Exhibit 99.2

 

CEDAR SHOPPING CENTERS, INC.

Supplemental Financial Information

September 30, 2005

(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
September 30, 2005
(unaudited)

TABLE OF CONTENTS

Disclosures  3-4
Summary Financial Data  5-6
Consolidated Balance Sheets Information (wholly-owned and joint  venture properties) 7
Consolidated Statements of Income Information (wholly-owned  and joint venture properties)  8-9
Reconciliation of Net Income Applicable to Common Shareholders to Funds From Operations (“FFO”) 10
Property Summary   11-17
Debt Summary 18-19
Consolidated Joint Ventures Information 20-21
Tenant Concentration Schedule 22
Lease Expiration Schedule 23

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Cedar Shopping Centers, Inc.
Supplemental Financial Information
September 30, 2005
(unaudited)

Disclosures  
   
Forward Looking Statements
 

Statements made or incorporated by reference in the 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 belief, expectations, or intentions regarding future performance or future events or trends. While forward-looking statements reflect good faith beliefs, 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 a difference 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 tenants; the continuing availability of shopping center acquisitions, and development and redevelopment opportunities, on favorable terms; the availability of equity and debt capital in the public and private markets; changes in interest rates; the fact that returns from development, redevelopment and acquisition activities may not be at expected levels; the Company’s potential inability to realize the level of proceeds from property sales as initially expected; inherent risks 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, and market factors involved in the pricing of material and labor; the need to renew leases or re-let space upon the expiration of current leases; and the financial flexibility to refinance debt obligations when due.

Basis of Presentation  

The information contained in the Supplemental Financial Information is unaudited and does not purport to disclose all items required by GAAP. The information contained herein should be read in conjunction with the Company’s Form 10-K for the year ended December 31, 2004 and Form 10-Q for the quarter ended September 30, 2005.

Cedar Shopping Centers Partnership, L.P. (the "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. As of September 30, 2005, the Company owned a 94.9% economic interest in, and is the sole general partner of, the OP. The limited partners’ interest in the OP 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 joint ventures, the Company has general partnership interests ranging from 20% to 50% and, since the Company is the sole general partner and exercises substantial operating control over these entities, such partnerships are included in the consolidated financial statements.

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Use of Funds From Operations (“FFO”) as a Non-GAAP Financial Measure

Funds From Operations (“FFO”) is a widely-recognized measure of REIT performance. The Company computes FFO in accordance with the “White Paper” on FFO published by the National Association of Real Estate Investment Trusts (“NAREIT”), which defines FFO as net income applicable to common shareholders (determined in accordance with GAAP), excluding gains or losses from debt restructurings and sales of properties, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Adjustments for unconsolidated partnerships and joint ventures are computed to reflect FFO on the same basis. In computing FFO, the Company does not add back to net income applicable to common shareholders the amortization of costs incurred in connection with its financing or hedging activities, or depreciation of non-real estate assets, but does add back to net income applicable to common shareholders those items that are defined as “extraordinary” under GAAP. FFO does not represent cash generated from operating activities in accordance with GAAP and should not be considered as an alternative to net income applicable to common shareholders (determined in accordance with GAAP) as an indication of the Company’s performance or to cash flow from operating activities (determined in accordance with GAAP) as a measure of liquidity. Since the NAREIT White Paper only provides guidelines for computing FFO, the computation of FFO may vary from one company to another. FFO is not necessarily indicative of cash available to fund ongoing cash needs.

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Cedar Shopping Centers, Inc.
Summary Financial Data
(unaudited)

      September 30,     December 31,  
      2005     2004  
   

 

 
Equity market capitalization (end of period):               
8-7/8% Series A Cumulative Redeemable               
   Preferred Stock shares outstanding      3,550,000     2,350,000  
Closing market price    26.00   26.39  
               
Common shares outstanding      28,508,935     19,350,981  
OP Units outstanding      1,545,808     454,469  
Closing market price    14.47   14.30  
               
Equity market capitalization    527,192,000   345,234,000  
Pro rata share of outstanding debt      334,264,000     212,142,000  
   

 

 
Total capitalization    861,456,000   557,376,000  
   

 

 
Ratio of pro rata share of outstanding debt to total capitalization       38.8 %   38.1   %
   

 

 
Ratio of pro rata share of outstanding debt to capitalization without Preferred Stock       43.5 %   42.8   %
   

 

 
               
      Three months ended September 30  
   
 
      2005     2004  
   

 

 
Total revenues    20,551,000   12,447,000  
Net income applicable to common shareholders    1,636,000   1,208,000  
   Per common share    0.06   0.07  
Dividends to common shareholders    5,049,000   3,703,000  
   Per common share    0.225   0.225  
FFO    7,237,000   3,691,000  
   Per common share/OP unit    0.27   0.22  
               
Average number of common shares:               
Shares used in determination of earnings per share      25,390,000     16,456,000  
Additional shares assuming conversion of OP Units      1,578,000     454,000  
   

 

 
Shares used in determination of FFO per share      26,968,000     16,910,000  
   

 

 
         
      Nine months ended September 30,  
   
 
      2005     2004  
   

 

 
Total revenues    54,120,000   36,358,000  
Net income applicable to common shareholders    4,456,000   4,454,000  
   Per common share    0.20   0.70  
Dividends to common shareholders    14,430,000   10,038,000  
   Per common share   0.675   0.610  
FFO    17,591,000   11,313,000  
   Per common share/OP unit    0.75   0.67  
               
Average number of common shares:               
Shares used in determination of earnings per share      22,305,000     16,456,000  
Additional shares assuming conversion of OP Units      1,088,000     449,000  
   

 

 
Shares used in determination of FFO per share      23,393,000     16,905,000  
   

 

 

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Cedar Shopping Centers, Inc.
Summary Financial Data
(unaudited)
(continued)

      September 30,     December 31,  
      2005     2004  
   

 

 
Real estate, net      775,517,000     505,325,000  
Other assets      46,351,000     31,835,000  
   

 

 
Total assets    821,868,000   537,160,000  
   

 

 
               
Total debt    370,397,000   248,630,000  
Other liabilities      37,338,000     34,239,000  
Minority interests     12,403,000     11,995,000  
Limited partners' interest in OP      20,488,000     6,542,000  
Shareholders' equity     381,242,000     235,754,000  
   

 

 
Total liabilities and equity    821,868,000   537,160,000  
   

 

 
               
Fixed-rate mortgages   271,974,000   161,475,000  
Variable-rate mortgages     38,023,000     18,955,000  
   

 

 
Total mortgages      309,997,000     180,430,000  
Secured revolving credit facility      60,400,000     68,200,000  
   

 

 
               
Total debt   370,397,000   248,630,000  
   

 

 
               
