Exhibit 99.2
CEDAR SHOPPING CENTERS, INC.
Supplemental Financial Information
March 31, 2010
(unaudited)
Cedar Shopping Centers, Inc.
44 South Bayles Avenue
Port Washington, NY 11050-3765
Tel: (516) 767-6492 Fax: (516) 767-6497
www.cedarshoppingcenters.com

 


 

CEDAR SHOPPING CENTERS, INC.
Supplemental Financial Information
March 31, 2010
(unaudited)
TABLE OF CONTENTS
         
Disclosures
    3-5  
Consolidated Balance Sheets
    6  
Consolidated Statements of Operations
    7  
Consolidated Statements of Cash Flows
    8  
Funds From Operations (“FFO”), Adjusted Funds From Operations (“AFFO”), Funds Available For Distribution (“FAD”) and Other Financial Information
    9  
Summary Financial Data:
       
Operating Results
    10  
Capitalization
    11  
Same Property Analysis
    13  
Leasing Activity and Occupancy Statistics
    14  
Tenant and State Concentrations
    15  
Lease Expirations
    16  
Properties:
       
Description
    17-22  
Carrying Value, Percent Occupied and Base Rent Per Leased Sq. Ft.
    23-25  
Debt Summary
    26-28  
Joint Venture Properties Managed by Cedar
    29-32  

 


 

CEDAR SHOPPING CENTERS, INC.
Supplemental Financial Information
March 31, 2010
(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; the ability of the Company’s joint venture partner to fund its share of future property acquisitions; 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 of the Company and its joint venture partners 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, 2009 and Form 10-Q for the quarter ended March 31, 2010.
     Cedar Shopping Centers Partnership, L.P. (the “Operating Partnership” or “OP”) is the entity through which the Company conducts substantially all of its business and owns (either directly or through subsidiaries) substantially all of its assets. At March 31, 2010, the Company owned a 96.9% 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.

3


 

     During the first quarter of 2010, the Company determined that at the time it acquired certain properties during 2003 through 2008, it had underprovided for certain identifiable intangible lease liabilities relating to fixed-price renewal options that were at below-market rates. At the time such properties were acquired, the Company determined the fair value of such renewal options to be immaterial, based upon the Company’s assessment of a very low probability that any of such renewal options would be exercised. Accordingly, the Company assigned a zero value to such renewal options. The Company has reconsidered these determinations, and has concluded that option renewal periods should have been valued with respect to certain of the leases. Using the updated assumptions, the Company determined that the December 31, 2009 carrying amounts of unamortized intangible lease liabilities and real estate, net, were understated by $8,429,000 and $7,688,000, respectively (the latter amount net of a $741,000 cumulative depreciation adjustment through December 31, 2009). In addition, total equity and limited partners’ interest in the Operating Partnership were overstated by $723,000 and $18,000, respectively, as of December 31, 2009, reflecting the aforementioned cumulative depreciation adjustment. Such amounts have been retroactively reflected in the accompanying consolidated financial statements for all periods presented.
     On February 25, 2010, the Company sold its 7,000 sq. ft. Family Dollar convenience center, located in Zanesville, Ohio. For all periods presented, the caring values of the property’s assets and liabilities, principally the net book value of its real estate, have been classified as “held for sale” on the balance sheets, and the property’s results of operations have been classified as “discontinued operations”.
Use of Non-GAAP Financial Measures — Funds From Operations (“FFO”), Adjusted Funds From Operations (“AFFO”), Funds Available for Distribution (“FAD”), and Earnings Before Interest, Income Taxes, Depreciation and Amortization (“EBITDA”)
     FFO, AFFO and 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, AFFO 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, AFFO and FAD, along with GAAP net income, when trying to understand an equity REIT’s operating performance. The Company presents FFO, AFFO 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 or an adjusted FFO-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 (a) AFFO 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 (b) FAD by further adjusting AFFO to exclude routine capital expenditures and scheduled debt amortization payments.
     FFO, AFFO 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, AFFO and FAD are not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions. Although FFO, AFFO 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, AFFO and FAD may vary from one company to another.

4


 

     EBITDA is another widely-recognized non-GAAP financial measure that the Company believes, when considered with financial statements determined in accordance with GAAP, is useful to investors and lenders in understanding financial performance and providing a relevant basis for comparison among other companies, including REIT’s. While EBITDA should not be considered as a substitute for net income attributable to the Company’s common shareholders, net operating income, cash flow from operating activities, or other income or cash flow data prepared in accordance with GAAP, the Company believes that EBITDA may provide additional information with respect to the Company’s performance or ability to meet its future debt service requirements, capital expenditures and working capital requirements. The Company computes EBITDA by adjusting income from continuing operations (determined in accordance with GAAP), excluding interest expense and amortization of deferred financing costs, depreciation and amortization, terminated projects and acquisition transaction costs, impairment charges, gains on incidental sales of real estate, and mark-to-market adjustments relating to stock-based compensation. The ratios of EBITDA to fixed charges and pro rata debt to EBITDA are additional related measures of financial performance. Because EBITDA excludes some, but not all, items that affect net income attributable to the Company’s common shareholders, the computations of EBITDA may vary from one company to another.

5


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Balance Sheets
                                         
    Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,  
    2010     2009     2009     2009     2009  
Assets:
                                       
Real estate:
                                       
Land
  $ 354,842,000     $ 358,087,000     $ 342,652,000     $ 342,822,000     $ 342,773,000  
Buildings and improvements
    1,333,858,000       1,325,015,000       1,336,374,000       1,315,470,000       1,294,682,000  
 
                             
 
    1,688,700,000       1,683,102,000       1,679,026,000       1,658,292,000       1,637,455,000  
Less accumulated depreciation
    (175,533,000 )     (165,075,000 )     (155,242,000 )     (144,927,000 )     (134,694,000 )
 
                             
Real estate, net
    1,513,167,000       1,518,027,000       1,523,784,000       1,513,365,000       1,502,761,000  
 
                                       
Real estate to be transferred to a joint venture
    60,203,000       139,743,000       199,715,000       197,535,000       195,748,000  
Real estate held for sale — discontinued operations
    1,850,000       11,967,000       25,929,000       30,910,000       32,240,000  
Investment in unconsolidated joint ventures
    23,655,000       14,113,000       5,412,000       5,352,000       5,385,000  
 
                                       
Cash and cash equivalents
    15,783,000       17,164,000       9,526,000       15,711,000       14,327,000  
Restricted cash
    13,061,000       14,075,000       14,104,000       15,643,000       13,877,000  
Receivables:
                                       
Rents and other tenant receivables, net
    10,663,000       7,423,000       8,156,000       7,176,000       8,125,000  
Straight-line rents
    15,389,000       14,602,000       14,112,000       13,312,000       12,869,000  
Joint venture settlements
    7,330,000       2,322,000                    
Other assets
    7,710,000       9,315,000       11,801,000       6,433,000       10,238,000  
Deferred charges, net:
                                       
Lease origination costs
    17,848,000       17,787,000       19,114,000       18,887,000       19,610,000  
Financing costs
    15,909,000       16,873,000       9,846,000       9,860,000       8,599,000  
Other
    1,392,000       1,707,000       1,391,000       1,292,000       1,885,000  
 
                             
Total assets
  $ 1,703,960,000     $ 1,785,118,000     $ 1,842,890,000     $ 1,835,476,000     $ 1,825,664,000  
 
                             
 
                                       
Liabilities and equity:
                                       
Mortgage loans payable
  $ 688,880,000     $ 692,979,000     $ 685,847,000     $ 680,564,000     $ 663,224,000  
Mortgage loans payable — real estate to be transferred to a joint venture
    33,590,000       94,018,000       94,129,000       94,223,000       77,263,000  
Mortgage loans payable — real estate held for sale — discontinued operations
          7,765,000       15,500,000       17,824,000       17,892,000  
Secured revolving credit facilities
    207,091,000       257,685,000       323,479,000       320,925,000       336,925,000  
Accounts payable and accrued expenses
    18,531,000       21,609,000       23,201,000       21,232,000       23,358,000  
Dividends payable
          4,696,000                    
Standby equity advance not settled
          5,000,000                    
Tenant prepayments and security deposits
    7,679,000       9,645,000       10,291,000       8,888,000       10,718,000  
Accrued interest rate swap liabilities
    1,587,000       5,952,000       7,526,000       6,468,000       9,623,000  
Unamortized intangible lease liabilities
    54,819,000       55,072,000       57,918,000       61,636,000       64,642,000  
Liabilities — real estate held for sale and real estate to be transferred to a joint venture
    3,916,000       4,295,000       4,540,000       4,772,000       5,020,000  
 
                             
Total liabilities
    1,016,093,000       1,158,716,000       1,222,431,000       1,216,532,000       1,208,665,000  
 
                             
 
                                       
Limited partners’ interest in Operating Partnership
    11,610,000       12,638,000       14,441,000       14,352,000       14,264,000  
 
                                       
Equity:
                                       
Cedar Shopping Centers, Inc. shareholders’ equity
    601,245,000       538,456,000       528,184,000       527,005,000       523,789,000  
Noncontrolling interests
    75,012,000       75,308,000       77,834,000       77,587,000       78,946,000  
 
                             
Total equity
    676,257,000       613,764,000       606,018,000       604,592,000       602,735,000  
 
                             
Total liabilities and equity
  $ 1,703,960,000     $ 1,785,118,000     $ 1,842,890,000     $ 1,835,476,000     $ 1,825,664,000  
 
                             

6


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Statements of Operations
                                         
    Three months ended  
    Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,  
    2010     2009     2009     2009     2009  
 
                                       
Revenues:
                                       
Rents:
                                       
Base rents
  $ 31,283,000     $ 32,881,000     $ 31,933,000     $ 31,730,000     $ 31,103,000  
Percentage rents
    275,000       495,000       438,000       319,000       216,000  
Straight-line rents
    792,000       829,000       876,000       537,000       625,000  
Amortization of intangible lease liabilities
    2,334,000       2,848,000       3,923,000       3,227,000       3,388,000  
 
                             
 
    34,684,000       37,053,000       37,170,000       35,813,000       35,332,000  
Expense recoveries
    10,118,000       8,734,000       7,773,000       8,052,000       10,269,000  
Other
    128,000       985,000       147,000       41,000       262,000  
 
                             
 
    44,930,000       46,772,000       45,090,000       43,906,000       45,863,000  
 
                             
 
                                       
Expenses:
                                       
Operating, maintenance and management
    10,775,000       9,227,000       8,362,000       7,688,000       9,190,000  
Real estate and other property- related taxes
    5,430,000       5,355,000       5,198,000       5,259,000       5,155,000  
 
                             
 
    16,205,000       14,582,000       13,560,000       12,947,000       14,345,000  
 
                             
 
                                       
Net operating income
    28,725,000       32,190,000       31,530,000       30,959,000       31,518,000  
 
                                       
Other income (expense):
                                       
