Exhibit 99.2
CEDAR SHOPPING CENTERS, INC.
Supplemental Financial Information
September 30, 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
September 30, 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  

 


 

CEDAR SHOPPING CENTERS, INC.
Supplemental Financial Information
September 30, 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 (including an inability to pay rent, filing for bankruptcy protection, closing stores and/or vacating the premises); 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 incur applicable required replacement costs; 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 September 30, 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 September 30, 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 that such entities should be included in the 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, in Philadelphia, Pennsylvania.

3


 

     On January 1, 2009, the Company adopted the updated accounting guidance related to noncontrolling interests in consolidated financial statements, which clarifies that a noncontrolling interest in a subsidiary (minority interests or certain limited partners’ interest, in the case of the Company), subject to the classification and measurement of redeemable securities, 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 this updated guidance, 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).
     On April 23, 2009, July 2, 2009 and August 20, 2009, respectively, the Company sold its 6,000 sq. ft. McDonalds/Waffle House property, located in Medina, Ohio, its 10,000 sq. ft. CVS property located in Westfield, New York and its 24,000 sq. ft. Staples property, located in Oswego, New York. For all periods presented, the carrying values of the assets of these properties, principally the net book value of the real estate and the related mortgage loan payable, have been classified as “held for sale” on the balance sheets, and the properties’ results of operations have been classified as “discontinued operations” in the statements of income.
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
                                         
    Sep 30,   Jun 30,   Mar 31,   Dec 31,   Sep 30,
    2009   2009   2009   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
  $ 20.40     $ 15.99     $ 8.58     $ 13.88     $ 22.00  
 
                                       
Common shares outstanding
    45,084,354       45,062,172       45,062,472       44,468,287       44,488,703  
OP Units outstanding
    2,009,806       2,017,451       2,017,451       2,017,451       2,018,537  
Closing market price
  $ 6.45     $ 4.52     $ 1.74     $ 7.08     $ 13.22  
 
                                       
Equity market capitalization
  $ 376,177,000     $ 269,564,000     $ 112,378,000     $ 378,393,000     $ 692,926,000  
Pro rata share of outstanding debt
    1,002,878,000       997,177,000       978,716,000       925,353,000       869,182,000  
     
Total market capitalization
  $ 1,379,055,000     $ 1,266,741,000     $ 1,091,094,000     $ 1,303,746,000     $ 1,562,108,000  
     
 
                                       
Ratio of pro rata share of outstanding debt to total market capitalization
    72.7 %     78.7 %     89.7 %     71.0 %     55.6 %
     
 
                                       
Financial statement capitalization (end of period):
                                       
Limited partners’ interest in Operating Partnership
  $ 23,765,000     $ 23,707,000     $ 23,560,000     $ 23,546,000     $ 24,162,000  
Cedar Shopping Centers, Inc. shareholders’ equity
    528,846,000       527,616,000       524,349,000       524,027,000       537,738,000  
     
 
    552,611,000       551,323,000       547,909,000       547,573,000       561,900,000  
Pro rata share of total debt
    1,002,878,000       997,177,000       978,716,000       925,353,000       869,182,000  
     
Total financial statement capitalization
  $ 1,555,489,000     $ 1,548,500,000     $ 1,526,625,000     $ 1,472,926,000     $ 1,431,082,000  
     
 
                                       
Ratio of pro rata share of outstanding debt to total financial statement capitalization
    64.5 %     64.4 %     64.1 %     62.8 %     60.7 %
     
 
    Three months ended
    Sep 30, 2009   Jun 30, 2009   Mar 31, 2009   Dec 31, 2008   Sep 30, 2008
     
Total revenues
  $ 45,850,000     $ 44,776,000     $ 46,687,000     $ 44,419,000     $ 43,131,000  
Net income (loss) attributable to Cedar Shopping Centers, Inc. common shareholders
  $ 1,447,000     $ (316,000 )   $ 3,999,000     $ 2,885,000     $ 3,277,000  
Per common share (basic and diluted):
                                       
Continuing operations
  $ 0.04     $ (0.01 )   $ 0.09     $ 0.06     $ 0.07  
Discontinued operations
    (0.01 )                        
     
 
  $ 0.03     $ (0.01 )   $ 0.09     $ 0.06     $ 0.07  
     
Dividends to common shareholders
  $     $     $ 5,046,000     $ 10,010,000     $ 10,010,000  
Per common share
  $     $     $ 0.1125     $ 0.2250     $ 0.2250  
FFO
  $ 12,967,000     $ 10,752,000     $ 15,484,000     $ 14,285,000     $ 14,440,000  
Per common share/OP unit (basic and diluted)
  $ 0.28     $ 0.23     $ 0.33     $ 0.31     $ 0.31  
 
Weighted average number of common shares outstanding:
                                       
Shares used in determination of basic earnings per share
    45,066,000       45,062,000       44,880,000       44,489,000       44,488,000  
Additional shares for conversion of OP Units (basic)
    2,014,000       2,018,000       2,017,000       2,018,000       2,019,000  
     
Shares used in determination of FFO per share (basic)
    47,080,000       47,080,000       46,897,000       46,507,000       46,507,000  
     
 
Shares used in determination of diluted earnings per share
    45,066,000       45,062,000       44,880,000       44,489,000       44,490,000  
Additional shares for conversion of OP Units (diluted)
    2,014,000       2,018,000       2,017,000       2,018,000       2,020,000  
     
Shares used in determination of FFO per share (diluted)
    47,080,000       47,080,000       46,897,000       46,507,000       46,510,000  
     

5


 

CEDAR SHOPPING CENTERS, INC.
Summary Financial Data (Continued)
                 
    Nine months ended Sep 30,
    2009   2008
     
Total revenues
  $ 137,207,000     $ 129,288,000  
Net income attributable to common shareholders
  $ 5,130,000     $ 7,613,000  
Per common share (basic and diluted):
               
Continuing operations
  $ 0.12     $ 0.17  
Discontinued operations
  $ (0.01 )   $  
     
 
  $ 0.11     $ 0.17  
     
 
               
Dividends to common shareholders
  $ 5,046,000     $ 30,017,000  
Per common share
  $ 0.1125     $ 0.6750  
FFO
  $ 39,203,000     $ 42,574,000  
Per common share/OP unit (basic and diluted)
  $ 0.83     $ 0.92  
 
               
Weighted average number of common shares outstanding:
               
Shares used in determination of basic earnings per share
    45,003,000       44,470,000  
Additional shares for conversion of OP Units (basic)
    2,016,000       2,026,000  
     
Shares used in determination of FFO per share (basic)
    47,019,000       46,496,000  
     
 
               
Shares used in determination of diluted earnings per share
    45,003,000       44,472,000  
Additional shares for conversion of OP Units (diluted)
    2,016,000       2,026,000  
     
 
    47,019,000       46,498,000  
     
                                         
    Sep 30,   Jun 30,   Mar 31,   Dec 31,   Sep 30,
    2009   2009   2009   2008   2008
     
Real estate, net
  $ 1,734,704,000     $ 1,722,186,000     $ 1,710,283,000     $ 1,629,176,000     $ 1,565,360,000  
Real estate held for sale
    2,270,000       7,098,000       8,197,000       8,230,000       8,709,000  
Investment in unconsolidated joint venture
    5,412,000       5,352,000       5,385,000       4,976,000       4,902,000  
Other assets
    92,763,000       93,046,000       93,952,000       84,746,000       91,166,000  
     
Total assets
  $ 1,835,149,000     $ 1,827,682,000     $ 1,817,817,000     $ 1,727,128,000     $ 1,670,137,000  
     
 
                                       
Total debt
  $ 1,118,955,000     $ 1,111,272,000     $ 1,093,030,000     $ 1,011,190,000     $ 955,258,000  
Mortgage loan payable — real estate held for sale
          2,264,000       2,274,000       2,283,000       2,293,000  
Other liabilities
    95,047,000       94,567,000       104,932,000       107,932,000       91,894,000  
Limited partners’ interest in Operating Partnership
    14,458,000       14,368,000       14,279,000       14,271,000       14,636,000  
Equity
    606,689,000       605,211,000       603,302,000       591,452,000       606,056,000  
     
Total liabilities and equity
  $ 1,835,149,000     $ 1,827,682,000     $ 1,817,817,000     $ 1,727,128,000     $ 1,670,137,000  
     
 
                                       
Fixed-rate mortgages
  $ 716,964,000     $ 719,193,000     $ 697,924,000     $ 653,398,000     $ 639,206,000  
Variable-rate mortgages
    78,512,000       71,154,000       58,181,000       53,302,000       41,362,000  
     
Total mortgages
    795,476,000       790,347,000       756,105,000       706,700,000       680,568,000  
Secured revolving credit facilities
    323,479,000       320,925,000       336,925,000       304,490,000       274,690,000  
     
Total debt
  $ 1,118,955,000     $ 1,111,272,000     $ 1,093,030,000     $ 1,011,190,000     $ 955,258,000  
     
Pro rata share of total debt
  $ 1,002,878,000     $ 997,177,000     $ 978,716,000     $ 925,353,000     $ 869,182,000  
     
Weighted average interest rates:
                                       
Fixed-rate mortgages
    5.8 %     5.8 %     5.8 %     5.8 %     5.7 %
Variable-rate mortgages
    3.4 %     3.6 %     3.9 %     4.4 %     5.4 %
Total mortgages
    5.6 %     5.6 %     5.6 %     5.7 %     5.7 %
Secured variable-rate revolving credit facilities
    1.8 %     1.8 %     2.0 %     2.8 %     4.1 %
Total debt
    4.5 %     4.5 %     4.5 %     4.8 %     5.2 %

6


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Balance Sheets
                                         
    Sep 30,   Jun 30,   Mar 31,   Dec 31,   Sep 30,
    2009   2009   2009   2008   2008
     
Assets:
                                       
Real estate:
                                       
Land
  $ 393,757,000     $ 393,594,000     $ 392,498,000     $ 378,069,000     $ 366,122,000  
Buildings and improvements
    1,521,992,000       1,497,972,000       1,475,566,000       1,397,508,000       1,334,508,000  
     
 
    1,915,749,000       1,891,566,000       1,868,064,000       1,775,577,000       1,700,630,000  
Less accumulated depreciation
    (181,045,000 )     (169,380,000 )     (157,781,000 )     (146,401,000 )     (135,270,000 )
     
Real estate, net
    1,734,704,000       1,722,186,000       1,710,283,000       1,629,176,000       1,565,360,000  
 
                                       
Real estate held for sale
    2,270,000       7,098,000       8,197,000       8,230,000       8,709,000  
Investment in unconsolidated joint venture
    5,412,000       5,352,000       5,385,000       4,976,000       4,902,000  
 
                                       
Cash and cash equivalents
    9,526,000       15,711,000       14,327,000       8,231,000       9,950,000  
Restricted cash
    14,104,000       15,643,000       13,877,000       14,004,000       14,015,000  
Receivables:
                                       
Rents and other receivables, net
    8,156,000       7,176,000       8,125,000       5,818,000       7,861,000  
Straight-line rents receivable
    16,328,000       15,456,000       14,926,000       14,297,000       13,558,000  
Other assets
    11,286,000       5,892,000       9,851,000       9,403,000       12,660,000  
Deferred charges, net:
                                       
Lease origination costs
    19,897,000       19,219,000       19,963,000       19,348,000       19,377,000  
Financing costs
    11,560,000       12,116,000       10,611,000       11,150,000       11,059,000  
Other
    1,906,000       1,833,000       2,272,000       2,495,000       2,686,000  
     
Total assets
  $ 1,835,149,000     $ 1,827,682,000     $ 1,817,817,000     $ 1,727,128,000     $ 1,670,137,000  
     
 
                                       
Liabilities and equity:
                                       