Pro rata share of total debt    334,264,000   212,142,000  
   

 

 
               
Weighted average interest rates:              
   Fixed-rate mortgages      5.9   6.5 % 
   Variable-rate mortgages      5.8   4.7 % 
   Total mortgages      5.9   6.3 % 
   Secured variable-rate revolving credit facility      5.3   3.9 % 
   Total debt      5.8   5.7 % 

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CEDAR SHOPPING CENTERS, INC.
Consolidated Balance Sheets Information
(unaudited
) 

  September 30, 2005   December 31, 2004  
















  Joint venture     Wholly-owned   Joint venture     Wholly-owned
Total properties properties Total properties properties
 

 

 

 

 

 

 
Assets:                                     
Real estate:                                     
   Land  $ 146,248,000   $ 14,409,000   $ 131,839,000   $ 97,617,000   $ 14,409,000   $ 83,208,000  
   Buildings and improvements    657,544,000     54,038,000     603,506,000     423,735,000     54,083,000     369,652,000  
 

 

 

 

 

 

 
    803,792,000     68,447,000     735,345,000     521,352,000     68,492,000     452,860,000  
   Less accumulated depreciation    (28,275,000 )    (4,169,000 )    (24,106,000 )    (16,027,000 )    (3,055,000 )    (12,972,000 ) 
Real estate, net    775,517,000     64,278,000     711,239,000     505,325,000     65,437,000     439,888,000  
Cash and cash equivalents    10,690,000         10,690,000     8,457,000         8,457,000  
Cash at joint ventures    1,205,000     1,205,000         1,193,000     1,193,000      
Construction / improvement and other                                     
escrows    5,159,000     1,313,000     3,846,000     5,912,000     1,408,000     4,504,000  
Receivables:                                     
   Rents and other, net    3,759,000     377,000     3,382,000     1,929,000     216,000     1,713,000  
   Straight-line rents    4,225,000     794,000     3,431,000     2,554,000     668,000     1,886,000  
Other assets    6,988,000     519,000     6,469,000     2,379,000     271,000     2,108,000  
Deferred charges, net:                                     
   Leasing costs    8,828,000     333,000     8,495,000     6,163,000     226,000     5,937,000  
   Financing costs    4,512,000     580,000     3,932,000     2,994,000     675,000     2,319,000  
   Other    985,000         985,000     254,000         254,000  
 

 

 

 

 

 

 
   Total assets  $ 821,868,000   $ 69,399,000   $ 752,469,000   $ 537,160,000   $ 70,094,000   $ 467,066,000  
 

 

 

 

 

 

 
Liabilities and shareholders' equity:                                     
Mortgage loans payable  $ 309,997,000   $ 49,723,000   $ 260,274,000   $ 180,430,000   $ 50,224,000   $ 130,206,000  
Secured revolving credit facility    60,400,000         60,400,000     68,200,000         68,200,000  
Accounts payable and accrued expenses    6,939,000     338,000     6,601,000     5,549,000     464,000     5,085,000  
Tenant advance payments and security deposits    4,823,000     424,000     4,399,000     3,463,000     533,000     2,930,000  
Unamortized intangible lease liabilities    25,576,000     1,078,000     24,498,000     25,227,000     1,185,000     24,042,000  
 

 

 

 

 

 

 
   Total liabilities    407,735,000     51,563,000     356,172,000     282,869,000     52,406,000     230,463,000  
 

 

 

 

 

 

 
Minority interests    12,403,000     12,403,000         11,995,000     11,995,000      
Limited partners' interest in consolidated OP    20,488,000     277,000     20,211,000     6,542,000     154,000     6,388,000  
Equity (a)    381,242,000     5,156,000     376,086,000     235,754,000     5,539,000     230,215,000  
 

 

 

 

 

 

 
   Total liabilities and equity  $ 821,868,000   $ 69,399,000   $ 752,469,000   $ 537,160,000   $ 70,094,000   $ 467,066,000  
 

 

 

 

 

 

 
                                     

                                   
(a) Equity includes net receivable/payable balances, on open account, between joint venture and wholly-owned properties.

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CEDAR SHOPPING CENTERS, INC.
Consolidated Statements of Income Information
(unaudited)

  Three months ended September 30, 2005     Three months ended September 30, 2004  
















Total     Joint venture     Wholly-owned   Total     Joint venture     Wholly-owned
 











 
Revenues:                                     
   Rents:                                     
       Base rents  $ 14,425,000   $  1,787,000   $  12,638,000   $  9,178,000   $ 1,770,000   $  7,408,000  
       Percentage rents    152,000     3,000     149,000     70,000     1,000     69,000  
       Straight-line rents    735,000     48,000     687,000     260,000     63,000     197,000  
       Amortization of intangible lease liabilities    1,074,000     36,000     1,038,000     579,000     32,000     547,000  
 

 

 

 

 

 

 
    16,386,000     1,874,000     14,512,000     10,087,000     1,866,000     8,221,000  
   Expense recoveries    4,011,000     591,000     3,420,000     2,253,000     331,000     1,922,000  
   Other    154,000         154,000     107,000         107,000  
 

 

 

 

 

 

 
   Total revenues    20,551,000     2,465,000     18,086,000     12,447,000     2,197,000     10,250,000  
 

 

 

 

 

 

 
Expenses:                                     
                                       
   Operating, maintenance and management    3,661,000     493,000     3,168,000     2,349,000     305,000     2,044,000  
   Real estate and other property-related taxes    1,961,000     220,000     1,741,000     1,363,000     220,000     1,143,000  
   General and administrative    1,317,000         1,317,000     706,000         706,000  
   Depreciation and amortization    5,643,000     384,000     5,259,000     2,911,000     346,000     2,565,000  
 

 

 

 

 

 

 
   Total expenses    12,582,000     1,097,000     11,485,000     7,329,000     871,000     6,458,000  
 

 

 

 

 

 

 
Operating income    7,969,000     1,368,000     6,601,000     5,118,000     1,326,000     3,792,000  
Non-operating income and expense:                                     
Interest expense    (3,517,000 )    (965,000 )    (2,552,000 )    (2,462,000 )    (946,000 )    (1,516,000 ) 
Amortization of deferred financing costs    (335,000 )    (33,000 )    (302,000 )    (247,000 )    (32,000 )    (215,000 ) 
Interest income    19,000     5,000     14,000     17,000         17,000  
 

 

 

 

 

 

 
   Total non-operating income and expense    (3,833,000 )    (993,000 )    (2,840,000 )    (2,692,000 )    (978,000 )    (1,714,000 ) 
 

 

 

 

 

 

