Exhibit 99.2
CEDAR SHOPPING CENTERS, INC.
Supplemental Financial Information
March 31, 2009
(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, 2009
(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”), Funds Available For Distribution (“FAD”) 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
Status of Development Projects
  25
Debt Summary
  26-28
Consolidated Joint Venture Properties
  29-32

2


 

CEDAR SHOPPING CENTERS, INC.
Supplemental Financial Information
March 31, 2009
(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 acquisition, 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 and potential purchasers of the Company’s properties if offered for sale; changes in interest rates; the fact that returns from acquisition, development and redevelopment 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 or termination of current leases; and the financial flexibility to repay or refinance debt obligations when due and to fund tenant improvements and capital expenditures.
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, 2008 and Form 10-Q for the quarter ended March 31, 2009.
     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, 2009, the Company owned a 95.7% 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 13 consolidated operating joint ventures, the Company has general partnership interests of 20% in nine properties, 40% in two properties, 50% in one property and 75% in one property. 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

3


 

consolidated financial statements. The Company’s three 60%-owned joint ventures for development projects in Limerick, Pottsgrove and Stroudsburg, Pennsylvania, are consolidated as they are deemed to be variable interest entities and the Company is the primary income or loss beneficiary in each case. In addition, the Company has a 76.3% interest in an unconsolidated joint venture which owns a single-tenant office property.
     Effective January 1, 2009, the Company adopted SFAS No. 160, “Noncontrolling Interests in Consolidated Financial Statements — an amendment of ARB No. 51”. SFAS 160 clarifies that a noncontrolling interest in a subsidiary (minority interests or limited partners’ interest, in the case of the Company) is an ownership interest in a consolidated entity which should be reported as equity in the parent company’s consolidated financial statements. As required by SFAS 160, the Company has reclassified, for all periods presented, the balances related to minority interests in consolidated joint ventures and limited partners’ interest in the Operating Partnership into the consolidated equity accounts, as appropriate (the applicable portion of those OP Units as to which the holders have certain stock registration rights has remained in the mezzanine section of the consolidated balance sheet).
Use of Funds From Operations (“FFO”) and Funds Available for Distribution (“FAD”) as Non-GAAP Financial Measures
     Funds From Operations (“FFO”) and Funds Available for Distribution (“FAD”) are widely-recognized non-GAAP financial measures for REITs that the Company believes, when considered with financial statements determined in accordance with GAAP, are useful to investors in understanding financial performance and providing a relevant basis for comparison among REITs. In addition, FFO and FAD are useful to investors as they capture 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 and FAD, along with GAAP net income, when trying to understand an equity REIT’s operating performance. The Company presents FFO and FAD because the Company considers them important supplemental measures of its operating performance and believes that they are frequently used by securities analysts, investors and other interested parties in the evaluation of REITs. Among other things, the Company uses FFO/FAD or an adjusted FFO/FAD-based measure (1) as a criterion 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 Company’s secured revolving credit facilities.
     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 attributable to the Company’s 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). The Company calculates FAD by further adjusting FFO to exclude the pro rata share of straight-line rents, amortization of intangible lease liabilities, non-real estate amortization, and stock-based compensation included in operations, and to include routine capital expenditures and scheduled debt amortization payments.
     FFO and FAD do not represent cash generated from operating activities and should not be considered as alternatives to net income attributable to the Company’s common shareholders or to cash flow from operating activities. FFO and FAD are not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions. Although FFO and FAD are measures used for comparability in assessing the performance of REITs, as the NAREIT White Paper only provides guidelines for computing FFO, the computations of FFO and FAD 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,  
    2009     2008     2008     2008     2008  
     
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
  $ 8.58     $ 13.88     $ 22.00     $ 24.40     $ 23.12  
 
                                       
Common shares outstanding
    45,062,472       44,468,287       44,488,703       44,487,817       44,460,886  
OP Units outstanding
    2,017,451       2,017,451       2,018,537       2,019,623       2,029,623  
Closing market price
  $ 1.74     $ 7.08     $ 13.22     $ 11.72     $ 11.68  
 
                                       
Equity market capitalization
  $ 112,378,000     $ 378,393,000     $ 692,926,000     $ 631,687,000     $ 625,085,000  
Pro rata share of outstanding debt
    978,716,000       925,353,000       869,182,000       840,488,000       812,884,000  
     
Total market capitalization
  $ 1,091,094,000     $ 1,303,746,000     $ 1,562,108,000     $ 1,472,175,000     $ 1,437,969,000  
     
Ratio of pro rata share of outstanding debt to total market capitalization
    89.7 %     71.0 %     55.6 %     57.1 %     56.5 %
     
 
                                       
Financial statement capitalization (end of period):
                                       
Limited partners’ interest in Operating Partnership
  $ 23,560,000     $ 23,546,000     $ 24,162,000     $ 24,414,000     $ 25,388,000  
Cedar Shopping Centers, Inc. shareholders’ equity
    524,349,000       524,027,000       537,738,000       544,735,000       551,617,000  
     
 
    547,909,000       547,573,000       561,900,000       569,149,000       577,005,000  
Pro rata share of total debt
    978,716,000       925,353,000       869,182,000       840,488,000       812,884,000  
     
Total financial statement capitalization
  $ 1,526,625,000     $ 1,472,926,000     $ 1,431,082,000     $ 1,409,637,000     $ 1,389,889,000  
     
 
                                       
Ratio of pro rata share of outstanding debt to total financial statement capitalization
    64.1 %     62.8 %     60.7 %     59.6 %     58.5 %
     
                                         
    Three months ended  
    Mar 31, 2009     Dec 31, 2008     Sep 30, 2008     Jun 30, 2008     Mar 31, 2008  
     
Total revenues
  $ 46,895,000     $ 44,608,000     $ 43,322,000     $ 42,915,000     $ 43,635,000  
Net income attributable to common shareholders
  $ 3,999,000     $ 2,885,000     $ 3,277,000     $ 1,224,000     $ 3,112,000  
Per common share (basic)
  $ 0.09     $ 0.06     $ 0.07     $ 0.03     $ 0.07  
Per common share (diluted)
  $ 0.09     $ 0.06     $ 0.07     $ 0.03     $ 0.07  
Dividends to common shareholders
  $ 5,046,000     $ 10,010,000     $ 10,010,000     $ 10,003,000     $ 10,004,000  
Per common share
  $ 0.1125     $ 0.2250     $ 0.2250     $ 0.2250     $ 0.2250  
FFO
  $ 15,484,000     $ 14,285,000     $ 14,440,000     $ 14,417,000     $ 13,717,000  
Per common share/OP unit (basic)
  $ 0.33     $ 0.31     $ 0.31     $ 0.31     $ 0.30  
Per common share/OP unit (diluted)
  $ 0.33     $ 0.31     $ 0.31     $ 0.31     $ 0.30  
 
                                       
Weighted average number of common shares outstanding:
                                       
Shares used in determination of basic earnings per share
    44,880,000       44,489,000       44,488,000       44,464,000       44,458,000  
Additional shares for conversion of OP Units (basic)
    2,017,000       2,018,000       2,019,000       2,029,000       2,030,000  
     
Shares used in determination of FFO per share (basic)
    46,897,000       46,507,000       46,507,000       46,493,000       46,488,000  
     
 
                                       
Shares used in determination of diluted earnings per share
    44,880,000       44,489,000       44,490,000       44,466,000       44,459,000  
Additional shares for conversion of OP Units (diluted)
    2,017,000       2,018,000       2,020,000       2,029,000       2,030,000  
     
Shares used in determination of FFO per share (diluted)
    46,897,000       46,507,000       46,510,000       46,495,000       46,489,000  
     

5


 

CEDAR SHOPPING CENTERS, INC.
Summary Financial Data (Continued)
                                         
    Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,  
    2009     2008     2008     2008     2008  
     
 
                                       
Real estate, net
  $ 1,716,047,000     $ 1,634,981,000     $ 1,571,206,000     $ 1,563,229,000     $ 1,529,249,000  
Land held for sale
    2,266,000       2,266,000       2,701,000       2,686,000       2,681,000  
Investment in unconsolidated joint venture
    5,385,000       4,976,000       4,902,000       4,791,000       3,775,000  
Other assets
    94,119,000       84,905,000       91,328,000       83,913,000       93,713,000  
     
Total assets
  $ 1,817,817,000     $ 1,727,128,000     $ 1,670,137,000     $ 1,654,619,000     $ 1,629,418,000  
     
 
                                       
Total debt
  $ 1,095,304,000     $ 1,013,473,000     $ 957,551,000     $ 934,648,000     $ 903,691,000  
Other liabilities
    104,932,000       107,932,000       91,894,000       92,134,000       91,053,000  
Limited partners’ interest in Operating Partnership
    14,279,000       14,271,000       14,636,000       14,781,000       15,420,000  
Equity
    603,302,000       591,452,000       606,056,000       613,056,000       619,254,000  
     
Total liabilities and equity
  $ 1,817,817,000     $ 1,727,128,000     $ 1,670,137,000     $ 1,654,619,000     $ 1,629,418,000  
     
 
                                       
Fixed-rate mortgages
  $ 700,198,000     $ 655,681,000     $ 641,499,000     $ 677,281,000     $ 676,951,000  
Variable-rate mortgages
    58,181,000       53,302,000       41,362,000       2,977,000        
     
Total mortgages
    758,379,000       708,983,000       682,861,000       680,258,000       676,951,000  
Secured revolving credit facilities
    336,925,000       304,490,000       274,690,000       254,390,000       226,740,000  
     
Total debt
  $ 1,095,304,000     $ 1,013,473,000     $ 957,551,000     $ 934,648,000     $ 903,691,000  
     
 
                                       
Pro rata share of total debt
  $ 978,716,000     $ 925,353,000     $ 869,182,000     $ 840,488,000     $ 812,884,000  
     
 
                                       
Weighted average interest rates:
                                       
Fixed-rate mortgages
    5.8 %     5.8 %     5.7 %     5.8 %     5.8 %
Variable-rate mortgages
    3.9 %     4.4 %     5.4 %     4.4 %      
Total mortgages
    5.6 %     5.7 %     5.7 %     5.8 %     5.8 %
Secured variable-rate revolving credit facilities
    2.0 %     2.8 %     4.1 %     3.6 %     4.0 %
Total debt
    4.5 %     4.8 %     5.2 %     5.2 %     5.3 %

6


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Balance Sheets
                                         
    Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,  
    2009     2008     2008     2008     2008  
     
Assets:
                                       
Real estate:
                                       
Land
  $ 394,209,000     $ 379,780,000     $ 367,833,000     $ 368,173,000     $ 347,655,000  
Buildings and improvements
    1,480,256,000       1,402,198,000       1,339,198,000       1,320,079,000       1,295,843,000  
     
 
    1,874,465,000       1,781,978,000       1,707,031,000       1,688,252,000       1,643,498,000  
Less accumulated depreciation
    (158,418,000 )     (146,997,000 )     (135,825,000 )     (125,023,000 )     (114,249,000 )
     
Real estate, net
    1,716,047,000       1,634,981,000       1,571,206,000       1,563,229,000       1,529,249,000  
 
                                       
Land held for sale
    2,266,000       2,266,000       2,701,000       2,686,000       2,681,000  
Investment in unconsolidated joint venture
    5,385,000       4,976,000       4,902,000       4,791,000       3,775,000  
 
                                       
Cash and cash equivalents
    14,327,000       8,231,000       9,950,000       10,451,000       17,564,000  
Restricted cash
    13,877,000       14,004,000       14,015,000       16,260,000       16,042,000  
Receivables:
                                       
Rents and other receivables, net
    8,125,000       5,818,000       7,861,000       6,920,000       9,149,000  
Straight-line rents receivable
    14,962,000       14,322,000       13,582,000       12,927,000       12,157,000  
Other assets
    9,851,000       9,403,000       12,660,000       6,282,000       10,212,000  
Deferred charges, net:
                                       
Lease origination costs
    20,076,000       19,464,000       19,496,000       20,094,000       19,299,000  
Financing costs
    10,629,000       11,168,000       11,078,000       8,982,000       7,290,000  
Other
    2,272,000       2,495,000       2,686,000       1,997,000       2,000,000  
     
Total assets
  $ 1,817,817,000     $ 1,727,128,000     $ 1,670,137,000     $ 1,654,619,000     $ 1,629,418,000  
     
 
                                       
Liabilities and shareholders’ equity:
                                       
Mortgage loans payable
  $ 758,379,000     $ 708,983,000     $ 682,861,000     $ 680,258,000     $ 676,951,000  
Secured revolving credit facilities
    336,925,000       304,490,000       274,690,000       254,390,000       226,740,000  
Accounts payable and accrued expenses
    32,981,000       36,068,000       17,145,000       13,602,000       12,585,000  
Tenant prepayments and security deposits
    10,718,000       10,480,000       9,500,000       9,810,000       10,668,000  
Unamortized intangible lease liabilities
    61,233,000       61,384,000       65,249,000       68,722,000       67,800,000  
     