Mortgage loans payable
  $ 795,476,000     $ 790,347,000     $ 756,105,000     $ 706,700,000     $ 680,568,000  
Mortgage loan payable — real estate held for sale
          2,264,000       2,274,000       2,283,000       2,293,000  
Secured revolving credit facilities
    323,479,000       320,925,000       336,925,000       304,490,000       274,690,000  
Accounts payable and accrued expenses
    23,201,000       21,232,000       23,358,000       25,478,000       14,338,000  
Tenant prepayments and security deposits
    10,291,000       8,888,000       10,718,000       10,480,000       9,500,000  
Accrued interest rate swap liabilities
    7,526,000       6,468,000       9,623,000       10,590,000       2,807,000  
Unamortized intangible lease liabilities
    54,029,000       57,979,000       61,233,000       61,384,000       65,249,000  
     
Total liabilities
    1,214,002,000       1,208,103,000       1,200,236,000       1,121,405,000       1,049,445,000  
     
 
                                       
Limited partners’ interest in Operating Partnership
    14,458,000       14,368,000       14,279,000       14,271,000       14,636,000  
 
                                       
Equity:
                                       
Cedar Shopping Centers, Inc. shareholders’ equity
    528,846,000       527,616,000       524,349,000       524,027,000       537,738,000  
Noncontrolling interests
    77,843,000       77,595,000       78,953,000       67,425,000       68,318,000  
     
Total equity
    606,689,000       605,211,000       603,302,000       591,452,000       606,056,000  
     
Total liabilities and equity
  $ 1,835,149,000     $ 1,827,682,000     $ 1,817,817,000     $ 1,727,128,000     $ 1,670,137,000  
     

7


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Net Operating Income
                                         
    Sep 30,   Jun 30,   Mar 31,   Dec 31,   Sep 30,
    2009   2009   2009   2008   2008
     
Revenues:
                                       
Rents:
                                       
Base rents
  $ 32,501,000     $ 32,300,000     $ 31,666,000     $ 30,702,000     $ 30,143,000  
Percentage rents
    438,000       319,000       216,000       745,000       609,000  
Straight-line rents
    872,000       537,000       629,000       739,000       654,000  
Amortization of intangible lease liabilities
    3,950,000       3,254,000       3,416,000       4,032,000       3,473,000  
     
 
    37,761,000       36,410,000       35,927,000       36,218,000       34,879,000  
Expense recoveries
    7,942,000       8,219,000       10,498,000       7,881,000       7,741,000  
Other
    147,000       41,000       262,000       320,000       511,000  
     
 
    45,850,000       44,670,000       46,687,000       44,419,000       43,131,000  
     
 
                                       
Expenses:
                                       
Operating, maintenance and management
    8,452,000       7,768,000       9,287,000       7,532,000       6,963,000  
Real estate and other property- related taxes
    5,324,000       5,385,000       5,314,000       5,165,000       4,939,000  
     
 
    13,776,000       13,153,000       14,601,000       12,697,000       11,902,000  
     
 
                                       
Net operating income
    32,074,000       31,517,000       32,086,000       31,722,000       31,229,000  
 
                                       
Other income (expense):
                                       
General and administrative
    (2,521,000 )     (2,853,000 )     (1,439,000 )     (1,425,000 )     (2,649,000 )
Terminated projects and acquisition transaction costs
          (2,423,000 )     (1,525,000 )     (848,000 )     (5,000 )
Depreciation and amortization
    (12,730,000 )     (12,620,000 )     (12,355,000 )     (12,227,000 )     (11,951,000 )
Interest expense
    (13,126,000 )     (12,531,000 )     (12,060,000 )     (13,119,000 )     (12,449,000 )
Amortization of deferred financing costs
    (1,377,000 )     (1,253,000 )     (1,022,000 )     (958,000 )     (800,000 )
Capitalization of interest expense and financing costs
    1,775,000       1,698,000       1,521,000       2,058,000       2,038,000  
Interest income
    10,000       4,000       14,000       14,000       35,000  
Equity in income of unconsolidated joint venture
    260,000       283,000       259,000       274,000       310,000  
Gain on sale of land parcel
          (3,000 )     239,000              
 
                                       
     
Income before discontinued operations
    4,365,000       1,819,000       5,718,000       5,491,000       5,758,000  
 
                                       
(Loss) income from discontinued operations
    (551,000 )     (132,000 )     61,000       51,000       48,000  
Gain on sale of discontinued operations
          277,000                    
 
                                       
     
Total discontinued operations
    (551,000 )     145,000       61,000       51,000       48,000  
     
 
                                       
Net income
    3,814,000       1,964,000       5,779,000       5,542,000       5,806,000  
 
                                       
Less, net (income) loss attributable to noncontrolling interests:
                                       
Minority interests in consolidated joint ventures
    (332,000 )     (309,000 )     354,000       (557,000 )     (412,000 )
Limited partners’ interest in consolidated OP
    (66,000 )     13,000       (180,000 )     (130,000 )     (148,000 )
     
Total net (income) loss attributable to noncontrolling interests
    (398,000 )     (296,000 )     174,000       (687,000 )     (560,000 )
     
Net income attributable to Cedar Shopping Centers, Inc.
    3,416,000       1,668,000       5,953,000       4,855,000       5,246,000  
 
                                       
Preferred distribution requirements
    (1,969,000 )     (1,984,000 )     (1,954,000 )     (1,970,000 )     (1,969,000 )
 
                                       
     
Net income (loss) attributable to common shareholders
  $ 1,447,000     $ (316,000 )   $ 3,999,000     $ 2,885,000     $ 3,277,000  
     
 
                                       
Net operating income/Revenues
    70 %     71 %     69 %     71 %     72 %
Expense recovery percentage (a)
    73 %     75 %     78 %     72 %     75 %
 
(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 $1,227,000, $971,000, $582,000, $821,000 and $412,000, 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
                                         
    Sep 30,   Jun 30,   Mar 31,   Dec 31,   Sep 30,
    2009   2,009   2009   2008   2008
     
Net income (loss) attributable to the Company’s common shareholders
  $ 1,447,000     $ (316,000 )   $ 3,999,000     $ 2,885,000     $ 3,277,000  
Add (deduct):
                                       
Real estate depreciation and amortization
    12,671,000       12,593,000       12,391,000       12,200,000       11,921,000  
Noncontrolling interests:
                                       
Limited partners’ interest
    66,000       (13,000 )     180,000       130,000       148,000  
Minority interests in consolidated joint ventures
    332,000       309,000       (354,000 )     557,000       412,000  
Minority interests’ share of FFO applicable to consolidated joint ventures
    (1,661,000 )     (1,638,000 )     (832,000 )     (1,568,000 )     (1,368,000 )
Gain on sale of discontinued operations
          (277,000 )                  
Equity in income of unconsolidated joint venture
    (260,000 )     (283,000 )     (259,000 )     (274,000 )     (310,000 )
FFO from unconsolidated joint venture
    377,000       377,000       359,000       355,000       360,000  
     
Funds From Operations (“FFO”)
    12,972,000       10,752,000       15,484,000       14,285,000       14,440,000  
 
                                       
Add (deduct) the pro rata share of:
                                       
Straight-line rents
    (697,000 )     (363,000 )     (452,000 )     (556,000 )     (501,000 )
Amortization of intangible lease liabilities
    (3,797,000 )     (3,098,000 )     (3,285,000 )     (3,441,000 )     (3,349,000 )
Non-real estate amortization
    970,000       846,000       613,000       607,000       477,000  
Stock-based compensation charged (credited) to operations
    1,368,000       1,281,000       (936,000 )     (1,139,000 )     897,000  
Capital expenditures, tenant improvements, and leasing commissions — second generation (a)
    (2,320,000 )     (1,576,000 )     (1,057,000 )     (1,484,000 )     (1,089,000 )
Impairment charges related to discontinued operations
    552,000       170,000                    
Terminated projects and acquisition transaction costs (b)
          2,423,000       761,000       848,000       5,000  
Scheduled debt amortization payments — carrying value amounts
    (1,934,000 )     (1,820,000 )     (1,875,000 )     (1,921,000 )     (1,877,000 )
     
Funds Available for Distribution (“FAD”)
  $ 7,114,000     $ 8,615,000     $ 9,253,000     $ 7,199,000     $ 9,003,000  
     
 
                                       
FFO per common share, assuming OP Unit conversion:
                                       
Basic
  $ 0.28     $ 0.23     $ 0.33     $ 0.31     $ 0.31  
     
Diluted
  $ 0.28     $ 0.23     $ 0.33     $ 0.31     $ 0.31  
     
 
                                       
FAD per common share, assuming OP Unit conversion:
                                       
Basic
  $ 0.15     $ 0.18     $ 0.20     $ 0.15     $ 0.19  
     
Diluted
  $ 0.15     $ 0.18     $ 0.20     $ 0.15     $ 0.19  
     
 
                                       
Weighted average number of common shares outstanding:
                                       
Shares used in determination of basic earnings per share
    45,066,000       45,062,000       44,880,000       44,489,000       44,488,000  
Additional shares assuming conversion of OP Units (basic)
    2,014,000       2,018,000       2,017,000       2,018,000       2,019,000  
     
Shares used in determination of FFO per share (basic)
    47,080,000       47,080,000       46,897,000       46,507,000       46,507,000  
     
 
                                       
Shares used in determination of diluted earnings per share
    45,066,000       45,062,000       44,880,000       44,489,000       44,490,000  
Additional shares assuming conversion of OP Units (diluted)
    2,014,000       2,018,000       2,017,000       2,018,000       2,020,000  
     
Shares used in determination of FFO per share (diluted)
    47,080,000       47,080,000       46,897,000       46,507,000       46,510,000  
     
 
                                       
Other Financial Information (Pro Rata Share):
                                       
Capital expenditures, tenant improvements, and leasing commissions — first generation (c)
  $ 15,647,000     $ 16,685,000     $ 16,040,000     $ 37,877,000     $ 20,360,000  
     
Capitalized interest and financing costs
  $ 1,775,000     $ 1,698,000     $ 1,521,000     $ 2,058,000     $ 2,038,000  
     
Scheduled debt amortization payments — stated contract amounts
  $ 1,706,000     $ 1,670,000     $ 1,726,000     $ 1,787,000     $ 1,678,000  
     
                                         
    Sep 30,   Jun 30,   Mar 31,   Dec 31,   Sep 30,
    2009   2009   2009   2008   2008
     
 
                                       
Projects under development, land held for future expansion and development, and other real estate out of service (at cost)(d)
  $ 183,434,000     $ 220,290,000     $ 199,010,000     $ 185,837,000     $ 147,797,000  
     
 
(a)   Second generation refers to expenditures related to stabilized properties.
 
(b)   The March 31, 2009 amount reflects the expensing of acquisition transaction costs of approximately $1,273,000 of which the minority interest partners share was approximately $764,000.
 
(c)   First generation refers to expenditures related to development/redevelopment and expansion properties.
 
(d)   Real estate out of service includes the applicable portions of development/redevelopment and expansion properties.