 
Income before minority and limited partners' interests    4,136,000     375,000     3,761,000     2,426,000     348,000     2,078,000  
   Minority interests    (307,000 )    (307,000 )        (274,000 )    (274,000 )     
   Limited partners' interest    (224,000 )    (4,000 )    (220,000 )    (33,000 )    (2,000 )    (31,000 ) 
 

 

 

 

 

 

 
Net income    3,605,000     64,000     3,541,000     2,119,000     72,000     2,047,000  
                                     
Preferred distribution requirements    (1,969,000 )        (1,969,000 )    (911,000 )        (911,000 ) 
 

 

 

 

 

 

 
Net income applicable to common shareholders  $ 1,636,000   $  64,000   $  1,572,000   $  1,208,000   $ 72,000   $  1,136,000  
 

 

 

 

 

 

 
Per common share  $ 0.06   $    $  0.06   $  0.07   $ 0.00   $  0.07  
 

 

 

 

 

 

 
Average number of common shares outstanding    25,390,000     25,390,000     25,390,000     16,456,000     16,456,000     16,456,000  
 

 

 

 

 

 

 

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CEDAR SHOPPING CENTERS, INC.
Consolidated Statements of Income Information
(unaudited)

  Nine months ended September 30, 2005     Nine months ended September 30, 2004  
 







 







 
         Total   Joint venture   Wholly-owned     Total   Joint venture   Wholly-owned  
 

 

 

 

 

 

 
Revenues:                                    
   Rents:                                     
       Base rents  $ 37,958,000   $ 5,467,000   $  32,491,000   $  26,001,000   $ 5,256,000   $  20,745,000  
       Percentage rents    375,000     8,000     367,000     374,000     20,000     354,000  
       Straight-line rents    1,669,000     127,000     1,542,000     905,000     204,000     701,000  
       Amortization of intangible lease liabilities    2,918,000     107,000     2,811,000     1,555,000     114,000     1,441,000  
 

 

 

 

 

 

 
    42,920,000     5,709,000     37,211,000     28,835,000     5,594,000     23,241,000  
   Expense recoveries    10,902,000     1,381,000     9,521,000     7,188,000     1,257,000     5,931,000  
   Other    298,000         298,000     335,000     11,000     324,000  
 

 

 

 

 

 

 
Total revenues    54,120,000     7,090,000     47,030,000     36,358,000     6,862,000     29,496,000  
 

 

 

 

 

 

 
Expenses:                                     
   Operating, maintenance and management    10,233,000     1,135,000     9,098,000     7,746,000     1,056,000     6,690,000  
   Real estate and other property-related taxes    5,351,000     661,000     4,690,000     3,707,000     655,000     3,052,000  
   General and administrative    3,483,000         3,483,000     2,333,000         2,333,000  
   Depreciation and amortization    13,574,000     1,147,000     12,427,000     7,978,000     1,027,000     6,951,000  
 

 

 

 

 

 

 
   Total expenses    32,641,000     2,943,000     29,698,000     21,764,000     2,738,000     19,026,000  
 

 

 

 

 

 

 
Operating income    21,479,000     4,147,000     17,332,000     14,594,000     4,124,000     10,470,000  
Non-operating income and expense:                                     
Interest expense    (9,798,000 )    (2,892,000 )    (6,906,000 )    (7,561,000 )    (2,949,000 )    (4,612,000 ) 
Amortization of deferred financing costs    (771,000 )    (101,000 )    (670,000 )    (736,000 )    (96,000 )    (640,000 ) 
Interest income    51,000     12,000     39,000     48,000         48,000  
 

 

 

 

 

 

 
   Total non-operating income and expense    (10,518,000 )    (2,981,000 )    (7,537,000 )    (8,249,000 )    (3,045,000 )    (5,204,000 ) 
 

 

 

 

 

 

 
Income before minority and limited partners' interests    10,961,000     1,166,000     9,795,000     6,345,000     1,079,000     5,266,000  
   Minority interests    (950,000 )    (950,000 )        (858,000 )    (858,000 )     
   Limited partners' interest    (338,000 )    (10,000 )    (328,000 )    (122,000 )    (6,000 )    (116,000 ) 
 

 

 

 

 

 

 
Net income    9,673,000     206,000     9,467,000     5,365,000     215,000     5,150,000  
Preferred distribution requirements    (5,217,000 )        (5,217,000 )    (911,000 )        (911,000 ) 
 

 

 

 

 

 

 
                                     
Net income applicable to common shareholders $ 4,456,000   $  206,000   $  4,250,000   $  4,454,000   $  215,000   $  4,239,000  
 

 

 

 

 

 

 
Per common share  $ 0.20   $  0.01   $  0.19   $  0.27   $  0.01   $  0.26  
 

 

 

 

 

 

 
                                     
Average number of common shares outstanding   22,305,000     22,305,000     22,305,000     16,456,000     16,456,000     16,456,000  
 

 

 

 

 

 

 

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CEDAR SHOPPING CENTERS, INC.
Reconciliation of Net Income to
Funds From Operations ("FFO")
(unaudited)

  Three months ended September 30   Nine months ended September 30  
 
 
 
  2005   2004   2005   2004  
 
 
 
 
 
Net income applicable to common shareholders (a) $ 1,636,000   $ 1,208,000   $ 4,456,000   $ 4,454,000  
Add (deduct):                        
   Depreciation and amortization   5,624,000     2,671,000     13,525,000     7,369,000  
   Limited partners' interest   224,000     33,000     338,000     122,000  
   Minority interests   307,000     274,000     950,000     858,000  
   Minority interests' share of FFO   (554,000 )    (495,000 )    (1,678,000 )    (1,490,000 ) 
 

 

 

 

 
Funds from operations $ 7,237,000   $ 3,691,000   $ 17,591,000   $ 11,313,000  
 

 

 

 

 
FFO per common share (assuming conversion of OP Units) $ 0.27   $ 0.22   $ 0.75   $ 0.67  
 

 

 

 

 
Average number of common shares:                        
Shares used in determination of earnings per share   25,390,000     16,456,000     22,305,000     16,456,000  
Additional shares assuming conversion of OP Units   1,578,000     454,000     1,088,000     449,000  
 

 

 

 

 
Shares used in determination of FFO per share   26,968,000     16,910,000     23,393,000     16,905,000  
 

 

 

 

 

(a) "Net income applicable to common shareholders" includes income from amortization of intangible lease liabilities of $1,074,000, $579,000, $2,918,000 and $1,555,000, respectively. The minority interests' share of such amortization was $26,000, $36,000, $80,000 and $111,000, respectively. Net income applicable to common shareholders also includes a charge for the ineffective portion of the change in the fair value of the Company's derivative financial instruments of $0, $236,000, $0 and $596,000, respectively (included in amortization expense). Minority interests did not share in such charge.