Total liabilities
    1,200,236,000       1,121,405,000       1,049,445,000       1,026,782,000       994,744,000  
     
 
                                       
Limited partners’ interest in Operating Partnership
    14,279,000       14,271,000       14,636,000       14,781,000       15,420,000  
 
                                       
Equity:
                                       
Cedar Shopping Centers, Inc. shareholders’ equity
    524,349,000       524,027,000       537,738,000       544,735,000       551,617,000  
Noncontrolling interests
    78,953,000       67,425,000       68,318,000       68,321,000       67,637,000  
     
Total equity
    603,302,000       591,452,000       606,056,000       613,056,000       619,254,000  
     
Total liabilities and equity
  $ 1,817,817,000     $ 1,727,128,000     $ 1,670,137,000     $ 1,654,619,000     $ 1,629,418,000  
     

7


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Net Operating Income
                                         
    Three months ended  
    Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,  
    2009     2008     2008     2008     2008  
     
Revenues:
                                       
Rents:
                                       
Base rents
    31,798,000     $ 30,830,000     $ 30,274,000     $ 30,251,000     $ 29,897,000  
Percentage rents
    216,000       745,000       609,000       127,000       372,000  
Straight-line rents
    640,000       740,000       655,000       770,000       711,000  
Amortization of intangible lease liabilities
    3,416,000       4,032,000       3,473,000       3,504,000       3,400,000  
     
 
    36,070,000       36,347,000       35,011,000       34,652,000       34,380,000  
Expense recoveries
    10,563,000       7,941,000       7,800,000       8,088,000       9,048,000  
Other
    262,000       320,000       511,000       175,000       207,000  
     
 
    46,895,000       44,608,000       43,322,000       42,915,000       43,635,000  
     
Expenses:
                                       
Operating, maintenance and management
    9,301,000       7,539,000       6,974,000       7,114,000       8,210,000  
Real estate and other property- related taxes
    5,371,000       5,221,000       4,994,000       4,758,000       4,701,000  
     
 
    14,672,000       12,760,000       11,968,000       11,872,000       12,911,000  
     
 
                                       
Net operating income
    32,223,000       31,848,000       31,354,000       31,043,000       30,724,000  
 
                                       
Other income (expense):
                                       
General and administrative
    (2,964,000 )     (2,273,000 )     (2,654,000 )     (2,323,000 )     (2,191,000 )
Depreciation and amortization
    (12,400,000 )     (12,270,000 )     (11,996,000 )     (14,007,000 )     (11,529,000 )
Interest expense
    (12,090,000 )     (13,150,000 )     (12,480,000 )     (12,192,000 )     (12,048,000 )
Amortization of deferred financing costs
    (901,000 )     (959,000 )     (801,000 )     (504,000 )     (514,000 )
Capitalization of interest expense and financing costs
    1,399,000       2,058,000       2,038,000       1,417,000       1,178,000  
Interest income
    14,000       14,000       35,000       77,000       158,000  
Equity in income of unconsolidated joint venture
    259,000       274,000       310,000       222,000       150,000  
Gain on sale of land parcel
    239,000                          
 
                                       
     
Net income
    5,779,000       5,542,000       5,806,000       3,733,000       5,928,000  
 
                                       
Less, net loss (income) attributable to noncontrolling interests:
                                       
Minority interests in consolidated joint ventures
    354,000       (557,000 )     (412,000 )     (482,000 )     (706,000 )
Limited partners’ interest in consolidated OP
    (180,000 )     (130,000 )     (148,000 )     (56,000 )     (143,000 )
     
Total net loss (income) attributable to noncontrolling interests
    174,000       (687,000 )     (560,000 )     (538,000 )     (849,000 )
     
 
                                       
Net income attributable to Cedar Shopping Centers, Inc.
    5,953,000       4,855,000       5,246,000       3,195,000       5,079,000  
 
                                       
Preferred distribution requirements
    (1,954,000 )     (1,970,000 )     (1,969,000 )     (1,971,000 )     (1,967,000 )
 
                                       
     
Net income attributable to common shareholders
  $ 3,999,000     $ 2,885,000     $ 3,277,000     $ 1,224,000     $ 3,112,000  
     
Net operating income/Revenues
    69 %     71 %     72 %     72 %     70 %
Expense recovery percentage (a)
    78 %     72 %     75 %     79 %     78 %
 
(a)   The expense recovery percentage is computed by dividing expense recoveries by the sum of direct property-specific operating, maintenance, management and real estate tax expenses. Such expenses exclude (i) non-recoverable expenses, principally the net provision for doubtful accounts in the amounts of $582,000, $821,000, $412,000, $535,000 and $139,000, respectively, and (ii) unallocated property and construction management compensation and benefits (including stock-based compensation).

8


 

CEDAR SHOPPING CENTERS, INC.
Funds From Operations (“FFO”), Funds Available For Distribution (“FAD”)
And Other Financial Information
                                         
    Three months ended
    Mar 31,   Dec 31,   Sep 30,   Jun 30,   Mar 31,
    2009   2008   2008   2008   2008
     
Net income attributable to common shareholders
  $ 3,999,000     $ 2,885,000     $ 3,277,000     $ 1,224,000     $ 3,112,000  
Add (deduct):
                                       
Real estate depreciation and amortization
    12,391,000       12,200,000       11,921,000       13,939,000       11,461,000  
Noncontrolling interests:
                                       
Limited partners’ interest
    180,000       130,000       148,000       56,000       143,000  
Minority interests in consolidated joint ventures
    (354,000 )     557,000       412,000       482,000       706,000  
Minority interests’ share of FFO applicable to consolidated joint ventures
    (832,000 )     (1,568,000 )     (1,368,000 )     (1,417,000 )     (1,781,000 )
Equity in income of unconsolidated joint venture
    (259,000 )     (274,000 )     (310,000 )     (222,000 )     (150,000 )
FFO from unconsolidated joint venture
    359,000       355,000       360,000       355,000       226,000  
     
Funds From Operations (“FFO”)
    15,484,000       14,285,000       14,440,000       14,417,000       13,717,000  
 
                                       
Add (deduct) the pro rata share of:
                                       
Straight-line rents
    (452,000 )     (556,000 )     (501,000 )     (588,000 )     (539,000 )
Amortization of intangible lease liabilities
    (3,285,000 )     (3,441,000 )     (3,349,000 )     (3,377,000 )     (3,237,000 )
Non-real estate amortization
    613,000       607,000       477,000       438,000       442,000  
Stock-based compensation (credited) charged to operations
    (936,000 )     (1,139,000 )     897,000       607,000       734,000  
Capital expenditures, tenant improvements, and leasing commissions — second generation (b)
    (1,057,000 )     (1,484,000 )     (1,089,000 )     (1,247,000 )     (1,205,000 )
Scheduled debt amortization payments — carrying value amounts
    (1,875,000 )     (1,921,000 )     (1,877,000 )     (1,956,000 )     (1,982,000 )
     
Funds Available for Distribution (“FAD”)
  $ 8,492,000     $ 6,351,000     $ 8,998,000     $ 8,294,000     $ 7,930,000  
     
 
                                       
FFO per common share, assuming OP Unit conversion:
                                       
Basic
  $ 0.33     $ 0.31     $ 0.31     $ 0.31     $ 0.30  
     
Diluted
  $ 0.33     $ 0.31     $ 0.31     $ 0.31     $ 0.30  
     
 
                                       
FAD per common share, assuming OP Unit conversion:
                                       
Basic
  $ 0.18     $ 0.14     $ 0.19     $ 0.18     $ 0.17  
     
Diluted
  $ 0.18     $ 0.14     $ 0.19     $ 0.18     $ 0.17  
     
 
                                       
Weighted average number of common shares outstanding:
                                       
Shares used in determination of basic earnings per share
    44,880,000       44,489,000       44,488,000       44,464,000       44,458,000  
Additional shares assuming conversion of OP Units (basic)
    2,017,000       2,018,000       2,019,000       2,029,000       2,030,000  
     
Shares used in determination of FFO per share (basic)
    46,897,000       46,507,000       46,507,000       46,493,000       46,488,000  
     
 
                                       
Shares used in determination of diluted earnings per share
    44,880,000       44,489,000       44,490,000       44,466,000       44,459,000  
Additional shares assuming conversion of OP Units (diluted)
    2,017,000       2,018,000       2,020,000       2,029,000       2,030,000  
     
Shares used in determination of FFO per share (diluted)
    46,897,000       46,507,000       46,510,000       46,495,000       46,489,000  
     
 
                                       
Other Financial Information (Pro Rata Share):
                                       
Capital expenditures, tenant improvements, and leasing commissions — first generation (a)
  $ 16,040,000     $ 37,877,000     $ 20,360,000     $ 28,858,000     $ 31,270,000  
     
Capitalized interest and financing costs
  $ 1,399,000     $ 2,058,000     $ 2,038,000     $ 1,417,000     $ 1,176,000  
     
Scheduled debt amortization payments — stated contract amounts
  $ 1,726,000     $ 1,787,000     $ 1,678,000     $ 1,728,000     $ 1,785,000  
     
Transaction costs (d)
  $ 764,000     $ 848,000     $ 5,000     $     $ 3,000  
     
                                         
    As of
    Mar 31,   Dec 31,   Sep 30,   Jun 30,   Mar 31,
    2009   2008   2008   2008   2008
     
Projects under development, land held for future expansion and development, and other real estate out of service (at cost)(c)
  $ 199,010,000     $ 185,837,000     $ 147,797,000     $ 134,496,000     $ 111,135,000  
     
 
(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 the applicable portions of development/redevelopment and expansion properties.
 
(d)   The March 31, 2009 amount includes $259,000 relating to the adoption of SFAS 141R, effective January 1, 2009, with respect to the expensing of certain transaction costs applicable to property acquisitions.

9


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Statements of Cash Flows
                                         
    Three months ended  
    Mar 31     Dec 31     Sep 30     Jun 30     Mar 31  
    2009     2008     2008     2008     2008  
     
Cash flow from operating activities:
                                       
Net income
  $ 5,779,000     $ 5,542,000     $ 5,806,000     $ 3,733,000     $ 5,928,000  
Adjustments to reconcile net income to net cash provided by operating activities:
                                       
Non-cash provisions:
                                       
Equity in income of unconsolidated joint venture
    (259,000 )     (274,000 )     (310,000 )     (222,000 )     (150,000 )
Distributions from unconsolidated joint venture
    200,000       200,000       200,000       302,000       132,000  
Straight-line rents receivable
    (640,000 )     (740,000 )     (655,000 )     (770,000 )     (711,000 )
Depreciation and amortization
    12,400,000       12,270,000       11,996,000       14,007,000       11,529,000  
Amortization of intangible lease liabilities
    (3,416,000 )     (4,032,000 )     (3,473,000 )     (3,504,000 )     (3,400,000 )
Amortization/market price adjustments relating to stock-based compensation
    (936,000 )     (1,139,000 )     897,000       607,000       734,000  
Amortization of deferred financing costs
    637,000       563,000       428,000       396,000       403,000  
Increases/decreases in operating assets and liabilities:
                                       
Rents and other receivables, net
    (2,307,000 )     2,043,000       (941,000 )     2,229,000       (1,509,000 )
Other
    (942,000 )     3,188,000       (3,302,000 )     539,000       (272,000 )
Accounts payable and accrued expenses
    (1,446,000 )     2,288,000       938,000       (1,056,000 )     (86,000 )
     
Net cash provided by operating activities
    9,070,000       19,909,000       11,584,000       16,261,000       12,598,000  
     
 
                                       
Cash flow from investing activities:
                                       
Expenditures for real estate and improvements
    (35,656,000 )     (60,410,000 )     (20,562,000 )     (20,483,000 )     (29,956,000 )
Purchase of consolidated joint venture minority interests
                            (17,454,000 )
Investment in unconsolidated joint venture
    (350,000 )           (3,000 )     (1,094,000 )      
Construction escrows and other
    (397,000 )     (210,000 )     544,000       (237,000 )     (1,062,000 )
     
Net cash (used in) investing activities
    (36,403,000 )     (60,620,000 )     (20,021,000 )     (21,814,000 )     (48,472,000 )
     
 
                                       
Cash flow from financing activities:
                                       
Net advances from revolving lines of credit
    32,435,000       29,800,000       20,300,000       27,650,000       36,300,000  
Proceeds from mortgage financings
    8,000,000       25,791,000       53,385,000       62,000       27,500,000  
Mortgage repayments
    (11,520,000 )     (2,477,000 )     (50,782,000 )     (14,911,000 )     (25,147,000 )
Payments/refund of deferred financing costs, net
    (101,000 )     (650,000 )     (2,524,000 )     (2,088,000 )     200,000  
Noncontrolling interests:
                                       