9


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Statements of Cash Flows
                                         
    Three months ended
    Sep 30,   Jun 30,   Mar 31   Dec 31   Sep 30
    2009   2009   2009   2008   2008
     
 
                                       
Cash flow from operating activities:
                                       
Net income
  $ 3,814,000     $ 1,964,000     $ 5,779,000     $ 5,542,000     $ 5,806,000  
Adjustments to reconcile net income to net cash provided by operating activities:
                                       
Non-cash provisions:
                                       
Equity in income of unconsolidated joint venture
    (260,000 )     (282,000 )     (259,000 )     (274,000 )     (310,000 )
Distributions from unconsolidated joint venture
    200,000       315,000       200,000       200,000       200,000  
Terminated projects and acquisition transaction costs
    551,000       2,588,000                    
Gain on sales of real estate
          (277,000 )     (236,000 )            
Straight-line rents receivable
    (872,000 )     (536,000 )     (640,000 )     (740,000 )     (655,000 )
Depreciation and amortization
    12,744,000       12,651,000       12,400,000       12,270,000       11,996,000  
Amortization of intangible lease liabilities
    (3,950,000 )     (3,254,000 )     (3,416,000 )     (4,032,000 )     (3,473,000 )
Amortization/market price adjustments relating to stock-based compensation
    1,367,000       1,282,000       (936,000 )     (1,139,000 )     897,000  
Amortization of deferred financing costs
    946,000       827,000       637,000       563,000       428,000  
Increases/decreases in operating assets and liabilities:
                                       
Rents and other receivables, net
    (980,000 )     949,000       (2,307,000 )     2,043,000       (941,000 )
Prepaid expenses and other
    (6,227,000 )     2,451,000       (942,000 )     3,188,000       (3,302,000 )
Accounts payable and accrued expenses
    1,848,000       (2,500,000 )     (1,446,000 )     2,288,000       938,000  
     
Net cash provided by operating activities
    9,181,000       16,178,000       8,834,000       19,909,000       11,584,000  
     
 
                                       
Cash flow from investing activities:
                                       
Expenditures for real estate and improvements
    (22,713,000 )     (27,611,000 )     (35,725,000 )     (60,410,000 )     (20,562,000 )
Net proceeds from the sales of real estate
    2,002,000       1,175,000       305,000              
Investment in unconsolidated joint venture
                (350,000 )           (3,000 )
Construction escrows and other
    83,000       (587,000 )     (397,000 )     (210,000 )     544,000  
     
Net cash (used in) investing activities
    (20,628,000 )     (27,023,000 )     (36,167,000 )     (60,620,000 )     (20,021,000 )
     
 
                                       
Cash flow from financing activities:
                                       
Net advances (repayments) from revolving lines of credit
    2,554,000       (16,000,000 )     32,435,000       29,800,000       20,300,000  
Proceeds from mortgage financings
    7,357,000       36,231,000       8,000,000       25,791,000       53,385,000  
Mortgage repayments
    (2,234,000 )     (1,999,000 )     (11,520,000 )     (2,477,000 )     (50,782,000 )
Net payments of deferred financing costs
    (394,000 )     (2,328,000 )     (101,000 )     (650,000 )     (2,524,000 )
Noncontrolling interests:
                                       
Contributions from consolidated joint venture minority interests, net
          355,000       11,857,000       2,123,000       (9,000 )
Distributions to consolidated joint venture minority interests
    (52,000 )     (2,061,000 )           (3,161,000 )      
Distributions to limited partners
              (227,000 )     (454,000 )     (455,000 )
Preferred stock distributions
    (1,969,000 )     (1,969,000 )     (1,969,000 )     (1,970,000 )     (1,969,000 )
Distributions to common shareholders
                (5,046,000 )     (10,010,000 )     (10,010,000 )
 
                                       
     
Net cash provided by financing activities
    5,262,000       12,229,000       33,429,000       38,992,000       7,936,000  
     
 
                                       
Net (decrease) increase in cash and cash equivalents
    (6,185,000 )     1,384,000       6,096,000       (1,719,000 )     (501,000 )
Cash and cash equivalents at beginning of period
    15,711,000       14,327,000       8,231,000       9,950,000       10,451,000  
     
Cash and cash equivalents at end of period
  $ 9,526,000     $ 15,711,000     $ 14,327,000     $ 8,231,000     $ 9,950,000  
     

10


 

CEDAR SHOPPING CENTERS, INC.
Same Property Analysis
                                 
    Three months ended Sep 30,   Nine months ended Sep 30,
    2009   2008   2009   2008
         
 
                               
The number of properties that were owned throughout each of the comparative periods
    111       111       109       109  
         
 
                               
Revenues:
                               
Rents:
                               
Base rents
  $ 27,553,000     $ 27,708,000     $ 81,826,000     $ 81,918,000  
Percentage rents
    399,000       575,000       948,000       1,005,000  
Straight-line rents
    476,000       598,000       1,310,000       1,850,000  
Amortization of intangible lease liabilities
    3,535,000       3,039,000       9,154,000       9,033,000  
         
 
    31,963,000       31,920,000       93,238,000       93,806,000  
Expense recoveries (a)
    6,652,000       6,867,000       22,550,000       21,672,000  
Other
    101,000       484,000       329,000       847,000  
         
Total revenues
    38,716,000       39,271,000       116,117,000       116,325,000  
         
 
                               
Operating expenses (a):
                               
Operating, maintenance and management
    5,600,000       5,493,000       18,854,000       17,669,000  
Real estate and other property-related taxes
    4,426,000       4,234,000       13,349,000       12,101,000  
         
Total expenses
    10,026,000       9,727,000       32,203,000       29,770,000  
         
 
                               
Net operating income
  $ 28,690,000     $ 29,544,000     $ 83,914,000     $ 86,555,000  
         
 
                               
Increase/(decrease) period over period
                               
Revenues:
                               
Rents:
                               
Base rents
  $ (155,000 )     -0.6 %   $ (92,000 )     -0.1 %
Percentage rents
    (176,000 )     -30.6 %     (57,000 )     -5.7 %
Straight-line rents
    (122,000 )     -20.4 %     (540,000 )     -29.2 %
Amortization of intangible lease liabilities
    496,000       16.3 %     121,000       1.3 %
         
 
    43,000       0.1 %     (568,000 )     -0.6 %
Expense recoveries
    (215,000 )     -3.1 %     878,000       4.1 %
Other
    (383,000 )     -79.1 %     (518,000 )     -61.2 %
         
Total revenues
    (555,000 )     -1.4 %     (208,000 )     -0.2 %
         
 
                               
Expenses:
                               
Operating, maintenance and management
    107,000       1.9 %     1,185,000       6.7 %
Real estate and other property-related taxes
    192,000       4.5 %     1,248,000       10.3 %
         
Total expenses
    299,000       3.1 %     2,433,000       8.2 %
         
 
                               
Net operating income
  $ (854,000 )     -2.9 %   $ (2,641,000 )     -3.1 %
         
 
                               
Percent occupied at end of period
    92.2 %     92.1 %     92.1 %     92.1 %
         
 
                               
Expense recovery percentage (a)
    76.0 %     76.2 %     77.8 %     78.0 %
         
 
(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 $1,041,000 and $396,000, respectively for the three months ended September 30, 2009 and 2008 and $2,402,000 and $1,015,000, respectively for the nine months ended September 30, 2009 and 2008.

11


 

CEDAR SHOPPING CENTERS, INC.
Leasing Activity and Occupancy Statistics (a)(b)
                                         
    Three months ended
    Sep 30,   Jun 30,   Mar 31,   Dec 31,   Sep 30,
    2009   2009   2009   2008   2008
     
 
                                       
Renewals
                                       
 
                                       
Number of leases
    41       42       38       61       27  
Aggregate square feet
    202,000       329,000       200,000       321,000       84,000  
Average square feet
    4,927       7,833       5,263       5,262       3,111  
Average expiring base rent psf
  $ 8.14     $ 7.33     $ 10.67     $ 11.87     $ 15.63  
Average new base rent psf
  $ 8.71     $ 8.08     $ 11.04     $ 13.19     $ 17.23  
% increase in base rent
    7.0 %     10.2 %     3.4 %     11.1 %     10.2 %
 
                                       
New leases
                                       
 
                                       
Number of leases
    26       14       19       20       22  
Aggregate square feet
    409,000       76,000       95,000       67,000       94,000  
Average square feet
    15,731       5,429       5,000       3,350       4,273  
Average new base rent psf
  $ 17.24     $ 14.66     $ 10.06     $ 13.42     $ 17.59  
 
                                       
Terminated leases (c)
                                       
 
                                       
Number of leases
    13       18       19       18       16  
Aggregate square feet
    198,000       49,000       90,000       52,000       49,000  
Average square feet
    15,231       2,722       4,737       2,889       3,063  
Average old base rent psf
  $ 4.02     $ 14.59     $ 12.12     $ 13.34     $ 14.25  
                                         
    As of
    Sep 30,   Jun 30,   Mar 31,   Dec 31,   Sep 30,
Occupancy statistics   2009   2009   2009   2008   2008
     
Stabilized properties:
                                       
Wholly-owned
    94 %     95 %     95 %     95 %     95 %
Consolidated joint ventures
    97 %     97 %     96 %     97 %     98 %
     
Total stabilized properties
    95 %     95 %     95 %     95 %     96 %
     
 
                                       
Redevelopment and retenanting properties
    76 %     67 %     65 %     65 %     66 %
     
 
                                       
Total operating portfolio (d)
    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.
 
(c)   Terminated leases for the September 30, 2009 quarter include the 144,000 sq. ft. Value City lease purchased by the Company. Excluding this lease, there were 12 terminated leases, with an aggregate of 54,000 sq. ft. (an average 4,500 sq. ft.), and an average old base rent psf $7.15.
 
(d)   Excludes ground-up development properties.

12


 

CEDAR SHOPPING CENTERS, INC.
Tenant And State Concentration
As of September 30, 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)
    21       1,316,000       10.1 %   $ 20,581,000     $ 15.64       15.1 %
Discount Drug Mart
    18       454,000       3.5 %     4,278,000       9.42       3.1 %
Farm Fresh (b)
    6       364,000       2.8 %     3,914,000       10.75       2.9 %
Stop & Shop (b)
    5       325,000       2.5 %     3,494,000       10.75       2.6 %
Shaw’s (b)
    4       241,000       1.8 %     2,716,000       11.27       2.0 %
LA Fitness
    4       168,000       1.3 %     2,422,000       14.42       1.8 %
CVS
    10       113,000       0.9 %     2,326,000       20.58       1.7 %
Food Lion (b)
    7       243,000       1.9 %     1,921,000       7.91       1.4 %
Staples
    6       127,000       1.0 %     1,805,000       14.21       1.3 %
Burlington Coat Factory
    2       118,000       0.9 %     1,599,000       13.55       1.2 %
     
Sub-total top ten tenants
    83       3,469,000       26.5 %     45,056,000       12.99       33.1 %
 
                                               
Remaining tenants
    1,193       8,388,000       64.1 %     90,963,000       10.84       66.9 %
     
Sub-total all tenants (c)
    1,276       11,857,000       90.6 %     136,019,000     $ 11.47       100.0 %
 
                                               
Vacant space (d)
    n/a       1,231,000       9.4 %     n/a       n/a       n/a  
     
Total (including vacant space)
    1,276       13,088,000       100.0 %   $ 136,019,000     $ 10.39       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 $495,000), 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 tenants at ground-up development properties.
 
