CEDAR SHOPPING CENTERS, INC.
44 SOUTH BAYLES AVENUE
PORT WASHINGTON, NY 11050-3765
August 28, 2008
Ms. Linda VanDoorn, Senior Assistant Chief Accountant
Securities and Exchange Commission
Division of Corporation Finance
100 F Street, N.E., Mail Stop 4561
Washington, DC 20549
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Re: |
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Cedar Shopping Centers, Inc. |
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Form 10-K for the year ended December 31, 2007 |
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Forms 10-Q for the quarters ended March 31, 2008 and June 30, 2008 |
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File No. 001-31817 |
Dear Ms. VanDoorn:
Reference is made to your letter dated August 18, 2008 bearing the captioned file number and
headings. The following is respectfully submitted by Cedar Shopping Centers, Inc. (the Company)
in response thereto:
Form 10-K
Items 1 and 2. Business and Properties, page 4
1. Your Comment: In future filings, please provide the average effective annual rental per
square foot for each of the last five years. Provide this information on a portfolio basis.
Response: In response to the Staffs comment, the Company will include in its future
filings data relating to the overall portfolio annualized base rent per leased square foot (such
data has been included in the Companys Supplemental Financial Information filed with its quarterly
earnings press releases on Form 8-K). The Company respectfully suggests, however, that such
five-year data is more appropriately included with similar metrics in Item 6. Selected
Financial Data (see last line on attached example).
Ms. Linda VanDoorn, Senior Assistant Chief Accountant
Securities and Exchange Commission, Division of Corporation Finance
August 28, 2008
Page 2
2. Your Comment: In future filings, for each material property, please disclose the nature
of your title or interest in such properties and the nature and amount of all material mortgages,
or other liens or encumbrances against such properties. Please disclose briefly the current
principal amount of each material encumbrance, its pre-payment provisions, and its maturity date
and balance to be due at maturity assuming no payment has been made on principal in advance of its
due date.
Response: We wish to respectfully advise the Staff that, as of December 31, 2007 and
June 30, 2008, respectively, none of its individual properties accounted for 10% or more of total
assets or contributed 10% or more to total revenues. Accordingly, disclosure requested for each
material property is not presently applicable. If in the future the Company should have any
properties which are determined to be material, the requested data will be disclosed as required.
Joint venture Arrangements, page 9
3. Your Comment: We note your disclosure on page 9 relating to your joint venture
arrangements. Please expand your disclosure to discuss any amounts already invested, as well as the
timing and amounts of future commitments. In addition, to the extent applicable, please expand your
MD&A discussion to include such commitments.
Response: In response to the Staffs comment, the Company proposes to revise relevant disclosure in future filings as per the addition (underscored) to the following paragraph excerpted
from the Form 10-K as originally filed:
Effective April 5, 2007, the Company entered into a joint venture agreement for the
construction and development of an estimated 700,000 sq. ft. shopping center in Pottsgrove,
Pennsylvania, approximately 40 miles northwest of Philadelphia. Total project costs, including
purchase of the land parcels, are estimated at $105 million. The Company is committed to paying a
development fee of $2.0 million and providing up to $17.5 million of equity capital for a 60%
interest in the joint venture, with a preferred rate of return of 9.25% per annum on such amounts.
Of the Companys total commitment of $19.5 million, approximately $4.0 had been expended as of
December 31, 2007, with the balance anticipated to be expended during 2008. The Company
consolidates this joint venture as it is a variable interest entity and the Company is the primary
income or loss beneficiary.
With respect to this requested disclosure, the Company respectfully submits that (i) amounts
invested to date have historically been included in the Companys Supplemental Financial
Information filed with its quarterly earnings press releases on Form 8-K, and (ii) such commitment
data is included in the present MD&A discussion of
Ms. Linda VanDoorn, Senior Assistant Chief Accountant
Securities and Exchange Commission, Division of Corporation Finance
August 28, 2008
Page 3
such commitments which appears under
Liquidity and Capital Resources, Contractual obligations and commercial commitments, as
follows (page 32):
In addition, the Company plans to spend between $140 million and $200 million during 2008 in
connection with development and redevelopment activities in process as of December 31, 2007.
With respect to the joint venture discussed in the second paragraph on page 9, please be
advised that the Company contributed the properties to the joint venture based on either recent
acquisition cost or appraised value and does not have any future commitments.
The Company respectfully suggests, given the relative materiality of the proposed additional
disclosure as compared to the information presently disclosed in its several filings, that the
filing of an amendment to the Form 10-K with respect to these matters should not be required.
Item 7. Managements Discussion and Analysis of Financial Condition and Results of
Operations, page 26
Liquidity and Capital Resources, page 31
4. Your Comment: Refer to the second paragraph regarding your credit facility. Please
disclose the interest rate on your debt under this facility. In addition, we note that your
facility is subject to certain financial covenants. Please disclose whether you are currently in
compliance with such covenants.