Contributions from consolidated joint venture minority interests, net
    11,857,000       2,123,000       (9,000 )     276,000       3,993,000  
Distributions to consolidated joint venture minority interests
          (3,161,000 )                 (266,000 )
Redemption of Operating Partnership Units
                      (122,000 )      
Distributions to limited partners
    (227,000 )     (454,000 )     (455,000 )     (456,000 )     (457,000 )
Preferred stock distributions
    (1,969,000 )     (1,970,000 )     (1,969,000 )     (1,968,000 )     (1,970,000 )
Distributions to common shareholders
    (5,046,000 )     (10,010,000 )     (10,010,000 )     (10,003,000 )     (10,004,000 )
 
                                       
     
Net cash provided by (used in) financing activities
    33,429,000       38,992,000       7,936,000       (1,560,000 )     30,149,000  
     
 
                                       
Net increase (decrease) in cash and cash equivalents
    6,096,000       (1,719,000 )     (501,000 )     (7,113,000 )     (5,725,000 )
Cash and cash equivalents at beginning of period
    8,231,000       9,950,000       10,451,000       17,564,000       23,289,000  
     
Cash and cash equivalents at end of period
  $ 14,327,000     $ 8,231,000     $ 9,950,000     $ 10,451,000     $ 17,564,000  
     

10


 

CEDAR SHOPPING CENTERS, INC.
Same Property Analysis
                 
    Three months ended Mar 31,
    2009   2008
     
 
               
The number of properties that were owned throughout each of the comparative periods
    117       117  
     
 
               
Revenues:
               
Rents:
               
Base rents
  $ 29,831,000     $ 29,759,000  
Percentage rents
    208,000       372,000  
Straight-line rents
    547,000       699,000  
Amortization of intangible lease liabilities
    3,285,000       3,377,000  
     
 
    33,871,000       34,207,000  
Expense recoveries (a)
    10,145,000       8,975,000  
Other
    225,000       207,000  
     
Total revenues
    44,241,000       43,389,000  
     
 
               
Operating expenses (a):
               
Operating, maintenance and management
    8,935,000       7,510,000  
Real estate and other property-related taxes
    4,990,000       4,567,000  
     
Total expenses
    13,925,000       12,077,000  
     
 
               
Net operating income
  $ 30,316,000     $ 31,312,000  
     
 
               
Increase/(decrease) period over period
               
Revenues:
               
Rents:
               
Base rents
  $ 72,000       0.2 %
Percentage rents
    (164,000 )     -44.1 %
Straight-line rents
    (152,000 )     -21.7 %
Amortization of intangible lease liabilities
    (92,000 )     -2.7 %
     
 
    (336,000 )     -1.0 %
Expense recoveries
    1,170,000       13.0 %
Other
    18,000       8.7 %
     
Total revenues
    852,000       2.0 %
     
 
               
Expenses:
               
Operating, maintenance and management
    1,425,000       19.0 %
Real estate and other property-related taxes
    423,000       9.3 %
     
Total expenses
    1,848,000       15.3 %
     
 
               
Net operating income
  $ (996,000 )     -3.2 %
     
 
               
Percent occupied at end of period
    91.9 %     92.5 %
     
 
               
Expense recovery percentage (a)
    78.4 %     77.7 %
     
 
(a)   The expense recovery percentage is computed by dividing expense recoveries by the sum of direct property-specific operating, maintenance, management and real estate tax expenses. Such expenses exclude non-recoverable expenses, principally the net provision for doubtful accounts in the amounts of $576,000 and $139,000, 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,
    2009   2008   2008   2008   2008
     
 
                                       
Renewals
                                       
 
                                       
Number of leases
    38       61       27       29       42  
Aggregate square feet
    200,000       321,000       84,000       78,000       188,000  
Average square feet
    5,263       5,262       3,111       2,690       4,476  
Average expiring base rent psf
  $ 10.67     $ 11.87     $ 15.63     $ 12.80     $ 11.10  
Average new base rent psf
  $ 11.04     $ 13.19     $ 17.23     $ 14.42     $ 12.44  
% increase in base rent
    3.47 %     11.12 %     10.24 %     12.66 %     12.07 %
 
                                       
New leases
                                       
 
                                       
Number of leases
    19       20       22       5       9  
Aggregate square feet
    95,000       67,000       94,000       16,000       30,000  
Average square feet
    5,000       3,350       4,273       3,200       3,333  
Average new base rent psf
  $ 10.06     $ 13.42     $ 17.59     $ 18.47     $ 20.14  
 
                                       
Terminated leases
                                       
 
                                       
Number of leases
    19       18       16       15       13  
Aggregate square feet
    90,000       52,000       49,000       75,000       122,000  
Average square feet
    4,737       2,889       3,063       5,000       9,385  
Average old base rent psf
  $ 12.12     $ 13.34     $ 14.25     $ 10.26     $ 5.39  
                                         
    As of
    Mar 31,   Dec 31,   Sep 30,   Jun 30,   Mar 31,
    2009   2008   2008   2008   2008
     
 
                                       
Occupancy statistics
                                       
 
                                       
Stabilized properties:
                                       
Wholly-owned
    95 %     95 %     95 %     96 %     96 %
Consolidated joint ventures
    96 %     97 %     98 %     96 %     96 %
     
Total stabilized properties
    95 %     95 %     96 %     96 %     96 %
     
 
                                       
Development/redevelopment and other non-stabilized properties
    65 %     65 %     66 %     68 %     68 %
     
 
                                       
Total operating portfolio
    92 %     92 %     92 %     92 %     92 %
     
 
(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 represents a small percentage of the total portfolio.

12


 

CEDAR SHOPPING CENTERS, INC.
Tenant And State Concentration
As of March 31, 2009
                                                 
    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 (b)
    19       1,137,000       9.0 %   $ 17,060,000     $ 15.00       13.1 %
Discount Drug Mart
    18       454,000       3.6 %     4,253,000       9.37       3.3 %
Farm Fresh (b)
    6       364,000       2.9 %     3,914,000       10.75       3.0 %
Stop & Shop (b)
    5       325,000       2.6 %     3,493,000       10.75       2.7 %
CVS
    12       133,000       1.0 %     2,762,000       20.77       2.1 %
Shaw’s (b)
    4       241,000       1.9 %     2,716,000       11.27       2.1 %
LA Fitness
    4       168,000       1.3 %     2,422,000       14.42       1.9 %
Staples
    7       151,000       1.2 %     2,091,000       13.85       1.6 %
Food Lion (b)
    7       243,000       1.9 %     1,921,000       7.91       1.5 %
Burlington Coat Factory
    2       306,000       2.4 %     1,680,000       5.49       1.3 %
     
Sub-total top ten tenants
    84       3,522,000       27.8 %     42,312,000       12.01       32.5 %
 
                                               
Remaining tenants
    1,182       8,153,000       64.3 %     87,694,000       10.76       67.5 %
     
Sub-total all tenants
    1,266       11,675,000       92.1 %     130,006,000       11.14       100.0 %
 
                                               
Vacant space (c)
    n/a       996,000       7.9 %     n/a       n/a       n/a  
     
Total (including vacant space)
    1,266       12,671,000       100.0 %   $ 130,006,000     $ 10.26       n/a  
     
 
(a)   Based on annualized base rent.
 
(b)   Several of the tenants listed above share common ownership with other tenants including, without limitation, (1) Giant Foods and Stop & Shop, (2) Farm Fresh, Shaw’s, Shop ‘n Save (GLA of 53,000; annualized base rent of $505,000), Shoppers Food Warehouse (GLA of 120,000; annualized base rent of $1,206,000) and Acme (GLA of 172,000; annualized based rent of $756,000), and (3) Food Lion and Hannaford (GLA of 43,000; annualized base rent of $405,000).
 
(c)   Includes vacant space at properties undergoing development and/or redevelopment activities.
                                         
    Three months ended
    Mar 31,   Dec 31,   Sep 30,   Jun 30,   Mar 31,
Total Revenues By State   2009   2008   2008   2008   2008
     
State
                                       
Pennsylvania
  $ 20,881,000     $ 20,990,000     $ 20,703,000     $ 20,309,000     $ 20,715,000  
Massachusetts
    6,403,000       5,908,000       5,804,000       5,918,000       6,084,000  
Connecticut
    4,934,000       3,866,000       3,762,000       3,645,000       3,501,000  
Ohio
    3,426,000       3,225,000       3,210,000       3,290,000       3,271,000  
New Jersey
    3,255,000       3,349,000       3,095,000       3,253,000       3,332,000  
Virginia
    2,996,000       2,821,000       2,598,000       2,607,000       2,616,000  
Maryland
    2,834,000       2,390,000       2,088,000       1,934,000       2,025,000  
New York
    1,703,000       1,676,000       1,625,000       1,553,000       1,542,000  
Michigan
    463,000       383,000       437,000       406,000       549,000  
     
 
  $ 46,895,000     $ 44,608,000     $ 43,322,000     $ 42,915,000     $ 43,635,000  
     

13


 

CEDAR SHOPPING CENTERS, INC.
Lease Expirations
As of March 31, 2009
                                                 
                                            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
    71       154,000       1.3 %   $ 2,102,000     $ 13.65       1.6 %
2009
    149       578,000       5.0 %     6,901,000       11.94       5.3 %
2010
    213       1,509,000       12.9 %     15,141,000       10.03       11.6 %
2011
    169       1,010,000       8.7 %     11,084,000       10.97       8.5 %
2012
    162       826,000       7.1 %     9,481,000       11.48       7.3 %
2013
    134       780,000       6.7 %     9,235,000       11.84       7.1 %
2014
    90       1,278,000       10.9 %     9,926,000       7.77       7.6 %
2015
    55       616,000       5.3 %     6,715,000       10.90       5.2 %
2016
    38       529,000       4.5 %     5,439,000       10.28       4.2 %
2017
    35       528,000       4.5 %     6,642,000       12.58       5.1 %
2018
    42       825,000       7.1 %     9,157,000       11.10       7.0 %
2019
    23       527,000       4.5 %     5,641,000       10.70       4.3 %
Thereafter
    85       2,515,000       21.5 %     32,542,000       12.94       25.0 %
     
 
                                               
 
    1,266       11,675,000       100.0 %     130,006,000       11.14       100.0 %
 
                                               
Vacant space (a)
    n/a       996,000       n/a       n/a       n/a       n/a  
     
 
                                               
Total portfolio (b)
    1,266       12,671,000       n/a     $ 130,006,000     $ 10.26       n/a  
     
 
(a)   Includes vacant space at properties undergoing development and/or redevelopment activities.
 
(b)   At March 31, 2009, the Company had a portfolio of 123 operating properties totaling approximately 12.7 million square feet of GLA, including 110 wholly-owned properties comprising approximately 11.0 million square feet and 13 properties owned in joint venture comprising approximately 1.7 million square feet. The entire 123 property portfolio was approximately 92% leased at March 31, 2009.

14


 

CEDAR SHOPPING CENTERS, INC.
Property Description
As of March 31, 2009
                                             
                    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 %     152,727     1965/1998   Acme Markets     50,918     9/30/2018
 
                                           
Annie Land Plaza
  VA   2006     100 %     42,500     1999   Food Lion     29,000     5/4/2019
 
                                           
Camp Hill
  PA   2002     100 %     472,458     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 %     124,565     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     11/30/2014
 
                                           
Clyde Discount Drug Mart Plaza
  OH   2005     100 %     34,592     2002   Discount Drug Mart     24,592     3/31/2019
 
                                           
Coliseum Marketplace
  VA   2005     100 %     98,359     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
 
                                           
East Chestnut
  PA   2005     100 %     21,180     1996                
 
                                           
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, 2009
                                             
                    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 Plaza
  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 %     302,716     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
 
                                           
Grove City Discount Drug Mart Plaza
  OH   2007     100 %     40,848     2005   Discount Drug Mart     24,596     3/31/2020
 
                                           
Halifax Plaza
  PA   2003     100 %     51,510     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 %     33,578     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 %     181,730     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     2/11/2014
 
                                           
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     5/31/2014
 
                                           
Kingston Plaza
  NY   2006     100 %     18,337     2006                

16


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2009
                                             
                    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
 
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
  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 of Medina (b)
  OH   2005     100 %     6,000     2003                
 
                                           
Mechanicsburg Giant
  PA   2005     100 %     51,500     2003   Giant Foods     51,500     8/31/2024
 
                                         
 
                                           
Metro Square
  MD   2008     100 %     71,428     1999   Shoppers Food Warehouse     58,200     1/31/2030
 
                                           
Newport Plaza
  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     2/28/2014
 
                                           
Powell Discount Drug Mart Plaza
  OH   2005     100 %     49,772     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
 
                                           
River View Plaza I, II and III
  PA   2003     100 %     244,225     1991/1998   United Artists Theatre     77,700     12/31/2018
 