(d)   Includes vacant space at properties undergoing development and/or redevelopment activities.
                                         
Total Revenues By State   Three months ended
    Sep 30,   Jun 30,   Mar 31,   Dec 31,   Sep 30,
State   2009   2009   2009   2008   2008
     
Pennsylvania
  $ 20,689,000     $ 19,944,000     $ 20,881,000     $ 20,990,000     $ 20,703,000  
Massachusetts
    5,668,000       5,748,000       6,403,000       5,908,000       5,804,000  
Connecticut
    5,852,000       5,046,000       4,934,000       3,866,000       3,762,000  
Ohio
    3,102,000       3,292,000       3,386,000       3,198,000       3,182,000  
Maryland
    3,075,000       3,047,000       2,834,000       2,390,000       2,088,000  
New Jersey
    2,798,000       2,988,000       3,255,000       3,349,000       3,095,000  
Virginia
    2,797,000       2,731,000       2,996,000       2,821,000       2,598,000  
New York
    1,421,000       1,442,000       1,535,000       1,514,000       1,462,000  
Michigan
    448,000       432,000       463,000       383,000       437,000  
     
 
  $ 45,850,000     $ 44,670,000     $ 46,687,000     $ 44,419,000     $ 43,131,000  
     

13


 

CEDAR SHOPPING CENTERS, INC.
Lease Expirations
As of September 30, 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
    63       165,000       1.4 %   $ 2,023,000     $ 12.26       1.5 %
2009
    49       148,000       1.2 %     2,015,000       13.61       1.5 %
2010
    194       1,050,000       8.9 %     11,694,000       11.14       8.6 %
2011
    178       1,051,000       8.9 %     11,639,000       11.07       8.6 %
2012
    168       816,000       6.9 %     9,376,000       11.49       6.9 %
2013
    136       752,000       6.3 %     9,298,000       12.36       6.8 %
2014
    152       1,439,000       12.1 %     13,380,000       9.30       9.8 %
2015
    77       873,000       7.4 %     8,787,000       10.07       6.5 %
2016
    41       518,000       4.4 %     5,365,000       10.36       3.9 %
2017
    35       484,000       4.1 %     6,189,000       12.79       4.6 %
2018
    44       856,000       7.2 %     9,496,000       11.09       7.0 %
2019
    37       635,000       5.4 %     7,427,000       11.70       5.5 %
Thereafter
    102       3,070,000       25.9 %     39,330,000       12.81       28.9 %
     
 
                                               
All tenants (a)
    1,276       11,857,000       100.0 %     136,019,000       11.47       100.0 %
 
                                               
Vacant space (b)
    n/a       1,231,000       n/a       n/a       n/a       n/a  
     
 
                                               
Total portfolio (c)
    1,276       13,088,000       n/a     $ 136,019,000     $ 10.39       n/a  
     
 
(a)   Includes tenants at ground-up development properties.
 
(b)   Includes vacant space at properties undergoing development and/or redevelopment activities.
 
(c)   At September 30, 2009, the Company had a portfolio of 124 operating properties totaling approximately 13.1 million sq. ft. of GLA, including 107 wholly-owned properties comprising approximately 10.8 million square feet, 13 properties owned in joint venture comprising approximately 1.7 million sq. ft., and four ground-up development properties comprising approximately 0.6 million sq. ft. On an overall basis, excluding the ground-up development properties, the portfolio was approximately 92% leased as of September 30, 2009.

14


 

CEDAR SHOPPING CENTERS, INC.
Property Description
As of September 30, 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   9/30/2020
 
                      Giant Foods   92,939   10/31/2025
 
                      LA Fitness   45,000   12/31/2021
 
                      Orthopedic Inst of PA   40,904   5/31/2016
 
                      Barnes & Noble   24,908   1/31/2011
 
                      Staples   20,000   6/30/2015
Carbondale Plaza
  PA   2004   100%   129,915   1972/2005   Weis Markets   52,720   2/29/2016
Carmans Plaza
  NY   2007   100%   194,481   1954/2007   Pathmark   52,211   3/31/2017
 
                      Best Fitness   27,598   5/31/2018
 
                      AJ Wright   25,806   4/30/2013
Carll’s Corner
  NJ   2007   100%   129,582   1960’s-1999/            
 
                  2004   Acme Markets   55,000   9/30/2016
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%   49,494   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
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
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

15


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of September 30, 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
Franklin Village Plaza
  MA   2004   100%   304,216   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%   48,992   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%   71,720   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%   33,553   1992-2007   Discount Drug Mart   23,608   3/31/2023
Hudson Discount Drug Mart Plaza
  OH   2005   100%   32,259   2000   Discount Drug Mart   32,259   3/31/2017
Jordan Lane
  CT   2005   100%   181,730   1969/1991   Stop & Shop   60,632   9/30/2010
 
                      AJ Wright   39,280   3/31/2015
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            
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%   104,932   1973/1998   Safeway   53,684   7/31/2018
Loyal Plaza (b)
  PA   2002   100%   293,825   1969/2000   K-Mart   102,558   8/31/2011
 
                      Giant Foods   66,935   10/31/2019
 
                      Staples   20,555   11/30/2014
Mason Discount Drug Mart Plaza
  OH   2008   100%   52,896   2005/2007   Discount Drug Mart   24,596   3/31/2021
McCormick Place
  OH   2005   100%   46,000   1995   Sam Levin Furniture   46,000   11/30/2011

16


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of September 30, 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
 
Mechanicsburg Giant
  PA   2005   100%   51,500   2003   Giant Foods   51,500   8/31/2024
Metro Square
  MD   2008   100%   71,896   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%   19,500   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
Shaw’s Plaza
  MA   2006   100%   176,609   1968/1998   Shaw’s   60,748   2/28/2023
 
                      Marshall’s   25,752   1/31/2013
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

17


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of September 30, 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
 
Stadium Plaza
  MI   2005   100%   77,688   1960’s/2003   A&P   54,650   8/31/2022
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
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
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

18


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of September 30, 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
 
Westlake Discount Drug Mart Plaza
  OH   2005   100%   55,775   2005   BG Storage   31,295   1/31/2016
 
                      Discount Drug Mart   24,480   3/31/2021
Yorktowne Plaza
  MD   2007   100%   158,982   1970/2000   Food Lion   37,692   12/31/2020
Total Wholly-Owned Stabilized Properties
              9,284,980                
 
                               
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%   91,538   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%   107,384   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%   67,950   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
 
                               
 
              834,680                
 
                               
PCP Joint Venture:
                               
New London Mall
  CT   2009   40%   257,814   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
 
                               
 
              521,948                
Joint Ventures (other):
                               
CVS at Naugatuck
  CT   2008   50%   13,225   2008   CVS   13,225   1/31/2034
 
                               
Total Consolidated Joint Ventures
              1,369,853                
 
                               
Total Stabilized Properties
              10,654,833                
 
                               
Redevelopment Properties: (a)
                               
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
Lake Raystown Plaza
  PA   2004   100%   145,727   1995   Giant Foods   61,435   10/31/2026
Shore Mall
  NJ   2006   100%   459,098   1960/1980   Boscov’s   172,200   9/19/2018
 
                      Burlington Coat Factory   85,000   11/30/2014
 
                      K&G   25,000   2/28/2017
The Shops at Suffolk Downs
  MA   2005   100%   121,829   2005   Stop & Shop   74,977   9/30/2025
Townfair Center
  PA   2004   100%   138,041   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 Redevelopment Properties
              1,207,076                
 
                               

19


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of September 30, 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
 
                                                               
Retenanting Properties: (a)
                                                               
Columbia Mall
  PA     2005       75 %     348,574       1988     Sears     64,264       10/24/2013  
 
                                          Bon-Ton     45,000       10/31/2013  
 
                                                               
Fairview Commons
  PA     2007       100 %     59,578       1976/2003                          
 
                                                               
Huntingdon Plaza
  PA     2004       100 %     147,355       1972 - 2003     Peebles     22,060       1/31/2018  
 
                                                               
Shelby Discount Drug Mart Plaza
  OH     2005       100 %     36,596       2002     Discount Drug Mart     24,596       3/31/2019  
 
                                                               
Shoppes at Salem Run
  VA     2005       100 %     15,100       2005                          
 
                                                               
 
                                                               
Total Retenanting Properties
                            607,203                                  
 
                                                               
Total Non-Stabilized Properties
                            1,814,279                                  
 
                                                               
Total Operating Portfolio
                            12,469,112                                  
 
                                                               
 
                                                               
Ground-Up Developments: (a)
                                                               
Blue Mountantin Commons
  PA     2008       100 %     121,146       2009     Giant Foods     97,707       10/31/2026  
 
                                                               
Heritage Crossing
  PA     2008       60 %     59,396       2009                          
 
                                                               
Northside Commons
  PA     2008       100 %     85,300       2009     Redner’s Market     48,519       8/31/2029  
 
                                                               
Upland Square
  PA     2007       60 %     352,456       2009     Giant Foods     78,900       7/31/2029  
 
                                          Best Buy     30,000       12/31/2019  
 
                                          Bed, Bath & Beyond     25,000       1/31/2020  
 
                                          TJ Maxx     25,000       8/31/2019  
 
                                                               
 
                                                               
Total Ground-Up Developments
                            618,298                                  
 
                                                               
 
                                                               
Total Portfolio (b)
                            13,087,410                                  
 
                                                               
 
(a)   “Stabilized properties” are those properties which are at least 80% leased and not designated as “development” or “redevelopment” properties as of September 30, 2009. Ground-up developments have commenced operations, but were not “stabilized properties” for the entire three-months ended September 30, 2009.
 
(b)   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 September 30, 2009
                                                                                 
                                                            Gross            
                    Financial statement carrying values   leasable           Average
            Percent           Buildings and   Total   Accumulated   Net book   area   Percent   base rent per
Property Description   State   owned   Land   improvements   cost   depreciation   value   (“GLA”)   occupied   leased sq. ft.
Wholly-Owned Stabilized Properties: (a)
                                                                               