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CEDAR SHOPPING CENTERS, INC.
Property Summary
As of September 30, 2005

     
                  Average base   Major tenants [>=20,000 SF of GLA]   
  Year   Percent   Gross leasable   Year built/ year   Number of   Percent   rent per  
 
Property acquired   owned (2)   area "GLA"   last renovated   tenants   occupied   leased SF   Name   SF   Lease expiration  



 
 
 

 
 
 
 
 
STABILIZED PROPERTIES (1):                                          
The Point Shopping Center 2000   100 % 255,447   1972/2001   18   93 % $ 10.36   Giant Foods   55,000   07/31/2021  
Harrisburg, PA                               Burlington Coat Factory   76,665   01/31/2011  
                                Staples   24,000   08/31/2013  
                                A.C. Moore   20,000   07/31/2008  
                                           
Academy Plaza 2001   100 % 152,878   1965/1998   33   99 %   11.36   Acme Markets   50,918   09/31/2018  
Philadelphia, PA                               Raising Horizons Charter School   20,092   08/31/2005  
                                           
Port Richmond Village 2001   100 % 154,908   1988   29   97 %   12.05   Thriftway   40,000   10/31/2008  
Philadelphia, PA                               Pep Boys   20,615   02/28/2009  
                                           
Washington Center Shoppes 2001   100 % 153,260   1979/1995   29   99 %   7.60   Acme Markets   66,046   12/02/2020  
Washington Township, NJ                               Powerhouse Gym   20,742   12/31/2012  
                                           
Loyal Plaza 2002   25 % 293,825   1969/2000   26   100 %   7.50   K-Mart   102,558   08/31/2011  
Williamsport, PA                               Giant Foods   66,935   10/31/2019  
                                Staples   20,555   11/30/2014  
                                           
LA Fitness Facility 2002   50 % 41,000   2003   1   100 %   18.09   LA Fitness   41,000   12/31/2018  
Fort Washington, PA                                          
                                           
Fairview Plaza 2003   30 % 69,579   1992   5   97 %   11.40   Giant Foods   59,237   02/28/2017  
New Cumberland, PA                                          
                                           
Halifax Plaza 2003   30 % 54,150   1994   9   100 %   10.89   Giant Foods   32,000   10/31/2019  
Halifax, PA                                          
                                           
Newport Plaza 2003   30 % 66,789   1996   9   100 %   10.12   Giant Foods   43,400   05/31/2021  
Newport, PA                                          
                                           
Pine Grove Plaza 2003   100 % 79,306   2001/2002   16   100 %   10.60   Peebles   24,963   01/31/2022  
Pemberton Township, NJ                                          
                                           
Swede Square 2003   100 % 98,792   1980/2004   16   88 %   13.16   LA Fitness   37,200   06/30/2016  
East Norriton, PA                                          

11


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CEDAR SHOPPING CENTERS, INC.
Property Summary
As of September 30, 2005
(continued)

        Gross                      
        leasable   Year built/   Number       Average   Major tenants [>=20,000 SF of GLA]  
  Year
Percent
  area   year last   of   Percent   base rent per  
 
Property acquired owned (2)   " GLA"   renovated   tenants   occupied   leased SF   Name   SF   Lease expiration  



 
 
 
 
 
 
 
 
 
Valley Plaza 2003   100 % 191,189   1975/1994   7   100 % 4.39   K-Mart   95,810   09/30/2009  
Hagerstown, MD                             Ollie's   41,888   03/31/2011  
                              Tractor Supply   32,095   05/31/2010  
                                         
Wal-Mart Center 2003   100 % 155,842   1972/2000   8   95 % 5.51   Wal-Mart   95,482   01/31/2020  
Southington, CT                             Namco   20,000   01/31/2011  
                                         
South Philadelphia 2003   100 % 283,415   1950/2003   25   96 % 12.78   Shop Rite   54,388   09/30/2018  
Philadelphia, PA                             Bally's Total Fitness   31,000   05/31/2017  
                              Ross Stores   31,349   01/31/2013  
                              National Wholesale Liquidators   26,000   01/31/2016  
                              Modell's   20,000   01/31/2018  
                              Strauss Discount Auto   20,000   11/30/2013  
                                         
River View Plaza I, II and III 2003   100 % 244,225   1991/1998   20   86 % 16.64   United Artists   77,700   12/31/2018  
Philadelphia, PA                             Pep Boys   22,000   09/30/2014  
                                         
Columbus Crossing 2003   100 % 142,166   2001   9   100 % 15.22   Super Fresh Supermarket   61,506   09/30/2020  
Philadelphia, PA                             Old Navy   25,000   09/30/2008  
                              A.C. Moore   22,000   09/30/2011  
                                         
Sunset Crossing 2003   100 % 74,142   2002   6   96 % 14.43   Giant Foods   54,332   06/30/2022  
Dickson City, PA                                        
                                         
Golden Triangle 2003   100 % 191,581   1960/2005   15   85 % 10.47   LA Fitness   44,796   04/30/2020  
Lancaster, PA                             Marshalls   30,000   05/31/2010  
                              Staples   24,060   05/31/2012  
                              Artesian Outlet   22,000   04/30/2009  
                                         
The Commons 2004   100 % 175,121   2000 - 2003   19   94 % 9.92   Elder-Beerman Stores   54,500   01/31/2017  
DuBois, PA                             Shop 'n Save   52,654   10/07/2015  
                                         
Townfair Center 2004   100 % 203,531   1995 - 2002   12   98 % 7.74   Lowe's Home Centers   95,173   12/31/2015  
White Township, PA                             Shop 'n Save   50,000   02/08/2012  
                                         
Carbondale Plaza 2004   100 % 129,915   1972   10   100 % 4.57   Weis Markets   52,720   02/29/2016  
Carbondale, PA                             Peebles   39,600   01/31/2016  
                                         
Lake Raystown Plaza 2004   100 % 84,292   1995   9   100 % 8.58   Giant Foods   39,244   07/31/2015  
Huntingdon, PA                                        

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CEDAR SHOPPING CENTERS, INC.
Property Summary
As of September 30, 2005
(continued)
 

Gross
  leasable Year built/ Number Average Major tenants [>=20,000 SF of GLA]
Year Percent area year last of Percent base rent per




Property acquired owned (2)  "GLA" renovated tenants occupied leased SF Name SF Lease expiration











