  PA     100 %     4,424,000       59,917,000       64,341,000       5,017,000       59,324,000       459,730       99 %     12.64  
Carbondale Plaza
  PA     100 %     1,586,000       10,013,000       11,599,000       1,302,000       10,297,000       129,915       83 %     5.54  
Carll’s Corner
  NJ     100 %     3,028,000       15,344,000       18,372,000       199,000       18,173,000       129,582       92 %     8.37  
Carman’s Plaza
  NY     100 %     8,528,000       34,600,000       43,128,000       620,000       42,508,000       194,481       95 %     16.41  
Carrollton Discount Drug Mart Plaza
  OH     100 %     713,000       3,339,000       4,052,000       366,000       3,686,000       40,480       100 %     8.04  
Centerville Discount Drug Mart Plaza
  OH     100 %     1,219,000       5,442,000       6,661,000       476,000       6,185,000       49,287       97 %     11.34  
Circle Plaza
  PA     100 %     562,000       2,885,000       3,447,000       51,000       3,396,000       92,171       100 %     2.74  
Clyde Discount Drug Mart Plaza
  OH     100 %     673,000       3,222,000       3,895,000       296,000       3,599,000       34,592       100 %     9.60  
Coliseum Marketplace
  VA     100 %     3,586,000       17,161,000       20,747,000       1,890,000       18,857,000       98,515       100 %     15.43  
Columbus Crossing
  PA     100 %     4,579,000       19,250,000       23,829,000       2,451,000       21,378,000       142,166       97 %     15.93  
CVS at Bradford
  PA     100 %     291,000       1,482,000       1,773,000       160,000       1,613,000       10,722       100 %     12.80  
CVS at Celina
  OH     100 %     418,000       1,967,000       2,385,000       180,000       2,205,000       10,195       100 %     17.49  
CVS at Erie
  PA     100 %     399,000       1,783,000       2,182,000       155,000       2,027,000       10,125       100 %     16.50  
CVS at Kinderhook
  NY     100 %     2,500,000       1,115,000       3,615,000       21,000       3,594,000       13,225       100 %     20.70  
CVS at Portage Trail
  OH     100 %     341,000       1,603,000       1,944,000       151,000       1,793,000       10,722       100 %     13.00  
CVS at Westfield
  NY     100 %     339,000       1,559,000       1,898,000       132,000       1,766,000       10,125       100 %     15.74  
Dover Discount Drug Mart Plaza
  OH     100 %     563,000       2,796,000       3,359,000       476,000       2,883,000       38,409       100 %     8.36  
Elmhurst Square
  VA     100 %     1,371,000       6,228,000       7,599,000       351,000       7,248,000       66,250       98 %     8.59  
Enon Discount Drug Mart Plaza
  OH     100 %     904,000       3,426,000       4,330,000       44,000       4,286,000       42,876       91 %     10.56  
Fairfield Plaza
  CT     100 %     2,202,000       9,393,000       11,595,000       1,063,000       10,532,000       72,279       93 %     13.66  
Fairview Commons
  PA     100 %     858,000       3,629,000       4,487,000       229,000       4,258,000       59,578       90 %     5.93  
Fairview Plaza (b)
  PA     100 %     2,129,000       8,762,000       10,891,000       983,000       9,908,000       69,579       100 %     12.22  
Family Dollar at Zanesville
  OH     100 %     82,000       571,000       653,000       176,000       477,000       6,900       100 %     8.70  
FirstMerit Bank at Akron
  OH     100 %     169,000       737,000       906,000       75,000       831,000       3,200       100 %     23.51  
FirstMerit Bank at Cuyahoga Falls
  OH     100 %     264,000       1,304,000       1,568,000       76,000       1,492,000       18,300       100 %     6.03  
Franklin Village Plaza
  MA     100 %     13,817,000       59,436,000       73,253,000       7,376,000       65,877,000       301,519       90 %     19.97  
Gabriel Brothers Plaza
  OH     100 %     947,000       3,909,000       4,856,000       423,000       4,433,000       83,740       100 %     5.50  
Gahanna Discount Drug Mart Plaza
  OH     100 %     1,738,000       6,760,000       8,498,000       426,000       8,072,000       48,080       91 %     15.06  
General Booth Plaza
  VA     100 %     1,935,000       9,520,000       11,455,000       1,171,000       10,284,000       73,320       98 %     11.82  
Gold Star Plaza
  PA     100 %     1,644,000       6,509,000       8,153,000       501,000       7,652,000       71,729       96 %     8.98  
Golden Triangle
  PA     100 %     2,320,000       19,124,000       21,444,000       2,314,000       19,130,000       202,943       97 %     11.91  
Groton Shopping Center
  CT     100 %     3,073,000       12,390,000       15,463,000       380,000       15,083,000       117,986       100 %     10.58  
Halifax Plaza (b)
  PA     100 %     1,414,000       5,946,000       7,360,000       606,000       6,754,000       54,150       100 %     11.07  
Hamburg Commons
  PA     100 %     1,153,000       9,792,000       10,945,000       860,000       10,085,000       99,580       100 %     6.43  
Hannaford Plaza
  MA     100 %     1,874,000       8,636,000       10,510,000       510,000       10,000,000       102,459       92 %     7.59  
Hilliard Discount Drug Mart Plaza
  OH     100 %     1,200,000       4,552,000       5,752,000       100,000       5,652,000       40,988       94 %     13.12  
Hills & Dales Discount Drug Mart Plaza
  OH     100 %     786,000       2,967,000       3,753,000       33,000       3,720,000       33,553       100 %     10.06  
Hudson Discount Drug Mart Plaza
  OH     100 %     770,000       3,576,000       4,346,000       340,000       4,006,000       32,259       100 %     10.71  
Jordan Lane
  CT     100 %     4,291,000       21,240,000       25,531,000       1,796,000       23,735,000       181,735       97 %     9.60  
Kempsville Crossing
  VA     100 %     2,207,000       11,124,000       13,331,000       1,368,000       11,963,000       94,477       99 %     10.90  
Kenley Village
  MD     100 %     726,000       3,534,000       4,260,000       751,000       3,509,000       51,894       100 %     7.93  
Kings Plaza
  MA     100 %     2,415,000       11,801,000       14,216,000       267,000       13,949,000       168,243       100 %     6.19  
Kingston Plaza
  NY     100 %     2,891,000       2,345,000       5,236,000       83,000       5,153,000       18,337       100 %     26.76  
LA Fitness Facility
  PA     100 %     2,462,000       5,176,000       7,638,000       548,000       7,090,000       41,000       100 %     18.09  
Liberty Marketplace
  PA     100 %     2,695,000       12,802,000       15,497,000       1,110,000       14,387,000       68,200       93 %     17.09  
Lodi Discount Drug Mart Plaza
  OH     100 %     704,000       3,433,000       4,137,000       404,000       3,733,000       38,576       100 %     9.27  
Long Reach Village
  MD     100 %     1,721,000       8,675,000       10,396,000       636,000       9,760,000       104,922       91 %     10.70  
Loyal Plaza (b)
  PA     100 %     4,511,000       19,866,000       24,377,000       2,793,000       21,584,000       293,825       99 %     7.70  
Mason Discount Drug Mart Plaza
  OH     100 %     1,301,000       5,034,000       6,335,000       39,000       6,296,000       52,896       92 %     14.55  
McCormick Place
  OH     100 %     847,000       4,056,000       4,903,000       545,000       4,358,000       46,000       100 %     8.50  