Academy Plaza
  PA     100 %   $ 2,406,000     $ 11,140,000     $ 13,546,000     $ 2,234,000     $ 11,312,000       152,727       82 %   $ 12.95  
Annie Land Plaza
  VA     100 %     809,000       3,869,000       4,678,000       457,000       4,221,000       42,500       92 %     9.11  
Camp Hill
  PA     100 %     4,424,000       60,766,000       65,190,000       7,521,000       57,669,000       472,458       98 %     12.78  
Carbondale Plaza
  PA     100 %     1,586,000       12,136,000       13,722,000       1,787,000       11,935,000       129,915       86 %     6.90  
Carll’s Corner
  NJ     100 %     2,968,000       15,409,000       18,377,000       1,084,000       17,293,000       129,582       94 %     8.43  
Carman’s Plaza
  NY     100 %     8,416,000       34,168,000       42,584,000       2,403,000       40,181,000       194,481       93 %     16.34  
Carrollton Discount Drug Mart Plaza
  OH     100 %     713,000       3,339,000       4,052,000       545,000       3,507,000       40,480       100 %     8.04  
Centerville Discount Drug Mart Plaza
  OH     100 %     1,219,000       5,445,000       6,664,000       785,000       5,879,000       49,494       63 %     10.53  
Circle Plaza
  PA     100 %     561,000       2,916,000       3,477,000       174,000       3,303,000       92,171       100 %     2.74  
Clyde Discount Drug Mart Plaza
  OH     100 %     673,000       3,232,000       3,905,000       484,000       3,421,000       34,592       100 %     9.69  
Coliseum Marketplace
  VA     100 %     3,586,000       17,164,000       20,750,000       2,584,000       18,166,000       98,359       97 %     15.90  
Columbus Crossing
  PA     100 %     4,579,000       19,251,000       23,830,000       3,259,000       20,571,000       142,166       97 %     16.01  
CVS at Bradford
  PA     100 %     291,000       1,482,000       1,773,000       243,000       1,530,000       10,722       100 %     12.80  
CVS at Celina
  OH     100 %     418,000       1,967,000       2,385,000       273,000       2,112,000       10,195       100 %     18.54  
CVS at Erie
  PA     100 %     399,000       1,783,000       2,182,000       235,000       1,947,000       10,125       100 %     16.50  
CVS at Kinderhook
  NY     100 %     2,502,000       1,106,000       3,608,000       62,000       3,546,000       13,225       100 %     20.70  
CVS at Portage Trail
  OH     100 %     341,000       1,611,000       1,952,000       232,000       1,720,000       10,722       100 %     13.00  
Dover Discount Drug Mart Plaza
  OH     100 %     563,000       2,803,000       3,366,000       644,000       2,722,000       38,409       100 %     8.68  
East Chestnut
  PA     100 %     800,000       3,702,000       4,502,000       687,000       3,815,000       21,180       100 %     13.39  
Elmhurst Square
  VA     100 %     1,371,000       6,229,000       7,600,000       755,000       6,845,000       66,250       95 %     8.71  
Enon Discount Drug Mart Plaza
  OH     100 %     1,135,000       4,356,000       5,491,000       336,000       5,155,000       42,876       100 %     11.01  
Fairfield Plaza
  CT     100 %     2,202,000       9,393,000       11,595,000       1,283,000       10,312,000       72,279       93 %     13.94  
Fairview Plaza
  PA     100 %     2,129,000       8,716,000       10,845,000       1,441,000       9,404,000       69,579       100 %     12.22  
Family Dollar at Zanesville
  OH     100 %     81,000       568,000       649,000       266,000       383,000       6,900       100 %     8.70  
FirstMerit Bank at Akron
  OH     100 %     168,000       736,000       904,000       114,000       790,000       3,200       100 %     23.51  
FirstMerit Bank at Cuyahoga Falls
  OH     100 %     264,000       1,312,000       1,576,000       162,000       1,414,000       18,300       100 %     6.03  
Franklin Village Plaza
  MA     100 %     13,817,000       59,868,000       73,685,000       9,940,000       63,745,000       304,216       92 %     19.73  
Gabriel Brothers Plaza
  OH     100 %     947,000       4,044,000       4,991,000       666,000       4,325,000       83,740       100 %     5.77  
Gahanna Discount Drug Mart Plaza
  OH     100 %     1,738,000       6,765,000       8,503,000       810,000       7,693,000       48,992       91 %     14.75  
General Booth Plaza
  VA     100 %     1,935,000       9,558,000       11,493,000       1,690,000       9,803,000       73,320       95 %     12.54  
Gold Star Plaza
  PA     100 %     1,644,000       6,602,000       8,246,000       882,000       7,364,000       71,720       84 %     9.25  
Golden Triangle
  PA     100 %     2,320,000       19,325,000       21,645,000       3,383,000       18,262,000       202,943       89 %     12.89  
Groton Shopping Center
  CT     100 %     3,073,000       12,375,000       15,448,000       1,213,000       14,235,000       117,986       97 %     10.31  
Grove City Discount Drug Mart Plaza
  OH     100 %     1,241,000       5,041,000       6,282,000       371,000       5,911,000       40,848       100 %     13.09  
Halifax Plaza
  PA     100 %     1,347,000       6,042,000       7,389,000       912,000       6,477,000       51,510       100 %     11.09  
Hamburg Commons
  PA     100 %     1,153,000       9,849,000       11,002,000       1,216,000       9,786,000       99,580       93 %     5.68  
Hannaford Plaza
  MA     100 %     1,874,000       8,772,000       10,646,000       994,000       9,652,000       102,459       97 %     7.49  
Hilliard Discount Drug Mart Plaza
  OH     100 %     1,307,000       4,980,000       6,287,000       372,000       5,915,000       40,988       100 %     12.83  
Hills & Dales Discount Drug Mart Plaza
  OH     100 %     786,000       3,072,000       3,858,000       272,000       3,586,000       33,553       90 %     9.74  
Hudson Discount Drug Mart Plaza
  OH     100 %     770,000       3,596,000       4,366,000       518,000       3,848,000       32,259       100 %     10.72  
Jordan Lane
  CT     100 %     4,291,000       21,410,000       25,701,000       3,138,000       22,563,000       181,730       87 %     10.74  
Kempsville Crossing
  VA     100 %     2,207,000       11,129,000       13,336,000       2,017,000       11,319,000       94,477       96 %     11.26  
Kenley Village
  MD     100 %     726,000       3,557,000       4,283,000       932,000       3,351,000       51,894       95 %     7.93  
Kings Plaza
  MA     100 %     2,408,000       11,846,000       14,254,000       1,042,000       13,212,000       168,243       99 %     6.48  
Kingston Plaza
  NY     100 %     2,891,000       2,344,000       5,235,000       171,000       5,064,000       18,337       100 %     26.76  
LA Fitness Facility
  PA     100 %     2,462,000       5,176,000       7,638,000       806,000       6,832,000       41,000       100 %     18.09  
Liberty Marketplace
  PA     100 %     2,695,000       12,845,000       15,540,000       1,656,000       13,884,000       68,200       89 %     17.49  
Lodi Discount Drug Mart Plaza
  OH     100 %     704,000       3,460,000       4,164,000       606,000       3,558,000       38,576       88 %     8.63  
Long Reach Village
  MD     100 %     1,721,000       8,698,000       10,419,000       1,125,000       9,294,000       104,932       87 %     10.71  
Loyal Plaza
  PA     100 %     4,511,000       22,260,000       26,771,000       4,357,000       22,414,000       293,825       100 %     7.85  
Mason Discount Drug Mart Plaza
  OH     100 %     1,849,000       7,449,000       9,298,000       497,000       8,801,000       52,896       91 %     14.56  
McCormick Place
  OH     100 %     849,000       4,064,000       4,913,000       813,000       4,100,000       46,000       100 %     8.50  
Mechanicsburg Giant
  PA     100 %     2,709,000       12,159,000       14,868,000       1,387,000       13,481,000       51,500       100 %     21.78  
Metro Square
  MD     100 %     3,121,000       12,351,000       15,472,000       415,000       15,057,000       71,896       100 %     18.77  
Newport Plaza
  PA     100 %     1,722,000       8,153,000       9,875,000       1,100,000       8,775,000       66,789       100 %     10.98  
Oak Ridge
  VA     100 %     960,000       4,281,000       5,241,000       404,000       4,837,000       38,700       100 %     10.45  
Oakhurst Plaza
  PA     100 %     4,539,000       18,189,000       22,728,000       1,969,000       20,759,000       111,869       91 %     15.54  
Oakland Commons
  CT     100 %     2,504,000       15,677,000       18,181,000       1,257,000       16,924,000       89,850       100 %     10.71  
Oakland Mills
  MD     100 %     1,611,000       6,319,000       7,930,000       1,115,000       6,815,000       58,224       100 %     13.07  
Ontario Discount Drug Mart Plaza
  OH     100 %     809,000       3,670,000       4,479,000       558,000       3,921,000       38,623       85 %     8.64  
Palmyra Shopping Center
  PA     100 %     1,488,000       6,666,000       8,154,000       1,150,000       7,004,000       112,108       91 %     5.77  

21


 

CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft. (Continued)
As of September 30, 2009
                                                                                 
                                                            Gross            
                    Financial statement carrying values   leasable           Average
            Percent           Buildings and   Total   Accumulated   Net book   area   Percent   base rent per
Property Description   State   owned   Land   improvements   cost   depreciation   value   (“GLA”)   occupied   leased sq. ft.
 
                                                                               
Pickerington Discount Drug Mart Plaza
  OH     100 %     1,305,000       5,957,000       7,262,000       919,000       6,343,000       47,810       96 %     12.20  
Pine Grove Plaza
  NJ     100 %     1,622,000       6,507,000       8,129,000       1,066,000       7,063,000       79,306       100 %     10.68  
Polaris Discount Drug Mart Plaza
  OH     100 %     1,242,000       5,846,000       7,088,000       1,087,000       6,001,000       50,283       90 %     12.21  
Pondside Plaza
  NY     100 %     365,000       1,627,000       1,992,000       297,000       1,695,000       19,500       100 %     8.29  
Port Richmond Village
  PA     100 %     2,843,000       12,434,000       15,277,000       2,521,000       12,756,000       154,908       97 %     12.62  
Powell Discount Drug Mart Plaza
  OH     100 %     1,384,000       6,169,000       7,553,000       983,000       6,570,000       49,772       90 %     12.28  
Price Chopper Plaza
  MA     100 %     4,119,000       18,461,000       22,580,000       1,153,000       21,427,000       101,824       88 %     11.10  
Rite Aid at Massillon
  OH     100 %     442,000       2,020,000       2,462,000       265,000       2,197,000       10,125       100 %     17.91  
River View Plaza I, II and III
  PA     100 %     9,718,000       44,049,000       53,767,000       7,312,000       46,455,000       244,225       88 %     17.80  
Shaw’s Plaza
  MA     100 %     5,780,000       25,316,000       31,096,000       2,626,000       28,470,000       176,609       91 %     10.91  
Smithfield Plaza
  VA     100 %     2,919,000       12,848,000       15,767,000       1,213,000       14,554,000       134,664       98 %     9.37  
South Philadelphia
  PA     100 %     8,222,000       38,439,000       46,661,000       7,491,000       39,170,000       283,415       80 %     13.61  
St. James Square
  MD     100 %     688,000       4,361,000       5,049,000       773,000       4,276,000       39,903       96 %     11.32  
Stadium Plaza
  MI     100 %     2,443,000       9,813,000       12,256,000       1,216,000       11,040,000       77,688       100 %     15.28  
Stop & Shop Plaza
  CT     100 %           11,297,000       11,297,000       908,000       10,389,000       54,510       100 %     15.59  
Suffolk Plaza
  VA     100 %     1,402,000       7,236,000       8,638,000       1,265,000       7,373,000       67,216       100 %     9.90  
Sunset Crossing
  PA     100 %     2,150,000       9,234,000       11,384,000       1,482,000       9,902,000       74,142       89 %     14.45  
Swede Square
  PA     100 %     2,272,000       10,685,000       12,957,000       2,228,000       10,729,000       98,792       98 %     14.22  
The Brickyard
  CT     100 %     6,465,000       28,766,000       35,231,000       5,474,000       29,757,000       274,553       100 %     8.99  
The Commons
  PA     100 %     3,098,000       15,177,000       18,275,000       2,867,000       15,408,000       175,121       91 %     10.15  
The Point
  PA     100 %     2,996,000       22,106,000       25,102,000       5,211,000       19,891,000       250,697       94 %     11.44  
The Point at Carlisle Plaza
  PA     100 %     2,233,000       11,333,000       13,566,000       2,102,000       11,464,000       182,859       88 %     6.83  
Timpany Plaza
  MA     100 %     3,382,000       16,520,000       19,902,000       1,435,000       18,467,000       183,775       92 %     6.30  
Trexler Mall
  PA     100 %     6,932,000       32,362,000       39,294,000       3,986,000       35,308,000       339,363       98 %     8.70  
Ukrop’s at Fredericksburg
  VA     100 %     3,213,000       12,758,000       15,971,000       1,429,000       14,542,000       63,000       100 %     17.42  
Ukrop’s at Glen Allen
  VA     100 %     6,769,000       213,000       6,982,000       192,000       6,790,000       43,000       100 %     9.01  
Valley Plaza
  MD     100 %     1,950,000       8,330,000       10,280,000       1,295,000       8,985,000       190,939       97 %     4.52  
Virginia Center Commons
  VA     100 %     992,000       3,863,000       4,855,000       529,000       4,326,000       9,763       100 %     34.27  
Virginia Little Creek
  VA     100 %     1,639,000       8,350,000       9,989,000       1,343,000       8,646,000       69,620       100 %     11.00  
Wal-Mart Center
  CT     100 %           11,857,000       11,857,000       1,810,000       10,047,000       155,842       98 %     6.37  
Washington Center Shoppes
  NJ     100 %     1,999,000       10,989,000       12,988,000       2,195,000       10,793,000       157,290       98 %     7.69  
West Bridgewater Plaza
  MA     100 %     2,718,000       14,411,000       17,129,000       989,000       16,140,000       133,039       91 %     9.26  
Westlake Discount Drug Mart Plaza
  OH     100 %     1,004,000       3,905,000       4,909,000       424,000       4,485,000       55,775       100 %     7.28  
Yorktowne Plaza
  MD     100 %     5,901,000       25,296,000       31,197,000       2,175,000       29,022,000       158,982       96 %     13.52  
 
                                                                               
                     
Total Wholly-Owned Stabilized Properties
                    225,540,000       1,054,726,000       1,280,266,000       148,065,000       1,132,201,000       9,284,980       94 %     11.24  
                     
Homburg Joint Venture:
                                                                               