General and administrative
    (2,211,000 )     (3,353,000 )     (2,521,000 )     (2,853,000 )     (1,439,000 )
Terminated projects and acquisition transaction costs, net
    (1,320,000 )     (419,000 )           (2,423,000 )     (1,525,000 )
Impairment charges
    (1,555,000 )     (23,636,000 )                  
Depreciation and amortization
    (11,380,000 )     (17,222,000 )     (12,555,000 )     (12,447,000 )     (12,179,000 )
Interest expense
    (13,232,000 )     (13,911,000 )     (12,911,000 )     (12,316,000 )     (11,843,000 )
Amortization of deferred financing costs
    (1,500,000 )     (1,447,000 )     (1,371,000 )     (1,247,000 )     (1,016,000 )
Capitalization of interest expense and financing costs
    890,000       1,290,000       1,775,000       1,698,000       1,518,000  
Interest income
    14,000       35,000       10,000       4,000       14,000  
Equity in income of unconsolidated joint ventures
    356,000       296,000       260,000       283,000       259,000  
Gain on sales of land parcels
          285,000             (3,000 )     239,000  
 
                             
(Loss) income before discontinued operations
    (1,213,000 )     (25,892,000 )     4,217,000       1,655,000       5,546,000  
 
                                       
(Loss) income from discontinued operations
    (122,000 )     (2,797,000 )     (456,000 )     (21,000 )     180,000  
Gain on sale of discontinued operations
    175,000       280,000             277,000        
 
                             
Total discontinued operations
    53,000       (2,517,000 )     (456,000 )     256,000       180,000  
 
                             
 
                                       
Net (loss) income
    (1,160,000 )     (28,409,000 )     3,761,000       1,911,000       5,726,000  
 
                                       
Less, net (income) loss attributable to noncontrolling interests:
                                       
Minority interests in consolidated joint ventures
    (475,000 )     (484,000 )     (332,000 )     (309,000 )     354,000  
Limited partners’ interest in consolidated OP
    114,000       1,138,000       (64,000 )     15,000       (178,000 )
 
                             
Total net loss (income) attributable to noncontrolling interests
    (361,000 )     654,000       (396,000 )     (294,000 )     176,000  
 
                             
 
                                       
Net (loss) income attributable to Cedar Shopping Centers, Inc.
    (1,521,000 )     (27,755,000 )     3,365,000       1,617,000       5,902,000  
 
                                       
Preferred distribution requirements
    (1,969,000 )     (1,969,000 )     (1,969,000 )     (1,984,000 )     (1,954,000 )
 
                                       
 
                             
Net (loss) income attributable to common shareholders
  $ (3,490,000 )   $ (29,724,000 )   $ 1,396,000     $ (367,000 )   $ 3,948,000  
 
                             
 
                                       
Per common share (basic and diluted):
                                       
Continuing operations
  $ (0.06 )   $ (0.54 )   $ 0.04     $ (0.01 )   $ 0.09  
Discontinued operations
          (0.05 )     (0.01 )            
 
                             
 
  $ (0.06 )   $ (0.60 )   $ 0.03     $ (0.01 )   $ 0.09  
 
                             
 
                                       
Weighted average number of common shares outstanding
    58,728,000       49,930,000       45,066,000       45,062,000       44,880,000  
 
                             
 
                                       
Net operating income/Revenues
    64 %     69 %     70 %     71 %     69 %
Expense recovery percentage (a)
    72 %     71 %     73 %     75 %     78 %
 
                                       
 
(a)   The expense recovery percentage is computed by dividing expense recoveries by the sum of direct property-specific operating, maintenance, management and real estate tax expenses. Such expenses exclude (i) non-recoverable expenses, principally the net provision for doubtful accounts in the amounts of $678,000, $1,162,000, $1,160,000, $954,000 and $584,000, respectively, and (ii) unallocated property and construction management compensation and benefits (including stock-based compensation).

7


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Statements of Cash Flows
                                         
    Three months ended  
    Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31  
    2010     2009     2009     2009     2009  
Cash flow from operating activities:
                                       
Net (loss) income
  $ (1,160,000 )   $ (28,409,000 )   $ 3,761,000     $ 1,911,000     $ 5,726,000  
Adjustments to reconcile net (loss) income to net cash provided by operating activities:
                                       
Non-cash provisions:
                                       
Equity in income of unconsolidated joint ventures
    (356,000 )     (296,000 )     (260,000 )     (283,000 )     (259,000 )
Distributions from unconsolidated joint ventures
    120,000       205,000       200,000       316,000       200,000  
Impairments
    1,555,000       23,636,000                    
Terminated projects and acquisition transaction costs
    1,271,000       419,000             2,423,000       252,000  
Impairment charges — discontinued operations
    248,000       2,837,000       552,000       170,000        
Gain on sales of real estate
    (175,000 )     (565,000 )           (274,000 )     (239,000 )
Straight-line rents receivable
    (787,000 )     (826,000 )     (872,000 )     (536,000 )     (640,000 )
Provision for doubtful accounts
    678,000       1,162,000       1,160,000       954,000       584,000  
Depreciation and amortization
    11,380,000       17,437,000       12,797,000       12,704,000       12,453,000  
Amortization of intangible lease liabilities
    (2,335,000 )     (2,902,000 )     (3,950,000 )     (3,254,000 )     (3,416,000 )
Amortization/market price adjustments relating to stock-based compensation
    1,215,000       720,000       1,367,000       1,282,000       (936,000 )
Amortization of deferred financing costs
    1,207,000       1,238,000       946,000       827,000       637,000  
Increases/decreases in operating assets and liabilities:
                                       
Rents and other receivables, net
    (3,918,000 )     (1,379,000 )     (2,140,000 )     (5,000 )     (2,891,000 )
Prepaid expenses and other
    (1,029,000 )     (450,000 )     (6,227,000 )     2,451,000       (942,000 )
Accounts payable and accrued expenses
    (2,754,000 )     4,664,000       1,848,000       (2,500,000 )     (1,446,000 )
 
                             
Net cash provided by operating activities
    5,160,000       17,491,000       9,182,000       16,186,000       9,083,000  
 
                             
 
                                       
Cash flow from investing activities:
                                       
Expenditures for real estate and improvements
    (8,029,000 )     (21,994,000 )     (22,713,000 )     (27,619,000 )     (35,974,000 )
Net proceeds from transfers to unconsolidated joint venture, less working capital at dates of transfer
    9,906,000       32,089,000                    
Net proceeds from sales of real estate
    2,056,000       3,270,000       2,002,000       1,175,000       305,000  
Investment in unconsolidated joint ventures
    (4,302,000 )                       (350,000 )
Construction escrows and other
    1,040,000       684,000       83,000       (587,000 )     (397,000 )
 
                             
Net cash provided by (used in) investing activities
    671,000       14,049,000       (20,628,000 )     (27,031,000 )     (36,416,000 )
 
                             
 
                                       
Cash flow from financing activities:
                                       
Net (repayments)/advances (to)/from revolving credit facilities
    (50,594,000 )     (65,794,000 )     2,554,000       (16,000,000 )     32,435,000  
Proceeds from mortgage financings
    6,699,000       9,362,000       7,357,000       36,231,000       8,000,000  
Mortgage repayments
    (10,913,000 )     (2,449,000 )     (2,234,000 )     (1,999,000 )     (11,520,000 )
Termination payments related to interest rate swaps
    (5,476,000 )                        
Payments of debt financing costs
    (243,000 )     (7,150,000 )     (394,000 )     (2,328,000 )     (101,000 )
Noncontrolling interests:
                                       
Contributions from consolidated joint venture minority interests, net
                      355,000       11,857,000  
Distributions to consolidated joint venture minority interests
          (1,793,000 )     (52,000 )     (2,061,000 )      
Distributions to limited partners
    (180,000 )                       (227,000 )
Redemption of OP units
    (67,000 )                        
Net proceeds from sales of common stock
    60,227,000       40,890,000                    
Proceeds from standby equity advance not settled
          5,000,000                    
Preferred stock distributions
    (1,969,000 )     (1,969,000 )     (1,969,000 )     (1,969,000 )     (1,969,000 )
Distributions to common shareholders
    (4,696,000 )                       (5,046,000 )
 
                             
Net cash (used in) provided by financing activities
    (7,212,000 )     (23,903,000 )     5,262,000       12,229,000       33,429,000  
 
                             
 
                                       
Net (decrease) increase in cash and cash equivalents
    (1,381,000 )     7,637,000       (6,184,000 )     1,384,000       6,096,000  
Cash and cash equivalents at beginning of period
    17,164,000       9,527,000       15,711,000       14,327,000       8,231,000  
 
                             
Cash and cash equivalents at end of period
  $ 15,783,000     $ 17,164,000     $ 9,527,000     $ 15,711,000     $ 14,327,000  
 
                             

8


 

CEDAR SHOPPING CENTERS, INC.
Funds From Operations (“FFO”), Adjusted Funds From Operations (“AFFO”) and Funds Available For Distribution (“FAD”)
And Other Financial Information
                                         
    At of for the three months ended  
    Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,  
    2010     2009     2009     2009     2009  
Net (loss) income attributable to the Company’s common shareholders
  $ (3,490,000 )   $ (29,724,000 )   $ 1,396,000     $ (367,000 )   $ 3,948,000  
Add (deduct):
                                       
Real estate depreciation and amortization
    11,328,000       17,577,000       12,724,000       12,646,000       12,444,000  
Noncontrolling interests:
                                       
Limited partners’ interest
    (114,000 )     (1,138,000 )     64,000       (15,000 )     178,000  
Minority interests in consolidated joint ventures
    475,000       484,000       332,000       309,000       (354,000 )
Minority interests’ share of FFO applicable to consolidated joint ventures
    (1,691,000 )     (1,656,000 )     (1,661,000 )     (1,638,000 )     (832,000 )
Gain on sales of discontinued operations (a)
    (175,000 )     (280,000 )           (277,000 )      
Equity in income of unconsolidated joint ventures
    (356,000 )     (296,000 )     (260,000 )     (283,000 )     (259,000 )
FFO from unconsolidated joint ventures
    586,000       406,000       377,000       377,000       359,000  
 
                             
Funds From (Used In) Operations (“FFO”)
    6,563,000       (14,627,000 )     12,972,000       10,752,000       15,484,000  
 
                                       
Add (deduct) the pro rata share of:
                                       
Straight-line rents
    (736,000 )     (712,000 )     (697,000 )     (363,000 )     (452,000 )
Amortization of intangible lease liabilities
    (2,196,000 )     (2,649,000 )     (3,797,000 )     (3,098,000 )     (3,285,000 )
Non-real estate amortization
    1,230,000       1,226,000       970,000       846,000       613,000  
Stock-based compensation charged (credited) to operations
    1,230,000       721,000       1,368,000       1,281,000       (936,000 )
Impairment charges — discontinued operations (a)
    248,000       2,837,000       552,000       170,000        
Impairment charge — RioCan, net (b)
    1,555,000       23,636,000                    
Acquisition transaction costs — unconsolidated joint venture
    147,000                          
Terminated projects and acquisition transaction costs (c)
    1,320,000       419,000             2,423,000       761,000  
 
                             
Adjusted Funds From Operations (“AFFO”)
    9,361,000       10,851,000       11,368,000       12,011,000       12,185,000  
 
                                       
Capital expenditures, tenant improvements, and leasing commissions — second generation (d)
    (631,000 )     (1,526,000 )     (2,320,000 )     (1,576,000 )     (1,057,000 )
Scheduled debt amortization payments — carrying value amounts
    (1,926,000 )     (2,091,000 )     (1,934,000 )     (1,820,000 )     (1,875,000 )
 