                              Avalon Carpet     25,000     1/31/2012
 
                              Pep Boys     22,000     9/30/2014

17


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2009
                                             
                    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
 
Shaw’s Plaza
  MA   2006     100 %     176,609     1968/1998   Shaw’s     60,748     2/28/2023
 
                              Marshall’s     25,752     1/31/2013
 
                                           
Shoppes at Salem Run
  VA   2005     100 %     15,100     2005                
 
                                           
Shore Mall
  NJ   2006     100 %     603,098     1960/1980   Boscov’s     172,200     9/19/2018
 
                              Burlington Coat Factory     144,000     4/30/2014
 
                              Burlington Coat Factory     85,000     11/30/2009
 
                              K&G     25,000     2/28/2017
 
                                           
Smithfield Plaza
  VA   2005-2008     100 %     134,664     1987/1996   Farm Fresh     45,544     1/31/2014
 
                              Maxway     21,600     9/30/2010
 
                              Peebles     21,600     1/31/2010
 
                                           
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
 
                              Modell’s     20,000     1/31/2018
 
                                           
St. James Square
  MD   2005     100 %     39,903     2000   Food Lion     33,000     11/14/2020
 
                                           
Stadium Plaza
  MI   2005     100 %     77,688     1960’s/2003   A&P     54,650     8/31/2022
 
                                           
Staples at Oswego
  NY   2005     100 %     23,884     2000   Staples     23,884     2/28/2015
 
                                           
Stop & Shop Plaza
  CT   2008     100 %     54,510     2006   Stop & Shop     54,510     11/30/2026
 
                                           
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     58,585     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     10/22/2012
 
                              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     5/31/2014

18


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2009
                                             
                    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     11/30/2013
 
                              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 %     190,939     1975/1994   K-Mart     95,810     9/30/2014
 
                              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 %     155,842     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
 
                              Planet Fitness     20,742     3/31/2024
 
                                           
West Bridgewater Plaza
  MA   2007     100 %     133,039     1970/2007   Shaw’s     57,315     2/28/2027
 
                              Big Lots     25,000     1/31/2014
 
                                           
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
                    10,020,443                      
 
                                           
 
                                           
Properties Owned in Joint Venture:
                                           
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 %     109,784     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
 
                                           
 
                    834,580                      
 
                                           

19


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2009
                                             
                    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
 
PCP Joint Venture:
                                           
New London Mall
  CT   2009     40 %     259,293     1967/1997 -   Shoprite     64,017     2/29/2020
 
                          2000   Marshalls     30,354     1/31/2014
 
                              Homegoods     25,432     9/30/2010
 
                              Petsmart     23,500     1/31/2015
 
                              AC Moore     20,932     3/31/2015
 
                                           
San Souci Plaza
  MD   2009     40 %     264,134     1985 - 1997/   Shoppers Food Warehouse     61,466     5/31/2020
 
                          2007   Marshalls     27,000     9/30/2017
 
                                           
 
                    523,427                      
 
                                           
Joint Ventures (other):
                                           
CVS at Naugatuck
  CT   2008     50 %     13,225     2008   CVS     13,225     1/31/2034
 
                                           
Total Consolidated Joint Ventures
                    1,371,232                      
 
                                           
Total Stabilized Properties
                    11,391,675                      
 
                                           
 
                                           
Development/Redevelopment and Other Non-Stabilized Properties: (a)
                                           
Columbia Mall
  PA   2005     75 %     344,440     1988   Sears     64,264     10/24/2013
 
                              Bon-Ton     45,000     10/31/2013
 
                              JC Penney     34,076     10/31/2013
 
                                           
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
 
                                           
Fairview Commons
  PA   2007     100 %     59,578     1976/2003                
 
                                           
Huntingdon Plaza
  PA   2004     100 %     147,197     1972 - 2003   Peebles     22,060     1/31/2018
 
                                           
Lake Raystown Plaza
  PA   2004     100 %     145,727     1995   Giant Foods     61,435     10/31/2026
 
                                           
Shelby Discount Drug Mart Plaza
  OH   2005     100 %     36,596     2002   Discount Drug Mart     24,596     3/31/2019
 
                                           
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
 
                                           
 
                                           
Total Non-Stabilized Properties
                    1,279,450                      
 
                                           
 
                                           
Total Portfolio (c)
                    12,671,125                      
 
                                           
 
(a)   “Stabilized properties” are those properties which are at least 80% leased and not designated as “development/redevelopment” properties as of March 31, 2009. Dunmore Shopping Center, Fairview Commons and Shelby Discount Drug Mart Plaza are being re-tenanted, are non-stabilized, and are not designated as development/redevelopment properties.
 
(b)   The McDonalds / Waffle House of Medina property was sold on April 23, 2009.
 
(c)   In addition, the Company has a 76.3% interest 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, 2009
                                                                                 
                    Financial statement carrying values     Gross                
                                                            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     $ 11,141,000     $ 13,547,000     $ 2,065,000     $ 11,482,000       152,727       82 %   $ 12.94  
Annie Land Plaza
  VA     100 %     809,000       3,869,000       4,678,000       387,000       4,291,000       42,500       92 %     9.10  
Camp Hill
  PA     100 %     4,424,000       60,495,000       64,919,000       6,676,000       58,243,000       472,458       98 %     12.69  
Carbondale Plaza
  PA     100 %     1,586,000       11,622,000       13,208,000       1,585,000       11,623,000       124,565       87 %     5.61  
Carll’s Corner
  NJ     100 %     2,979,000       15,455,000       18,434,000       788,000       17,646,000       129,582       94 %     8.71  
Carman’s Plaza
  NY     100 %     8,454,000       34,302,000       42,756,000       1,822,000       40,934,000       194,481       94 %     16.09  
Carrollton Discount Drug Mart Plaza
  OH     100 %     713,000       3,339,000       4,052,000       486,000       3,566,000       40,480       100 %     8.04  
Centerville Discount Drug Mart Plaza
  OH     100 %     1,219,000       5,445,000       6,664,000       702,000       5,962,000       49,287       93 %     11.13  
Circle Plaza
  PA     100 %     561,000       2,884,000       3,445,000       134,000       3,311,000       92,171       100 %     2.74  
Clyde Discount Drug Mart Plaza
  OH     100 %     673,000       3,230,000       3,903,000       423,000       3,480,000       34,592       83 %     8.88  
Coliseum Marketplace
  VA     100 %     3,586,000       17,161,000       20,747,000       2,321,000       18,426,000       98,359       100 %     15.82  
Columbus Crossing
  PA     100 %     4,579,000       19,251,000       23,830,000       2,997,000       20,833,000       142,166       97 %     16.01  
CVS at Bradford
  PA     100 %     291,000       1,482,000       1,773,000       215,000       1,558,000       10,722       100 %     12.80  
CVS at Celina
  OH     100 %     418,000       1,967,000       2,385,000       242,000       2,143,000       10,195       100 %     17.49  
CVS at Erie
  PA     100 %     399,000       1,783,000       2,182,000       209,000       1,973,000       10,125       100 %     16.50  
CVS at Kinderhook
  NY     100 %     2,501,000       1,106,000       3,607,000       48,000       3,559,000       13,225       100 %     20.70  
CVS at Portage Trail
  OH     100 %     341,000       1,603,000       1,944,000       205,000       1,739,000       10,722       100 %     13.00  
CVS at Westfield
  NY     100 %     339,000       1,558,000       1,897,000       177,000       1,720,000       10,125       100 %     15.74  
Dover Discount Drug Mart Plaza
  OH     100 %     563,000       2,803,000       3,366,000       588,000       2,778,000       38,409       100 %     8.68  
East Chestnut
  PA     100 %     800,000       3,700,000       4,500,000       636,000       3,864,000       21,180       100 %     13.39  
Elmhurst Square
  VA     100 %     1,371,000       6,229,000       7,600,000       627,000       6,973,000       66,250       95 %     8.64  
Enon Discount Drug Mart Plaza
  OH     100 %     1,135,000       4,356,000       5,491,000       235,000       5,256,000       42,876       100 %     11.01  
Fairfield Plaza
  CT     100 %     2,202,000       9,393,000       11,595,000       1,132,000       10,463,000       72,279       93 %     13.94  
Fairview Plaza
  PA     100 %     2,129,000       8,716,000       10,845,000       1,291,000       9,554,000       69,579       100 %     12.22  
Family Dollar at Zanesville
  OH     100 %     81,000       570,000       651,000       236,000       415,000       6,900       100 %     8.70  
FirstMerit Bank at Akron
  OH     100 %     168,000       736,000       904,000       101,000       803,000       3,200       100 %     23.51  
FirstMerit Bank at Cuyahoga Falls
  OH     100 %     264,000       1,312,000       1,576,000       133,000       1,443,000       18,300       100 %     6.03  
Franklin Village Plaza
  MA     100 %     13,817,000       59,846,000       73,663,000       9,111,000       64,552,000       302,716       92 %     19.65  
Gabriel Brothers Plaza
  OH     100 %     947,000       3,964,000       4,911,000       583,000       4,328,000       83,740       100 %     5.60  
Gahanna Discount Drug Mart Plaza
  OH     100 %     1,738,000       6,765,000       8,503,000       682,000       7,821,000       48,080       91 %     15.06  
General Booth Plaza
  VA     100 %     1,935,000       9,540,000       11,475,000       1,523,000       9,952,000       73,320       95 %     12.44  
Gold Star Plaza
  PA     100 %     1,644,000       6,542,000       8,186,000       760,000       7,426,000       71,729       84 %     9.25  
Golden Triangle
  PA     100 %     2,320,000       19,323,000       21,643,000       3,026,000       18,617,000       202,943       98 %     12.08  
Groton Shopping Center
  CT     100 %     3,073,000       12,343,000       15,416,000       949,000       14,467,000       117,986       97 %     10.17  
Grove City Discount Drug Mart Plaza
  OH     100 %     1,157,000       4,564,000       5,721,000       270,000       5,451,000       40,848       100 %     13.09  
Halifax Plaza
  PA     100 %     1,347,000       5,936,000       7,283,000       811,000       6,472,000       51,510       100 %     11.05  
Hamburg Commons
  PA     100 %     1,153,000       9,792,000       10,945,000       1,099,000       9,846,000       99,580       92 %     6.22  
Hannaford Plaza
  MA     100 %     1,874,000       8,711,000       10,585,000       832,000       9,753,000       102,459       97 %     7.48  
Hilliard Discount Drug Mart Plaza
  OH     100 %     1,307,000       4,980,000       6,287,000       278,000       6,009,000       40,988       100 %     12.83  
Hills & Dales Discount Drug Mart Plaza
  OH     100 %     786,000       2,967,000       3,753,000       193,000       3,560,000       33,578       95 %     9.97  
Hudson Discount Drug Mart Plaza
  OH     100 %     770,000       3,593,000       4,363,000       458,000       3,905,000       32,259       100 %     10.72  
Jordan Lane
  CT     100 %     4,291,000       21,416,000       25,707,000       2,566,000       23,141,000       181,730       98 %     9.72  
Kempsville Crossing
  VA     100 %     2,207,000       11,129,000       13,336,000       1,805,000       11,531,000       94,477       97 %     11.33  
Kenley Village
  MD     100 %     726,000       3,553,000       4,279,000       891,000       3,388,000       51,894       97 %     8.06  
Kings Plaza
  MA     100 %     2,408,000       11,776,000       14,184,000       791,000       13,393,000       168,243       99 %     6.11  
Kingston Plaza
  NY     100 %     2,891,000       2,344,000       5,235,000       142,000       5,093,000       18,337       100 %     26.76  
LA Fitness Facility
  PA     100 %     2,462,000       5,176,000       7,638,000       720,000       6,918,000       41,000       100 %     18.09  
Liberty Marketplace
  PA     100 %     2,695,000       12,844,000       15,539,000       1,474,000       14,065,000       68,200       89 %     17.45  
Lodi Discount Drug Mart Plaza
  OH     100 %     704,000       3,460,000       4,164,000       551,000       3,613,000       38,576       88 %     8.27  
Long Reach Village
  MD     100 %     1,721,000       8,679,000       10,400,000       967,000       9,433,000       104,922       90 %     11.10  
Loyal Plaza
  PA     100 %     4,511,000       22,260,000       26,771,000       3,837,000       22,934,000       293,825       100 %     7.80  

21


 

CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft. (Continued)
As of March 31, 2009
                                                                                 
                    Financial statement carrying values     Gross                
                                                            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.  
 