Franklin Village Plaza 2004   100 % 303,772 (3) 1987/1989   61   89 % 18.19   Stop & Shop (3)   75,000   10/31/2025
Franklin, MA                             Marshalls   26,890   01/31/2009
The Brickyard 2004   100 % 274,553   1989 - 1990   5   98 % 8.73   Sam's Club   109,755   10/31/2010
Berlin, CT                             The Home Depot Syms   103,003   10/31/2010
                                  38,000   03/31/2010
Kenley Village 2005   100 % 51,894   1988   11    100 % 7.54   Food Lion   29,000   02/11/2009
Hagerstown, MD                                      
St. James Square 2005   100 % 39,903   2000   4   93 %  10.97    Food Lion   33,000   11/14/2020
Hagerstown, MD                                      
Carrolton Discount Drug Mart Plaza 2005   100 % 40,355   2000   4   100 % 7.92   Discount Drug Mart   25,355   03/31/2016
Carrolton, OH                                      
Clyde Discount Drug Mart Plaza 2005   100 % 33,852   2002   2   82 % 9.08   Discount Drug Mart   23,852   03/31/2019
Clyde, OH                                      
CVS at Bradford 2005   100 % 10,722   1996   1   100 % 12.80            
Bradford, PA                                      
CVS at Celina 2005   100 % 10,195   1998   1   100 % 16.50            
Celina, OH                                      
CVS at Erie 2005   100 % 10,125   1997   1   100 % 16.39            
Erie, PA                                      
CVS at Portage Trail 2005   100 % 10,125   1996   1   100 % 13.77            
Akron, OH                                      
CVS at Westfield 2005   100 % 10,125   2000   1   100 % 15.74            
Westfield, NY                                      
Dover Discount Drug Mart Plaza 2005   100 % 38,409   2002   7   100 % 9.01   Discount Drug Mart   24,516   03/31/2013
Dover, OH                                      
East Chestnut 2005   100 % 20,680   1996   4   100 % 16.65            
Lancaster, PA                                      

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CEDAR SHOPPING CENTERS, INC.
Property Summary
As of September 30, 2005
(continued)

Gross
leasable Year built/ Number Average Major tenants [>=20,000 SF of GLA]
Year Percent area year last of Percent base rent per



Property acquired owned (2) "GLA" renovated tenants occupied leased SF Name SF Lease expiration



 
 


 
 


Fairfield Plaza 2005 100 % 71,979   2001/2005 8 100 % 13.51   TJ Maxx 25,257 08/31/2013
New Milford, CT                         Staples 20,388 10/31/2019
Family Dollar at Zanesville 2005   100 % 6,900   2000 1 100 % 8.70        
Zanesville, OH                              
FirstMerit Bank at Akron 2005   100 % 3,200   1996 1 100 % 23.51        
Akron, OH                              
Hudson Discount Drug Mart Plaza 2005   100 % 32,259   2000 1 100 % 10.19   Discount Drug Mart 32,259 03/31/2017
Hudson, OH                              
Lodi Discount Drug Mart Plaza 2005   100 % 38,576   2003 5 100 % 9.27   Discount Drug Mart 24,596 03/31/2019
Lodi, OH                              
McCormick Place 2005   100 % 46,000   1995 2 100 % 8.48   Sam Levin Furniture 40,000 12/31/2011
North Olmsted, OH                              
McDonalds and Waffle House at Medina 2005   100 % 6,000   2003 2 100 % 11.70        
Medina, OH                              
Ontario Discount Drug Mart Plaza 2005   100 % 38,423   2002 3 95 % 6.93   Discount Drug Mart 25,525 03/31/2016
Mansfield, OH                              
Pickerington Discount Drug Mart Plaza 2005   100 % 47,810   2002 9 93 % 11.94   Discount Drug Mart 25,852 08/31/2017
Pickerington, OH                              
Polaris Discount Drug Mart Plaza 2005   100 % 50,289   2001 13 100 % 12.02   Discount Drug Mart 25,861 03/31/2017
Lewis Center, OH                              
Pondside Plaza 2005   100 % 19,340   2003 4 100 % 8.20        
Geneseo, NY                              
Powell Discount Drug Mart Plaza 2005   100 % 49,782   2001 11 100 % 11.96   Discount Drug Mart 25,852 04/10/2017
Powell, OH

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CEDAR SHOPPING CENTERS, INC.
Property Summary
As of September 30, 2005
(continued)

Gross
leasable Year built/ Number Average Major tenants [>=20,000 SF of GLA]
Year Percent area year last of Percent base rent per



Property acquired owned (2) "GLA" renovated tenants occupied leased SF Name SF Lease expiration



 
 


 
 


Rite Aid at Massillon 2005 100 % 10,125   1999   1 100 % 17.91        
Massillon, OH                            
Shelby Discount Drug Mart Plaza 2005 100 % 36,596   2002   5 100 % 9.16   Discount Drug Mart 24,596   03/31/2019
Shelby, OH                            
Staples at Oswego 2005 100 % 23,884   2000   1 100 % 10.90   Staples 23,884   02/28/2015
Oswego, NY                            
Coliseum Marketplace 2005 100 % 105,181   1987/2005   7 89 % 13.25   Farm Fresh 57,662   01/31/2021
Hampton, VA                            
General Booth Plaza 2005 100 % 73,320   1985   13 100 % 11.68   Farm Fresh 53,758   12/31/2013
Virginia Beach, VA                            
Kempsville Crossing 2005 100 % 97,477   1985   14 99 % 1028   Farm Fresh 58,968   01/31/2014
Virginia Beach, VA                            
Liberty Marketplace 2005 100 % 68,200   2003   6 96 % 16.97   Giant Foods 55,000   09/30/2023
DuBois, PA                            
Mechanicsburg Giant 2005 100 % 51,500   2003   1 100 % 20.90   Giant Foods 51,500   06/30/2024
Mechanicsburg, PA                            
Smithfield Plaza 2005 100 % 45,544   1988   1 100 % 10.04   Farm Fresh 45,544   01/31/2014
Smithfield, VA                            
Suffolk Plaza 2005 100 % 67,216   1984   1 100 % 9.40   Farm Fresh 67,216   01/31/2014
Suffolk, VA                            
Virginia Little Creek 2005 100 % 69,620   1966/2001   2 100 % 10.41   Farm Fresh 66,120   01/31/2014
Norfolk, VA                            
Oakland Mills 2005 100 % 58,224   1960's/2004   8 100 % 12.01   Food Lion 43,470   11/30/2018
Columbia, MD                                

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CEDAR SHOPPING CENTERS, INC. 
Property Summary
  As of September 30, 2005 
(continued)

            Gross                                 
          leasable     Year built/    Number         Average    Major tenants [>=20,000 SF of GLA]   
  Year   Percent   area   year last   of   Percent     base rent per   
 
Property  acquired    owned(2)   "GLA"    renovated   tenants    occupied     leased SF    Name    SF    Lease expiration   


 
 
 
 
 
   
 
 
 
 