21


 

CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft. (Continued)
As of March 31, 2008
                                                                                 
                                                            Gross            
                    Financial statement carrying values   leasable           Average
            Percent           Buildings and   Total   Accumulated   Net book   area   Percent   base rent per
Property Description   State   owned   Land   improvements   cost   depreciation   value   (“GLA”)   occupied   leased sq. ft.
 
McDonalds/Waffle House at Medina
  OH     100 %     737,000       132,000       869,000       22,000       847,000       6,000       100 %     12.45  
Mechanicsburg Giant
  PA     100 %     2,709,000       12,159,000       14,868,000       888,000       13,980,000       51,500       100 %     20.90  
Newport Plaza (b)
  PA     100 %     1,722,000       7,197,000       8,919,000       707,000       8,212,000       66,789       100 %     10.90  
Oak Ridge
  VA     100 %     960,000       4,272,000       5,232,000       193,000       5,039,000       38,700       100 %     10.31  
Oakhurst Plaza
  PA     100 %     4,539,000       18,188,000       22,727,000       1,118,000       21,609,000       111,869       93 %     14.56  
Oakland Commons
  CT     100 %     2,504,000       15,677,000       18,181,000       549,000       17,632,000       89,850       100 %     10.71  
Oakland Mills
  MD     100 %     1,611,000       6,312,000       7,923,000       802,000       7,121,000       58,224       93 %     12.50  
Ontario Discount Drug Mart Plaza
  OH     100 %     809,000       3,660,000       4,469,000       384,000       4,085,000       38,623       94 %     8.31  
Palmyra Shopping Center
  PA     100 %     1,488,000       6,587,000       8,075,000       747,000       7,328,000       112,108       96 %     5.52  
Pickerington Discount Drug Mart Plaza
  OH     100 %     1,305,000       5,964,000       7,269,000       597,000       6,672,000       47,810       100 %     12.17  
Pine Grove Plaza
  NJ     100 %     1,622,000       6,507,000       8,129,000       817,000       7,312,000       79,306       100 %     9.98  
Polaris Discount Drug Mart Plaza
  OH     100 %     1,242,000       5,838,000       7,080,000       787,000       6,293,000       50,283       100 %     12.11  
Pondside Plaza
  NY     100 %     365,000       1,617,000       1,982,000       197,000       1,785,000       19,340       100 %     8.20  
Port Richmond Village
  PA     100 %     2,942,000       12,382,000       15,324,000       2,013,000       13,311,000       154,908       98 %     12.67  
Powell Discount Drug Mart Plaza
  OH     100 %     1,384,000       6,163,000       7,547,000       700,000       6,847,000       51,332       97 %     12.16  
Price Chopper Plaza
  MA     100 %     3,552,000       18,385,000       21,937,000       260,000       21,677,000       101,824       88 %     10.93  
Rite Aid at Massillon
  OH     100 %     442,000       2,014,000       2,456,000       173,000       2,283,000       10,125       100 %     17.91  
River View Plaza I, II and III
  PA     100 %     9,718,000       44,024,000       53,742,000       5,569,000       48,173,000       244,225       90 %     17.79  
Shaw’s Plaza
  MA     100 %     5,780,000       25,124,000       30,904,000       1,438,000       29,466,000       176,609       98 %     10.82  
Shelby Discount Drug Mart Plaza
  OH     100 %     671,000       3,276,000       3,947,000       415,000       3,532,000       36,596       84 %     9.06  
Shoppes at Salem Run
  VA     100 %     1,076,000       4,265,000       5,341,000       280,000       5,061,000       15,100       100 %     23.16  
Shore Mall
  NJ     100 %     7,179,000       39,125,000       46,304,000       2,788,000       43,516,000       609,797       94 %     7.78  
Smithfield Plaza
  VA     100 %     1,049,000       5,220,000       6,269,000       545,000       5,724,000       45,544       100 %     10.04  
South Philadelphia
  PA     100 %     8,222,000       38,293,000       46,515,000       5,463,000       41,052,000       283,415       96 %     13.47  
St. James Square
  MD     100 %     688,000       4,361,000       5,049,000       523,000       4,526,000       39,903       100 %     11.32  
Staples at Oswego
  NY     100 %     635,000       3,000,000       3,635,000       320,000       3,315,000       23,884       100 %     11.99  
Suffolk Plaza
  VA     100 %     1,402,000       7,236,000       8,638,000       810,000       7,828,000       67,216       100 %     9.40  
Sunset Crossing
  PA     100 %     2,150,000       9,118,000       11,268,000       1,123,000       10,145,000       74,142       90 %     14.77  
Swede Square
  PA     100 %     2,273,000       8,769,000       11,042,000       1,637,000       9,405,000       98,792       100 %     13.73  
The Brickyard
  CT     100 %     6,465,000       28,714,000       35,179,000       3,719,000       31,460,000       274,553       100 %     8.97  
The Commons
  PA     100 %     3,098,000       14,075,000       17,173,000       2,251,000       14,922,000       175,121       84 %     9.57  
The Point
  PA     100 %     2,996,000       21,941,000       24,937,000       4,226,000       20,711,000       250,697       93 %     10.76  
The Point at Carlisle Plaza
  PA     100 %     2,233,000       11,245,000       13,478,000       1,353,000       12,125,000       182,859       91 %     6.74  
The Shops at Suffolk Downs
  MA     100 %     3,564,000       11,399,000       14,963,000       874,000       14,089,000       85,829       91 %     10.58  
Timpany Plaza
  MA     100 %     3,410,000       16,136,000       19,546,000       242,000       19,304,000       183,775       97 %     6.50  
Trexler Mall
  PA     100 %     6,932,000       32,261,000       39,193,000       2,503,000       36,690,000       339,363       98 %     8.61  
Ukrop’s at Fredericksburg
  VA     100 %     3,213,000       12,758,000       15,971,000       870,000       15,101,000       63,000       100 %     16.44  
Ukrop’s at Glen Allen
  VA     100 %     6,769,000       213,000       6,982,000       117,000       6,865,000       43,000       100 %     9.01  
Valley Plaza
  MD     100 %     1,950,000       8,055,000       10,005,000       966,000       9,039,000       191,189       97 %     4.24  
Virginia Center Commons
  VA     100 %     992,000       3,863,000       4,855,000       338,000       4,517,000       9,763       100 %     31.83  
Virginia Little Creek
  VA     100 %     1,650,000       8,350,000       10,000,000       860,000       9,140,000       69,620       100 %     10.52  
Wal-Mart Center
  CT     100 %           11,852,000       11,852,000       1,359,000       10,493,000       155,739       98 %     6.19  
Washington Center Shoppes
  NJ     100 %     2,061,000       10,175,000       12,236,000       1,609,000       10,627,000       157,290       95 %     8.46  
Westlake Discount Drug Mart Plaza
  OH     100 %     1,004,000       3,905,000       4,909,000       258,000       4,651,000       55,775       100 %     7.28  
Yorktowne Plaza
  MD     100 %     5,936,000       25,359,000       31,295,000       603,000       30,692,000       158,982       96 %     13.66  
 