Mason Discount Drug Mart Plaza
  OH     100 %     1,849,000       7,447,000       9,296,000       339,000       8,957,000       52,896       91 %     14.56  
McCormick Place
  OH     100 %     849,000       4,064,000       4,913,000       724,000       4,189,000       46,000       100 %     8.50  
McDonalds / Waffle House of Medina (b)
  OH     100 %     737,000       132,000       869,000       30,000       839,000       6,000       100 %     12.98  
Mechanicsburg Giant
  PA     100 %     2,709,000       12,159,000       14,868,000       1,221,000       13,647,000       51,500       100 %     20.90  
Metro Square
  MD     100 %     3,121,000       12,351,000       15,472,000       207,000       15,265,000       71,428       100 %     18.84  
Newport Plaza
  PA     100 %     1,722,000       8,108,000       9,830,000       969,000       8,861,000       66,789       100 %     10.98  
Oak Ridge
  VA     100 %     960,000       4,272,000       5,232,000       335,000       4,897,000       38,700       100 %     10.39  
Oakhurst Plaza
  PA     100 %     4,539,000       18,189,000       22,728,000       1,713,000       21,015,000       111,869       89 %     15.61  
Oakland Commons
  CT     100 %     2,504,000       15,677,000       18,181,000       1,021,000       17,160,000       89,850       100 %     10.71  
Oakland Mills
  MD     100 %     1,611,000       6,314,000       7,925,000       1,026,000       6,899,000       58,224       100 %     12.82  
Ontario Discount Drug Mart Plaza
  OH     100 %     809,000       3,664,000       4,473,000       501,000       3,972,000       38,623       85 %     8.64  
Palmyra Shopping Center
  PA     100 %     1,488,000       6,628,000       8,116,000       1,015,000       7,101,000       112,108       91 %     5.39  
Pickerington Discount Drug Mart Plaza
  OH     100 %     1,305,000       5,965,000       7,270,000       815,000       6,455,000       47,810       96 %     12.12  
Pine Grove Plaza
  NJ     100 %     1,622,000       6,507,000       8,129,000       983,000       7,146,000       79,306       100 %     11.04  
Polaris Discount Drug Mart Plaza
  OH     100 %     1,242,000       5,846,000       7,088,000       997,000       6,091,000       50,283       90 %     12.21  
Pondside Plaza
  NY     100 %     365,000       1,627,000       1,992,000       265,000       1,727,000       19,340       100 %     8.20  
Port Richmond Village
  PA     100 %     2,942,000       12,403,000       15,345,000       2,351,000       12,994,000       154,908       94 %     12.89  
Powell Discount Drug Mart Plaza
  OH     100 %     1,384,000       6,169,000       7,553,000       896,000       6,657,000       49,772       93 %     12.28  
Price Chopper Plaza
  MA     100 %     4,135,000       18,485,000       22,620,000       839,000       21,781,000       101,824       88 %     10.93  
Rite Aid at Massillon
  OH     100 %     442,000       2,014,000       2,456,000       234,000       2,222,000       10,125       100 %     17.91  
River View Plaza I, II and III
  PA     100 %     9,718,000       44,032,000       53,750,000       6,738,000       47,012,000       244,225       87 %     17.70  
Shaw’s Plaza
  MA     100 %     5,780,000       25,075,000       30,855,000       2,245,000       28,610,000       176,609       96 %     10.94  
Shoppes at Salem Run
  VA     100 %     1,076,000       4,265,000       5,341,000       405,000       4,936,000       15,100       100 %     23.35  
Shore Mall
  NJ     100 %     7,179,000       39,454,000       46,633,000       4,034,000       42,599,000       603,098       95 %     7.69  
Smithfield Plaza
  VA     100 %     2,919,000       12,769,000       15,688,000       941,000       14,747,000       134,664       98 %     9.32  
South Philadelphia
  PA     100 %     8,222,000       38,435,000       46,657,000       6,873,000       39,784,000       283,415       83 %     14.21  
St. James Square
  MD     100 %     688,000       4,361,000       5,049,000       690,000       4,359,000       39,903       100 %     11.43  
Stadium Plaza
  MI     100 %     2,443,000       9,779,000       12,222,000       1,060,000       11,162,000       77,688       100 %     15.28  
Staples at Oswego
  NY     100 %     635,000       3,000,000       3,635,000       430,000       3,205,000       23,884       100 %     11.99  
Stop & Shop Plaza
  CT     100 %           11,297,000       11,297,000       605,000       10,692,000       54,510       100 %     15.59  
Suffolk Plaza
  VA     100 %     1,402,000       7,236,000       8,638,000       1,113,000       7,525,000       67,216       100 %     9.90  
Sunset Crossing
  PA     100 %     2,150,000       9,130,000       11,280,000       1,361,000       9,919,000       74,142       92 %     14.65  
Swede Square
  PA     100 %     2,272,000       10,510,000       12,782,000       2,033,000       10,749,000       98,792       100 %     14.09  
The Brickyard
  CT     100 %     6,465,000       28,739,000       35,204,000       4,889,000       30,315,000       274,553       100 %     8.99  
The Commons
  PA     100 %     3,098,000       14,154,000       17,252,000       2,662,000       14,590,000       175,121       84 %     9.83  
The Point
  PA     100 %     2,996,000       22,021,000       25,017,000       4,880,000       20,137,000       250,697       94 %     11.44  
The Point at Carlisle Plaza
  PA     100 %     2,233,000       11,319,000       13,552,000       1,850,000       11,702,000       182,859       89 %     6.75  
The Shops at Suffolk Downs
  MA     100 %     3,564,000       11,428,000       14,992,000       1,225,000       13,767,000       85,829       100 %     11.76  
Timpany Plaza
  MA     100 %     3,391,000       16,362,000       19,753,000       996,000       18,757,000       183,775       95 %     6.54  
Trexler Mall
  PA     100 %     6,932,000       32,362,000       39,294,000       3,507,000       35,787,000       339,363       98 %     8.70  
Ukrop’s at Fredericksburg
  VA     100 %     3,213,000       12,758,000       15,971,000       1,242,000       14,729,000       63,000       100 %     16.44  
Ukrop’s at Glen Allen
  VA     100 %     6,769,000       213,000       6,982,000       167,000       6,815,000       43,000       100 %     9.01  
Valley Plaza
  MD     100 %     1,950,000       8,250,000       10,200,000       1,183,000       9,017,000       190,939       97 %     4.52  
Virginia Center Commons
  VA     100 %     992,000       3,863,000       4,855,000       470,000       4,385,000       9,763       100 %     31.83  
Virginia Little Creek
  VA     100 %     1,639,000       8,350,000       9,989,000       1,181,000       8,808,000       69,620       100 %     11.00  
Wal-Mart Center
  CT     100 %           11,856,000       11,856,000       1,660,000       10,196,000       155,842       98 %     6.20  
Washington Center Shoppes
  NJ     100 %     1,999,000       10,206,000       12,205,000       2,029,000       10,176,000       157,290       93 %     9.24  
West Bridgewater Plaza
  MA     100 %     2,738,000       14,487,000       17,225,000       765,000       16,460,000       133,039       91 %     9.26  
Westlake Discount Drug Mart Plaza
  OH     100 %     1,004,000       3,905,000       4,909,000       369,000       4,540,000       55,775       100 %     7.28  
Yorktowne Plaza
  MD     100 %     5,913,000       25,256,000       31,169,000       1,676,000       29,493,000       158,982       96 %     13.42  
                     
Total Wholly-Owned Stabilized Properties
                    239,190,000       1,109,904,000       1,349,094,000       136,540,000       1,212,554,000       10,020,443       95 %     11.02  
                     

22


 

CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft. (Continued)
As of March 31, 2009
                                                                                 
                    Financial statement carrying values     Gross                
                                                            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:
                                                                               
Homburg Joint Venture:
                                                                               
Aston Center
  PA     20 %     4,319,000       17,070,000       21,389,000       947,000       20,442,000       55,000       100 %     24.70  
Ayr Town Center
  PA     20 %     2,442,000       9,750,000       12,192,000       611,000       11,581,000       55,600       100 %     15.83  
Fieldstone Marketplace
  MA     20 %     5,229,000       21,882,000       27,111,000       2,555,000       24,556,000       193,970       96 %     11.47  
Meadows Marketplace
  PA     20 %     1,914,000       11,336,000       13,250,000       917,000       12,333,000       89,138       93 %     15.41  
Parkway Plaza
  PA     20 %     4,647,000       19,421,000       24,068,000       1,351,000       22,717,000       106,628       98 %     15.09  
Pennsboro Commons
  PA     20 %     3,608,000       14,297,000       17,905,000       1,801,000       16,104,000       109,784       94 %     13.92  
Scott Town Center
  PA     20 %     2,959,000       11,800,000       14,759,000       797,000       13,962,000       67,933       98 %     17.69  
Spring Meadow Shopping Center
  PA     20 %     4,112,000       16,429,000       20,541,000       958,000       19,583,000       67,850       100 %     19.90  
Stonehedge Square
  PA     20 %     2,698,000       11,705,000       14,403,000       1,153,000       13,250,000       88,677       94 %     11.34  
                     
 
                    31,928,000       133,690,000       165,618,000       11,090,000       154,528,000       834,580       96 %     15.08  
                     
PCP Joint Venture:
                                                                               
New London Mall
  CT     40 %     7,810,000       32,033,000       39,843,000       201,000       39,642,000       259,293       98 %     13.26  
San Souci Plaza
  MD     40 %     6,360,000       26,949,000       33,309,000       211,000       33,098,000       264,134       94 %     9.90  
                     
 
                    14,170,000       58,982,000       73,152,000       412,000       72,740,000       523,427       96 %     11.60  
                     
Joint Ventures (other):
                                                                               
CVS at Naugatuck
  CT     100 %           2,709,000       2,709,000       29,000       2,680,000       13,225       100 %     35.01  
                     
Total Consolidated Joint Ventures
                    46,098,000       195,381,000       241,479,000       11,531,000       229,948,000       1,371,232       96 %     13.96  
                     
Total Stabilized Properties
                    285,288,000       1,305,285,000       1,590,573,000       148,071,000       1,442,502,000       11,391,675       95 %     11.38  
                     
 
                                                                               
Development/Redevelopment and Other Non-Stabilized Properties: (a)
                                                                               
Columbia Mall (c)
  PA     75 %     2,855,000       16,938,000       19,793,000       1,969,000       17,824,000       344,440       65 %     5.78  
Dunmore Shopping Center
  PA     100 %     565,000       2,245,000       2,810,000       358,000       2,452,000       101,000       66 %     3.61  
Fairview Commons
  PA     100 %     858,000       3,568,000       4,426,000       396,000       4,030,000       59,578       77 %     5.05  
Huntingdon Plaza
  PA     100 %     933,000       5,861,000       6,794,000       611,000       6,183,000       147,197       53 %     6.64  
Lake Raystown Plaza
  PA     100 %     2,231,000       14,969,000       17,200,000       1,763,000       15,437,000       145,727       63 %     15.55  
Shelby Discount Drug Mart Plaza
  OH     100 %     671,000       3,276,000       3,947,000       530,000       3,417,000       36,596       78 %     8.92  
Townfair Center
  PA     100 %     3,022,000       14,795,000       17,817,000       2,592,000       15,225,000       203,531       59 %     6.50  
Trexlertown Plaza
  PA     100 %     5,262,000       25,797,000       31,059,000       2,128,000       28,931,000       241,381       75 %     10.50  
                     
Total Non-Stabilized Properties
                    16,397,000       87,449,000       103,846,000       10,347,000       93,499,000       1,279,450       65 %     7.95  
                     
 
                                                                               
Total Operating Portfolio
                    301,685,000       1,392,734,000       1,694,419,000       158,418,000       1,536,001,000       12,671,125       92 %   $ 11.14  
                         
 
                                                                               
Projects Under Development and Land Held For Future Expansion and Development:
                                                                               
Blue Mountain Commons
  PA     100 %     14,065,000       20,390,000       34,455,000             34,455,000     34.00 acres               
Columbia Mall (c)
  PA     75 %     1,465,000       387,000       1,852,000             1,852,000     46.21 acres               
Crossroads II (d)
  PA     60 %     17,671,000       5,103,000       22,774,000             22,774,000     18.23 acres               
Halifax Commons
  PA     100 %     872,000       175,000       1,047,000             1,047,000     4.37 acres               
Halifax Plaza
  PA     100 %     1,503,000       1,173,000       2,676,000             2,676,000     12.83 acres               
Heritage Crossing (e)
  PA     60 %     5,066,000       6,233,000       11,299,000             11,299,000     14.23 acres               
Liberty Marketplace
  PA     100 %     1,564,000       17,000       1,581,000             1,581,000     15.51 acres               
Northside Commons
  PA     100 %     3,379,000       5,644,000       9,023,000             9,023,000     15.92 acres               
Oregon Pike
  PA     100 %     2,283,000       37,000       2,320,000             2,320,000     11.20 acres               
Pine Grove Plaza
  NJ     100 %     388,000       45,000       433,000             433,000     2.66 acres               
Shore Mall
  NJ     100 %     2,018,000       78,000       2,096,000             2,096,000     50.00 acres               
The Brickyard
  CT     100 %     1,183,000       141,000       1,324,000             1,324,000     1.95 acres               
The Shops at Suffolk Downs
  MA     100 %     4,016,000       5,232,000       9,248,000             9,248,000     6.51 acres               
Trexlertown Plaza
  PA     100 %     8,089,000       2,275,000       10,364,000             10,364,000     37.28 acres               
Trindle Spring
  PA     100 %     1,148,000       244,000       1,392,000             1,392,000     2.10 acres               
Upland Square (f)
  PA     60 %     27,454,000       39,809,000       67,263,000             67,263,000     112.85 acres               
Wyoming
  MI     100 %     360,000             360,000             360,000     12.32 acres               
Various projects in progress
    N/A       100 %           539,000       539,000             539,000     acres               
                                     
Total Projects Under Development and Land Held For Future Expansion and Development:
                    92,524,000       87,522,000       180,046,000             180,046,000     398.15 acres               
                                         
Total Carrying Value
                  $ 394,209,000     $ 1,480,256,000     $ 1,874,465,000     $ 158,418,000     $ 1,716,047,000                          
                                             
 
                                                                               
Land held for sale
                                                  $ 2,266,000                          
 
                                                                             
Unconsolidated Joint Venture (g)
                                                  $ 5,385,000                          
 
                                                                             

23


 

CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft. (Continued)
As of March 31, 2009
 
Notes:
 
(a)   “Stabilized properties” are those properties which are at least 80% leased and not designated as “development/redevelopment” properties as of March 31, 2009. Dunmore Shopping Center, Fairview Commons and Shelby Discount Drug Mart Plaza are being re-tenanted, are non-stabilized, and are not designated as development/redevelopment properties.
 