Aston Center
  PA     20 %     4,319,000       17,070,000       21,389,000       1,184,000       20,205,000       55,000       100 %   $ 24.70  
Ayr Town Center
  PA     20 %     2,442,000       9,750,000       12,192,000       764,000       11,428,000       55,600       100 %     15.83  
Fieldstone Marketplace
  MA     20 %     5,229,000       21,800,000       27,029,000       2,914,000       24,115,000       193,970       100 %     11.04  
Meadows Marketplace
  PA     20 %     1,914,000       11,355,000       13,269,000       1,064,000       12,205,000       91,538       96 %     14.64  
Parkway Plaza
  PA     20 %     4,647,000       19,435,000       24,082,000       1,650,000       22,432,000       106,628       98 %     15.14  
Pennsboro Commons
  PA     20 %     3,608,000       14,297,000       17,905,000       2,037,000       15,868,000       107,384       93 %     14.75  
Scott Town Center
  PA     20 %     2,959,000       11,801,000       14,760,000       987,000       13,773,000       67,933       100 %     17.53  
Spring Meadow Shopping Center
  PA     20 %     4,112,000       16,429,000       20,541,000       1,198,000       19,343,000       67,950       100 %     19.99  
Stonehedge Square
  PA     20 %     2,698,000       11,705,000       14,403,000       1,362,000       13,041,000       88,677       94 %     11.36  
                     
 
                    31,928,000       133,642,000       165,570,000       13,160,000       152,410,000       834,680       98 %     14.97  
                     
PCP Joint Venture:
                                                                               
New London Mall
  CT     40 %     7,810,000       32,053,000       39,863,000       805,000       39,058,000       257,814       99 %     13.21  
San Souci Plaza
  MD     40 %     6,360,000       26,967,000       33,327,000       840,000       32,487,000       264,134       94 %     10.00  
                     
 
                    14,170,000       59,020,000       73,190,000       1,645,000       71,545,000       521,948       97 %     11.62  
                     
Joint Ventures (other):
                                                                               
CVS at Naugatuck
  CT     50 %           2,824,000       2,824,000       64,000       2,760,000       13,225       100 %     35.01  
                     
Total Consolidated Joint Ventures
                    46,098,000       195,486,000       241,584,000       14,869,000       226,715,000       1,369,853       97 %     13.91  
                     
Total Stabilized Properties
                    271,638,000       1,250,212,000       1,521,850,000       162,934,000       1,358,916,000       10,654,833       95 %     11.60  
                     

22


 

CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft. (Continued)
As of September 30, 2009
                                                                                 
                                                            Gross                
                    Financial statement carrying values     leasable             Average  
            Percent             Buildings and     Total     Accumulated     Net book     area     Percent     base rent per  
Property Description   State     owned     Land     improvements     cost     depreciation     value     (“GLA”)     occupied     leased sq. ft.  
 
 
                                                                               
Redevelopment Properties: (a)
                                                                               
Dunmore Shopping Center
  PA     100 %     565,000       2,245,000       2,810,000       402,000       2,408,000       101,000       66 %     3.61  
Lake Raystown Plaza
  PA     100 %     2,231,000       15,208,000       17,439,000       1,924,000       15,515,000       145,727       72 %     13.94  
Shore Mall (b)
  NJ     100 %     7,179,000       41,809,000       48,988,000       4,637,000       44,351,000       459,098       93 %     8.99  
The Shops at Suffolk Downs
  MA     100 %     7,580,000       19,195,000       26,775,000       1,412,000       25,363,000       121,829       85 %     12.81  
Townfair Center (g)
  PA     100 %     3,022,000       15,066,000       18,088,000       2,733,000       15,355,000       138,041       87 %     6.50  
Trexlertown Plaza
  PA     100 %     5,262,000       26,409,000       31,671,000       2,437,000       29,234,000       241,381       75 %     10.65  
                     
 
                    25,839,000       119,932,000       145,771,000       13,545,000       132,226,000       1,207,076       83 %     9.54  
                     
Retenanting Properties: (a)
                                                                               
Columbia Mall (c)
  PA     75 %     2,855,000       16,946,000       19,801,000       2,217,000       17,584,000       348,574       63 %     5.91  
Fairview Commons
  PA     100 %     858,000       3,573,000       4,431,000       460,000       3,971,000       59,578       67 %     6.42  
Huntingdon Plaza
  PA     100 %     933,000       5,873,000       6,806,000       689,000       6,117,000       147,355       54 %     6.96  
Shelby Discount Drug Mart Plaza
  OH     100 %     671,000       3,276,000       3,947,000       584,000       3,363,000       36,596       78 %     9.35  
Shoppes at Salem Run
  VA     100 %     1,076,000       4,264,000       5,340,000       466,000       4,874,000       15,100       55 %     24.32  
                     
 
                    6,393,000       33,932,000       40,325,000       4,416,000       35,909,000       607,203       62 %     6.86  
                     
Total Non-Stabilized Properties
                    32,232,000       153,864,000       186,096,000       17,961,000       168,135,000       1,814,279       76 %     8.81  
                     
 
                                                                               
Total Operating Portfolio
                    303,870,000       1,404,076,000       1,707,946,000       180,895,000       1,527,051,000       12,469,112       92 %   $ 11.26  
                       
 
                                                                               
Ground-Up Developments: (a)
                                                                               
Blue Mountain Commons
  PA     100 %     15,444,000       24,677,000       40,121,000             40,121,000       121,146       89 %     25.72  
Heritage Crossing (d)
  PA     60 %     5,066,000       5,529,000       10,595,000       57,000       10,538,000       59,396       54 %     17.79  
Northside Commons
  PA     100 %     3,379,000       9,524,000       12,903,000       16,000       12,887,000       85,300       61 %     9.49  
Upland Square (e)
  PA     60 %     27,454,000       54,777,000       82,231,000       77,000       82,154,000       352,456       59 %     15.15  
                                     
 
                                                                               
Total Ground-Up Developments
                    51,343,000       94,507,000       145,850,000       150,000       145,700,000       618,298                  
 
                                                                               
Total Portfolio
                    355,213,000       1,498,583,000       1,853,796,000       181,045,000       1,672,751,000       13,087,410                  
                                     
 
                                                                               
Projects Under Development and Land Held For Future Expansion and Development:
                                                                               
Columbia Mall (c)
  PA     75 %     1,465,000       398,000       1,863,000             1,863,000     46.21 acres                
Crossroads II (f)
  PA     60 %     17,671,000       18,109,000       35,780,000             35,780,000     18.23 acres                
Halifax Commons
  PA     100 %     872,000       271,000       1,143,000             1,143,000     4.37 acres                
Halifax Plaza
  PA     100 %     1,503,000       1,185,000       2,688,000             2,688,000     12.83 acres                
Liberty Marketplace
  PA     100 %     1,564,000       22,000       1,586,000             1,586,000     15.51 acres                
Oregon Pike
  PA     100 %     2,283,000       60,000       2,343,000             2,343,000     11.20 acres                
Pine Grove Plaza
  NJ     100 %     388,000       69,000       457,000             457,000     2.66 acres                
Shore Mall (b)
  NJ     100 %     2,018,000       125,000       2,143,000             2,143,000     50.00 acres                
The Brickyard
  CT     100 %     1,183,000       157,000       1,340,000             1,340,000     1.95 acres                
Trexlertown Plaza
  PA     100 %     8,089,000       2,403,000       10,492,000             10,492,000     37.28 acres                
Trindle Spring
  NY     100 %     1,148,000       257,000       1,405,000             1,405,000     2.10 acres                
Wyoming
  MI     100 %     360,000             360,000             360,000     12.32 acres                
Various projects in progress
    N/A       100 %           353,000       353,000             353,000     — acres                
                                     
Total Projects Under Development and Land Held For Future Expansion and Development:
                    38,544,000       23,409,000       61,953,000             61,953,000     214.6 acres                
                                     
 
                                                                               
Total Carrying Value
                  $ 393,757,000     $ 1,521,992,000     $ 1,915,749,000     $ 181,045,000     $ 1,734,704,000                          
                                             
 
                                                                               
Real estate held for sale
                                                  $ 2,270,000                          
 
                                                                             
Unconsolidated Joint Venture (h)
                                                  $ 5,412,000                          
 
                                                                             

23


 

CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft. (Continued)
As of September 30, 2009
 
Notes:
 
(a)   “Stabilized properties” are those properties which are at least 80% leased and not designated as “development” or “redevelopment” properties as of September 30, 2009. Ground-up developments have commenced operations, but were not “stabilized properties” for the entire three-months ended September 30, 2009.
 
(b)   As part of the Company’s redevelopment plans for the Shore Mall, the Company purchased the former Value City lease, with an aggregate of 144,000 sq. ft., which the Company intends to demolish. Accordingly, the total GLA for this property has been reduced.
 
(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 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.
 
(e)   The Company has a 60% interest in a consolidated joint venture formed for the construction and development of an estimated 600,000 sq. ft. shopping center in Pottsgrove, 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 137,000 sq. ft. shopping center in Stroudsburg, PA., and is to receive a preferred rate of return on its investment, if earned.
 
(g)   As part of the Company’s redevelopment plans for Townfair Center, the Company intends to demolish approximately 65,000 sq. ft. of the property. Accordingly, the total GLA for this property has been reduced.
 
(h)   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 September 30, 2009
(Dollars in millions)
                                                                                                                         
                        Cash                                                                          
        Owner-     Est. Total     Invest-     Balance     Est. Delivery                                               Est. NOI            
        ship     Project     ment     To Comp-     Dates   Land 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:                                                                                                                    
Lake Raystown Plaza
  Huntingdon, PA     100 %     20.9       16.4       4.5     2nd half ’09   1st half ’10     15.5       146,000       100 %     0 %   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;
 
 
                                                                              Tractor Supply     37,900                                 and potential lodging development/sale and outparcels
 
                                                                                                                       
The Shops at Suffolk Downs
  Revere, MA     100 %     12.7       12.6       0.1     1st half ’09   2nd half ’09     6.5       36,000       50 %     30 %   Dollar Tree     9,500       0.8       5.8 %       6.3 %   Represents costs only for completing construction of in-line store next to new Stop & Shop (owned)
 
                                                                              Famous Footwear     6,500                                 and Target (non-owned) and ground-up development
 
                                                                              Verizon     2,000                                 of new separate
 
                                                                                                                      multi-tenant 36,000 sq.ft. retail building.
 
                                                                                                                      Does not include purchase price for the Stop & Shop premises.
 
                                                                                                                      and potential lodging development/sale and outparcels
 
                                                                                                                       
Shore Mall
  Egg Harbor Township, NJ     100 %     54.0       31.0       23.0     1st half ’12   2nd half ’12     70.0       500,000       56 %     2 %   Boscovs     143,000       4.6       8.2 %       8.7 %   De-Malling of older mall property
 
                                                                              Burlington Coat                                        
 
                                                                              Factory     85,000                                  
 
                                                                              K&G Menswear     25,000                                  
 
                                                                              Carrabas     7,200                                  
 
                                                                                                                       
Trexlertown Plaza
  Trexlertown, PA     100 %     41.0       28.0       13.0     2nd half ’10   2nd half ’10     32.2       251,000       63 %     30 %   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             128.6       88.0       40.6               124.2       933,000       65 %(c)     10 %(c)         497,150       10.7       8.1 %(c)         8.6 %(c)    
                                                               
 
                                                                                                                       
Ground-Up Development Properties:                                                                                                                    
Blue Mountain Commons
  Harrisburg, PA     100 %     42.5       39.0       3.5     2nd half ’09   1st half ’10     34.0       130,000       90 %     3 %   Giant Food Stores     97,700       3.1       7.0 %       7.5 %   Ground-up development of new large prototype supermarket,
 
                                                                              PNC Bank     3,700                                 bank and food service outparcels and fuel service facility;
 
                                                                              Regis/Super Cuts     1,200                                 development/sale/ground lease of back 12 acres.
 