                             
Funds Available for Distribution (“FAD”)
  $ 6,804,000     $ 7,234,000     $ 7,114,000     $ 8,615,000     $ 9,253,000  
 
                             
 
                                       
FFO per common share, assuming OP Unit conversion (basic and diluted):
  $ 0.11     $ (0.28 )   $ 0.28     $ 0.23     $ 0.33  
 
                             
 
                                       
AFFO per common share, assuming OP Unit conversion (basic and diluted):
  $ 0.15     $ 0.21     $ 0.24     $ 0.26     $ 0.26  
 
                             
 
                                       
FAD per common share, assuming OP Unit conversion (basic and diluted):
  $ 0.11     $ 0.14     $ 0.15     $ 0.18     $ 0.20  
 
                             
 
                                       
Weighted average number of common shares outstanding (basic):
                                       
Common shares
    58,728,000       49,930,000       45,066,000       45,062,000       44,880,000  
OP Units
    1,986,000       2,006,000       2,014,000       2,018,000       2,017,000  
 
                             
 
    60,714,000       51,936,000       47,080,000       47,080,000       46,897,000  
 
                             
Weighted average number of common shares outstanding (diluted):
                                       
Common shares
    58,752,000       49,930,000       45,066,000       45,062,000       44,880,000  
OP Units
    1,986,000       2,006,000       2,014,000       2,018,000       2,017,000  
 
                             
 
    60,738,000       51,936,000       47,080,000       47,080,000       46,897,000  
 
                             
 
                                       
Other Financial Information (Pro Rata Share):
                                       
Capital expenditures, tenant improvements, and leasing commissions — first generation (e)
  $ 3,225,000     $ 3,079,000     $ 15,647,000     $ 16,685,000     $ 16,040,000  
 
                             
Capitalized interest and financing costs
  $ 890,000     $ 1,290,000     $ 1,775,000     $ 1,698,000     $ 1,521,000  
 
                             
Scheduled debt amortization payments — stated contract amounts
  $ 2,219,000     $ 2,197,000     $ 1,706,000     $ 1,670,000     $ 1,726,000  
 
                             
NOI attributable to RioCan properties contributed / to be contributed
  $ 3,740,793     $ 3,552,179     $ 3,144,859     $ 3,071,314     $ 3,127,943  
 
                             
 
                                       
Projects under development, land held for future expansion and development, and other real estate out of service (at cost)(f)
  $ 106,935,000     $ 165,864,000     $ 183,434,000     $ 220,290,000     $ 199,010,000  
 
                             
 
(a)   Gain on sales/impairment charges related to properties (located principally in Ohio) sold or treated as “held for sale”.
 
(b)   Impairment charge, net, related to the seven properties transferred or to be transferred to the unconsolidated joint venture — managed properties.
 
(c)   The June 2009 amount includes the write-off of costs incurred for a potential development opportunity that the Company determined would not go forward. The March 2009 amount includes the expensing of acquisition transaction costs, net of the minority interest partner’s share.
 
(d)   Second generation refers to expenditures related to stabilized properties.
 
(e)   First generation refers to expenditures related to development/redevelopment activities.
 
(f)   Real estate out of service includes the applicable portions of development/redevelopment and expansion properties.

9


 

CEDAR SHOPPING CENTERS, INC.
Summary Financial Data — Operating Results
                                         
    Three months ended  
    Mar 31, 2010     Dec 31, 2009     Sep 30, 2009     Jun 30, 2009     Mar 31, 2009  
Revenues:
                                       
Revenues of managed properties excluding non-cash revenues (a)
  $ 44,695,000     $ 43,415,000     $ 40,269,000     $ 40,114,000     $ 41,808,000  
Less consolidated joint ventures
    (4,496,000 )     (4,409,000 )     (4,220,000 )     (4,220,000 )     (3,874,000 )
Less unconsolidated RioCan joint venture
    (2,373,000 )     (212,000 )                          
 
                             
Cedar share of revenues excluding non-cash items
    37,826,000       38,794,000       36,049,000       35,894,000       37,934,000  
Pro-rata share straight-line rents
    736,000       712,000       697,000       363,000       452,000  
Pro-rata share amortization of intangible lease liabilities
    2,196,000       2,649,000       3,797,000       3,098,000       3,285,000  
 
                             
Cedar share of total revenues
    40,758,000       42,155,000       40,543,000       39,355,000       41,671,000  
Revenues attributable to consolidated joint ventures (b)
    4,789,000       4,673,000       4,547,000       4,551,000       4,192,000  
Less revenues attributable to unconsolidated RioCan joint venture (c)
    (617,000 )     (56,000 )                  
 
                             
Total — As reported
  $ 44,930,000     $ 46,772,000     $ 45,090,000     $ 43,906,000     $ 45,863,000  
 
                             
Net Operating Income (“NOI”)
                                       
NOI of managed properties excluding non-cash revenues
  $ 27,851,000     $ 28,779,000     $ 26,856,000     $ 27,326,000     $ 26,925,000  
Less consolidated joint ventures
    (3,068,000 )     (3,112,000 )     (3,048,000 )     (3,006,000 )     (2,769,000 )
Less unconsolidated RioCan joint venture
    (1,685,000 )     (152,000 )                  
 
                             
Cedar share of NOI excluding non-cash items
    23,098,000       25,515,000       23,808,000       24,320,000       24,156,000  
Pro-rata share straight-line rents
    736,000       712,000       697,000       363,000       452,000  
Pro-rata share amortization of intangible lease liabilities
    2,196,000       2,649,000       3,797,000       3,098,000       3,285,000  
Stock-based compensation mark-to-market adjustments
    (221,000 )     (20,000 )     (147,000 )     (159,000 )     538,000  
 
                             
Cedar share of total NOI
    25,809,000       28,856,000       28,155,000       27,622,000       28,431,000  
NOI attributable to consolidated joint ventures (b)
    3,361,000       3,376,000       3,375,000       3,337,000       3,087,000  
Less NOI attributable to unconsolidated RioCan joint ventures (c)
    (445,000 )     (42,000 )                  
 
                             
Total — As reported
  $ 28,725,000     $ 32,190,000     $ 31,530,000     $ 30,959,000     $ 31,518,000  
 
                             
Net (loss) income — common shareholders
                                       
Net income excluding impairments and certain non-cash charges
  $ 165,000     $ 2,036,000     $ 2,419,000     $ 2,651,000     $ 3,112,000  
 
                             
Impairments and transaction costs
    (3,270,000 )     (26,892,000 )     (552,000 )     (2,593,000 )     (761,000 )
Depreciation from demolition for retenanting
          (6,074,000 )                  
Stock-based compensation mark-to-market adjustments
    (509,000 )     (70,000 )     (517,000 )     (560,000 )     1,635,000  
Limited partners’ interest in above items
    124,000       1,276,000       46,000       135,000       (38,000 )
 
                             
 
    (3,655,000 )     (31,760,000 )     (1,023,000 )     (3,018,000 )     836,000  
 
                             
Total — As reported
  $ (3,490,000 )   $ (29,724,000 )   $ 1,396,000     $ (367,000 )   $ 3,948,000  
 
                             
Per common share/OP unit (basic and diluted):
                                       
Net income excluding impairment and certain non-cash charges
  $ 0.00     $ 0.04     $ 0.05     $ 0.06     $ 0.07  
Impairments and certain non-cash charges
    (0.06 )     (0.63 )     (0.02 )     (0.07 )     0.02  
 
                             
Total — As reported per share
  $ (0.06 )   $ (0.59 )   $ 0.03     $ (0.01 )   $ 0.09  
 
                             
FFO
                                       
FFO before non-cash revenues:
                                       
Consolidated properties
  $ 5,840,000     $ 6,679,000     $ 7,529,000     $ 8,224,000     $ 8,517,000  
RioCan properties prior to transfer
    1,570,000       2,295,000       2,018,000       2,220,000       2,356,000  
 
                             
 
    7,410,000       8,974,000       9,547,000       10,444,000       10,873,000  
Straight-line rents
    736,000       712,000       697,000       363,000       452,000  
Amortization of intangible lease liabilities
    2,196,000       2,649,000       3,797,000       3,098,000       3,285,000  
 
                             
FFO excluding impairments and stock-based compensation mark-to-market adjustments
    10,342,000       12,335,000       14,041,000       13,905,000       14,610,000  
 
                             
Stock-based compensation mark-to-market adjustments
    (509,000 )     (70,000 )     (517,000 )     (560,000 )     1,635,000  
Impairments and transaction costs
    (3,270,000 )     (26,892,000 )     (552,000 )     (2,593,000 )     (761,000 )
 
                             
 
    (3,779,000 )     (26,962,000 )     (1,069,000 )     (3,153,000 )     874,000  
 
                             
Total — As reported
  $ 6,563,000     $ (14,627,000 )   $ 12,972,000     $ 10,752,000     $ 15,484,000  
 
                             
Per common share/OP unit (basic and diluted):
                                       
FFO excluding impairments and stock-based compensation mark-to-market adjustments
  $ 0.17     $ 0.24     $ 0.30     $ 0.30     $ 0.31  
Impairments and stock-based compensation mark-to-market adjustments
    (0.06 )     (0.52 )     (0.02 )     (0.07 )     0.02  
 
                             
Total — As reported
  $ 0.11     $ (0.28 )   $ 0.28     $ 0.23     $ 0.33  
 
                             
Dividends to common shareholders
  $     $ 4,696,000     $     $     $ 5,046,000  
Per common share
  $     $ 0.0900     $     $     $ 0.1125  
 
                             
Weighted average number of common shares outstanding (basic):
                                       
Common shares
    58,728,000       49,930,000       45,066,000       45,062,000       44,880,000  
OP Units
    1,986,000       2,006,000       2,014,000       2,018,000       2,017,000  
 
                             
 
    60,714,000       51,936,000       47,080,000       47,080,000       46,897,000  
 
                             
Weighted average number of common shares outstanding (diluted):
                                       
Common shares
    58,752,000       49,930,000       45,066,000       45,062,000       44,880,000  
OP Units
    1,986,000       2,006,000       2,014,000       2,018,000       2,017,000  
 
                             
 
    60,738,000       51,936,000       47,080,000       47,080,000       46,897,000  
 
                             
End of period number of common shares outstanding:
                                       
Common shares
    62,910,809       52,139,000       45,084,000       45,062,000       45,062,000  
OP Units
    1,980,118       2,006,000       2,010,000       2,018,000       2,018,000  
 
                             
 
    64,890,927       54,145,000       47,094,000       47,080,000       47,080,000  
 
                             

10


 

CEDAR SHOPPING CENTERS, INC.
Summary Financial Data — Capitalization
                                                 
    At or for the three months ended  
    Pro Forma (e) (f) (g)                                
    Mar 31,     Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,  
    2010     2010     2009     2009     2009     2009  
Market Capitalization (end of period)
                                               
Equity
                                               
Preferred Stock
                                               
Shares
    3,550,000       3,550,000       3,550,000       3,550,000       3,550,000       3,550,000  
Closing market price
  $ 24.39     $ 24.39     $ 23.96     $ 20.40     $ 15.99     $ 8.58  
 
                                   
 
  $ 86,585,000     $ 86,585,000     $ 85,058,000     $ 72,420,000     $ 56,765,000     $ 30,459,000  
 