Response: In response to the Staffs comment, the Company proposes to revise relevant
disclosure in future filings as per the addition (underscored) to the following paragraph excerpted
from the Form 10-K as originally filed:
The Company has a $300 million secured revolving credit facility with Bank of America, N.A.
(as agent) and several other banks, pursuant to which the Company has pledged certain of its
shopping center properties as collateral for borrowings thereunder; the facility, as amended, is
expandable to $400 million, subject to certain conditions, and will expire in January 2009, subject
to a one-year extension option. Borrowings under the facility bear interest at a rate of LIBOR
plus a basis points (bps) spread ranging from 110 to 145 bps depending upon the Companys
leverage ratio, as defined (the spread as of December 31, 2007 was 110 bps). The facility also
requires an unused portion fee of 15 bps. As of December 31, 2007, based on covenant
measurements and collateral in place, the Company was permitted to draw up to approximately $299.2
million, of which
Ms. Linda VanDoorn, Senior Assistant Chief Accountant
Securities and Exchange Commission, Division of Corporation Finance
August 28, 2008
Page 4
approximately $108.8 million remained available as of that date. The credit
facility is used to fund acquisitions, development and redevelopment activities, capital
expenditures, mortgage repayments, dividend distributions, working capital and other general
corporate purposes. The facility is subject to customary financial covenants, including limits on
leverage and distributions (limited to 95% of funds from operations, as defined), and other
financial statement ratios. As of December 31, 2007, the Company was in compliance with the
financial covenants and financial statement ratios required by the terms of the secured revolving
credit facility.
As the disclosure of the facilitys interest rate is included in (i) the Notes to
Consolidated Financial Statements under Note 6. Mortgage Loans Payable and Secured
revolving Credit Facility, Secured Revolving Credit Facility and (ii) the Companys
Supplemental Financial Information filed with its quarterly earnings press releases on Form 8-K,
the Company respectfully suggests that the proposed additional disclosure should not require the
filing of an amendment to the Form 10-K.
Item 11. Executive Compensation
5. Your Comment: In future filings, with respect to annual bonus awards and long-term
equity incentive awards, please provide a more detailed analysis of how the company determined the
actual payouts and grants. Please compare the AFFO and TSR performance targets with actual
performance results and explain how these translated into the payouts. Please disclose the actual
factors considered in making the equity awards for each named executive officer.
Response: In response to the Staffs comment with respect to providing a more
detailed analysis of how the company determined the actual payouts and grants and to disclose the
actual factors considered in making the equity awards for each named executive officer, the
Company respectfully submits that the discussion included under Compensation Discussion and
Analysis (pages 8 to 10), incorporated by reference to the definitive proxy statement for the
Companys 2008 Annual Meeting of Shareholders filed pursuant to Regulation 14A, contains the
requested disclosures.
In response to the Staffs comment to compare the AFFO and TSR performance targets with
actual performance results and explain how these translated into the payouts, the Company proposes
to revise relevant disclosure in future filings as per the addition (underscored) to the following
language excerpted from pages 9 and 10 of the definitive proxy statement as originally filed:
For 2007, the Committee set $1.04 per share of AFFO as the performance target for receiving
the bonus, a significant increase over the $0.89 per share of AFFO realized by the Company in 2006.
The payout scale for 2007 was a 3% increase (or decrease) in bonus for each 1% increase (or
decrease) in actual performance from the base target....The resulting bonus amounts paid to the
named executive officers, premised on such AFFO calculation, were an aggregate of approximately
$1,074,000 in cash and shares of common stock, which was approximately 13.8% below the target
amount for such officers, and which resulted in a decrease of approximately $173,000 in such
bonus amounts.
With respect to the TSR performance target, the Staff is respectfully advised that the first
measuring point for such award will be for the three-year period ending December 31, 2008, as is
noted on page 10 of the definitive proxy statement, under Long-Term Compensation: ...and
the remaining 50% to vest if the TSR over the three year period of 2006 2008 averaged 8% or more
per year for the three years. Once the three-year measurement period of December 31, 2008 has been
reached, the Company will compare in future filings the TSR performance target with actual
performance and the resulting impact on the payouts.
Exhibits 31.1 and 31.2
6. Your Comment: Refer also to Exhibits 31.1 and 31.2 filed under the Form 10-Q for the
quarters ended March 31, 2008 and June 30, 2008. We note that the identification of the certifying
individual at the beginning of the certification required by Exchange Act Rule 13a-14(a) also
includes the title of the certifying individual. In future filings, the identification of the
certifying individual at the beginning of the certification should be revised so as not to include
the individuals title. Please confirm to us that you will make such revisions going forward.
Ms. Linda VanDoorn, Senior Assistant Chief Accountant
Securities and Exchange Commission, Division of Corporation Finance
August 28, 2008
Page 5
Response: In response to the Staffs comment, the Company proposes to change both Exhibits
31.1 and 31.2 in future filings to delete the reference to the individuals title at the beginning
of the certification.