                                                                               
                     
Total Wholly-Owned Stabilized Properties
                    227,434,000       1,039,445,000       1,266,879,000       98,338,000       1,168,541,000       9,630,752       96 %     10.76  
                     

22


 

CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft. (Continued)
As of March 31, 2008
                                                                                 
                                                            Gross                
                    Financial statement carrying values     leasable             Average  
            Percent             Buildings and     Total     Accumulated     Net book     area     Percent     base rent per  
Property Description   State     owned     Land     improvements     cost     depreciation     value     (“GLA”)     occupied     leased sq. ft.  
 
Properties Owned in Joint Venture: (c)
                                                                               
Homburg Joint Venture:
                                                                               
Aston Center
  PA     20 %     4,319,000       17,070,000       21,389,000       474,000       20,915,000       55,000       100 %     24.70  
Ayr Town Center
  PA     20 %     2,442,000       9,748,000       12,190,000       306,000       11,884,000       55,600       100 %     15.83  
Fieldstone Marketplace
  MA     20 %     5,229,000       21,438,000       26,667,000       1,822,000       24,845,000       193,970       92 %     10.32  
Meadows Marketplace
  PA     20 %     1,914,000       11,301,000       13,215,000       624,000       12,591,000       89,138       93 %     15.34  
Parkway Plaza
  PA     20 %     4,647,000       19,421,000       24,068,000       648,000       23,420,000       106,628       100 %     14.49  
Pennsboro Commons
  PA     20 %     3,608,000       14,296,000       17,904,000       1,297,000       16,607,000       108,584       96 %     13.83  
Scott Town Center
  PA     20 %     2,959,000       11,800,000       14,759,000       412,000       14,347,000       67,933       95 %     16.49  
Spring Meadow Shopping Center
  PA     20 %     4,112,000       16,429,000       20,541,000       478,000       20,063,000       67,850       100 %     19.90  
Stonehedge Square
  PA     20 %     2,698,000       11,633,000       14,331,000       740,000       13,591,000       88,677       94 %     11.25  
                     
Total Consolidated Joint Ventures
                    31,928,000       133,136,000       165,064,000       6,801,000       158,263,000       833,380       96 %     14.64  
                     
Total Stabilized Properties
                    259,362,000       1,172,581,000       1,431,943,000       105,139,000       1,326,804,000       10,464,132       96 %     11.07  
                     
 
                                                                               
Development/Redevelopment and Other Non-Stabilized Properties: (a)
                                                                               
Columbia Mall (d)
  PA     75 %     2,855,000       16,766,000       19,621,000       1,450,000       18,171,000       349,108       68 %     7.05  
Dunmore Shopping Center
  PA     100 %     565,000       2,245,000       2,810,000       267,000       2,543,000       101,000       66 %     3.54  
East Chestnut
  PA     100 %     800,000       3,700,000       4,500,000       534,000       3,966,000       21,180       62 %     14.84  
Grove City Discount Drug Mart Plaza
  OH     100 %     874,000       3,396,000       4,270,000       115,000       4,155,000       40,848       79 %     12.22  
Huntingdon Plaza
  PA     100 %     933,000       5,246,000       6,179,000       518,000       5,661,000       151,697       46 %     6.70  
Lake Raystown Plaza
  PA     100 %     2,231,000       14,917,000       17,148,000       1,384,000       15,764,000       145,727       63 %     15.48  
Townfair Center
  PA     100 %     3,022,000       14,378,000       17,400,000       2,243,000       15,157,000       203,531       64 %     6.82  
Trexlertown Plaza
  PA     100 %     5,262,000       24,958,000       30,220,000       1,607,000       28,613,000       241,381       79 %     10.39  
Value City Shopping Center
  MI     100 %     360,000       2,152,000       2,512,000       252,000       2,260,000       117,000       73 %     2.00  
West Bridgewater Plaza
  MA     100 %     2,806,000       14,734,000       17,540,000       254,000       17,286,000       133,039       79 %     8.49  
                     