The Point at Carlisle Plaza 2005   100 % 182,719   1965/1984   23   87 %   7.28   Bon-Ton   59,925   01/25/2010  
Carlisle, PA                               Office Max   22,645   10/01/2012  
                                Dunham Sports   21,300   01/31/2016  
The Shops at Suffolk Downs 2005   100 % 85,777   2005   2   91 %   10.58   Stop & Shop   74,977   09/30/2025  
Revere, MA                                          
Majestic Plaza 2005   100 % 79,180   1960 's 3   85 %   15.58   Farmer Jack   54,650   08/31/2022  
East Lansing, MI                                          
   










           
          5,615,184       582   96 %   10.85              
   










           
DEVELOPMENT/REDEVELOPMENT AND OTHER NON-STABILIZED PROPERTIES:                    
Camp Hill 2002   100 % 419,047   1958/2005   23   76 %   8.70   Boscov's   167,597   09/30/2010  
Camp Hill, PA                               Giant Foods   42,070   01/31/2011  
                                Barnes & Noble   24,908   01/31/2011  
Red Lion 2002   20 % 224,269   1970/2000   16   67 %   12.42   Best Buy Stores   46,000   01/31/2014  
Philadelphia, Pa                               Staples   23,942   07/31/2015  
Huntingdon Plaza 2004   100 % 151,277   1972 - 2003   13   50 %   6.52   Peebles   22,060   01/31/2018  
Huntingdon, PA                                          
Hamburg Commons 2004   100 % 99,488   1988 - 1993   7   71 %   6.32              
Hamburg, PA                                          
Meadows Marketplace 2004   100 % 91,250   2005   N/A       N/A   Giant Foods (4)   66,000   09/30/2025  
South Hanover Township, PA                                          
Centerville Discount Drug Mart Plaza 2005   100 % 49,494   2000   7   72 %   10.61   Discount Drug Mart   24,012   03/31/2016  
Centerville, OH                                          
Dunmore Shopping Center 2005   100 % 101,000   1962   2   66 %   3.35   Eynon Outlet   40,000   02/28/2014  
Dunmore, PA                               Big Lots   26,902   01/31/2007  
Value City Shopping Center 2005   100 % 117,000   1950 's 3   74 %   1.95   Value City Stores   85,000   01/31/2008  
Wyoming, MI                                          
   










           
          1,252,825       71   64 %   7.90              
   










           
TOTAL PORTFOLIO         6,868,009       653   90 % $ 10.47              
   










           

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CEDAR SHOPPING CENTERS, INC.
Property Summary
As of September 30, 2005
(continued)

(1)  “Stabilized properties” are those properties, with no development/redevelopment activities, having an occupancy rate of at least 80%.
   
(2) Other than the partnership owning the Red Lion property, the terms of the several joint venture agreements provide, among other things, that the minority interest partners receive certain preferential returns on their investments prior to any distributions to the Company.
   
(3) Stop & Shop is presently constructing an addition to its existing 55,000 sq. ft. store which will increase the size to 75,000 sq. ft. Upon completion, which is estimated to be in November 2005, the extended lease term will run for 20 years from that date. The total GLA for the shopping center includes approximately 15,000 sq. ft. which will result from the Stop & Shop expansion.
   
(4)  Giant Foods has signed a 20-year lease for a store of approximately 66,000 sq. ft. at Meadows Marketplace. Development activities have commenced and are expected to cost approximately $10 million (including the cost of the land); the Giant Foods Store was competed in October 2005. At present, it is anticipated that this property will contain a total of approximately 91,000 sq. ft. of GLA.

17


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CEDAR SHOPPING CENTERS, INC.
  Debt Summary
As of September 30, 2005
 (unaudited) 

                Balances    Pro rata share   
            Int. rate    


 


 
  Percent   Maturity    Sep 30     Sep 30    Dec 31    Sep 30    Dec 31   
Property  Owned   Date    2005      2005    2004     2005     2004   


 
 
   
 
 
 
 
Fixed-rate mortgages:                           
The Point 100.0 % Sep 2012   7.63 % $ 19,015,000 $ 19,264,000 $ 19,015,000 $ 19,264,000  
Academy Plaza 100.0 % Mar 2013   7.28 %   10,162,000   10,278,000   10,162,000   10,278,000  
Port Richmond Village 100.0 % Apr 2008   7.17 %   11,009,000   11,135,000   11,009,000   11,135,000  
Washington Center Shoppes 100.0 % Nov 2007   7.53 %   5,686,000   5,749,000   5,686,000   5,749,000  
Red Lion 20.0 % Feb 2010   8.86 %   16,349,000   16,459,000   3,270,000   3,292,000  
Loyal Plaza 25.0 % Jun 2011   7.18 %   13,415,000   13,532,000   3,354,000   3,383,000  
Fairview Plaza 30.0 % Feb 2013   5.71 %   5,880,000   5,941,000   1,764,000   1,782,000  
Halifax Plaza 30.0 % Feb 2010   6.83 %   4,033,000   4,100,000   1,210,000   1,230,000  
Newport Plaza 30.0 % Feb 2010   6.83 %   5,155,000   5,237,000   1,546,000   1,571,000  
Pine Grove Plaza 100.0 % Sep 2015   4.98 %   6,200,000   5,738,000   6,200,000   5,738,000  
Pine Grove Plaza 100.0 % Mar 2006   8.50 %   388,000   388,000   388,000   388,000  
Golden Triangle 100.0 % Apr 2008   6.00 %   9,723,000   9,987,000   9,723,000   9,987,000  
Townfair Center 100.0 % Mar 2008   6.00 %   9,981,000   10,167,000   9,981,000   10,167,000  
Franklin Village Plaza 100.0 % Nov 2011   4.81 %   43,500,000   43,500,000   43,500,000   43,500,000  
Centerville Discount Drug Mart 100.0 % May 2015   5.15 %   2,987,000     2,987,000    
Clyde Discount Drug Mart 100.0 % May 2015   5.19 %   2,071,000     2,071,000    
CVS at Bradford 100.0 % Mar 2017   5.16 %   1,117,000     1,117,000    
CVS at Celina 100.0 % Jan 2020   5.16 %   1,803,000     1,803,000    
CVS at Erie 100.0 % Nov 2018   5.16 %   1,499,000     1,499,000    
CVS at Portage Trail 100.0 % Aug 2017   5.00 %   1,186,000     1,186,000    
Dover Discount Drug Mart 100.0 % May 2015   5.20 %   2,265,000     2,265,000    
East Chestnut 100.0 % Apr 2018   5.16 %   2,393,000     2,393,000    
Fairfield Plaza 100.0 % Jul 2015   5.00 %   5,463,000     5,463,000    
Lodi Discount Drug Mart 100.0 % May 2015   5.19 %   2,524,000     2,524,000    
McCormick Place 100.0 % Jul 2008   5.15 %   2,448,000     2,448,000    
Ontario Discount Drug Mart 100.0 % May 2015   5.20 %   2,330,000     2,330,000    
Pickerington Discount Drug Mart 100.0 % Jul 2015   5.00 %   4,441,000     4,441,000    
Polaris Discount Drug Mart 100.0 % May 2015   5.20 %   4,755,000     4,755,000    
Pondside Plaza 100.0 % May 2015   5.55 %   1,230,000     1,230,000    
Powell Discount Drug Mart 100.0 % May 2015   5.20 %   4,556,000     4,556,000    
Rite Aid at Massillon 100.0 % Jan 2020   5.00 %   1,815,000     1,815,000    
Shelby Discount Drug Mart 100.0 % May 2015   5.19 %   2,330,000     2,330,000    
Staples at Oswego 100.0 % May 2015   5.30 %   2,395,000     2,395,000    
Coliseum Marketplace 100.0 % Jul 2014   5.19 %   13,236,000     13,236,000    
General Booth Plaza 100.0 % Aug 2013   5.17 %   5,931,000     5,931,000    
Kempsville Crossing 100.0 % Aug 2013   5.17 %   6,737,000     6,737,000    
Liberty Marketplace 100.0 % Jul 2014   5.19 %   10,380,000     10,380,000    
Mechanicsburg Giant 100.0 % Nov 2014   5.20 %   10,755,000     10,755,000    
Virginia Little Creek 100.0 % Aug 2013   5.17 %   5,390,000     5,390,000    
Virginia Little Creek 100.0 % Sep 2021   5.22 %   547,000     547,000    
Smithfield Plaza 100.0 % Aug 2013   5.17 %   3,776,000     3,776,000    
Suffolk Plaza 100.0 % Aug 2013   5.17 %   5,118,000     5,118,000    
     