(b)   The McDonalds / Waffle House of Medina property was sold on April 23, 2009.
 
(c)   On January 3, 2008, the Company entered into a joint venture agreement, retaining a 75% interest, for the redevelopment of the Columbia Mall and adjacent land parcels.
 
(d)   The Company has a 60% interest in a consolidated joint venture formed for the construction and development of an estimated 137,000 sq. ft. shopping center in Stroudsburg, PA., and is to receive a preferred rate of return on its investment, if earned.
 
(e)   The Company has a 60% interest in a consolidated joint venture formed for the acquisition, construction and development of an estimated 54,000 sq. ft. shopping center in Limerick, PA., and is to receive a preferred rate of return on its investment, if earned.
 
(f)   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, if earned.
 
(g)   The Company has a 76.3% interest in an unconsolidated joint venture, which owns a single-tenant office property located in Philadelphia, PA.

24


 

CEDAR SHOPPING CENTERS, INC.
Development Pipeline Status (a)
As of March 31, 2009
(Dollars in millions)
                                                                                                                             
                        Cash                                                            
        Owner-   Est. Total   Invest-   Balance   Est. Delivery   Land                                       Est. NOI        
        ship   Project   ment   To Comp-   Dates   Area   GLA   Leasing Status               At 100%        
Property   Location   %   Cost   To Date   letion   Anchor(s)   Balance   Acres   Sq. Ft.   % Signed   LOI   Principal Tenants   Sq. Ft.   Occupancy   Est. Yield (b)   Discussion
 
Operating Properties Under Redevelopment:                                                                                                                        
Carbondale Plaza
  Carbondale, PA     100 %   $ 9.3     $ 8.8     $ 0.5     1st half ’09   1st half ’09     14.8       131,000       88 %     12 %   Weis Markets     53,000     $ 0.7       7.2 %           7.7 %   Construction of new CVS store (formerly in-line); development of outparcel
 
                                                                              CVS     13,200                                    
Huntingdon Plaza
  Huntingdon, PA     100 %     8.1       6.8       1.3     2nd half ’09   1st half ’10     16.7       147,000       53 %     1 %   Peebles     22,000       0.5       5.9 %           6.4 %   Backfilling former Ames and Bi-Lo stores; new outparcel
 
                                                                              VixMax Holdings     8,000                                    
 
                                                                              dba Sears Dealer                                          
Lake Raystown Plaza
  Huntingdon, PA     100 %     20.9       16.1       4.8     2nd half ’09   1st half ’10     15.5       146,000       63 %     25 %   Giant Food Stores     62,000       1.8       8.4 %           8.9 %   Represents total of land acquisition for ground-up development of new supermarket (completed in 2nd half '06); purchase cost of original center; backfilling former store and construction of additional retail; and potential lodging development/sale and outparcels.
 
                                                                                                                         
 
                                                                                                                         
Newport Plaza
  Newport, PA     100 %     10.4       8.9       1.5     1st half ’09   2nd half ’09     16.4       83,000       77 %     18 %   Giant Food Stores     54,000       0.8       7.8 %           8.3 %   Ground-up expansion of existing supermarket by 25,000 sq. ft. ancillary in-line retail and outparcel. This includes purchase price of the original center.
 
                                                                                                                         
The Shops at Suffolk Downs
  Revere, MA     100 %     11.8       9.5       2.3     1st half ’09   2nd half ’09     6.5       36,000       45 %     24 %   Dollar Tree     9,500       0.8       6.2 %           6.7 %   Represents costs only for completing construction of in-line store next to new Stop & Shop (owned) and Target (non-owned) and ground-up development of new separate multi-tenant 36,000 sq.ft. retail building. Does not include purchase price for the Stop & Shop premises.
 
                                                                              Famous Footwear     6,500                                    
 
                                                                              Verizon     2,000                                    
Trexlertown Plaza
  Trexlertown, PA     100 %     41.0       28.0       13.0     2nd half ’10   2nd half ’10     32.2       258,000       71 %     28 %   Giant     73,850       3.5       8.2 %           8.7 %   Phase I represents a scaled-back version of original project.
(Phase I)
                                                                              Sears     22,500                                    
 
                                                                              Tractor Supply     22,700                                    
                                                                     
Total Operating Properties — Redevelopment             101.5       78.2       23.3               102.1       801,000       69 %(c)     19 %(c)         349,250       8.1       7.8 %(c)             8.3 %(c)    
                                                                     
Ground-Up Development Properties:
                                                                                                                         
Blue Mountain Commons
  Harrisburg, PA     100 %     41.6       34.0       7.6     2nd half ’09   1st half ’10     34.0       130,000       80 %     15 %   Giant Food Stores     97,700       3.1       7.0 %           7.5 %   Ground-up development of new large prototype supermarket, bank and food service outparcels and fuel service facility; development/sale/ground lease of back 12 acres.
 
                                                                              PNC Bank     3,400                                    
Northside Commons
  Cambelltown, PA     100 %     12.9       9.0       3.9     2nd half ’09   1st half ’10     15.9       82,000       61 %     27 %   Redner's     48,000       0.9       7.1 %           7.6 %   Ground-up development of new supermarket, ancillary in-line retail and outparcel(s).
 
                                                                              Subway     1,600                                      
Halifax Commons
  Halifax, PA     100 %     4.8       1.0       3.8     2nd half ’09   2nd half ’09     4.4       23,000       63 %     9 %   Rite-Aid     15,000       0.4       8.6 %           9.1 %   Development of new small multi-tenant property anchored by drug store moved from Halifax Plaza.
Crossroads II
  Stroudsburg, PA     60 %     36.9       20.5       16.4     2nd half ’09   2nd half ’10     18.2       133,000       62 %     15 %   Giant Food Stores     76,000       3.1       8.1 %           8.6 %   Ground-up joint venture development of new supermarket, in-line retail and outparcel(s).
Heritage Crossing
  Limerick, PA     60 %     15.0       11.3       3.7     1st half ’09   2nd half ’09     14.2       54,000       47 %     30 %   Walgreens     14,820       1.4       9.1 %             9.6 %   Ground-up joint venture development.
 
                                                                              Kinderworks     10,800                                    
Upland Square
  Pottstown, PA     60 %     98.1       64.6       33.5     2nd half ’09   1st half '11     112.9       653,000       62 %     21 %   Target     135,000       8.7       8.5 %           9.0 %   Ground-up joint venture development of “big box” center. Target store owned by Target.
 
                                                                              Giant Food Stores     76,000                                    
 
                                                                              LA Fitness     45,000                                    
 
                                                                              Best Buy     30,000                                    
 
                                                                              Bed Bath & Beyond     25,000                                    
 
                                                                              TJ Maxx     25,000                                    
 
                                                                              Staples     18,000                                    
 
                                                                              PetCo     14,000                                    
                                                                     
Total Ground-Up Development Properties
              209.3       140.4       68.9               199.6       1,075,000       63 %(c)     20 %(c)         635,320       17.6       8.2 %(c)             8.7 %(c)    
                                                                     
 
                                                                                                                           
Total Redevelopment & Ground-Up
            $ 310.8     $ 218.6     $ 92.2               301.7       1,876,000       66 %(c)     20 %(c)         984,570     $ 25.7                              
                                                                             
 
(a)   The chart does not include certain development properties previously listed on the Company’s website/PowerPoint, including, without limitation, the Shore Mall property (Egg Harbor Township, NJ), Faxon Lumber Site (Williamsport, PA) and Trindle Plaza (Carlisle, PA). While development of these properties may be pursued, the plans are not yet sufficiently determined for status reporting purposes.
 
(b)   Estimated Yield is the estimated initial NOI on a cash basis at full occupancy divided by the estimated total project cost. Estimated cash NOI, constituting a forward-looking measure, does not include certain GAAP (non-cash) revenue measures, such as straight-line rents and amortization of intangible lease liabilities, the amounts of which are not determinable in the absence of executed leases with tenants in-place and paying rent. Management believes such measures would be generally immaterial.
 
(c)   Weighted average.

25


 

CEDAR SHOPPING CENTERS, INC.
Debt Summary
As of March 31, 2009
                                                                 
                    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   2009   2008   rate   2009   2008
     
Fixed-rate mortgages:
                                                               