                                               
Common Stock
                                               
Common shares
    62,910,809       62,910,809       52,139,010       45,084,354       45,062,172       45,062,472  
OP Units
    1,980,118       1,980,118       2,005,888       2,009,806       2,017,451       2,017,451  
 
                                   
 
    64,890,927       64,890,927       54,144,898       47,094,160       47,079,623       47,079,923  
Plus: Common shares issued in April through exercise of RioCan warrants (e)
    1,428,571                                
 
                                   
 
    66,319,498       64,890,927       54,144,898       47,094,160       47,079,623       47,079,923  
Closing market price
  $ 7.91     $ 7.91     $ 6.80     $ 6.45     $ 4.52     $ 1.74  
 
                                   
 
  $ 524,587,000     $ 513,287,000     $ 368,185,000     $ 303,757,000     $ 212,800,000     $ 81,919,000  
 
                                   
 
                                               
Sub-total equity
  $ 611,172,000     $ 599,872,000     $ 453,243,000     $ 376,177,000     $ 269,565,000     $ 112,378,000  
 
                                   
 
                                               
Debt:
                                               
Fixed-rate mortgages
    605,610,000       605,610,000       610,798,000       627,328,000       627,234,000       622,935,000  
Variable-rate mortgages
    83,270,000       83,270,000       82,181,000       71,154,000       71,154,000       58,181,000  
 
                                   
 
    688,880,000       688,880,000       692,979,000       698,482,000       698,388,000       681,116,000  
Secured revolving credit facilities
    207,091,000       207,091,000       257,685,000       320,925,000       320,925,000       336,925,000  
 
                                   
Total outstanding debt — consolidated
    895,971,000       895,971,000       950,664,000       1,019,407,000       1,019,313,000       1,018,041,000  
Plus debt attributable to unconsolidated joint ventures — managed properties
    18,780,000       45,652,000       94,018,000       94,129,000       94,223,000       77,263,000  
Less debt attributable to consolidated minority interests
    (116,315,000 )     (116,315,000 )     (116,581,000 )     (116,077,000 )     (116,357,000 )     (116,587,000 )
Proceeds from three unconsolidated managed joint venture properties to be transferred in the second quarter of 2010 (d)
    (16,200,000 )                              
Proceeds from exercise of RioCan warrant (e)
    (10,000,000 )                              
 
                                   
Pro rata share of outstanding debt
    772,236,000       825,308,000       928,101,000       997,459,000       997,179,000       978,717,000  
 
                                   
Total
  $ 1,383,408,000     $ 1,425,180,000     $ 1,381,344,000     $ 1,373,636,000     $ 1,266,744,000     $ 1,091,095,000  
 
                                   
Ratio of pro rata share of outstanding debt to total market capitalization
    55.8 %     57.9 %     67.2 %     72.6 %     78.7 %     89.7 %
 
                                   
Financial statement capitalization (end of period):
                                               
Limited partners’ interest in Operating Partnership
  $ 18,918,000     $ 18,918,000     $ 20,717,000     $ 23,739,000     $ 23,683,000     $ 23,538,000  
Cedar Shopping Centers, Inc. shareholders’ equity
    611,245,000       601,245,000       538,456,000       528,184,000       527,005,000       523,789,000  
 
                                   
 
    630,163,000       620,163,000       559,173,000       551,923,000       550,688,000       547,327,000  
Pro rata share of total debt, per above
    772,236,000       825,308,000       852,357,000       997,459,000       997,179,000       978,717,000  
 
                                   
Total financial statement capitalization
  $ 1,402,399,000     $ 1,445,471,000     $ 1,411,530,000     $ 1,549,382,000     $ 1,547,867,000     $ 1,526,044,000  
 
                                   
Ratio of pro rata share of outstanding debt to total financial statement capitalization
    55.1 %     57.1 %     60.4 %     64.4 %     64.4 %     64.1 %
 
                                   
Weighted average interest rates:
                                               
Fixed-rate mortgages
    5.8 %     5.8 %     5.8 %     5.8 %     5.8 %     5.8 %
Variable-rate mortgages
    3.3 %     3.3 %     3.4 %     3.4 %     3.6 %     3.9 %
Total mortgages
    5.5 %     5.5 %     5.6 %     5.6 %     5.6 %     5.6 %
Secured variable-rate revolving credit facilities
    4.2 %     4.2 %     4.6 %     1.8 %     1.8 %     2.0 %
Total debt
    5.2 %     5.2 %     5.3 %     4.5 %     4.5 %     4.5 %
 
                                               
Earnings before interest, taxes, depreciation and amortization (“EBITDA”)
                                               
(Loss) income from continuing operations
  $ (419,000 )   $ (1,213,000 )   $ (25,892,000 )   $ 4,217,000     $ 1,655,000     $ 5,546,000  
Add back:
                                               
Interest expense and amortization of financing costs, net
    13,048,000       13,842,000       14,068,000       12,507,000       11,865,000       11,341,000  
Depreciation and amortization
    11,380,000       11,380,000       17,222,000       12,555,000       12,447,000       12,179,000  
Stock-based compensation mark-to-market adjustments
    509,000       509,000       70,000       517,000       560,000       (1,635,000 )
Terminated projects and transaction costs, net
    1,320,000       1,320,000       419,000             2,423,000       1,525,000  
Impairment charges
    1,555,000       1,555,000       23,636,000                    
Gain on sales of land parcels
                (285,000 )           3,000       (239,000 )
 
                                   
EDITDA
  $ 27,393,000     $ 27,393,000     $ 29,251,831     $ 29,796,000     $ 28,953,000     $ 28,717,000  
 
                                   
Fixed charges:
                                               
Interest expense (e)
  $ 12,438,000     $ 13,232,000     $ 13,911,000     $ 12,911,000     $ 12,316,000     $ 11,843,000  
Preferred dividend requirements
    1,969,000       1,969,000       1,969,000       1,969,000       1,984,000       1,954,000  
 
                                   
Fixed charges
  $ 14,407,000     $ 15,201,000     $ 15,880,000     $ 14,880,000     $ 14,300,000     $ 13,797,000  
 
                                   
Ratio of EBITDA to fixed charges
    1.9 x       1.8 x       1.8 x       2.0 x       2.0 x       2.1 x  
Debt to EBITDA
                                               
Total debt
  $ 895,971,000     $ 895,971,000     $ 950,664,000     $ 1,019,407,000     $ 1,019,313,000     $ 1,018,041,000  
Proceeds from three unconsolidated managed joint venture properties to be transferred in the second quarter of 2010 (d)
    (16,200,000 )                              
Proceeds from exercise of RioCan warrant (e)
    (10,000,000 )                              
 
                                   
 
  $ 869,771,000     $ 895,971,000     $ 950,664,000     $ 1,019,407,000     $ 1,019,313,000     $ 1,018,041,000  
 
                                   
EBITDA annualized
  $ 109,572,000     $ 109,572,000     $ 117,007,324     $ 119,184,000     $ 115,812,000     $ 114,868,000  
Less: NOI from unconsolidated managed joint venture properties — annualized (d)
    (6,058,000 )     (6,058,000 )     (13,378,000 )     (12,579,000 )     (12,285,000 )     (12,512,000 )
 
                                   
EBITDA annualized
  $ 103,514,000     $ 103,514,000     $ 103,629,324     $ 106,605,000     $ 103,527,000     $ 102,356,000  
 
                                   
Ratio of debt to EBITDA
    8.4 x       8.7 x       9.2 x       9.6 x       9.8 x       9.9 x  

11


 

CEDAR SHOPPING CENTERS, INC.
Summary Financial Data — Notes
    Notes:
 
(a)   Includes (1) amounts applicable to 100%-owned properties (including amounts applicable to properties transferred to joint venture prior to such transfer), (2) the Company’s pro rata share of amounts applicable to consolidated joint venture properties, and (3) the Company’s pro rata share of amounts applicable to properties transferred to joint venture subsquent to such transfer.
 
(b)   Includes parnters’ pro rata share of amounts applicable to consolidated joint venture properties.
 
(c)   Removes the Company’s pro rata share of amounts applicable to consoldiated joint venture properties included in (a) above.
 
(d)   Represents the net proceeds to be received from the transfer of the three remaining properties to the RioCan joint venture. In 2010, the Company transferred two properties generating a net of approximately $12.8 million (not including amounts due upon certain lease renewals) and will transfer an additional three properties during the second quarter of 2010 gernerating $16.2 million, net of $1.8 million of expenses. Such closings are subject only to normal and customary lender consents.
 
(e)   Amount by which interest expense would have been reduced as if the transactions had been in effect for the entire first quarter of 2010:
                                 
    Amount     Rate     Months of Q1     Interest Decrease  
     
Proceeds from transfer of properties to unconsolidated managed joint venture:
                               
Properties transferred in 2010
  $ 12,800,000       5.50 %     1.50     $ 88,000  
Properties to be transferred later in 2010
    16,200,000       5.50 %     3.00       223,000  
Common stock issued:
                               
February and March 2010
    60,227,000       5.50 %     1.25       345,000  
Warrant exercise
    10,000,000       5.50 %     3.00       138,000  
 
                             
 
                          $ 794,000  
 
                             

12


 

CEDAR SHOPPING CENTERS, INC.
Same Property Analysis (a)
                 
    Three months ended Mar 31,  
    2010     2009  
 
               
The number of properties that were owned
               
throughout each of the comparative periods
    102       102  
 
           
 
               
Revenues:
               
Rents:
               
Base rents
  $ 24,951,000     $ 25,488,000  
Percentage rents
    243,000       265,000  
Straight-line rents
    317,000       508,000  
Amortization of intangible lease liabilities
    1,950,000       2,862,000  
 
           
 
    27,461,000       29,123,000  
Expense recoveries (b)
    8,026,000       8,322,000  
Other
    76,000       482,000  
 
           
Total revenues
    35,563,000       37,927,000  
 
           
 
               
Operating expenses (b):
               
Operating, maintenance and management
    7,520,000       7,250,000  
Real estate and other property-related taxes
    4,152,000       4,054,000  
 
           
Total expenses
    11,672,000       11,304,000  
 
           
 
               
Net operating income (“NOI”)
  $ 23,891,000     $ 26,623,000  
 
           
 
               
Comprised of:
               
NOI before straight-line rents and amortization of intangible lease liabilities
    21,624,000       23,253,000  
Straight-line rents and amortization of intangible lease liabilities
    2,267,000       3,370,000  
 
           
NOI
  $ 23,891,000     $ 26,623,000  
 
           
 
               
Increase/(decrease) period over period
               
Revenues:
               
Rents:
               
Base rents
  $ (537,000 )     -2.1 %
Percentage rents
    (22,000 )     -8.3 %
Straight-line rents
    (191,000 )     -37.6 %
Amortization of intangible lease liabilities
    (912,000 )     -31.9 %
 
           
 
    (1,662,000 )     -5.7 %
Expense recoveries
    (296,000 )     -3.6 %
Other
    (406,000 )     -84.2 %
 
           
Total revenues
    (2,364,000 )     -6.2 %
 
           
 
               
Expenses:
               
Operating, maintenance and management
    270,000       3.7 %
Real estate and other property-related taxes
    98,000       2.4 %
 
           
Total expenses
    368,000       3.3 %
 
           
 
               
Net operating income
  $ (2,732,000 )     -10.3 %
 
           
 
               
Comprised of:
               
NOI before straight-line rents and amortization of intangible lease liabilities
    (1,629,000 )     -7.0 %
Straight-line rents and amortization of intangible lease liabilities
    (1,103,000 )     -32.7 %
 
           
NOI
  $ (2,732,000 )     -10.3 %
 
           
 
               
Percent occupied at end of period
    89.9 %     93.0 %
 
           
 
               
Expense recovery percentage (a)
    74.3 %     79.4 %
 
           
 
(a)   Excludes results of unconsolidated joint venture properties subsquent to transfer to joint venture.
 