 
   
 
 
 
 
      6.9 years   5.94 %   271,974,000   161,475,000   238,286,000   127,464,000  
               
 
 
 
 
      [wtd-avg maturity]   [wtd-avg rate]                    
Variable-rate mortgages:                               

                             
LA Fitness Facility 50.0 % Dec 2007   6.59 %   4,891,000   4,955,000   2,446,000   2,478,000  
Camp Hill 100.0 % Apr 2008   5.69 %   33,132,000   14,000,000   33,132,000   14,000,000  
     
 
   
 
 
 
 
Total variable-rate mortgages      2.5 years   5.81 %   38,023,000   18,955,000   35,578,000   16,478,000  
               
 
 
 
 
      [wtd-avg maturity]   [wtd-avg rate]                    
     
 
   
 
 
 
 
Total mortgages      6.3 years   5.92 %   309,997,000   180,430,000   273,864,000   143,942,000  
               
 
 
 
 
      [wtd-avg maturity]   [wtd-avg rate]                    

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CEDAR SHOPPING CENTERS, INC. 
Debt Summary 
As of September 30, 2005
 (unaudited) 
(continued) 

               Balances    Pro rata share   
             
 
 
          Int. rate                          
  Percent   Maturity     Sep 30   Sep 30  Dec 31   Sep 30 Dec 31   
Property Owned   Date    2005   2005  2004   2005  2004   


 
 
 



 



 
Secured revolving credit facility (a) 100.0 % Jan 2007   5.32   %   60,400,000     68,200,000     60,400,000     68,200,000  
     
 
 

 

 

 

 
Secured revolving credit facility      1.3 years   5.32  %   60,400,000     68,200,000     60,400,000      68,200,000  
             

 

 

 

 
      [wtd-avg maturity ] [wtd-avg rate ]                        
     
 
                         
Total debt     5.5 years   5.83  % $ 370,397,000   $  248,630,000   $ 334,264,000   $ 212,142,000  
             

 

 

 

 
      [wtd-avg maturity ] [wtd-avg rate]                          

 

Maturity                                   Secured                 
schedule     Scheduled     Balloon      revolving         
by year     amortization     payments      credit facility (a)     Total   

 

 

 

   
 
2005   $ 1,108,000                 1,108,000  
2006     4,640,000   $ 388,000           5,028,000  
2007     4,855,000     10,225,000   $ 60,400,000     75,480,000  
2008     4,131,000     63,832,000           67,963,000  
2009     4,085,000               4,085,000  
2010     3,904,000     23,883,000           27,787,000  
2011     3,942,000     55,786,000           59,728,000  
2012     3,829,000     15,901,000           19,730,000  
2013     2,988,000     35,871,000           38,859,000  
2014     2,293,000     27,242,000           29,535,000  
2015     1,235,000     36,154,000           37,389,000  
2016     871,000               871,000  
2017     775,000               775,000  
2018     565,000     964,000           1,529,000  
2019     409,000               409,000  
2020     73,000               73,000  
2021     31,000     17,000           48,000  
   

 

 

 

 
    $ 39,734,000   $ 270,263,000   $ 60,400,000   $ 370,397,000  
   

 

 

 

 
   
(a) The Company has the option to extend the facility for one year beyond the scheduled  maturity date of January 2007.

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CEDAR SHOPPING CENTERS, INC
Consolidated Joint Ventures Information 
(unaudited) 

        As of September 30, 2005  
     
















 
                   Mortgage           Other assets/            Equity (a)        
  Partners'   Real estate,   loans   liabilities,  







 
Property  percent          net    payable          net     Partners      Cedar (b)(c)      Total   


 

 

 

 

 

 

 
Loyal Plaza 75 % $ 19,413,731   $ (13,415,054 ) $ 1,040,456   $ 5,124,582   $ 1,914,551   $ 7,039,133  
Red Lion 80 %   18,471,055     (16,349,375 )   1,728,331     2,472,644     1,377,367     3,850,011  
Fairview Plaza (d) 70 %   8,732,555     (5,879,990 )   (248,975 )   1,600,233     1,003,357     2,603,590  
Halifax Plaza (d) 70 %   5,482,745     (4,032,500 )   55,011     1,193,588     311,668     1,505,256  
Newport Plaza (d) 70 %   6,402,154     (5,154,684 )   278,755     1,096,419     429,806     1,526,225  
LA Fitness Facility 50 %   5,773,611     (4,891,254 )   428,815     915,093     396,079     1,311,172  
     

 

 

 

 

 

 
      $ 64,275,851   $ (49,722,857 ) $ 3,282,393   $ 12,402,559   $ 5,432,828   $ 17,835,387  
     

 

 

 

 

 

 

 

 

    For the nine months ended September 30, 2005  
   

























 
    Property-level operations     Share of property net income 
 
   
















 







 
                                   <<< Partners >>>  
  Partners'       Operating  Depreciation/   Operating Non-op    







 
Property  percent   Revenues    expenses  amortization    income  inc/exp (e)  Net income      Regular  Preference     Cedar (b)   