Academy Plaza
    100.0 %   Mar 2013     7.3 %   $ 9,522,000     $ 9,576,000       7.3 %   $ 9,522,000     $ 9,576,000  
Aston Center
    20.0 %   Nov 2015     5.5 %     12,974,000       13,033,000       5.9 %     12,694,000       12,742,000  
Ayr Town Center
    20.0 %   Jun 2015     5.5 %     7,318,000       7,350,000       5.6 %     7,264,000       7,294,000  
Camp Hill Shopping Center
    100.0 %   Jan 2017     5.5 %     65,000,000       65,000,000       5.5 %     65,000,000       65,000,000  
Carll’s Corner
    100.0 %   Nov 2012     5.6 %     5,994,000       6,023,000       5.6 %     5,994,000       6,023,000  
Carman’s Plaza
    100.0 %   Oct 2016     6.3 %     33,327,000       33,322,000       6.2 %     33,500,000       33,500,000  
Carrollton Discount Drug Mart Plaza
    100.0 %   Dec 2016     5.6 %     2,369,000       2,378,000       5.6 %     2,369,000       2,378,000  
Centerville Discount Drug Mart
    100.0 %   May 2015     5.2 %     2,831,000       2,844,000       5.2 %     2,831,000       2,844,000  
Clyde Discount Drug Mart
    100.0 %   May 2015     5.2 %     1,964,000       1,973,000       5.2 %     1,964,000       1,973,000  
Coliseum Marketplace
    100.0 %   Jul 2014     5.2 %     12,414,000       12,478,000       6.1 %     11,915,000       11,955,000  
Crossroads II
    60.0 %   Jan 2009     7.1 %           4,316,000       7.1 %           4,316,000  
Crossroads II
    60.0 %   Jan 2010     8.5 %     878,000       1,000,000       8.5 %     878,000       1,000,000  
Crossroads II
    60.0 %   Jan 2010     5.0 %     425,000       425,000       5.0 %     425,000       425,000  
CVS at Bradford
    100.0 %   Mar 2017     5.2 %     840,000       862,000       7.1 %     785,000       803,000  
CVS at Celina
    100.0 %   Jan 2020     5.2 %     1,505,000       1,528,000       7.5 %     1,353,000       1,370,000  
CVS at Erie
    100.0 %   Nov 2018     5.2 %     1,188,000       1,211,000       7.1 %     1,097,000       1,117,000  
CVS at Portage Trail
    100.0 %   Aug 2017     5.0 %     910,000       932,000       7.8 %     825,000       842,000  
Dover Discount Drug Mart
    100.0 %   May 2015     5.2 %     2,148,000       2,158,000       5.2 %     2,148,000       2,158,000  
East Chestnut
    100.0 %   Apr 2018     5.2 %     2,064,000       2,089,000       7.4 %     1,829,000       1,846,000  
Elmhurst Square Shopping Center
    100.0 %   Dec 2014     5.4 %     4,097,000       4,115,000       5.4 %     4,097,000       4,115,000  
Fairfield Plaza
    100.0 %   Jul 2015     5.0 %     5,174,000       5,197,000       5.0 %     5,174,000       5,197,000  
Fairview Plaza
    100.0 %   Feb 2013     5.7 %     5,556,000       5,583,000       5.7 %     5,556,000       5,583,000  
Fieldstone Marketplace
    20.0 %   Jul 2014     5.4 %     18,908,000       18,998,000       6.0 %     18,396,000       18,461,000  
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 %     3,107,000       3,119,000       5.6 %     3,107,000       3,119,000  
Gahanna Discount Drug Mart
    100.0 %   Nov 2016     5.8 %     5,050,000       5,068,000       5.8 %     5,050,000       5,068,000  
General Booth Plaza
    100.0 %   Aug 2013     5.2 %     5,506,000       5,539,000       6.1 %     5,320,000       5,342,000  
Gold Star Plaza
    100.0 %   May 2019     6.0 %     2,559,000       2,605,000       7.3 %     2,424,000       2,464,000  
Golden Triangle
    100.0 %   6.1 years     5.8 %     21,211,000       21,279,000       5.8 %     21,211,000       21,279,000  
Groton Shopping Center
    100.0 %   Oct 2015     6.2 %     11,687,000       11,711,000       5.3 %     12,133,000       12,174,000  
Halifax Plaza
    100.0 %   Feb 2010     6.8 %     3,391,000       3,740,000       6.8 %     3,391,000       3,740,000  
Hamburg Commons
    100.0 %   Oct 2016     6.1 %     5,236,000       5,254,000       6.1 %     5,236,000       5,254,000  
Hudson Discount Drug Mart Plaza
    100.0 %   Dec 2016     5.7 %     2,502,000       2,511,000       5.7 %     2,502,000       2,511,000  
Jordan Lane
    100.0 %   Dec 2015     5.5 %     13,235,000       13,288,000       5.5 %     13,235,000       13,288,000  
Kempsville Crossing
    100.0 %   Aug 2013     2.8 %     6,237,000       6,276,000       6.1 %     6,026,000       6,052,000  
King’s Plaza
    100.0 %   Jul 2014     6.0 %     7,903,000       7,935,000       6.0 %     7,903,000       7,935,000  
LA Fitness Facility
    100.0 %   Jan 2013     3.9 %     5,879,000       5,907,000       5.4 %     5,879,000       5,907,000  
Liberty Marketplace
    100.0 %   Jul 2014     5.2 %     9,561,000       9,624,000       6.1 %     9,183,000       9,227,000  
Lodi Discount Drug Mart
    100.0 %   May 2015     5.2 %     2,394,000       2,404,000       5.2 %     2,394,000       2,404,000  
Long Reach Village
    100.0 %   5.9 years     5.6 %     4,751,000       4,772,000       5.7 %     4,751,000       4,772,000  
Loyal Plaza
    100.0 %   Jun 2011     7.2 %     12,772,000       12,827,000       7.2 %     12,772,000       12,827,000  
McCormick Place
    100.0 %   Aug 2017     6.1 %     2,645,000       2,653,000       6.1 %     2,645,000       2,653,000  
Meadows Marketplace
    20.0 %   Nov 2016     5.6 %     10,446,000       10,485,000       5.6 %     10,446,000       10,485,000  
Mechanicsburg Giant
    100.0 %   Nov 2014     1.8 %     9,874,000       9,943,000       5.5 %     9,717,000       9,779,000  
Metro Square
    100.0 %   Nov 2029     2.8 %     9,301,000       9,346,000       7.5 %     9,301,000       9,346,000  
New London Mall
    40.0 %   Apr 2015     6.1 %     25,761,000             4.9 %     27,365,000        
Newport Plaza
    100.0 %   1.1 years     2.0 %     4,772,000       4,800,000       6.8 %     4,772,000       4,800,000  
Oak Ridge Shopping Center
    100.0 %   May 2015     5.5 %     3,495,000       3,508,000       5.5 %     3,495,000       3,508,000  
Oakland Mills
    100.0 %   Jan 2016     5.5 %     4,976,000       4,996,000       5.5 %     4,976,000       4,996,000  
Ontario Discount Drug Mart
    100.0 %   4.4 years     4.5 %     2,210,000       2,219,000       5.2 %     2,210,000       2,219,000  
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 %     11,076,000       11,120,000       5.5 %     11,076,000       11,120,000  
Pickerington Discount Drug Mart
    100.0 %   Jul 2015     5.0 %     4,205,000       4,224,000       5.0 %     4,205,000       4,224,000  

26


 

CEDAR SHOPPING CENTERS, INC.
Debt Summary (Continued)
As of March 31, 2009
                                                                 
                    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   2009   2008   rate   2009   2008
     
Pine Grove Plaza
    100.0 %   Sep 2015     5.0 %     5,873,000       5,900,000       5.0 %     5,873,000       5,900,000  
Polaris Discount Drug Mart
    100.0 %   May 2015     5.2 %     4,509,000       4,529,000       5.2 %     4,509,000       4,529,000  
Pondside Plaza
    100.0 %   May 2015     5.6 %     1,171,000       1,176,000       5.6 %     1,171,000       1,176,000  
Port Richmond Village
    100.0 %   Aug 2013     6.5 %     14,864,000       14,922,000       6.5 %     14,864,000       14,922,000  
Powell Discount Drug Mart
    100.0 %   May 2015     5.2 %     4,320,000       4,339,000       5.2 %     4,320,000       4,339,000  
Rite Aid at Massillon
    100.0 %   Jan 2020     5.0 %     1,510,000       1,533,000       7.7 %     1,336,000       1,352,000  
San Souci Plaza
    40.0 %   Dec 2016     6.2 %     27,200,000             6.2 %     27,200,000        
Scott Town Center
    20.0 %   Aug 2015     5.5 %     8,760,000       8,791,000       4.9 %     8,983,000       9,024,000  
Shaw’s Plaza
    100.0 %   Mar 2014     6.0 %     13,991,000       13,980,000       5.6 %     14,200,000       14,200,000  
Shelby Discount Drug Mart Plaza
    100.0 %   May 2015     5.2 %     2,210,000       2,219,000       5.2 %     2,210,000       2,219,000  
Shore Mall
    100.0 %   Jan 2009     5.7 %           1,543,000       0.0 %           1,543,000  
Smithfield Plaza
    100.0 %   Aug 2013     5.2 %     3,524,000       3,543,000       6.1 %     3,404,000       3,417,000  
Smithfield Plaza
    100.0 %   May 2016     6.6 %     6,966,000       6,961,000       6.2 %     7,100,000       7,100,000  
Spring Meadow Shoppping Center
    20.0 %   Nov 2014     5.5 %     12,881,000       12,944,000       5.9 %     12,642,000       12,693,000  
Staples at Oswego
    100.0 %   May 2015     5.3 %     2,274,000       2,283,000       5.3 %     2,274,000       2,283,000  
Stonehedge Square
    20.0 %   Jul 2017     6.2 %     8,700,000       8,700,000       6.2 %     8,700,000       8,700,000  
Stop & Shop Plaza
    100.0 %   Apr 2017     6.2 %     7,000,000       7,000,000       6.2 %     7,000,000       7,000,000  
Suffolk Plaza
    100.0 %   Aug 2013     5.2 %     4,711,000       4,742,000       6.1 %     4,552,000       4,574,000  
The Point
    100.0 %   Sep 2012     7.6 %     17,643,000       17,753,000       7.6 %     17,643,000       17,753,000  
Timpany Plaza
    100.0 %   Jan 2014     5.6 %     8,510,000       8,555,000       6.1 %     8,311,000       8,346,000  
Trexler Mall
    100.0 %   May 2014     5.4 %     21,834,000       21,939,000       5.5 %     21,678,000       21,775,000  
Virginia Little Creek
    100.0 %   Aug 2013     5.2 %     4,994,000       5,025,000       6.1 %     4,826,000       4,846,000  
Virginia Little Creek
    100.0 %   Sep 2021     5.2 %     464,000       471,000       8.0 %     401,000       405,000  
Wal-Mart Center
    100.0 %   Nov 2015     5.1 %     5,870,000       5,896,000       5.1 %     5,870,000       5,896,000  
Washington Center Shoppes
    100.0 %   Dec 2012     5.9 %     8,662,000       8,691,000       5.9 %     8,662,000       8,691,000  
West Bridgewater
    100.0 %   Sep 2016     6.5 %     10,904,000       10,901,000       6.2 %     11,000,000       11,000,000  
Westlake Discount Drug Mart Plaza
    100.0 %   Dec 2016     5.6 %     3,249,000       3,261,000       5.6 %     3,249,000       3,261,000  
Yorktowne Plaza
    100.0 %   Jul 2014     6.1 %     20,656,000       20,740,000       6.0 %     20,686,000       20,770,000  
 
                                                               
                 
Total fixed-rate mortgages
          6.1 years     5.8 %     700,198,000       655,681,000       5.8 %   $ 698,805,000     $ 652,525,000  
                                         
            [weighted average]                   [weighted average]        
 
                                                               
Variable-rate mortgages:
                                                               
Crossroads II
    60.0 %                           371,000                          
Crossroads II
    60.0 %                           2,750,000                          
Shore Mall
    100.0 %   Sep 2011     5.9 %     21,000,000       21,000,000                          
Upland Square
    60.0 %   Sep 2011     2.8 %     37,181,000       29,181,000                          
 
                                                               
                                     
Total variable-rate mortgages
          2.5 years     3.9 %     58,181,000       53,302,000                          
                                                     
            [weighted average]                                        
 
                                                               
                                     
Total mortgages
          5.9 years     5.6 %     758,379,000       708,983,000                          
                                                     
            [weighted average]                                        
 
                                                               
Secured revolving credit facilties:
                                                               
Stabilized property facility (a)
    100.0 %   Jan 2010     1.8 %     276,035,000       250,190,000                          
Development property facility (a)
    100.0 %   Jun 2011     2.8 %     60,890,000       54,300,000                          
 
                                                               
                                     
 
          1.1 years     2.0 %     336,925,000       304,490,000                          
                                                     
            [weighted average]                                        
 
                                                               
                                                     
Total debt
          4.4 years     4.5 %   $ 1,095,304,000     $ 1,013,473,000                          
                                                     
            [weighted average]                                        
Pro rata share of total debt
                          $ 978,716,000     $ 925,353,000                          
                                                     

27


 

CEDAR SHOPPING CENTERS, INC.
Debt Summary (Continued)
As of March 31, 2009
                                 
Maturity                   Secured        
schedule   Scheduled     Balloon     revolving        
by year   amortization     payments     credit facilities(a)     Total  
     
 
                               
2009
  $ 6,198,000                     $ 6,198,000  
2010
    8,743,000     $ 9,300,000     $ 276,035,000       294,078,000  
2011
    9,120,000       113,966,000       60,890,000       183,976,000  
2012
    10,147,000       29,638,000               39,785,000  
2013
    9,422,000       54,945,000               64,367,000  
2014
    7,707,000       130,489,000               138,196,000  
2015
    5,726,000       119,696,000               125,422,000  
2016
    4,135,000       118,839,000               122,974,000  
2017
    2,060,000       90,612,000               92,672,000  
2018
    1,282,000       18,972,000               20,254,000  
 
                               
Thereafter
    6,893,000       489,000               7,382,000  
 
                               
     
 
  $ 71,433,000     $ 686,946,000     $ 336,925,000     $ 1,095,304,000  
     
 
(a)   The Company has the option to extend the development property credit facility, which is due in June 2011, for one year beyond that date.