Total Non-Stabilized Properties
                    19,708,000       102,492,000       122,200,000       8,624,000       113,576,000       1,504,511       68 %     8.14  
                     
 
                                                                               
Total Operating Portfolio
                    279,070,000       1,275,073,000       1,554,143,000       113,763,000       1,440,380,000       11,968,643       92 %   $ 10.80  
                       
 
Land Held For Development:
                                                                               
Bergstrasse
  PA     100 %     1,640,000       112,000       1,752,000             1,752,000     7.70 acres                
Blue Mountain Commons
  PA     100 %     14,065,000       2,959,000       17,024,000             17,024,000     34.00 acres                
Campbelltown
  PA     100 %     3,330,000       141,000       3,471,000             3,471,000     15.92 acres                
Columbia Mall (d)
  PA     75 %     1,465,000       303,000       1,768,000             1,768,000     46.21 acres                
Halifax Plaza
  PA     100 %     1,503,000       1,029,000       2,532,000             2,532,000     12.83 acres                
Liberty Marketplace
  PA     100 %     1,564,000       5,000       1,569,000             1,569,000     15.51 acres                
Pine Grove Plaza
  NJ     100 %     388,000       21,000       409,000             409,000     2.66 acres                
Shore Mall
  NJ     100 %     2,018,000       0       2,018,000             2,018,000     50.00 acres                
The Brickyard
  CT     100 %     1,167,000       39,000       1,206,000             1,206,000     1.95 acres                
The Shops at Suffolk Downs
  MA     100 %     4,016,000       664,000       4,680,000             4,680,000     6.51 acres                
Trexlertown Plaza
  PA     100 %     8,087,000       1,705,000       9,792,000             9,792,000     33.78 acres                
Trindle Spring
  PA     100 %     1,148,000       172,000       1,320,000             1,320,000     2.10 acres                
Upland Square (e)
  PA     60 %     27,391,000       3,600,000       30,991,000             30,991,000     108.50 acres                
Various projects in progress
    N/A       100 %           512,000       512,000             512,000            — acres                
                     
 
                                                                               
Total Land Held For Development
                    67,782,000       11,262,000       79,044,000             79,044,000     337.66 acres                
                                           
 
                                                                               
Total Carrying Value
                  $ 346,852,000     $ 1,286,335,000     $ 1,633,187,000     $ 113,763,000     $ 1,519,424,000                          
                                             
 
                                                                               
Property Held For Sale
                  $ 2,443,000     $ 9,779,000     $ 12,222,000     $ 486,000     $ 11,736,000       77,688       100 %   $ 15.28  
                     
 
                                                                               
Unconsolidated Joint Venture (f)
                                                  $ 3,775,000                          
 
                                                                             

23


 

CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft. (Continued)
As of March 31, 2008
 
Notes:
(a)   “Stabilized properties” are those properties which are at least 80% leased and not designated as “development/redevelopment” properties as of March 31, 2008. Dunmore Shopping Center, East Chestnut, Grove City Discount Drug Mart Plaza, and Value City Shopping Center are being re-tenanted, are non-stabilized, and are not designated as development/redevelopment properties.
 
(b)   On March 18, 2008, the Company acquired the remaining minority interests in Fairview Plaza, Halifax Plaza, Loyal Plaza and Newport Plaza, all previously owned in joint venture.
 
(c)   The terms of certain of the joint venture agreements provide, among other things, that the minority interest partners receive certain preference returns on their investments prior to any distributions to the Company.
 
(d)   On January 3, 2008, the Company entered into a joint venture agreement, retaining a 75% interest, for the redevelopment of the Columbia Mall property, including the adjacent land parcels.
 
(e)   The Company has a 60% interest in a consolidated joint venture formed for the construction and development of an estimated 700,000 sq. ft. shopping center in Pottsgrove, PA., and is to receive a preferred rate of return on its investment.
 
(f)   The Company has a 49% interest (increased to 76.3% effective April 1, 2008) in an unconsolidated joint venture, which owns a single-tenant office property located in Philadelphia, PA.

24


 

CEDAR SHOPPING CENTERS, INC.
Debt Summary
As of March 31, 2008
                                                                 
                    Debt Balances
                    Financial statement carrying values   Stated contract amounts
    Percent   Maturity   Int.   Mar 31   Dec 31   Int.   Mar 31   Dec 31
Property   Owned   Date   rate   2008   2007   rate   2008   2007
     
Fixed-rate mortgages:
                                                               