(b)   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 $525,000 and $545,000, respectively, for the three month periods.

13


 

CEDAR SHOPPING CENTERS, INC.
Leasing Activity and Occupancy Statistics (a)(b)(f)
                                         
    At or for the three months ended  
    Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,  
    2010     2009     2009     2009     2009  
 
                                       
Renewals (c)
                                       
 
                                       
Number of leases
    54       41       41       42       38  
Aggregate square feet
    509,000       339,000       202,000       329,000       200,000  
Average square feet
    9,426       8,268       4,927       7,833       5,263  
Average expiring base rent psf
  $ 8.71     $ 8.30     $ 8.14     $ 7.33     $ 10.67  
Average new base rent psf
  $ 9.20     $ 8.13     $ 8.71     $ 8.08     $ 11.04  
% (decrease) increase in base rent
    5.6 %     -2.1 %     7.0 %     10.2 %     3.4 %
 
                                       
New leases
                                       
 
                                       
Number of leases
    18       15       26       14       19  
Aggregate square feet
    69,000       188,000       409,000       76,000       95,000  
Average square feet
    3,833       12,533       15,731       5,429       5,000  
Average new base rent psf
  $ 13.13     $ 16.66     $ 17.24     $ 14.66     $ 10.06  
 
                                       
Terminated leases (d)
                                       
 
                                       
Number of leases
    17       21       13       18       19  
Aggregate square feet
    175,000       150,000       198,000       49,000       90,000  
Average square feet
    10,294       7,143       15,231       2,722       4,737  
Average old base rent psf
  $ 11.42     $ 11.44     $ 4.02     $ 14.59     $ 12.12  
 
                                       
Occupancy statistics
                                       
 
                                       
Stabilized properties:
                                       
Wholly-owned
    94 %     94 %     94 %     95 %     95 %
Consolidated joint ventures
    97 %     97 %     97 %     97 %     96 %
Real estate to be transferred to Joint Venture
    98 %     96 %     n/a       n/a       n/a  
Managed unconsolidated joint ventures
    93 %     90 %     n/a       n/a       n/a  
 
                             
Total stabilized properties
    95 %     95 %     95 %     95 %     95 %
 
                             
 
Redevelopment and retenanting properties
    72 %     74 %     76 %     67 %     65 %
 
                             
 
Total operating portfolio (e)
    90 %     91 %     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.
 
(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)   Renewal leases for the December 31, 2009 quarter include the 85,000 sq. ft. Burlington Coat Factory lease renewed in connection with the redevelopment of the center. Excluding this lease, there were 40 renewed leases, with an aggregate of 254,000 sq. ft. (an average 8,500 sq. ft.), and an average increase of approximately 4.8%.
 
(d)   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.
 
(e)   Excludes ground-up development properties.
 
(f)   Incudes results of unconsolidated managed joint venture properties.

14


 

CEDAR SHOPPING CENTERS, INC.
Tenant And State Concentration
As of March 31, 2010
                                                 
    Number                             Annualized     Percentage  
    of                     Annualized     base rent     annualized  
Tenant Concentrations (e)   stores     GLA     % of GLA     base rent     per sq ft     base rents  
Top ten tenants (a):
                                               
Giant Foods (b)
    23       1,447,000       11.0 %   $ 22,655,000     $ 15.66       16.7 %
Farm Fresh (b)
    6       364,000       2.8 %     3,880,000       10.66       2.9 %
Stop & Shop (b)
    5       325,000       2.5 %     3,504,000       10.78       2.6 %
LA Fitness
    5       210,000       1.6 %     3,283,000       15.63       2.4 %
Discount Drug Mart
    14       346,000       2.6 %     3,280,000       9.48       2.4 %
Shaw’s (b)
    4       241,000       1.8 %     2,716,000       11.27       2.0 %
CVS
    10       113,000       0.9 %     2,335,000       20.66       1.7 %
Staples
    7       145,000       1.1 %     2,137,000       14.74       1.6 %
Food Lion (b)
    7       243,000       1.9 %     1,921,000       7.91       1.4 %
Shop Rite
    2       118,000       0.9 %     1,663,000       14.09       1.2 %
 
                                   
Sub-total top ten tenants
    83       3,552,000       27.1 %     47,374,000       13.34       35.0 %
 
                                               
Remaining tenants
    1,186       8,159,000       62.1 %     88,014,000       10.79       65.0 %
 
                                   
Sub-total all tenants (c)
    1,269       11,711,000       89.2 %     135,388,000     $ 11.56       100.0 %
 
                                               
Vacant space (d)
    n/a       1,417,000       10.8 %     n/a       n/a       n/a  
 
                                   
Total (including vacant space)
    1,269       13,128,000       100.0 %   $ 135,388,000     $ 10.31       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 base 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.
 
(e)   Incudes unconsolidated managed joint venture properties.
                                         
    Three months ended  
Total Revenues By State (a)   Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,  
State   2010     2009     2009     2009     2009  
Pennsylvania
  $ 22,592,000     $ 23,098,000     $ 20,689,000     $ 19,944,000     $ 20,881,000  
Massachusetts
    4,867,000       6,106,000       5,668,000       5,748,000       6,403,000  
Connecticut
    4,615,000       4,995,000       5,852,000       5,046,000       4,934,000  
Ohio
    2,156,000       2,460,000       2,354,000       2,543,000       2,578,000  
Maryland
    2,855,000       2,554,000       3,075,000       3,047,000       2,834,000  
New Jersey
    2,706,000       2,664,000       2,798,000       2,988,000       3,255,000  
Virginia
    3,315,000       3,245,000       2,797,000       2,731,000       2,996,000  
New York
    1,412,000       1,247,000       1,408,000       1,428,000       1,519,000  
Michigan
    412,000       403,000       449,000       431,000       463,000  
 
                             
 
  $ 44,930,000     $ 46,772,000     $ 45,090,000     $ 43,906,000     $ 45,863,000  
 
                             
 
(a)   Excludes results of unconsolidated joint venture properties subsquent to transfer to joint venture.

15


 

CEDAR SHOPPING CENTERS, INC.
Lease Expirations (d)
As of March 31, 2010
                                                 
                                            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
    75       201,000       1.7 %   $ 2,161,000     $ 10.75       1.6 %
2010
    112       363,000       3.1 %     4,419,000       12.17       3.3 %
2011
    197       1,088,000       9.3 %     12,098,000       11.12       8.9 %
2012
    175       880,000       7.5 %     9,931,000       11.29       7.3 %
2013
    147       743,000       6.3 %     9,102,000       12.25       6.7 %
2014
    152       1,370,000       11.7 %     13,239,000       9.66       9.8 %
2015
    122       1,231,000       10.5 %     12,246,000       9.95       9.0 %
2016
    47       610,000       5.2 %     5,838,000       9.57       4.3 %
2017
    39       493,000       4.2 %     6,320,000       12.82       4.7 %
2018
    43       800,000       6.8 %     9,180,000       11.48       6.8 %
2019
    40       585,000       5.0 %     6,680,000       11.42       4.9 %
2020
    37       967,000       8.3 %     8,588,000       8.88       6.3 %
Thereafter
    86       2,380,000       20.3 %     35,586,000       14.95       26.3 %
 
                                   
 
                                               
All tenants (a)
    1,269       11,711,000       100.0 %     135,388,000       11.56       100.0 %
 
                                               
Vacant space (b)
    n/a       1,417,000       n/a       n/a       n/a       n/a  
 
                                   
 
                                               
Total portfolio (c)
    1,269       13,128,000       n/a     $ 135,388,000     $ 10.31       n/a  
 
                                   
 
(a)   Includes tenants at ground-up development properties.
 
(b)   Includes vacant space at properties undergoing development and/or redevelopment activities.
 
(c)   At March 31, 2010, the Company had a portfolio of 119 operating properties totaling approximately 13.1 million sq. ft. of GLA, including 94 wholly-owned properties comprising approximately 9.5 million square feet, 13 properties owned in joint venture comprising approximately 1.7 million sq. ft., five properties partially-owned in a managed unconsolidated joint venture comprising approximately 0.8 million sq. ft., three properties to be transferred to a managed unconsolidated joint venture comprising approximately 0.5 million sq. ft., and four ground-up developments comprising approximately 0.6 million sq. ft.; the portfolio excluding the ground-up developments was approximately 90% leased as of March 31, 2010.
 
(d)   Includes unconsolidated managed joint venture properties.

16


 

CEDAR SHOPPING CENTERS, INC.
Property Description
As of March 31, 2010
                                             
                    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/   Acme Markets     55,000     9/30/2016
 
                          2004                
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
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
East Chestnut
  PA   2005     100 %     21,180     1996                
Elmhurst Square
  VA   2006     100 %     66,250     1961-1983   Food Lion     38,272     9/30/2011
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
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     12/31/2015
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     1/31/2011
 
                              Staples     24,060     5/31/2012
Groton Shopping Center
  CT   2007     100 %     117,986     1969   TJ Maxx     30,000     5/31/2011

17


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2010
                                             
                    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
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
Jordan Lane
  CT   2005     100 %     181,730     1969/1991   Stop & Shop     60,632     9/30/2015
 
                              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
Martin’s at Glen Allen
  VA   2005     100 %     43,000     2000   Giant Foods     43,000     2/15/2015
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
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
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
Palmyra Shopping Center
  PA   2005     100 %     112,108     1960/1995   Weis Markets     46,181     3/31/2015
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

18


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2010
                                             
                    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
Polaris Discount Drug Mart Plaza
  OH   2005     100 %     50,283     2001   Discount Drug Mart     25,855     3/31/2017
Port Richmond Village
  PA   2001     100 %     154,908     1988   Thriftway     40,000     10/31/2013
 
                              Pep Boys     20,615     2/28/2014
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
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     1/31/2015
South Philadelphia
  PA   2003     100 %     283,415     1950/2003   Shop Rite     54,388     9/30/2018
 
                              Ross Dress For Less     31,349     1/31/2013
 
                              Bally's Total Fitness     31,000     5/31/2017
 
                              Modell's     20,000     1/31/2018
St. James Square
  MD   2005     100 %     39,903     2000   Food Lion     33,000     11/14/2020
Stadium Plaza
  MI   2005     100 %     77,688     1960's/2003   A&P     54,650     8/31/2022
Suffolk Plaza
  VA   2005     100 %     67,216     1984   Farm Fresh     67,216     1/31/2014
Swede Square
  PA   2003     100 %     98,792     1980/2004   LA Fitness     37,200     6/30/2016
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     1/25/2015
 
                              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     12/31/2014
 
                              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     2/28/2015
Ukrop’s at Fredericksburg
  VA   2005     100 %     63,000     1997   Ukrop’s Supermarket     63,000     8/4/2017