28


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Joint Venture Properties
Balance Sheet Information
                                                         
            As of March 31, 2009
                    Mortgage   Other assets/    
    Partners’   Real estate,   loans   liabilities,   Equity (a)
Joint venture   percent   net   payable   net   Partners   Cedar (b)   Total
 
 
                                                       
Homburg
    80 %   $ 154,526,752     $ (105,361,866 )   $ 5,195,942     $ 53,381,170     $ 979,658     $ 54,360,828  
PCP (c)
    60 %   $ 72,740,465     $ (52,961,116 )   $ 56,857     $ 11,134,258       8,701,948       19,836,206  
WP Realty (d )
    25 %     19,676,276             (826,909 )     4,167,745       14,681,622       18,849,367  
Fameco I (e)
    40 %     67,263,458       (37,180,700 )     (4,223,394 )     1,048,000       24,811,364       25,859,364  
Fameco II (f)
    40 %     22,773,739       (1,302,676 )     (7,663,878 )           13,807,185       13,807,185  
Hirshland (g)
    40 %     11,298,154             (438,919 )     (81,472 )     10,940,707       10,859,235  
Other
    50 %     2,680,126             (1,433,853 )     21,897       1,224,376       1,246,273  
 
                                                       
             
 
          $ 350,958,970     $ (196,806,358 )   $ (9,334,154 )   $ 69,671,598     $ 75,146,860     $ 144,818,458  
             
                                                         
    As of December 31, 2008
                    Mortgage   Other assets/    
    Partners’   Real estate,   loans   liabilities,   Equity (a)
Joint venture   percent   net   payable   net   Partners   Cedar (b)   Total
 
 
                                                       
Homburg
    80 %   $ 155,286,146     $ (105,720,241 )   $ 4,150,863     $ 53,008,099     $ 708,669     $ 53,716,768  
WP Realty (d )
    25 %     19,786,741             (1,072,232 )     4,170,986       14,543,523       18,714,509  
Fameco I (e)
    40 %     61,314,775       (29,180,877 )     (3,139,893 )     1,048,000       27,946,005       28,994,005  
Fameco II (f)
    40 %     21,749,339       (8,862,327 )     (8,447,706 )           4,439,306       4,439,306  
Hirshland (g)
    40 %     10,511,099             (554,302 )     (77,453 )     10,034,250       9,956,797  
 
                                                       
             
 
          $ 268,648,100     $ (143,763,445 )   $ (9,063,270 )   $ 58,149,632     $ 57,671,753     $ 115,821,385  
             
                                                         
    As of September 30, 2008
                    Mortgage   Other assets/    
    Partners’   Real estate,   loans   liabilities,   Equity (a)
Joint venture   percent   net   payable   net   Partners   Cedar (b)   Total
 
 
                                                       
Homburg
    80 %   $ 156,145,335     $ (106,062,518 )   $ 6,419,345     $ 53,301,842     $ 3,200,320     $ 56,502,162  
WP Realty (d )
    25 %     19,892,499             (1,056,987 )     4,205,948       14,629,564       18,835,512  
Fameco I (e)
    40 %     44,153,571       (17,303,031 )     1,682,203       1,048,000       27,484,743       28,532,743  
Fameco II (f)
    40 %     21,021,646       (8,800,418 )     (2,462,034 )     244,499       9,514,695       9,759,194  
Hirshland (g)
    40 %     1,085             200,000       (8,556 )     209,641       201,085  
 
                                                       
             
 
          $ 241,214,136     $ (132,165,967 )   $ 4,782,527     $ 58,791,733     $ 55,038,963     $ 113,830,696  
             
                                                         
    As of June 30, 2008
                    Mortgage   Other assets/    
    Partners’   Real estate,   loans   liabilities,   Equity (a)
Joint venture   percent   net   payable   net   Partners   Cedar (b)   Total
 
 
                                                       
Homburg
    80 %   $ 157,223,806     $ (106,387,913 )   $ 4,990,722     $ 52,946,428     $ 2,880,187     $ 55,826,615  
WP Realty (d )
    25 %     19,967,887             (1,474,302 )     4,149,674       14,343,911       18,493,585  
Fameco I (e)
    40 %     35,345,662       (13,908,207 )     22,101       1,048,000       20,411,556       21,459,556  
Fameco II (f)
    40 %     20,313,003       (8,718,400 )     (1,744,352 )     543,389       9,306,862       9,850,251  
 
                                                       
             
 
          $ 232,850,358     $ (129,014,520 )   $ 1,794,169     $ 58,687,491     $ 46,942,516     $ 105,630,007  
             
                                                         
    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 (d )
    25 %     19,939,889             (1,741,210 )     4,078,277       14,120,402       18,198,679  
Fameco I (e)
    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  
             

29


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Joint Venture Properties
Income Statement Information
                                                                                         
            Three months ended March 31, 2009
            Property-level operations   Share of property net income (a)
    Partners’           Operating   Cedar   Depreciation/   Operating   Non-op           <<< Partners >>>    
Joint venture   percent   Revenues   expenses   mgt. Fees   amortization   income   inc/exp (i)   Net income   Regular   Preference   Cedar (b)
     
 
                                                                                       
Homburg
    80 %   $ 4,040,567     $ 859,937     $ 138,851     $ 1,090,521     $ 1,951,258     $ 1,484,923     $ 466,335     $ 373,068     $     $ 93,267  
PCP (c)
    60 %     1,263,262       1,515,897       31,367       442,455       (726,457 )     516,446       (1,242,903 )     (745,742 )             (497,161 )
WP Realty (d )
    25 %     573,223       453,149             133,039       (12,965 )     0       (12,965 )     (3,241 )           (9,724 )
Fameco I (e)
    40 %                                                            
Fameco II (f)
    40 %                                                            
Hirshland (g)
    40 %                                                            
Other
    50 %     115,760.00       50,370.00       3,910.00       22,640.00       38,840.00             38,840       21,897             16,943  
 
                                                                                       
                 
 
          $ 5,992,812     $ 2,879,353     $ 174,128     $ 1,688,655     $ 1,250,676     $ 2,001,369     $ (750,693 )   $ (354,018 )   $     $ (396,675 )
                 
                                                                                         
            Three months ended December 31, 2008
            Property-level operations   Share of property net income (a)
    Partners’           Operating   Cedar   Depreciation/   Operating   Non-op           <<< Partners >>>    
Joint venture   percent   Revenues   expenses   mgt. Fees   amortization   income   inc/exp (i)   Net income   Regular   Preference   Cedar (b)
     
 
                                                                                       
Homburg
    80 %   $ 4,626,274     $ 842,424     $ 275,096     $ 1,220,614     $ 2,288,140     $ 1,521,444     $ 766,696     $ 613,357     $     $ 153,339  
WP Realty (d )
    25 %     691,989       436,632             136,291       119,066       (17,087 )     136,153       34,038             102,115  
Fameco I (e)
    40 %                                                            
Fameco II (f)
    40 %                                   224,109       (224,109 )     (89,644 )           (134,465 )
Hirshland (g)
    40 %                                                            
 
                                                                                       
                 
 
          $ 5,318,263     $ 1,279,056     $ 275,096     $ 1,356,905     $ 2,407,206     $ 1,728,466     $ 678,740     $ 557,751     $     $ 120,989  
                 
                                                                                         
            Three months ended September 30, 2008
            Property-level operations   Share of property net income (a)
    Partners’           Operating   Cedar   Depreciation/   Operating   Non-op           <<< Partners >>>    
Joint venture   percent   Revenues   expenses   mgt. Fees   amortization   income   inc/exp (i)   Net income   Regular   Preference   Cedar (b)
     
 
                                                                                       
Homburg
    80 %   $ 3,936,380     $ 712,011     $ 112,530     $ 1,142,039     $ 1,969,800     $ 1,525,530     $ 444,270     $ 355,416     $     $ 88,854  
WP Realty (d )
    25 %     754,175       383,033             169,546       201,596       (23,498 )     225,094       56,274             168,821  
Fameco I (e)
    40 %                                                            
Fameco II (f)
    40 %                                                            
Hirshland (g)
    40 %                                                            
 
                                                                                       
                 
 
          $ 4,690,555     $ 1,095,044     $ 112,530     $ 1,311,585     $ 2,171,396     $ 1,502,032     $ 669,364     $ 411,690     $     $ 257,675  
                 
                                                                                         
            Three months ended June 30, 2008
            Property-level operations   Share of property net income (a)
    Partners’           Operating   Cedar   Depreciation/   Operating   Non-op           <<< Partners >>>    
Joint venture   percent   Revenues   expenses   mgt. Fees   amortization   income   inc/exp (i)   Net income   Regular   Preference   Cedar (b)
     
 
                                                                                       
Homburg
    80 %   $ 3,904,638     $ 658,110     $ 98,176     $ 1,130,663     $ 2,017,689     $ 1,512,825     $ 504,864     $ 403,891     $     $ 100,973  
WP Realty (d )
    25 %     724,064       380,494             124,960       218,610       (92,250 )     310,860       77,715             233,145  
Fameco I (e)
    40 %                                                            
Fameco II (f)
    40 %                                                            
 
                                                                                       
                 
 
          $ 4,628,702     $ 1,038,604     $ 98,176     $ 1,255,623     $ 2,236,299     $ 1,420,575     $ 815,724     $ 481,606     $     $ 334,118  
                 
                                                                                         
            Three months ended March 31, 2008
            Property-level operations   Share of property net income (a)
    Partners’           Operating   Cedar   Depreciation/   Operating   Non-op           <<< Partners >>>    
Joint venture   percent   Revenues   expenses   mgt. Fees   amortization   income   inc/exp (i)   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 (d )
    25 %     758,175       381,997             166,393       209,785       (116,732 )     326,517       81,629             244,888  
Kimco (h)
    70% - 75 %     1,195,802       260,353       31,272       230,476       673,701       388,956       284,745       242,662       4,488       37,595  
Fameco I (e)
    40 %                                                            
 
                                                                                       
                 
 
          $ 6,009,857     $ 1,454,409     $ 140,906     $ 1,543,169     $ 2,871,373     $ 1,788,296     $ 1,083,077     $ 701,743     $ 4,488     $ 376,846  
                 

30


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Joint Venture Properties
FFO Allocation
                                 
            Three months ended March 31, 2009
    Partners’   Share of FFO (a)
Joint venture   percent   Partners   Cedar (b)   Total
     
 
                               
Homburg
    80 %   $ 1,245,485     $ 311,372     $ 1,556,857  
PCP (c)
    60 %     (480,269 )     (320,179 )     (800,448 )
WP Realty (d )
    25 %     30,019       90,056       120,075  
Fameco I (e)
    40 %                  
Fameco II (f)
    40 %                  
Hirshland (g)
    40 %                  
Other
    50 %     36,342       25,138       61,480  
 
                               
             
 
          $ 831,577     $ 106,387     $ 937,964  
             
                                 
            Three months ended December 31, 2008
    Partners’   Share of FFO (a)
Joint venture   percent   Partners   Cedar (b)   Total
     
 
                               
Homburg
    80 %   $ 1,589,848     $ 397,462     $ 1,987,310  
WP Realty (d )
    25 %     68,111       204,334       272,445  
Fameco I (e)
    40 %                  
Fameco II (f)
    40 %     (89,644 )     (134,465 )     (224,109 )
Hirshland (g)
    40 %                  
 
                               
             
 
          $ 1,568,315     $ 467,331     $ 2,035,646  
             
                                 
            Three months ended September 30, 2008
    Partners’   Share of FFO (a)
Joint venture   percent   Partners   Cedar (b)   Total
     
 
                               
Homburg
    80 %   $ 1,269,047     $ 317,262     $ 1,586,309  
WP Realty (d )
    25 %     98,660       295,980       394,640  
Fameco I (e)
    40 %                  
Fameco II (f)
    40 %                  
Hirshland (g)
    40 %                  
 
                               
             
 
          $ 1,367,707     $ 613,242     $ 1,980,949  
             
                                 
            Three months ended June 30, 2008
    Partners’   Share of FFO (a)
Joint venture   percent   Partners   Cedar (b)   Total
     
 
                               
Homburg
    80 %   $ 1,308,422     $ 327,105     $ 1,635,527  
WP Realty (d )
    25 %     108,955       326,865       435,820  
Fameco I (e)
    40 %                  
Fameco II (f)
    40 %                  
 
                               
             
 
          $ 1,417,377     $ 653,970     $ 2,071,347  
             
                                 
            Three months ended March 31, 2008
    Partners’   Share of FFO (a)
Joint venture   percent   Partners   Cedar (b)   Total
     
 
                               
Homburg
    80 %   $ 1,294,491     $ 323,623     $ 1,618,114  
WP Realty (d )
    25 %     123,228       369,682       492,910  
Kimco (h)
    70% - 75 %     363,138       245,759       608,897  
Fameco I (e)
    40 %                  
 
                               
             
 
          $ 1,780,857     $ 939,064     $ 2,719,921  
             

31


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Joint Venture Properties
Notes:
(a)   The Partners’ and Cedar’s respective shares of equity, net income 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 in December 2007.
 
(c)   Cedar has a 40% interest in two joint ventures formed for the acquisitions of New London Mall and San Souci Plaza in January and February 2009, respectively. The loss reflected during the three months ended March 31, 2009 represents the expensing of transaction costs in connection with the properties’ acquisitions, in accordance with the adoption of SFAS 141R, which became effective January 1, 2009.
 
(d)   On January 3, 2008, Cedar entered into a joint venture agreement, retaining a 75% interest, for the redevelopment of the Columbia Mall property and adjacent land parcels.
 
(e)   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 (Upland Square) in Pottsgrove, PA, and is to receive a preferred rate of return on its investment, if earned.
 
(f)   Cedar has a 60% interest in a consolidated joint venture formed for the construction and development of an estimated 137,000 sq. ft. shopping center (Crossroads II) in Stroudsburg, PA, and is to receive a preferred rate of return on its investment, if earned.
 
(g)   Cedar has a 60% interest in a consolidated joint venture formed for the acquisition, construction and development of an estimated 54,000 sq. ft. shopping center (Heritage Crossing) in Limerick, PA and is to receive a preferred rate of return on its investment, if earned.
 
(h)   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 are for the periods prior to their becoming wholly-owned properties.
 
(i)   Non-operating income and expense consists principally of interest expense and amortization of deferred financing costs.

32