Academy Plaza
    100.0 %   Mar 2013     7.3 %   $ 9,722,000     $ 9,770,000       7.3 %   $ 9,722,000     $ 9,770,000  
Aston Center
    20.0 %   Nov 2015     5.5 %     13,197,000       13,252,000       5.9 %     12,872,000       12,915,000  
Ayr Town Center
    20.0 %   Jun 2015     5.5 %     7,438,000       7,467,000       5.6 %     7,375,000       7,402,000  
Camp Hill Shopping Center
    100.0 %   Jan 2017     5.5 %     65,000,000       65,000,000       5.5 %     65,000,000       65,000,000  
Carbondale Plaza
    100.0 %   Oct 2016     6.1 %     5,311,000       5,328,000       6.1 %     5,311,000       5,328,000  
Carll’s Corner
    100.0 %   Nov 2012     5.6 %     6,105,000       6,132,000       5.6 %     6,105,000       6,132,000  
Carman’s Plaza
    100.0 %   Oct 2016     6.3 %     33,304,000       33,299,000       6.2 %     33,500,000       33,500,000  
Carrollton Discount Drug Mart Plaza
    100.0 %   Dec 2016     5.6 %     2,402,000       2,410,000       5.6 %     2,402,000       2,410,000  
Centerville Discount Drug Mart
    100.0 %   May 2015     5.2 %     2,879,000       2,890,000       5.2 %     2,879,000       2,890,000  
Clyde Discount Drug Mart
    100.0 %   May 2015     5.2 %     1,997,000       2,005,000       5.2 %     1,997,000       2,005,000  
Coliseum Marketplace
    100.0 %   Jul 2014     5.2 %     12,658,000       12,718,000       6.1 %     12,060,000       12,095,000  
CVS at Bradford
    100.0 %   Mar 2017     5.2 %     924,000       944,000       7.1 %     855,000       872,000  
CVS at Celina
    100.0 %   Jan 2020     5.2 %     1,594,000       1,616,000       7.5 %     1,417,000       1,433,000  
CVS at Erie
    100.0 %   Nov 2018     5.2 %     1,281,000       1,304,000       7.1 %     1,173,000       1,191,000  
CVS at Portage Trail
    100.0 %   Aug 2017     5.0 %     997,000       1,018,000       7.8 %     892,000       908,000  
Dover Discount Drug Mart
    100.0 %   May 2015     5.2 %     2,184,000       2,193,000       5.2 %     2,184,000       2,193,000  
East Chestnut
    100.0 %   Apr 2018     5.2 %     2,162,000       2,186,000       7.4 %     1,894,000       1,910,000  
Elmhurst Square Shopping Center
    100.0 %   Dec 2014     5.4 %     4,164,000       4,181,000       5.4 %     4,164,000       4,181,000  
Fairfield Plaza
    100.0 %   Jul 2015     5.0 %     5,262,000       5,283,000       5.0 %     5,262,000       5,283,000  
Fairview Plaza (b)
    100.0 %   Feb 2013     5.7 %     5,655,000       5,680,000       5.7 %     5,655,000       5,680,000  
Fieldstone Marketplace
    20.0 %   Jul 2014     5.4 %     19,249,000       19,333,000       6.0 %     18,635,000       18,693,000  
Franklin Village Plaza
    100.0 %   Nov 2011     4.8 %     43,500,000       43,500,000       4.8 %     43,500,000       43,500,000  
Gabriel Brothers Plaza
    100.0 %   Dec 2016     5.6 %     3,150,000       3,160,000       5.6 %     3,150,000       3,160,000  
Gahanna Discount Drug Mart
    100.0 %   Nov 2016     5.8 %     5,116,000       5,133,000       5.8 %     5,116,000       5,133,000  
General Booth Plaza
    100.0 %   Aug 2013     5.2 %     5,632,000       5,663,000       6.1 %     5,401,000       5,421,000  
Gold Star Plaza
    100.0 %   May 2019     6.0 %     2,740,000       2,783,000       7.3 %     2,580,000       2,617,000  
Golden Triangle (a)
    100.0 %   Apr 2008     6.0 %           8,878,000       7.4 %           8,841,000  
Golden Triangle (a)
    100.0 %   Feb 2018     6.0 %     21,478,000             6.0 %     21,478,000        
Groton Shopping Center
    100.0 %   Oct 2015     6.2 %     11,683,000       11,665,000       5.3 %     12,200,000       12,200,000  
Halifax Plaza (b)
    100.0 %   Feb 2010     6.8 %     3,808,000       3,830,000       6.8 %     3,808,000       3,830,000  
Hamburg Commons
    100.0 %   Oct 2016     6.1 %     5,307,000       5,324,000       6.1 %     5,307,000       5,324,000  
Hudson Discount Drug Mart Plaza
    100.0 %   Dec 2016     5.7 %     2,536,000       2,544,000       5.7 %     2,536,000       2,544,000  
Jordan Lane
    100.0 %   Dec 2015     5.5 %     13,434,000       13,483,000       5.5 %     13,434,000       13,483,000  
Kempsville Crossing
    100.0 %   Aug 2013     5.2 %     6,386,000       6,422,000       6.1 %     6,124,000       6,148,000  
King’s Plaza
    100.0 %   Jul 2014     6.0 %     8,022,000       8,051,000       6.0 %     8,022,000       8,051,000  
LA Fitness Facility (a)
    100.0 %   Jan 2013     5.4 %     5,991,000             5.4 %     5,991,000        
Liberty Marketplace
    100.0 %   Jul 2014     5.2 %     9,805,000       9,865,000       6.1 %     9,350,000       9,391,000  
Lodi Discount Drug Mart
    100.0 %   May 2015     5.2 %     2,433,000       2,443,000       5.2 %     2,433,000       2,443,000  
Long Reach Village
    100.0 %   Mar 2014     5.7 %     4,829,000       4,848,000       5.7 %     4,829,000       4,848,000  
Loyal Plaza (b)
    100.0 %   Jun 2011     7.2 %     12,972,000       13,021,000       7.2 %     12,972,000       13,021,000  
McCormick Place
    100.0 %   Aug 2017     6.1 %     2,676,000       2,683,000       6.1 %     2,676,000       2,683,000  
Meadows Marketplace
    20.0 %   Nov 2016     5.6 %     10,592,000       10,627,000       5.6 %     10,592,000       10,627,000  
Mechanicsburg Giant
    100.0 %   Nov 2014     5.2 %     10,140,000       10,205,000       5.5 %     9,952,000       10,009,000  
Newport Plaza (b)
    100.0 %   Feb 2010     6.8 %     4,882,000       4,909,000       6.8 %     4,882,000       4,909,000  
Oak Ridge Shopping Center
    100.0 %   May 2015     5.5 %     3,543,000       3,554,000       5.5 %     3,543,000       3,554,000  
Oakland Mills
    100.0 %   Jan 2016     5.5 %     5,051,000       5,069,000       5.5 %     5,051,000       5,069,000  
Ontario Discount Drug Mart
    100.0 %   May 2015     5.2 %     2,246,000       2,255,000       5.2 %     2,246,000       2,255,000  
Parkway Plaza
    20.0 %   May 2017     5.5 %     14,300,000       14,300,000       5.5 %     14,300,000       14,300,000  
Pennsboro Commons
    20.0 %   Mar 2016     5.5 %     11,240,000       11,280,000       5.5 %     11,240,000       11,280,000  
Pickerington Discount Drug Mart
    100.0 %   Jul 2015     5.0 %     4,276,000       4,294,000       5.0 %     4,276,000       4,294,000  
Pine Grove Plaza
    100.0 %   Sep 2015     5.0 %     5,972,000       5,997,000       5.0 %     5,972,000       5,997,000  
Polaris Discount Drug Mart
    100.0 %   May 2015     5.2 %     4,584,000       4,602,000       5.2 %     4,584,000       4,602,000  

25


 