19


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2010
                                             
                    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
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     5/31/2015
Virginia Center Commons
  VA   2005     100 %     9,763     2002                
Virginia Little Creek
  VA   2005     100 %     69,620     1996/2001   Farm Fresh     66,120     1/31/2014
Wal-Mart Center
  CT   2003     100 %     155,842     1972/2000   Wal-Mart     95,482     1/31/2020
 
                              NAMCO     20,000     1/31/2011
Washington Center Shoppes
  NJ   2001     100 %     157,290     1979/1995   Acme Markets     66,046     12/2/2020
 
                              Planet Fitness     20,742     3/31/2024
West Bridgewater Plaza
  MA   2007     100 %     133,039     1970/2007   Shaw's     57,315     2/28/2027
 
                              Big Lots     25,000     1/31/2014
Westlake Discount Drug Mart Plaza
  OH   2005     100 %     55,775     2005   BG Storage     31,295     1/31/2016
 
                              Discount Drug Mart     24,480     3/31/2021
Yorktowne Plaza
  MD   2007     100 %     158,982     1970/2000   Food Lion     37,692     12/31/2020
 
                                           
Total Wholly-Owned Stabilized Properties
                    7,410,189                      
 
                                           
Properties Owned in Joint Venture:
                                           
Homburg Joint Venture:
                                           
Aston Center
  PA   2007     20 %     55,000     2005   Giant Foods     55,000     11/30/2025
Ayr Town Center
  PA   2007     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                      
 
                                           

20


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2010
                                             
                    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
Real estate to be contributed to a Joint Venture:
                                           
Loyal Plaza
  PA   2002     100 %     293,825     1969/2000   K-Mart     102,558     8/31/2011
 
                              Giant Foods     66,935     10/31/2019
 
                              Staples     20,555     11/30/2014
Shaw’s Plaza
  MA   2006     100 %     176,609     1968/1998   Shaw's     60,748     2/28/2023
 
                              Marshall's     25,752     1/31/2013
Stop & Shop Plaza
  CT   2008     100 %     54,510     2006   Stop & Shop     54,510     11/30/2026
 
                                           
Total Real estate to be contributed to a Joint Venture:
                    524,944                      
 
                                           
Managed Unconsolidated Joint Venture:
                                           
Columbus Crossing
  PA   2003     20 %     142,166     2001   Super Fresh     61,506     9/30/2020
 
                              Old Navy     25,000     1/31/2014
 
                              AC Moore     22,000     9/30/2011
Franklin Village Plaza
  MA   2004     20 %     304,285     1987/2005   Stop & Shop     75,000     4/30/2026
 
                              Marshalls     26,890     1/31/2014
Blue Mountain Commons
  PA   2008     20 %     121,146     2009   Giant Foods     97,707     10/31/2026
Sunset Crossing
  PA   2003     20 %     74,142     2002   Giant Foods     54,332     6/30/2022
Town Square Plaza
  PA   2010     20 %     127,636     2009   Giant Foods     73,327     9/30/2028
 
                              A.C. Moore     21,600     11/15/2018
 
                                           
Total Managed Unconsolidated Joint Venture:
                    769,375                      
 
                                           
Total Stabilized Portfiolio
                    10,074,361                      
 
                                           
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     10/31/2015
 
                              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                      
 
                                           
Retenanting Properties: (a)
                                           
Columbia Mall
  PA   2005     75 %     348,574     1988   Sears     64,264     10/24/2013
 
                              Bon-Ton     45,000     10/31/2013
Centerville Discount Drug Mart Plaza
  OH   2005     100 %     49,494     2000   Discount Drug Mart     24,012     3/31/2016
Enon Discount Drug Mart Plaza
  OH   2007     100 %     42,876     2005-2006   Discount Drug Mart     24,596     3/31/2022
Fairview Commons
  PA   2007     100 %     59,578     1976/2003                
Grove City Discount Drug Mart Plaza
  OH   2007     100 %     95,568     2005   Discount Drug Mart     24,596     3/31/2020
Huntingdon Plaza
  PA   2004     100 %     147,355     1972 - 2003   Peebles     22,060     1/31/2018

21


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2010
                                             
                    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
Oakhurst Plaza
  VA   2006     100 %     107,869     1980/2001                
Ontario Discount Drug Mart Plaza
  OH   2005     100 %     38,623     2002   Discount Drug Mart     25,475     3/31/2018
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                
The Brickyard
  CT   2004     100 %     274,553     1990   Home Depot     103,003     1/31/2015
 
                              Syms     38,000     3/31/2012
 
                                           
Total Retenanting Properties
                    1,216,186                      
 
                                           
Total Non-Stabilized Properties
                    2,423,262                      
 
                                           
Total Operating Portfolio
                    12,497,623                      
 
                                           
Ground-Up Developments: (a)
                                           
Crossroads II
  PA   2008     60 %     133,618     2009   Giant Foods     76,415     11/30/2029
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
                    630,770                      
 
                                           
Total Portfolio (b)
                    13,128,393                      
 
                                           
 
(a)   “Stabilized properties” are those properties which are at least 80% leased and not designated as “development” or “redevelopment” properties as of March 31, 2010. Ground-up developments have commenced operations, but were not “stabilized properties” for the entire three-months ended March 31, 2010.

22


 

CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft.
As of March 31, 2010
                                                                                                 
                    Financial statement carrying values     Gross                
                                                            Real estate to be     Managed     leasable             Average  
            Percent             Buildings and     Total     Accumulated     Net book     transferred to     unconsolidated     area     Percent     base rent per  
Property Description   State     owned     Land     improvements     cost     depreciation     value     joint venture     joint venture     ("GLA")     occupied     leased sq. ft.  
Wholly-Owned Stabilized Properties: (a)                                                                                
Academy Plaza
  PA     100 %   $ 2,406,000     $ 11,184,000     $ 13,590,000     $ 2,404,000     $ 11,186,000                       152,727       82 %   $ 13.13  
Annie Land Plaza
  VA     100 %     809,000       4,027,000       4,836,000       543,000       4,293,000                       42,500       92 %     9.14  
Camp Hill
  PA     100 %     4,424,000       60,793,000       65,217,000       8,375,000       56,842,000                       472,458       98 %     12.72  
Carbondale Plaza
  PA     100 %     1,586,000       12,147,000       13,733,000       1,995,000       11,738,000                       129,915       86 %     6.86  
Carll’s Corner
  NJ     100 %     2,956,000       15,363,000       18,319,000       1,378,000       16,941,000                       129,582       94 %     8.62  
Carman’s Plaza
  NY     100 %     8,420,000       35,041,000       43,461,000       3,220,000       40,241,000                       194,481       91 %     15.63  
Circle Plaza
  PA     100 %     561,000       2,921,000       3,482,000       213,000       3,269,000                       92,171       100 %     2.74  
Clyde Discount Drug Mart Plaza
  OH     100 %     673,000       3,232,000       3,905,000       537,000       3,368,000                       34,592       100 %     9.69  
Coliseum Marketplace
  VA     100 %     3,586,000       17,164,000       20,750,000       2,842,000       17,908,000                       98,359       86 %     15.56  
CVS at Bradford
  PA     100 %     291,000       1,482,000       1,773,000       271,000       1,502,000                       10,722       100 %     12.80  
CVS at Celina
  OH     100 %     418,000       1,967,000       2,385,000       304,000       2,081,000                       10,195       100 %     18.54  
CVS at Erie
  PA     100 %     399,000       1,783,000       2,182,000       262,000       1,920,000                       10,125       100 %     16.50  
CVS at Kinderhook
  NY     100 %     2,502,000       1,106,000       3,608,000       76,000       3,532,000                       13,225       100 %     20.70  
CVS at Portage Trail
  OH     100 %     341,000       1,611,000       1,952,000       259,000       1,693,000                       10,722       100 %     13.00  
East Chestnut
  PA     100 %     800,000       3,702,000       4,502,000       739,000       3,763,000                       21,180       100 %     13.39  
Elmhurst Square
  VA     100 %     1,371,000       6,229,000       7,600,000       874,000       6,726,000                       66,250       94 %     8.62  
Fairfield Plaza
  CT     100 %     2,202,000       9,394,000       11,596,000       1,426,000       10,170,000                       72,279       93 %     14.00  
Fairview Plaza
  PA     100 %     2,129,000       8,716,000       10,845,000       1,590,000       9,255,000                       69,579       100 %     12.22  
FirstMerit Bank at Akron
  OH     100 %     168,000       736,000       904,000       127,000       777,000                       3,200       100 %     23.51  
FirstMerit Bank at Cuyahoga Falls
  OH     100 %     264,000       1,312,000       1,576,000       190,000       1,386,000                       18,300       100 %     6.03  
Gahanna Discount Drug Mart Plaza
  OH     100 %     1,738,000       6,765,000       8,503,000       924,000       7,579,000                       48,992       91 %     14.75  
General Booth Plaza
  VA     100 %     1,935,000       9,580,000       11,515,000       1,858,000       9,657,000                       73,320       95 %     12.57  
Gold Star Plaza
  PA     100 %     1,644,000       6,602,000       8,246,000       999,000       7,247,000                       71,720       84 %     9.08  
Golden Triangle
  PA     100 %     2,320,000       19,239,000       21,559,000       3,738,000       17,821,000                       202,943       97 %     11.55  
Groton Shopping Center
  CT     100 %     3,073,000       12,375,000       15,448,000       1,461,000       13,987,000                       117,986       97 %     10.32  
Halifax Plaza
  PA     100 %     1,347,000       6,026,000       7,373,000       1,007,000       6,366,000                       51,510       97 %     11.75  
Hamburg Commons
  PA     100 %     1,153,000       9,888,000       11,041,000       1,338,000       9,703,000                       99,580       93 %     6.12  
Hannaford Plaza
  MA     100 %     1,874,000       8,843,000       10,717,000       1,161,000       9,556,000                       102,459       98 %     7.41  
Hilliard Discount Drug Mart Plaza
  OH     100 %     1,307,000       4,980,000       6,287,000       580,000       5,707,000                       40,988       80 %     11.53  
Hills & Dales Discount Drug Mart Plaza
  OH     100 %     786,000       3,072,000       3,858,000       331,000       3,527,000                       33,553       90 %     9.74  
Jordan Lane
  CT     100 %     4,291,000       21,936,000       26,227,000       3,517,000       22,710,000                       181,730       98 %     10.23  
Kempsville Crossing
  VA     100 %     2,207,000       11,129,000       13,336,000       2,229,000       11,107,000                       94,477       96 %     11.06  
Kenley Village
  MD     100 %     726,000       3,557,000       4,283,000       973,000       3,310,000                       51,894       95 %     7.96  
Kings Plaza
  MA     100 %     2,408,000       12,681,000       15,089,000       1,345,000       13,744,000                       168,243       99 %     6.37  
Kingston Plaza
  NY     100 %     2,891,000       2,344,000       5,235,000       200,000       5,035,000                       18,337       100 %     26.76  
LA Fitness Facility
  PA     100 %     2,462,000       5,176,000       7,638,000       892,000       6,746,000                       41,000       100 %     19.90  
Liberty Marketplace
  PA     100 %     2,695,000       12,863,000       15,558,000       1,835,000       13,723,000                       68,200       89 %     17.50  
Lodi Discount Drug Mart Plaza
  OH     100 %     704,000       3,461,000       4,165,000       660,000       3,505,000                       38,576       88 %     8.68  
Long Reach Village
  MD     100 %     1,721,000       8,699,000       10,420,000       1,266,000       9,154,000                       104,932       84 %     10.46  
Martin’s at Glen Allen
  VA     100 %     6,769,000       683,000       7,452,000       269,000       7,183,000                       43,000       100 %     9.73  
Mason Discount Drug Mart Plaza
  OH     100 %     1,849,000       7,449,000       9,298,000       740,000       8,558,000                       52,896       91 %     13.25  
McCormick Place
  OH     100 %     849,000       4,064,000       4,913,000       903,000       4,010,000                       46,000       100 %     8.50  
Mechanicsburg Giant
  PA     100 %     2,709,000       12,159,000       14,868,000       1,554,000       13,314,000                       51,500       100 %     21.78  
Metro Square
  MD     100 %     3,121,000       12,351,000       15,472,000       621,000       14,851,000                       71,896       100 %     18.88  
Newport Plaza
  PA     100 %     1,672,000       8,153,000       9,825,000       1,230,000       8,595,000                       66,789       100 %     10.51  
Oak Ridge
  VA     100 %     960,000       4,281,000       5,241,000       469,000       4,772,000                       38,700       100 %     10.45  
Oakland Commons
  CT     100 %     2,504,000       15,677,000       18,181,000       1,493,000       16,688,000                       89,850       100 %     10.71  
Oakland Mills
  MD     100 %     1,611,000       6,321,000       7,932,000       1,204,000       6,728,000                       58,224       100 %     13.07  
Palmyra Shopping Center
  PA     100 %     1,488,000       6,937,000       8,425,000       1,306,000       7,119,000                       112,108       91 %     5.75  
Pickerington Discount Drug Mart Plaza
  OH     100 %     1,305,000       5,961,000       7,266,000       1,015,000       6,251,000                       47,810       89 %     12.14  
Pine Grove Plaza
  NJ     100 %     1,622,000       6,518,000       8,140,000       1,149,000       6,991,000                       79,306       100 %     10.55  
Polaris Discount Drug Mart Plaza
  OH     100 %     1,242,000       5,846,000       7,088,000       1,176,000       5,912,000                       50,283       90 %     12.35  
Port Richmond Village
  PA     100 %     2,843,000       12,436,000       15,279,000       2,693,000       12,586,000                       154,908       97 %     12.58  
Price Chopper Plaza
  MA     100 %     4,106,000       18,442,000       22,548,000       1,460,000       21,088,000                       101,824       88 %     11.29  
Rite Aid at Massillon
  OH     100 %     442,000       2,020,000       2,462,000       295,000       2,167,000                       10,125       100 %     18.99  
River View Plaza I, II and III
  PA     100 %     9,718,000       44,231,000       53,949,000       7,888,000       46,061,000                       244,225       89 %     17.69  
Smithfield Plaza
  VA     100 %     2,919,000       12,980,000       15,899,000       1,480,000       14,419,000                       134,664       98 %     9.43  