                                                                                                                       
Northside Commons
  Cambelltown, PA     100 %     13.0       12.9           2nd half ’09   1st half ’10     15.9       82,000       77 %     12 %   Redner’s     48,000       0.9       7.1 %       7.6 %   Ground-up development of new supermarket, ancillary in-line
 
                                                                              Jonestown Bank     3,400                                 retail and outparcel(s).
 
                                                                              Subway     1,600                                  
 
                                                                                                                       
Halifax Commons
  Halifax, PA     100 %     4.8       1.1       3.7     1st half ’10   1st half ’10     4.4       23,000       63 %     14 %   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       29.8       7.1     2nd half ’09   2nd half ’10     18.2       133,000       68 %     15 %   Giant Food Stores     76,000       3.1       8.1 %       8.6 %   Ground-up joint venture development of new supermarket,
 
                                                                              Red Lobster     7,000                                 in-line retail and outparcel(s).
 
                                                                              AT&T     3,000                                  
 
                                                                                                                       
Heritage Crossing
  Limerick, PA     60 %     15.0       10.6       4.4     1st half ’09   2nd half ’09     14.2       54,000       48 %     26 %   Walgreens     14,820       1.4       9.1 %         9.6 %   Ground-up joint venture development.
 
                                                                              Kinderworks     10,800                                  
 
                                                                                                                       
Kutztown Commons
  Kutztown, PA     100 %     9.2       0.4       8.8     2nd half ’11   2nd half ’11     31.0       75,000       67 %     2 %   Giant Foods     50,500       1.0       10.6 %       11.1 %   Ground-up development with Giant Food Stores anchor.
 
                                                                                                                       
Upland Square
  Pottstown, PA     60 %     98.1       82.1       16.0     2nd half ’09   1st half ’11     112.9       592,000       70 %     21 %   Target     135,000       8.7       8.5 %       9.0 %   Ground-up joint venture development of "big box" center.
 
                                                                              Giant Food Stores     76,000                                 Target store owned by Target.
 
                                                                              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             219.5       175.9       43.6               230.6       1,089,000       71 %(c)     16 %(c)         699,520       18.6       8.3 %(c)         8.8 %(c)    
                                                               
 
                                                                        %                                              
                                                                       
Total Redevelopment & Ground-Up           $ 348.1     $ 263.9     $ 84.2               354.7       2,022,000       68 %(c)     14 %(c)         1,196,670       $29.3                          
                                                                       
 
(a)   The chart does not include certain development properties previously listed on the Company’s website/PowerPoint, including, without limitation, the Faxon Lumber Site (Williamsport, PA) and Trindle Plaza (Carlisle, PA) and Newport Plaza (Newport, 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 September 30, 2009
                                                                 
                    Debt Balances
                    Financial statement carrying values   Stated contract amounts
    Percent   Maturity   Int.   Sep 30,   Dec 31   Int.   Sep 30,   Dec 31
Property   Owned   Date   rate   2009   2008   rate   2009   2008
 
Fixed-rate mortgages:
                                                               
Academy Plaza
    100.0 %   Mar 2013     7.3 %   $ 9,420,000     $ 9,576,000       7.3 %   $ 9,420,000     $ 9,576,000  
Aston Center
    20.0 %   Nov 2015     5.5 %     12,861,000       13,033,000       5.9 %     12,604,000       12,742,000  
Ayr Town Center
    20.0 %   Jun 2015     5.5 %     7,257,000       7,350,000       5.6 %     7,208,000       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 %     5,938,000       6,023,000       5.6 %     5,938,000       6,023,000  
Carman’s Plaza
    100.0 %   Oct 2016     6.3 %     33,339,000       33,322,000       6.2 %     33,500,000       33,500,000  
Carrollton Discount Drug Mart Plaza
    100.0 %   Dec 2016     5.6 %     2,353,000       2,378,000       5.6 %     2,353,000       2,378,000  
Centerville Discount Drug Mart
    100.0 %   May 2015     5.2 %     2,807,000       2,844,000       5.2 %     2,807,000       2,844,000  
Clyde Discount Drug Mart
    100.0 %   May 2015     5.2 %     1,947,000       1,973,000       5.2 %     1,947,000       1,973,000  
Coliseum Marketplace
    100.0 %   Jul 2014     5.2 %     12,292,000       12,478,000       6.1 %     11,843,000       11,955,000  
Columbus Crossing
    100.0 %   Jun 2014     6.8 %     16,947,000             6.8 %     16,947,000        
Crossroads II
    60.0 %   Jan 2009     7.1 %           4,316,000       7.1 %           4,316,000  
Crossroads II
    60.0 %   Jan 2010     8.5 %     761,000       1,000,000       8.5 %     761,000       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 %     797,000       862,000       7.1 %     748,000       803,000  
CVS at Celina
    100.0 %   Jan 2020     5.2 %     1,455,000       1,528,000       7.5 %     1,315,000       1,370,000  
CVS at Erie
    100.0 %   Nov 2018     5.2 %     1,139,000       1,211,000       7.1 %     1,057,000       1,117,000  
CVS at Kinderhook
    100.0 %   Jul 2019     5.3 %     2,488,000             5.3 %     2,487,816        
CVS at Portage Trail
    100.0 %   Aug 2017     5.0 %     866,000       932,000       7.8 %     789,000       842,000  
Dover Discount Drug Mart
    100.0 %   May 2015     5.2 %     2,130,000       2,158,000       5.2 %     2,130,000       2,158,000  
East Chestnut
    100.0 %   Apr 2018     5.2 %     2,013,000       2,089,000       7.4 %     1,795,000       1,846,000  
Elmhurst Square Shopping Center
    100.0 %   Dec 2014     5.4 %     4,063,000       4,115,000       5.4 %     4,063,000       4,115,000  
Fairfield Plaza
    100.0 %   July 2015     5.0 %     5,129,000       5,197,000       5.0 %     5,129,000       5,197,000  
Fairview Plaza
    100.0 %   Feb 2013     5.7 %     5,506,000       5,583,000       5.7 %     5,506,000       5,583,000  
Fieldstone Marketplace
    20.0 %   Jul 2014     5.4 %     18,737,000       18,998,000       6.0 %     18,275,000       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 %     3,086,000       3,119,000       5.6 %     3,086,000       3,119,000  
Gahanna Discount Drug Mart
    100.0 %   Nov 2016     5.8 %     5,016,000       5,068,000       5.8 %     5,016,000       5,068,000  
General Booth Plaza
    100.0 %   Aug 2013     5.2 %     5,443,000       5,539,000       6.1 %     5,279,000       5,342,000  
Gold Star Plaza
    100.0 %   May 2019     6.0 %     2,465,000       2,605,000       7.3 %     2,342,000       2,464,000  
Golden Triangle
    100.0 %   Feb 2018     6.0 %     21,071,000       21,279,000       6.0 %     21,071,000       21,279,000  
Groton Shopping Center
    100.0 %   Oct 2015     6.2 %     11,645,000       11,711,000       5.3 %     12,055,000       12,174,000  
Halifax Plaza
    100.0 %   Feb 2010     6.8 %     3,346,000       3,740,000       6.8 %     3,346,000       3,740,000  
Hamburg Commons
    100.0 %   Oct 2016     6.1 %     5,199,000       5,254,000       6.1 %     5,199,000       5,254,000  
Hudson Discount Drug Mart Plaza
    100.0 %   Dec 2016     5.7 %     2,485,000       2,511,000       5.7 %     2,485,000       2,511,000  
Jordan Lane
    100.0 %   Dec 2015     5.5 %     13,134,000       13,288,000       5.5 %     13,134,000       13,288,000  
Kempsville Crossing
    100.0 %   Aug 2013     5.2 %     6,162,000       6,276,000       6.1 %     5,976,000       6,052,000  
King’s Plaza
    100.0 %   Jul 2014     6.0 %     7,843,000       7,935,000       6.0 %     7,843,000       7,935,000  
Kingston Plaza
    100.0 %   Jul 2019     5.3 %     3,210,000             5.3 %     3,210,000        
Kingston Plaza
    100.0 %   Jul 2019     5.3 %     536,000             5.3 %     536,000        
LA Fitness Facility
    100.0 %   Jan 2013     5.4 %     5,820,000       5,907,000       5.4 %     5,820,000       5,907,000  
Liberty Marketplace
    100.0 %   Jul 2014     5.2 %     9,437,000       9,624,000       6.1 %     9,097,000       9,227,000  
Lodi Discount Drug Mart
    100.0 %   May 2015     5.2 %     2,373,000       2,404,000       5.2 %     2,373,000       2,404,000  
Long Reach Village
    100.0 %   Jun 2011     5.7 %     4,711,000       4,772,000       5.7 %     4,711,000       4,772,000  
Loyal Plaza
    100.0 %   Jun 2011     7.2 %     12,670,000       12,827,000       7.2 %     12,670,000       12,827,000  
McCormick Place
    100.0 %   Aug 2017     6.1 %     2,629,000       2,653,000       6.1 %     2,629,000       2,653,000  
Meadows Marketplace
    20.0 %   Nov 2016     5.6 %     10,372,000       10,485,000       5.6 %     10,372,000       10,485,000  
Mechanicsburg Giant
    100.0 %   Nov 2014     5.2 %     9,738,000       9,943,000       5.5 %     9,596,000       9,779,000  
Metro Square
    100.0 %   Nov 2029     7.5 %     9,209,000       9,346,000       7.5 %     9,209,000       9,346,000  
New London Mall
    40.0 %   Apr 2015     6.1 %     25,895,000             4.9 %     27,365,000        
Newport Plaza
    100.0 %   Feb 2010     6.8 %     4,718,000       4,800,000       6.8 %     4,718,000       4,800,000  
Oak Ridge Shopping Center
    100.0 %   May 2015     5.5 %     3,472,000       3,508,000       5.5 %     3,472,000       3,508,000  
Oakland Mills
    100.0 %   Jan 2016     5.5 %     4,938,000       4,996,000       5.5 %     4,938,000       4,996,000  
Ontario Discount Drug Mart
    100.0 %   May 2015     5.2 %     2,191,000       2,219,000       5.2 %     2,191,000       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 %     10,993,000       11,120,000       5.5 %     10,993,000       11,120,000  
Pickerington Discount Drug Mart
    100.0 %   Jul 2015     5.0 %     4,169,000       4,224,000       5.0 %     4,169,000       4,224,000  

26


 

CEDAR SHOPPING CENTERS, INC.
Debt Summary (Continued)
As of September 30, 2009
                                                                 
                    Debt Balances
                    Financial statement carrying values   Stated contract amounts
    Percent   Maturity   Int.   Sep 30,   Dec 31   Int.   Sep 30,   Dec 31
Property   Owned   Date   rate   2009   2008   rate   2009   2008
 