CEDAR SHOPPING CENTERS, INC.
Debt Summary (Continued)
As of March 31, 2008
                                                                 
                    Debt Balances
                    Financial statement carrying values   Stated contract amounts
    Percent   Maturity   Int.   Mar 31   Dec 31   Int.   Mar 31   Dec 31
Property   Owned   Date   rate   2008   2007   rate   2008   2007
     
Pondside Plaza
    100.0 %   May 2015     5.6 %     1,189,000       1,193,000       5.6 %     1,189,000       1,193,000  
Port Richmond Village
    100.0 %   Apr 2008     7.2 %     10,532,000       10,584,000       7.2 %     10,532,000       10,584,000  
Powell Discount Drug Mart
    100.0 %   May 2015     5.2 %     4,392,000       4,409,000       5.2 %     4,392,000       4,409,000  
Rite Aid at Massillon
    100.0 %   Jan 2020     5.0 %     1,601,000       1,624,000       7.7 %     1,399,000       1,414,000  
Scott Town Center
    20.0 %   Aug 2015     5.5 %     8,875,000       8,903,000       4.9 %     9,137,000       9,174,000  
Shaw’s Plaza
    100.0 %   Mar 2014     6.0 %     13,948,000       13,937,000       5.6 %     14,200,000       14,200,000  
Shelby Discount Drug Mart Plaza
    100.0 %   May 2015     5.2 %     2,246,000       2,255,000       5.2 %     2,246,000       2,255,000  
Shore Mall
    100.0 %   Aug 2008     5.8 %     29,844,000       30,083,000       7.0 %     29,689,000       29,835,000  
Shore Mall
    100.0 %   Jan 2009     5.7 %     1,878,000       1,987,000       0.0 %     1,956,000       2,093,000  
Smithfield Plaza
    100.0 %   Aug 2013     5.2 %     3,599,000       3,617,000       6.1 %     3,450,000       3,461,000  
Spring Meadow Shoppping Center
    20.0 %   Nov 2014     5.5 %     13,118,000       13,176,000       5.9 %     12,834,000       12,881,000  
Staples at Oswego
    100.0 %   May 2015     5.3 %     2,311,000       2,320,000       5.3 %     2,311,000       2,320,000  
Stonehedge Square
    20.0 %   Jul 2017     6.2 %     8,700,000       8,700,000       6.2 %     8,700,000       8,700,000  
Suffolk Plaza
    100.0 %   Aug 2013     5.2 %     4,832,000       4,862,000       6.1 %     4,635,000       4,655,000  
The Point
    100.0 %   Sep 2012     7.6 %     18,072,000       18,175,000       7.6 %     18,072,000       18,175,000  
Timpany Plaza
    100.0 %   Jan 2014     5.6 %     8,682,000       8,725,000       6.1 %     8,440,000       8,472,000  
Townfair Center (d)
    100.0 %   Mar 2008     6.0 %           9,384,000       7.0 %           9,373,000  
Trexler Mall
    100.0 %   May 2014     5.4 %     22,231,000       22,328,000       5.5 %     22,043,000       22,132,000  
Upland Square
    60.0 %   Jan 2009     9.3 %     13,600,000             0.0 %     14,575,000        
Virginia Little Creek
    100.0 %   Aug 2013     5.2 %     5,112,000       5,141,000       6.1 %     4,903,000       4,921,000  
Virginia Little Creek
    100.0 %   Sep 2021     5.2 %     490,000       497,000       8.0 %     418,000       422,000  
Wal-Mart Center
    100.0 %   Nov 2015     5.1 %     5,967,000       5,991,000       5.1 %     5,967,000       5,991,000  
Washington Center Shoppes
    100.0 %   Dec 2012     5.9 %     8,773,000       8,800,000       5.9 %     8,773,000       8,800,000  
West Bridgewater
    100.0 %   Sep 2016     6.5 %     10,891,000       10,888,000       6.2 %     11,000,000       11,000,000  
Westlake Discount Drug Mart Plaza
    100.0 %   Dec 2016     5.6 %     3,294,000       3,304,000       5.6 %     3,294,000       3,304,000  
Yorktowne Plaza
    100.0 %   Jul 2014     6.1 %     20,965,000       21,040,000       6.0 %     21,000,000       21,076,000  
                 
Total fixed-rate mortgages
          6.3 years     5.8 %     676,951,000       656,320,000       5.7 %   $ 674,054,000     $ 652,165,000  
                                         
            [weighted average]                   [weighted average]        
 
                                                               
Variable-rate mortgage:
                                                               
LA Fitness Facility (a)
    100.0 %                           4,754,000                          
 
                                                               
                                                     
Total variable-rate mortgage
                                  4,754,000                          
                                                     
 
 
                                                               
                                     
Total mortgages
          6.3 years     5.7 %     676,951,000       661,074,000                          
                                                     
            [weighted average]                                        
 
                                                               
Secured revolving credit
          Jan 2009                                                
facility (c)
    100.0 %     0.8       4.0 %     226,740,000       190,440,000                          
                                                     
            [weighted average]                                        
 
                                                     
Total debt
            5.0       5.3 %   $ 903,691,000     $ 851,514,000                          
                                                     
            [weighted average]                                        
Pro rata share of total debt
                          $ 812,884,000     $ 746,024,000                          
                                                     

26


 

CEDAR SHOPPING CENTERS, INC.
Debt Summary (Continued)
As of March 31, 2008
                                 
Maturity                   Secured    
schedule   Scheduled   Balloon   revolving    
by year   amortization   payments   credit facility (c)   Total
2008
  $ 5,434,000     $ 40,025,000             $ 45,459,000  
2009
    8,113,000       16,117,000     $ 226,740,000       250,970,000  
2010
    8,524,000       8,324,000               16,848,000  
2011
    8,839,000       55,786,000               64,625,000  
2012
    9,829,000       29,638,000               39,467,000  
2013
    9,189,000       41,255,000               50,444,000  
2014
    7,626,000       130,489,000               138,115,000  
2015
    5,416,000       92,331,000               97,747,000  
2016
    3,768,000       89,732,000               93,500,000  
2017
    1,696,000       84,256,000               85,952,000  
2018
    921,000       18,972,000               19,893,000  
2019
    548,000                     548,000  
2020
    73,000                     73,000  
2021
    33,000       17,000               50,000  
 
                               
     
 
  $ 70,009,000     $ 606,942,000     $ 226,740,000     $ 903,691,000  
     
 
(a)   Refinanced in January 2008.
 