23


 

CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft. (Continued)
As of March 31, 2010
                                                                                                 
                    Financial statement carrying values     Gross                
                                                            Real estate to be     Managed     leasable             Average  
            Percent             Buildings and     Total     Accumulated     Net book     transferred to     unconsolidated     area     Percent     base rent per  
Property Description   State     owned     Land     improvements     cost     depreciation     value     joint venture     joint venture     ("GLA")     occupied     leased sq. ft.  
South Philadelphia
  PA     100 %     8,222,000       38,847,000       47,069,000       8,169,000       38,900,000                       283,415       82 %     13.67  
St. James Square
  MD     100 %     688,000       4,361,000       5,049,000       857,000       4,192,000                       39,903       96 %     11.35  
Stadium Plaza
  MI     100 %     2,443,000       9,813,000       12,256,000       1,373,000       10,883,000                       77,688       100 %     15.28  
Suffolk Plaza
  VA     100 %     1,402,000       7,236,000       8,638,000       1,417,000       7,221,000                       67,216       100 %     9.40  
Swede Square
  PA     100 %     2,272,000       10,686,000       12,958,000       2,414,000       10,544,000                       98,792       96 %     14.21  
The Commons
  PA     100 %     3,098,000       15,178,000       18,276,000       3,093,000       15,183,000                       175,121       90 %     10.06  
The Point
  PA     100 %     2,996,000       23,842,000       26,838,000       5,494,000       21,344,000                       250,697       91 %     11.46  
The Point at Carlisle Plaza
  PA     100 %     2,233,000       11,401,000       13,634,000       2,315,000       11,319,000                       182,859       88 %     6.64  
Timpany Plaza
  MA     100 %     3,375,000       19,592,000       22,967,000       1,960,000       21,007,000                       183,775       93 %     6.38  
Trexler Mall
  PA     100 %     6,932,000       33,530,000       40,462,000       4,590,000       35,872,000                       339,363       99 %     8.51  
Ukrop’s at Fredericksburg
  VA     100 %     3,213,000       12,758,000       15,971,000       1,615,000       14,356,000                       63,000       100 %     17.42  
Valley Plaza
  MD     100 %     1,950,000       8,423,000       10,373,000       1,410,000       8,963,000                       190,939       97 %     4.58  
Virginia Center Commons
  VA     100 %     992,000       3,863,000       4,855,000       588,000       4,267,000                       9,763       100 %     34.27  
Virginia Little Creek
  VA     100 %     1,639,000       8,350,000       9,989,000       1,504,000       8,485,000                       69,620       100 %     11.00  
Wal-Mart Center
  CT     100 %           11,857,000       11,857,000       1,959,000       9,898,000                       155,842       98 %     6.47  
Washington Center Shoppes
  NJ     100 %     1,999,000       11,085,000       13,084,000       2,376,000       10,708,000                       157,290       96 %     9.16  
West Bridgewater Plaza
  MA     100 %     2,697,000       14,347,000       17,044,000       1,212,000       15,832,000                       133,039       91 %     9.28  
Westlake Discount Drug Mart Plaza
  OH     100 %     1,004,000       4,011,000       5,015,000       479,000       4,536,000                       55,775       100 %     7.28  
Yorktowne Plaza
  MD     100 %     5,890,000       25,379,000       31,269,000       2,666,000       28,603,000                       158,982       94 %     13.52  
 
                                                                           
Total Wholly-Owned Stabilized Properties
                    174,362,000       830,194,000       1,004,556,000       126,375,000       878,181,000                       7,410,189       94 %     10.97  
 
                                                                           
Homburg Joint Venture:
                                                                                               
Aston Center
  PA     20 %     4,319,000       17,070,000       21,389,000       1,421,000       19,968,000                       55,000       100 %     24.70  
Ayr Town Center
  PA     20 %     2,442,000       9,750,000       12,192,000       917,000       11,275,000                       55,600       100 %     15.83  
Fieldstone Marketplace
  MA     20 %     5,167,000       21,943,000       27,110,000       3,271,000       23,839,000                       193,970       100 %     11.27  
Meadows Marketplace
  PA     20 %     1,914,000       11,390,000       13,304,000       1,168,000       12,136,000                       91,538       96 %     15.03  
Parkway Plaza
  PA     20 %     4,647,000       19,435,000       24,082,000       1,949,000       22,133,000                       106,628       98 %     15.17  
Pennsboro Commons
  PA     20 %     3,608,000       14,297,000       17,905,000       2,255,000       15,650,000                       107,384       91 %     14.71  
Scott Town Center
  PA     20 %     2,959,000       11,801,000       14,760,000       1,160,000       13,600,000                       67,933       100 %     17.56  
Spring Meadow Shopping Center
  PA     20 %     4,112,000       16,429,000       20,541,000       1,438,000       19,103,000                       67,950       100 %     20.95  
Stonehedge Square
  PA     20 %     2,698,000       11,706,000       14,404,000       1,566,000       12,838,000                       88,677       94 %     11.35  
 
                                                                           
 
                    31,866,000       133,821,000       165,687,000       15,145,000       150,542,000                       834,680       97 %     15.15  
 
                                                                           
PCP Joint Venture:
                                                                                               
New London Mall
  CT     40 %     11,701,000       29,263,000       40,964,000       1,167,000       39,797,000                       257,814       98 %     13.56  
San Souci Plaza
  MD     40 %     14,830,000       19,367,000       34,197,000       1,161,000       33,036,000                       264,134       93 %     10.07  
 
                                                                           
 
                    26,531,000       48,630,000       75,161,000       2,328,000       72,833,000                       521,948       95 %     11.83  
 
                                                                           
Other:
                                                                                               
CVS at Naugatuck
  CT     50 %           2,825,000       2,825,000       100,000       2,725,000                       13,225       100 %     35.01  
 
                                                                           
Total Consolidated Joint Ventures
                    58,397,000       185,276,000       243,673,000       17,573,000       226,100,000                       1,369,853       97 %     14.10  
 
                                                                           
Real estate to be transferred to a Joint Venture:                                                                                
Loyal Plaza
  PA     100 %                                   28,879,000               293,825       100 %     8.14  
Shaw’s Plaza
  MA     100 %                                   21,811,000               176,609       94 %     11.16  
Stop & Shop Plaza
  CT     100 %                                   9,513,000               54,510       100 %     15.59  
 
                                                                           
Total Real estate to be transferred to a Joint Venture:
                                                  60,203,000               524,944       98 %     9.90  
 
                                                                           
Managed Unconsolidated Joint Venture:                                                                                
Blue Mountain Commons
  PA     20 %                                       $ 31,326,000       121,146       90 %     25.82  
Columbus Crossing
  PA     20 %                                         24,497,000       142,166       97 %     16.01  
Franklin Village Plaza
  Ma     20 %                                         55,039,000       304,285       90 %     19.29  
Sunset Crossing
  PA     20 %                                         9,591,000       74,142       89 %     14.47  
Town Square Plaza
  PA     20 %                                         18,794,000       127,636       98 %     25.82  
 
                                                                           
Total Managed Unconsolidated Joint Venture:
                                                    139,247,000       769,375       93 %     20.36  
 
                                                                           
Total Stab. Operating and Managed Properties:
                232,759,000       1,015,470,000       1,248,229,000       143,948,000       1,104,281,000       60,203,000       139,247,000       10,074,361       95 %     12.05  
 
                                                                           

24


 

CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft. (Continued)
As of March 31, 2010
                                                                                                 
                    Financial statement carrying values     Gross                
                                                            Real estate to be     Managed     leasable             Average  
            Percent             Buildings and     Total     Accumulated     Net book     transferred to     unconsolidated     area     Percent     base rent per  
Property Description   State     owned     Land     improvements     cost     depreciation     value     joint venture     joint venture     ("GLA")     occupied     leased sq. ft.  
 