In connection with the above, the Company hereby acknowledges that:
1. The Company is responsible for the adequacy and accuracy of the disclosure in the filings;
2. Staff comments or changes to disclosure in response to staff comments do not foreclose the
Commission from taking any action with respect to the filings; and
3. The Company may not assert staff comments as a defense in any proceeding initiated by the
Commission or any person under the federal securities laws of the United States.
Our responses will be appropriately contained in future filings. We trust that this will be
sufficient and, as a result, will not require the filing of any amendments to our Forms 10-K or
10-Qs. If, after review hereof, you should have any additional questions or should require any
additional information, please contact the undersigned at (direct) 516-944-4525. Thank you.
Very truly yours,
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/s/ LEO S. ULLMAN
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Leo S. Ullman |
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Chairman, Chief Executive Officer and President |
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Item 6. Selected Financial Data (continued)
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December 31, |
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2008 |
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2007 |
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2006 |
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2005 |
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2004 |
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Balance sheet data: |
Real estate, net |
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$ |
1,494,158,000 |
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$ |
1,177,139,000 |
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$ |
946,457,000 |
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$ |
505,325,000 |
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Investment in unconsolidated
joint venture |
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3,757,000 |
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3,644,000 |
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Other assets |
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97,069,000 |
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70,936,000 |
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49,799,000 |
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31,835,000 |
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Total assets |
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$ |
1,594,984,000 |
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$ |
1,251,719,000 |
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$ |
996,256,000 |
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$ |
537,160,000 |
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Mortgages and other loans payable |
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$ |
851,514,000 |
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$ |
568,073,000 |
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$ |
527,791,000 |
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$ |
248,630,000 |
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Other liabilities |
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97,225,000 |
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70,595,000 |
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44,405,000 |
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34,239,000 |
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Minority interests in
consolidated joint ventures |
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62,402,000 |
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9,132,000 |
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12,339,000 |
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11,995,000 |
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Limited partners interest in
Operating Partnership |
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25,689,000 |
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25,969,000 |
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20,586,000 |
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6,542,000 |
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Shareholders equity |
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558,154,000 |
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577,950,000 |
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391,135,000 |
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235,754,000 |
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Total liabilities and
shareholders equity |
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$ |
1,594,984,000 |
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$ |
1,251,719,000 |
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$ |
996,256,000 |
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$ |
537,160,000 |
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Weighted average number of common
shares: |
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Shares used in determination of
basic earnings (loss) per share |
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44,193,000 |
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32,926,000 |
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23,988,000 |
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16,681,000 |
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Additional shares assuming
conversion of OP Units (basic) |
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1,985,000 |
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1,737,000 |
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1,202,000 |
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450,000 |
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Shares used in determination of
basic FFO per share |
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46,178,000 |
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34,663,000 |
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25,190,000 |
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17,131,000 |
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Shares used in determination of
diluted earnings (loss) per share |
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44,197,000 |
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33,055,000 |
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24,031,000 |
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16,684,000 |
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Additional shares assuming
conversion of OP Units (diluted) |
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1,990,000 |
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1,747,000 |
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1,206,000 |
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450,000 |
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Shares used in determination of
diluted FFO per share |
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46,187,000 |
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34,802,000 |
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25,237,000 |
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17,134,000 |
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Other data: |
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Funds From Operations (FFO) (b) |
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$ |
56,190,000 |
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$ |
41,954,000 |
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$ |
25,923,000 |
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$ |
15,625,000 |
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Per common share (assuming
conversion of OP Units): |
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Basic |
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$ |
1.22 |
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$ |
1.21 |
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$ |
1.03 |
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$ |
0.91 |
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Diluted |
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$ |
1.22 |
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$ |
1.21 |
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$ |
1.03 |
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$ |
0.91 |
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Cash flows provided by (used in)
(c): |
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Operating activities |
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$ |
51,504,000 |
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$ |
40,286,000 |
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$ |
25,334,000 |
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$ |
17,733,000 |
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Investing activities |
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$ |
(192,432,000 |
) |
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$ |
(190,105,000 |
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$ |
(323,225,000 |
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$ |
(167,499,000 |
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Financing activities |
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$ |
143,350,000 |
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$ |
159,103,000 |
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$ |
298,035,000 |
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$ |
152,069,000 |
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Square feet of GLA |
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12,009,000 |
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10,061,000 |
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8,442,000 |
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4,887,000 |
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Percent leased (including
development/redevelopment and
other non-stabilized properties) |
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93 |
% |
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93 |
% |
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91 |
% |
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88 |
% |
Average annualized base rent per
leased square foot |
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$ |
10.74 |
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$ |
10.53 |
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$ |
10.40 |
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$ |
10.61 |
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