(b)   On March 18, 2008, the Company acquired the remaining minority interests in Fairview Plaza, Halifax Plaza, Loyal Plaza and Newport Plaza, all previously owned in joint venture.
 
(c)   The Company has the option to extend the facility for one year beyond the scheduled maturity date of January 2009.
 
(d)   Repaid in March 2008.

27


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Joint Venture Properties
Balance Sheet Information
                                                         
            As of March 31, 2008
                    Mortgage   Other assets/    
    Partners’   Real estate,   loans   liabilities,   Equity (a)
Joint venture   percent   net   payable   net   Partners   Cedar (b)   Total
 
Homburg
    80 %   $ 158,265,086     $ (106,708,897 )   $ 3,789,663     $ 52,543,040     $ 2,802,812     $ 55,345,852  
WP Realty (c )
    25 %     19,939,889             (1,741,210 )     4,078,277       14,120,402       18,198,679  
Fameco (d)
    40 %     30,990,857       (13,600,458 )     2,001       1,048,000       16,344,400       17,392,400  
 
                                                       
             
 
          $ 209,195,832     $ (120,309,355 )   $ 2,050,454     $ 57,669,317     $ 33,267,614     $ 90,936,931  
             
                                                         
            As of December 31, 2007
                    Mortgage   Other assets/    
    Partners’   Real estate,   loans   liabilities,   Equity (a)
Joint venture   percent   net   payable   net   Partners   Cedar (b)   Total
 
Homburg
    80 %   $ 159,284,980     $ (107,038,752 )   $ 3,456,488     $ 52,169,276     $ 3,533,440     $ 55,702,716  
Kimco (e)
    70% - 75 %     38,229,678       (27,439,112 )     1,761,633       9,184,536       3,367,663       12,552,199  
Fameco (d)
    40 %     5,158,480             (91,759 )     1,048,000       4,018,721       5,066,721  
 
                                                       
             
 
          $ 202,673,138     $ (134,477,864 )   $ 5,126,362     $ 62,401,812     $ 10,919,824     $ 73,321,636  
             
                                                         
            As of September 30, 2007
                    Mortgage   Other assets/    
    Partners’   Real estate,   loans   liabilities,   Equity (a)
Joint venture   percent   net   payable   net   Partners   Cedar (b)   Total
 
Kimco (e)
    70% - 75 %   $ 38,463,174     $ (27,560,316 )   $ 1,737,453     $ 9,273,154     $ 3,367,157     $ 12,640,311  
Fameco (d)
    40 %     4,570,949             (241,054 )     1,048,000       3,281,895       4,329,895  
 
                                                       
             
 
          $ 43,034,123     $ (27,560,316 )   $ 1,496,399     $ 10,321,154     $ 6,649,052     $ 16,970,206  
             
                                                         
            As of June 30, 2007
                    Mortgage   Other assets/    
    Partners’   Real estate,   loans   liabilities,   Equity (a)
Joint venture   percent   net   payable   net   Partners   Cedar (b)   Total
 
Kimco (e)
    70% - 75 %   $ 38,596,779     $ (27,676,871 )   $ 1,678,478     $ 9,314,973     $ 3,283,413     $ 12,598,386  
 
            3,435,131                   1,048,000       2,387,131       3,435,131  
             
 
          $ 42,031,910     $ (27,676,871 )   $ 1,678,478     $ 10,362,973     $ 5,670,544     $ 16,033,517  
             
                                                         
            As of March 31, 2007
                    Mortgage   Other assets/    
    Partners’   Real estate,   loans   liabilities,   Equity (a)
Joint venture   percent   net   payable   net   Partners   Cedar (b)   Total
 
Kimco (e)
    70% - 75 %   $ 38,734,750     $ (27,792,275 )   $ 1,596,563     $ 9,227,348     $ 3,311,690     $ 12,539,038  
 
                                                       
             
 
          $ 38,734,750     $ (27,792,275 )   $ 1,596,563     $ 9,227,348     $ 3,311,690     $ 12,539,038  
             

28


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Joint Venture Properties
Income Statement Information
                                                                                         
            Three months ended March 31, 2008
            Property-level operations   Share of property net income
    Partners’           Operating   Cedar   Depreciation/   Operating   Non-op           <<< Partners >>>  
Joint venture   percent   Revenues   expenses   mgt. Fees   amortization   income   inc/exp (f)   Net income   Regular   Preference   Cedar (b)
     
Homburg
    80 %   $ 4,055,880     $ 812,059     $ 109,634     $ 1,146,300     $ 1,987,887     $ 1,516,072     $ 471,815     $ 377,452     $     $ 94,363  
WP Realty (c )
    25 %     758,175       370,460.00       11,537       166,393       209,785       (116,732 )     326,517       81,629             244,888  
Kimco (e)
    70% - 75 %     1,195,802       260,353       31,272       230,476       673,701       388,956       284,745       242,662       4,488       37,595  
Fameco (d)
    40 %                                                            
 
                                                                                       
                 
 
          $ 6,009,857     $ 1,442,872     $ 152,443     $ 1,543,169     $ 2,871,373     $ 1,788,296     $ 1,083,077     $ 701,743     $ 4,488     $ 376,846  
                 
                                                                                         
            Three months ended December 31, 2007
            Property-level operations   Share of property net income
    Partners’           Operating   Cedar   Depreciation/   Operating   Non-op           <<< Partners >>>  
Joint venture   percent   Revenues   expenses   mgt. Fees   amortization   income   inc/exp (f)   Net income   Regular   Preference   Cedar (b)
     
 
                            3456488                                                          
Homburg
    80 %   $ 1,136,057     $ 220,002     $ 33,813     $ 319,459     $ 562,783     $ 438,125     $ 124,658     $ 99,726     $     $ 24,932  
Kimco (e)
    70% - 75 %     1,438,120       316,804       49,111       258,435       813,770       479,889       333,881       240,654       46,395       46,832  
Fameco (d)
    40 %                                                            
 
                                                                                       
                 
 
          $ 2,574,177     $ 536,806     $ 82,924     $ 577,894     $ 1,376,553     $ 918,014     $ 458,539     $ 340,380     $ 46,395     $ 71,764  
                 