Pine Grove Plaza
    100.0 %   Sep 2015     5.0 %   $ 5,823,000     $ 5,900,000       5.0 %   $ 5,823,000     $ 5,900,000  
Polaris Discount Drug Mart
    100.0 %   May 2015     5.2 %     4,471,000       4,529,000       5.2 %     4,471,000       4,529,000  
Pondside Plaza
    100.0 %   May 2015     5.6 %     1,162,000       1,176,000       5.6 %     1,162,000       1,176,000  
Port Richmond Village
    100.0 %   Aug 2013     6.5 %     14,746,000       14,922,000       6.5 %     14,746,000       14,922,000  
Powell Discount Drug Mart
    100.0 %   May 2015     5.2 %     4,284,000       4,339,000       5.2 %     4,284,000       4,339,000  
Rite Aid at Massillon
    100.0 %   Jan 2020     5.0 %     1,463,000       1,533,000       7.7 %     1,302,000       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 %     8,700,000       8,791,000       4.9 %     8,905,000       9,024,000  
Shaw’s Plaza
    100.0 %   Mar 2014     6.0 %     14,012,000       13,980,000       5.6 %     14,200,000       14,200,000  
Shelby Discount Drug Mart Plaza
    100.0 %   May 2015     5.2 %     2,191,000       2,219,000       5.2 %     2,191,000       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 %     3,486,000       3,543,000       6.1 %     3,381,000       3,417,000  
Smithfield Plaza
    100.0 %   May 2016     6.6 %     6,952,000       6,961,000       6.2 %     7,076,000       7,100,000  
Spring Meadow Shoppping Center
    20.0 %   Nov 2014     5.5 %     12,761,000       12,944,000       5.9 %     12,544,000       12,693,000  
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 %     4,649,000       4,742,000       6.1 %     4,510,000       4,574,000  
The Point
    100.0 %   Sep 2013     7.6 %     17,415,000       17,753,000       7.6 %     17,415,000       17,753,000  
Timpany Plaza
    100.0 %   Jan 2014     5.6 %     8,422,000       8,555,000       6.1 %     8,246,000       8,346,000  
Trexler Mall
    100.0 %   May 2014     5.4 %     21,632,000       21,939,000       5.5 %     21,493,000       21,775,000  
Virginia Little Creek
    100.0 %   Aug 2013     5.2 %     4,935,000       5,025,000       6.1 %     4,786,000       4,846,000  
Virginia Little Creek
    100.0 %   Sep 2021     5.2 %     451,000       471,000       8.0 %     392,000       405,000  
Wal-Mart Center
    100.0 %   Nov 2014     5.1 %     5,821,000       5,896,000       5.1 %     5,821,000       5,896,000  
Washington Center Shoppes
    100.0 %   Dec 2012     5.9 %     8,604,000       8,691,000       5.9 %     8,604,000       8,691,000  
West Bridgewater
    100.0 %   Sep 2016     6.5 %     10,911,000       10,901,000       6.2 %     11,000,000       11,000,000  
Westlake Discount Drug Mart Plaza
    100.0 %   Dec 2016     5.6 %     3,227,000       3,261,000       5.6 %     3,227,000       3,261,000  
Yorktowne Plaza
    100.0 %   Jul 2014     6.1 %     20,500,000       20,740,000       6.0 %     20,526,000       20,770,000  
 
                                                               
                 
Total fixed-rate mortgages
          5.7 years     5.8 %     716,964,000       653,398,000       5.8 %     715,753,816       650,242,000  
                                         
            [weighted average]                   [weighted average]        
 
                                                               
Variable-rate mortgages:
                                                               
Crossroads II
    60.0 %   Jan 2009                   371,000                          
Crossroads II
    60.0 %   Jan 2009                   2,750,000                          
Shore Mall
    100.0 %   Sep 2011     5.9 %     21,000,000       21,000,000                          
Upland Square
    60.0 %   Sep 2011     2.5 %     57,512,000       29,181,000                          
 
                                                               
                                     
Total variable-rate mortgages
          2.0 years     3.4 %     78,512,000       53,302,000                          
                                                     
            [weighted average]                                        
 
                                                               
                                     
Total mortgages
          5.3 years     5.6 %     795,476,000       706,700,000                          
                                                     
            [weighted average]                                        
 
                                                               
Secured revolving credit facilties:
                                                               
Stabilized property facility
    100.0 %   Jan 2010     1.6 %     238,985,000       250,190,000                          
Development property facility (a)
    100.0 %   Jun 2011     2.5 %     84,494,000       54,300,000                          
 
                                                               
                                     
 
          0.7 years     1.8 %     323,479,000       304,490,000                          
                                                     
            [weighted average]                                        
                                                   
 
Total debt
          4.0 years     4.5 %   $ 1,118,955,000     $ 1,011,190,000                          
                                                     
            [weighted average]                                        
Pro rata share of total debt
                          $ 1,002,878,000     $ 925,353,000                          
                                                     
 
                                                               
Mortgage loan payable — real estate held for sale:
                                                               
Staples at Oswego
    100 %   May 2015     5.3 %   $     $ 2,283,000                          
                                                     

27


 

CEDAR SHOPPING CENTERS, INC.
Debt Summary (Continued)
As of September 30, 2009
                                 
                  Secured    
  Scheduled   Balloon   revolving    
Maturity schedule by year   amortization   payments   credit facilities   Total
     
 
                               
2009
  $ 2,236,000     $     $     $ 2,236,000  
2010
    9,100,000       9,184,000       238,985,000       257,269,000  
2011
    9,502,000       134,297,000       84,494,000 (a)     228,293,000  
2012
    10,551,000       29,638,000             40,189,000  
2013
    9,857,000       54,945,000             64,802,000  
2014
    7,960,000       145,992,000             153,952,000  
2015
    3,867,000       119,696,000             123,563,000  
2016
    4,303,000       118,839,000             123,142,000  
2017
    2,237,000       90,612,000             92,849,000  
2018
    1,469,000       18,972,000             20,441,000  
 
Thereafter
    6,992,000       5,227,000             12,219,000  
 
                               
     
 
  $ 68,074,000     $ 727,402,000     $ 323,479,000     $ 1,118,955,000  
     
 
(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 September 30, 2009  
                    Mortgage     Other assets/        
    Partners’     Real estate,     loans     liabilities,     Equity (a)  
Joint venture   percent     net     payable     net     Partners     Cedar (b)     Total  
 
 
                                                       
Homburg
    80 %   $ 152,411,609     $ (104,681,906 )   $ 5,453,523     $ 52,118,924     $ 1,064,303     $ 53,183,226  
PCP (c)
    60 %     71,544,934       (53,095,078 )     (161,658 )     11,076,079       7,212,119       18,288,198  
WP Realty (d)
    25 %     19,447,601             (888,743 )     4,038,318       14,520,539       18,558,857  
Fameco I (e)
    40 %     82,154,353       (57,511,607 )     447,978       1,048,000       24,042,724       25,090,724  
Fameco II (f)
    40 %     35,780,234       (1,186,095 )     (11,321,381 )           23,272,758       23,272,758  
Hirshland (g)
    40 %     10,537,846             1,924,335       (81,472 )     12,543,653       12,462,182  
Other
    50 %     2,760,016             (1,395,288 )     335,785       1,028,943       1,364,728  
 
                                                       
             
 
          $ 374,636,593     $ (216,474,686 )   $ (5,941,234 )   $ 68,535,634     $ 83,685,038     $ 152,220,673  
             
                                                         
            As of June 30, 2009  
                    Mortgage     Other assets/        
    Partners’     Real estate,     loans     liabilities,     Equity (a)  
Joint venture   percent     net     payable     net     Partners     Cedar (b)     Total  
 
 
                                                       
Homburg
    80 %   $ 153,437,582     $ (105,024,210 )   $ 4,254,870     $ 51,775,457     $ 892,784     $ 52,668,242  
PCP (c)
    60 %     72,142,651       (53,027,731 )     (283,546 )     11,099,788       7,731,587       18,831,375  
WP Realty (d)
    25 %     19,563,283             (1,094,097 )     4,075,915       14,393,272       18,469,186  
Fameco I (e)
    40 %     78,494,234       (50,154,288 )     (2,813,792 )     1,048,000       24,478,154       25,526,154  
Fameco II (f)
    40 %     26,384,387       (1,302,676 )     (9,353,149 )           15,728,562       15,728,562  
Hirshland (g)
    40 %     10,074,353             1,653,903       (81,472 )     11,809,728       11,728,256  
Other
    50 %     2,777,668             (1,420,969 )     338,145       1,018,553       1,356,698  
 
                                                       
             
 
          $ 362,874,158     $ (209,508,905 )   $ (9,056,779 )   $ 68,255,834     $ 76,052,640     $ 144,308,473  
             
                                                         
            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  
             

29


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Joint Venture Properties
Income Statement Information
                                                                                         
            Three months ended September 30, 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 (h)     Net income     Regular     Preference     Cedar (b)  
     
 
                                                                                       
Homburg
    80 %   $ 3,921,964     $ 735,386     $ 146,825     $ 1,082,349     $ 1,957,403     $ 1,508,455     $ 448,948     $ 343,466     $     $ 105,482  
PCP (c)
    60 %     2,042,373       512,483       51,567       661,792       816,532       856,048       (39,516 )     (23,709 )           (15,807 )
WP Realty (d)
    25 %     506,200       400,247             141,400       (35,447 )           (35,447 )     (8,847 )           (26,600 )
Fameco I (e)
    40 %                                                            
Fameco II (f)
    40 %                                                            
Hirshland (g)
    40 %                                                            
Other
    50 %     115,760       52,245       3,266       17,651       42,598             42,598       21,299             21,299  
 
                                                                                       
                 
 
          $ 6,586,297     $ 1,700,360     $ 201,658     $ 1,903,192     $ 2,781,087     $ 2,364,503     $ 416,584     $ 332,210     $     $ 84,374  
                 
                                                                                         
            Three months ended June 30, 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 (h)     Net income     Regular     Preference     Cedar (b)  
     
 
                                                                                       
Homburg
    80 %   $ 3,924,555     $ 792,631     $ 113,652     $ 1,097,116     $ 1,921,155     $ 1,496,569     $ 424,587     $ 339,669     $     $ 84,917  
PCP (c)
    60 %     2,069,183       564,656       50,971       664,157       789,400       846,851       (57,451 )     (34,470 )           (22,981 )
WP Realty (d)
    25 %     448,790       366,069             150,016       (67,295 )           (67,295 )     (16,831 )           (50,464 )
Fameco I (e)
    40 %                                                            
Fameco II (f)
    40 %                                                            
Hirshland (g)
    40 %                                                            
Other
    50 %     115,760       53,569       3,209       17,651       41,331             41,331       20,665             20,665  
 
                                                                                       
                 
 
          $ 6,558,289     $ 1,776,925     $ 167,832     $ 1,928,941     $ 2,684,590     $ 2,343,419     $ 341,171     $ 309,034     $     $ 32,137  
                 
                                                                                         
            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 (h)     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 )           (12,965 )     (3,241 )           (9,724 )
Fameco I (e)
    40 %                                                            
Fameco II (f)
    40 %                                                            
Hirshland (g)
    40 %                                                            
Other
    50 %     115,760       50,370       3,910       22,640       38,840             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 (h)     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 (h)     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  
                 

30


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Joint Venture Properties
FFO Allocation
                                 
            Three months ended September 30, 2009
    Partners’   Share of FFO (a)
Joint venture   percent   Partners   Cedar (b)   Total
     
 
                               
Homburg
    80 %   $ 1,225,038     $ 306,260     $ 1,531,298  
PCP (c)
    60 %     373,365       248,910       622,276  
WP Realty (d)
    25 %     26,488       79,465       105,953  
Fameco I (e)
    40 %                  
Fameco II (f)
    40 %                  
Hirshland (g)
    40 %                  
Other
    50 %     36,125       24,125       60,249  
 
                               
             
 
          $ 1,661,016     $ 658,759     $ 2,319,776  
             
                                 
            Three months ended June 30, 2009
    Partners’   Share of FFO (a)
Joint venture   percent   Partners   Cedar (b)   Total
     
 
                               
Homburg
    80 %   $ 1,217,362     $ 304,341     $ 1,521,703  
PCP (c)
    60 %     364,023       242,682       606,706  
WP Realty (d)
    25 %     20,680       62,041       82,721  
Fameco I (e)
    40 %                  
Fameco II (f)
    40 %                  
Hirshland (g)
    40 %                  
Other
    50 %     35,491       23,491       58,982  
 
                               
             
 
          $ 1,637,557     $ 632,555     $ 2,270,112  
             
                                 
            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  
             

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 Febnruary 2009, respectively. The loss reflected during the three months ended March 31, 2009 represents the expensing of acquisition transaction costs.
 
(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 600,000 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)   Non-operating income and expense consists principally of interest expense and amortization of deferred financing costs.

32