 

 

 

 

 

 

 

 

 

 
Loyal Plaza 75 % $ 2,229,152   $ 636,510   $ 407,457   $ 1,185,185   $ 823,287   $ 361,898        $    271,424   $ 90,475     $  
Red Lion 80 %   2,358,691     731,143     323,311     1,304,237     1,157,802     146,435        117,148         29,287  
Fairview Plaza (d) 70 %   690,453     115,198     142,124     433,131     256,771     176,360 )                  
                                        )                  
Halifax Plaza (d) 70 %   574,507     127,628     88,043     358,836     217,551     141,285 )    319,481     27,384     109,537  
                                        )                  
Newport Plaza (d) 70 %   681,292     168,239     102,131     410,922     272,165     138,757 )                  
LA Fitness Facility 50 %   556,200     16,951     84,261     454,988     253,235     201,753        100,877     23,202     77,675  
     

 

 

 

 

 

 

 

 

 
      $ 7,090,295   $ 1,795,669   $ 1,147,327   $ 4,147,299   $ 2,980,811   $ 1,166,488        $    808,929   $ 141,060   $ 216,499  
     

 

 

 

 

 

 

 

 

 

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Consolidated Joint Ventures Information
(unaudited)
(continued)

              Share of FFO (a)  
  Partners'        

 
Property  percent   Cedar       Partners      Cedar (b)     Total   


 
   

 

 

 
Loyal Plaza  75 %  25 %    $ 573,049    $ 196,306   $ 769,355   
Red Lion  80 %  20 %      375,797    93,949     469,746   
Fairview Plaza (d)  70 %  30 %  )                
          )                  
Halifax Plaza (d)  70 %  30 %  )   554,071    234,628     788,699   
          )                  
Newport Plaza (d)  70 %  30 %  )                 
LA Fitness Facility  50 %  50 %      175,407    110,607     286,014   
           

 

 

 
            $ 1,678,324    $ 635,490   $ 2,313,814   
           

 

 

 

(a) The Partners/Cedar shares of equity and FFO, as presented, differ from amounts calculated using the stated ownership percentages because of (1) non-proportionate initial investments (per the respective joint venture agreements), and (2) the effect of preference returns to joint venture partners.
   
(b) Includes limited partners' share.
   
( c) Equity includes net receivable/payable balances, on open account, between joint venture and wholly-owned entities.
   
(d) As each of these three properties is under an umbrella partnership, any shortfall in required preference payments by any one of the properties will be offset by excess cash flow from any of the other properties.
   
(e) Non-operating income and expense consists principally of interest expense and amortization of deferred financing costs.

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CEDAR SHOPPING CENTERS, INC.
Tenant Concentration Schedule
As of September 30, 2005
(unaudited)
                        Annualized   Percentage  
    Number
    Percentage
    Annualized
   
base rents
 
annualized
 
Tenant    of stores   Sq ft   Sq ft     base rents     per sq ft   base rents  

 
 
 
 

 

 
 
Giant Foods/Stop & Shop    12    648,695    9.45 %  $  7,804,525    $  12.03    12.08 % 
Farm Fresh/Shop 'n Save    8    466,832    6.80 %    4,621,911      9.90    7.15 % 
Staples    8    174,829    2.55 %    2,261,073      12.93    3.50 % 
Discount Drug Mart    9    232,563    3.39 %    2,082,403      8.95    3.22 % 
LA Fitness    3    122,996    1.79 %    1,743,072      14.17    2.70 % 
Wal-Mart/Sam's Club    2    205,237    2.99 %    1,367,563      6.66    2.12 % 
United Artists Theatre Group    1    77,700    1.13 %    1,332,769      17.15    2.06 % 
CVS    8    79,757    1.16 %    1,153,171      14.46    1.78 % 
Farmer Jack    1    54,650    0.80 %    890,017      16.29    1.38 % 
Food Lion    3    105,470    1.54 %    854,790      8.10    1.32 % 
   
 
 
 

 

 
 
Sub-total top ten tenants    55    2,168,729    31.58 %    24,111,294      11.12    37.31 % 
Remaining tenants    598    4,004,925    58.31 %    40,515,006      10.12    62.69 % 
   
 
 
 

 

 
 
Sub-total all tenants    653    6,173,654    89.89 %    64,626,300      10.47    100.00 % 
Vacant (a)    N/A    694,355    10.11 %    N/A      N/A    N/A  
   
 
 
 

 

 
 
Total (including vacant)    653    6,868,009    100.00 %  $  64,626,300    $  9.41    N/A  
   
 
 
 

 


 
     

(a) Includes locations presently undergoing development and/or redevelopment activities. 

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CEDAR SHOPPING CENTERS, INC.
Lease Expiration Schedule 
As of September 30, 2005 
(unaudited)
  Number
of tenants
  Sq ft   Percentage
of total
sq ft
  Year
leases

expire
  Annualized
expiring
base rents
  Annualized
expiring
per sq ft
  Percentage
annualized
expiring
base rents
 
 








  19    55,012    0.80 %  M-T-M    $  808,594    $  14.70    1.25 % 
  29    87,972    1.28 %  2005      1,019,474      11.59    1.58 % 
  95    318,892    4.64 %  2006      4,616,509      14.48    7.14 % 
  91    319,493    4.65 %  2007      4,174,545      13.07    6.46 % 
  95    488,280    7.11 %  2008      5,872,398      12.03    9.09 % 
  102    522,931    7.61 %  2009      5,468,691      10.46    8.46 % 
  48    704,486    10.26 %  2010      5,378,878      7.64    8.32 % 
  27    484,118    7.05 %  2011      3,569,859      7.37    5.52 % 
  24    231,911    3.38 %  2012      2,428,438      10.47    3.76 % 
  20    230,047    3.35 %  2013      2,575,984      11.20    3.99 % 
  25    447,179    6.51 %  2014      4,494,017      10.05    6.95 % 
  12    265,917    3.87 %  2015      2,493,668      9.38    3.86 % 
 
 
 
     

 

 
 
  587    4,156,238    60.52 %        42,901,055      10.32    66.38 % 
  66    2,017,416    29.37 %  Thereafter      21,725,245      10.77    33.62 % 
 
 
 
     

 

 
 
  653    6,173,654    89.89 %        64,626,300      10.47    100.00 % 
  N/A    694,355    10.11 %  Vacant (a)      N/A      N/A    N/A  
 
 

     

 


 
          Total               
  653    6,868,009    100.00 %  portfolio    $  64,626,300    $  9.41    N/A  
 
 
 
     

 

 
 
     

(a) Includes locations presently undergoing development and/or redevelopment activities.

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