                                                                                         
            Three months ended September 30, 2007
            Property-level operations   Share of property net income
    Partners’           Operating   Cedar   Depreciation/   Operating   Non-op           <<< Partners >>>  
Joint venture   percent   Revenues   expenses   mgt. Fees   amortization   income   inc/exp (f)   Net income   Regular   Preference   Cedar (b)
     
Kimco (e)
    70% - 75 %   $ 1,419,661     $ 255,960     $ 38,620     $ 256,827     $ 868,254     $ 484,819     $ 383,435     $ 277,111     $ 56,089     $ 50,235  
Fameco (d)
    40 %                                                            
 
                                                                                       
                 
 
          $ 1,419,661     $ 255,960     $ 38,620     $ 256,827     $ 868,254     $ 484,819     $ 383,435     $ 277,111     $ 56,089     $ 50,235  
                 
                                                                                         
            Three months ended June 30, 2007
            Property-level operations   Share of property net income
    Partners’           Operating   Cedar   Depreciation/   Operating   Non-op           <<< Partners >>>  
Joint venture   percent   Revenues   expenses   mgt. Fees   amortization   income   inc/exp (f)   Net income   Regular   Preference   Cedar (b)
     
Kimco (e)
    70% - 75 %   $ 1,426,169     $ 307,879     $ 34,404     $ 255,667     $ 828,219     $ 482,069     $ 346,150     $ 250,100     $ 50,388     $ 45,662  
 
                                                                   
 
                                                                                       
                 
 
          $ 1,426,169     $ 307,879     $ 34,404     $ 255,667     $ 828,219     $ 482,069     $ 346,150     $ 250,100     $ 50,388     $ 45,662  
                 
                                                                                     
        Three months ended March 31, 2007
        Property-level operations   Share of property net income
    Partners’           Operating   Cedar   Depreciation/   Operating   Non-op           <<< Partners >>>  
Joint venture   percent   Revenues   expenses   mgt. Fees   amortization   income   inc/exp (f)   Net income   Regular   Preference   Cedar (b)
     
Kimco (e)
  70% – 75%   $ 1,504,494     $ 301,486     $ 34,404     $ 255,430     $ 913,174     $ 467,255     $ 445,919     $ 323,731     $ 70,791     $ 51,397  
 
                                                                                   
             
 
      $ 1,504,494     $ 301,486     $ 34,404     $ 255,430     $ 913,174     $ 467,255     $ 445,919     $ 323,731     $ 70,791     $ 51,397  
             

29


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Joint Venture Properties
FFO Allocation
                                         
                    Three months ended March 31, 2008
    Partners’   Cedar’s   Share of FFO (a)
Joint venture   percent   percent   Partners   Cedar (b)   Total
Homburg
    80 %     20 %   $ 1,294,491     $ 323,623     $ 1,618,114  
WP Realty (c )
    25 %     75 %   $ 123,228       369,682     $ 492,910  
Kimco (e)
    70% - 75 %     25% - 30 %     363,138       245,759       608,897  
Fameco (d)
    40 %                          
 
                                       
                     
 
                  $ 1,780,857     $ 939,064     $ 2,719,921  
                     
                                         
                    Three months ended December 31, 2007
    Partners’   Cedar’s   Share of FFO (a)
Joint venture   percent   percent   Partners   Cedar (b) Total
Homburg
    80 %     20 %   $ 355,293     $ 88,824     $ 444,117  
Kimco (e)
    70% - 75 %     25% - 30 %     417,884       174,431       592,315  
Fameco (d)
    40 %     60 %                  
 
                                       
                     
 
                  $ 773,177     $ 263,255     $ 1,036,432  
                     
                                         
                    Three months ended September 30, 2007
    Partners’   Cedar’s   Share of FFO (a)
Joint venture   percent   percent   Partners   Cedar (b)   Total
Kimco (e)
    70% - 75 %     25% - 30 %   $ 448,782     $ 191,480     $ 640,262  
Fameco (d)
    40 %     60 %                  
 
                                       
                     
 
                  $ 448,782     $ 191,480     $ 640,262  
                     
                                         
                    Three months ended June 30, 2007
    Partners’   Cedar’s   Share of FFO (a)
Joint venture   percent   percent   Partners   Cedar (b)   Total
Kimco (e)
    70% - 75 %     25% - 30 %   $ 425,821     $ 175,997     $ 601,818  
 
                                 
 
                                       
                     
 
                  $ 425,821     $ 175,997     $ 601,818  
                     
                                 
            Three months ended March 31, 2007
    Partners’   Cedar’s   Share of FFO (a)
Joint venture   percent   percent   Partners   Cedar (b)   Total
Kimco (e)
  70% – 75%   25% – 30%   $ 490,806     $ 210,544     $ 701,350  
 
                               
             
 
          $ 490,806     $ 210,544     $ 701,350  
             
 
(a)   The Partners’ and Cedar’s respective shares of equity and FFO, as presented, differ from amounts calculated using the stated ownership percentages because of (1) non-proportionate initial investments (per the respective joint venture agreements), and (2) the effect of preference returns to joint venture partners. Equity also includes net receivable/payable balances on open account between joint venture and wholly-owned entities.
 
(b)   Includes limited partners’ share. Cedar’s equity in the Homburg joint venture includes the excess of the jont venture partner’s contribution over the underlying net book value of the properties owned prior to their contribution to the joint venture on December 6, 2007.
 
(c)   On January 3, 2008, Cedar entered into a joint venture agreement, retaining a 75% interest, for the redevelopment of the Columbia Mall property, including the adjacent land parcels.
 
(d)   Cedar has a 60% interest in a consolidated joint venture formed for the construction and development of an estimated 700,000 sq. ft. shopping center in Pottsgrove, PA., and is to receive a preferred rate of return on its investment. (e) On March 18, 2008, Cedar acquired Kimco’s minority interests in the joint venture properties (Fairview Plaza, Halifax Plaza, Loyal Plaza and Newport Plaza). The amounts shown above are for the periods prior to their becoming wholly-owned properties.
 
(f)   Non-operating income and expense consists principally of interest expense and amortization of deferred financing costs.

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