                                                                                               
Redevelopment Properties: (a)
                                                                                               
Dunmore Shopping Center
  PA     100 %     565,000       2,245,000       2,810,000       446,000       2,364,000                   101,000       66 %     3.61  
Lake Raystown Plaza
  PA     100 %     2,231,000       12,861,000       15,092,000       2,123,000       12,969,000                   145,727       94 %     11.79  
Shore Mall
  NJ     100 %     7,179,000       42,133,000       49,312,000       5,263,000       44,049,000                   459,098       93 %     8.30  
The Shops at Suffolk Downs
  MA     100 %     7,580,000       19,485,000       27,065,000       1,635,000       25,430,000                   121,829       85 %     13.62  
Townfair Center
  PA     100 %     3,022,000       12,485,000       15,507,000       2,384,000       13,123,000                   138,041       87 %     6.51  
Trexlertown Plaza
  PA     100 %     5,262,000       26,917,000       32,179,000       2,741,000       29,438,000                   241,381       71 %     10.59  
 
                                                                           
 
                    25,839,000       116,126,000       141,965,000       14,592,000       127,373,000                   1,207,076       85 %     9.17  
 
                                                                           
Retenanting Properties: (a)
                                                                                               
Columbia Mall
  PA     75 %     2,855,000       16,946,000       19,801,000       2,451,000       17,350,000                   348,574       64 %     4.81  
Centerville Discount Drug Mart Plaza
  OH     100 %     1,219,000       5,445,000       6,664,000       865,000       5,799,000                   49,494       63 %     10.53  
Enon Discount Drug Mart Plaza
  OH     100 %     1,135,000       4,356,000       5,491,000       564,000       4,927,000                   42,876       79 %     10.76  
Fairview Commons
  PA     100 %     858,000       3,573,000       4,431,000       519,000       3,912,000                   59,578       67 %     6.52  
Grove City Discount Drug Mart Plaza
  OH     100 %     1,241,000       5,041,000       6,282,000       547,000       5,735,000                   95,568       34 %     12.22  
Huntingdon Plaza
  PA     100 %     933,000       5,998,000       6,931,000       764,000       6,167,000                   147,355       53 %     6.89  
Oakhurst Plaza
  PA     100 %     4,539,000       18,189,000       22,728,000       2,220,000       20,508,000                   107,869       34 %     23.59  
Ontario Discount Drug Mart Plaza
  OH     100 %     809,000       3,670,000       4,479,000       617,000       3,862,000                   38,623       79 %     8.32  
Shelby Discount Drug Mart Plaza
  OH     100 %     671,000       3,276,000       3,947,000       636,000       3,311,000                   36,596       78 %     9.35  
Shoppes at Salem Run
  VA     100 %     1,076,000       4,265,000       5,341,000       528,000       4,813,000                   15,100       40 %     24.96  
The Brickyard
  CT     100 %     6,465,000       29,801,000       36,266,000       6,132,000       30,134,000                   274,553       60 %     8.45  
 
                                                                           
 
                    21,801,000       100,560,000       122,361,000       15,843,000       106,518,000                   1,216,186       58 %     8.34  
 
                                                                           
Total Non-Stabilized Properties
                    47,640,000       216,686,000       264,326,000       30,435,000       233,891,000                   2,423,262       72 %     8.83  
 
                                                                           
Total Operating Portfolio
                    280,399,000       1,232,156,000       1,512,555,000       174,383,000       1,338,172,000       60,203,000       139,247,000       12,497,623       90 %   $ 11.56  
 
                                                                           
Ground-Up Developments: (a)
                                                                                               
Crossroads II
  PA     60 %     17,671,000       23,959,000       41,630,000       258,000       41,372,000                   133,618       65 %   $ 20.68  
Heritage Crossing
  PA     60 %     5,066,000       5,772,000       10,838,000       126,000       10,712,000                   59,396       43 %     22.38  
Northside Commons
  PA     100 %     3,379,000       9,998,000       13,377,000       105,000       13,272,000                   85,300       73 %     9.87  
Upland Square
  PA     60 %     27,454,000       56,543,000       83,997,000       660,000       83,337,000                   352,456       79 %     16.14  
 
                                                                               
Total Ground-Up Developments
                    53,570,000       96,272,000       149,842,000       1,149,000       148,693,000                   630,770                  
 
                                                                               
Total Portfolio
                    333,969,000       1,328,428,000       1,662,397,000       175,532,000       1,486,865,000       60,203,000       139,247,000       13,128,393                  
 
                                                                               
Projects Under Development and Land Held For Future Expansion and Development:
                                                                                               
Columbia Mall
  PA     75 %     1,465,000       409,000       1,874,000             1,874,000                 46.21  acres                
Halifax Commons
  PA     100 %     872,000       313,000       1,185,000             1,185,000                 4.37  acres                
Halifax Plaza
  PA     100 %     1,503,000       1,212,000       2,715,000             2,715,000                 12.83  acres                
Liberty Marketplace
  PA     100 %     1,564,000       28,000       1,592,000             1,592,000                 15.51  acres                
Oregon Pike
  PA     100 %     2,283,000       65,000       2,348,000             2,348,000                 11.20  acres                
Pine Grove Plaza
  NJ     100 %     388,000       72,000       460,000       1,000       459,000                 2.66  acres                
Shore Mall
  NJ     100 %     2,018,000       176,000       2,194,000             2,194,000                 50.00  acres                
The Brickyard
  CT     100 %     1,183,000       167,000       1,350,000             1,350,000                 1.95  acres                
Trexlertown Plaza
  PA     100 %     8,089,000       2,549,000       10,638,000             10,638,000                 37.28  acres                
Trindle Spring
  NY     100 %     1,148,000       263,000       1,411,000             1,411,000                 2.10  acres                
Wyoming
  MI     100 %     360,000             360,000             360,000                 12.32  acres                
Various projects in progress
    N/A       100 %           176,000       176,000             176,000                  acres                
 
                                                                               
Total Projects Under Development and Land Held For Future Expansion and Development:
                    20,873,000       5,430,000       26,303,000       1,000       26,302,000                 196.41  acres                
 
                                                                               
Total Carrying Value
                  $ 354,842,000     $ 1,333,858,000     $ 1,688,700,000     $ 175,533,000     $ 1,513,167,000     $ 60,203,000     $ 139,247,000                          
 
                                                                                 
Real estate held for sale — land parcel
                                                          $ 1,850,000                                  
 
                                                                                             
Notes:
 
(a)   “Stabilized properties” are those properties which are at least 80% leased and not designated as “development” or “redevelopment” properties as of March 31, 2010. Ground-up developments have commenced operations, but were not “stabilized properties” for the entire three-months ended March 31, 2010.

25


 

CEDAR SHOPPING CENTERS, INC.
Debt Summary
As of March 31, 2010
                                                                 
                    Debt Balances
                    Financial statement carrying values   Stated contract amounts
    Percent   Maturity   Int.   Mar 31,   Dec 31,   Int.   Mar 31,   Dec 31,
Property   Owned   Date   rate   2010   2009   rate   2010   2009
Fixed-rate mortgages:
                                                               
Academy Plaza
    100 %   Mar 2013     7.3 %   $ 9,308,000     $ 9,365,000       7.3 %   $ 9,308,000     $ 9,365,000  
Camp Hill Shopping Center
    100 %   Jan 2017     5.5 %     65,000,000       65,000,000       5.5 %     65,000,000       65,000,000  
Carll’s Corner
    100 %   Nov 2012     5.6 %     5,877,000       5,908,000       5.6 %     5,877,000       5,908,000  
Carman’s Plaza
    100 %   Oct 2016     6.3 %     33,350,000       33,345,000       6.2 %     33,500,000       33,500,000  
Centerville Discount Drug Mart
    100 %   May 2015     5.2 %     2,782,000       2,795,000       5.2 %     2,782,000       2,795,000  
Clyde Discount Drug Mart
    100 %   May 2015     5.2 %     1,930,000       1,939,000       5.2 %     1,930,000       1,939,000  
Coliseum Marketplace
    100 %   Jul 2014     5.2 %     12,163,000       12,228,000       6.1 %     11,762,000       11,803,000  
Crossroads II
    60 %   Jan 2010     7.1 %           900,000       7.1 %           900,000  
Crossroads II
    60 %   Jan 2010     8.5 %           425,000       8.5 %           425,000  
CVS at Bradford
    100 %   Mar 2017     5.2 %     753,000       775,000       7.1 %     710,000       729,000  
CVS at Celina
    100 %   Jan 2020     5.2 %     1,402,000       1,429,000       7.5 %     1,274,000       1,295,000  
CVS at Erie
    100 %   Nov 2018     5.2 %     1,089,000       1,114,000       7.1 %     1,015,000       1,036,000  
CVS at Kinderhook
    100 %   Jul 2019     5.3 %     2,467,000       2,480,000       5.3 %     2,467,000       2,480,000  
CVS at Portage Trail
    100 %   Aug 2017     5.0 %     820,000       843,000       7.8 %     752,000       771,000  
East Chestnut
    100 %   Apr 2018     7.4 %     1,961,000       1,988,000       5.2 %     1,759,000       1,778,000  
Elmhurst Square Shopping Center
    100 %   Dec 2014     5.4 %     4,026,000       4,045,000       5.4 %     4,026,000       4,045,000  
Fairfield Plaza
    100 %   July 2015     5.0 %     5,081,000       5,106,000       5.0 %     5,081,000       5,106,000  
Fairview Plaza
    100 %   Feb 2013     5.7 %     5,451,000       5,479,000       5.7 %     5,451,000       5,479,000  
Gahanna Discount Drug Mart
    100 %   Nov 2016     5.8 %     4,979,000       4,998,000       5.8 %     4,979,000       4,998,000  
General Booth Plaza
    100 %   Aug 2013     5.2 %     5,375,000       5,409,000       6.1 %     5,233,000       5,257,000  
Gold Star Plaza
    100 %   May 2019     6.0 %     2,369,000       2,417,000       7.3 %     2,257,000       2,300,000  
Golden Triangle
    100 %   Feb 2018     6.0 %     20,926,000       20,999,000       6.0 %     20,926,000       20,999,000  
Groton Shopping Center
    100 %   Oct 2015     6.2 %     11,595,000       11,622,000       5.3 %     11,969,000       12,013,000  
Halifax Plaza
    100 %   Feb 2010 (a)     6.8 %     3,301,000       3,324,000       6.8 %     3,301,000       3,324,000  
Hamburg Commons
    100 %   Oct 2016     6.1 %     5,160,000       5,180,000       6.1 %     5,160,000       5,180,000  
Jordan Lane
    100 %   Dec 2015     5.5 %     13,024,000       13,080,000       5.5 %     13,024,000       13,080,000  
Kempsville Crossing
    100 %   Aug 2013     5.2 %     6,082,000       6,122,000       6.1 %     5,922,000       5,950,000  
King’s Plaza
    100 %   Jul 2014     6.0 %     7,777,000       7,811,000       6.0 %     7,777,000       7,811,000  
Kingston Plaza
    100 %   Jul 2019     5.3 %     3,178,000       3,194,000       5.3 %     3,178,000       3,194,000  
Kingston Plaza
    100 %   Jul 2019     5.3 %     530,000       533,000       5.3 %     530,000       533,000  
LA Fitness Facility
    100 %   Jan 2013     5.4 %     5,760,000       5,790,000       5.4 %     5,760,000       5,790,000  
Liberty Marketplace
    100 %   Jul 2014     5.2 %     9,307,000       9,373,000       6.1 %     9,004,000       9,052,000  
Lodi Discount Drug Mart
    100 %   May 2015     5.2 %     2,352,000       2,363,000       5.2 %     2,352,000       2,363,000  
Long Reach Village
    100 %   Jun 2011     5.7 %     4,668,000       4,690,000       5.7 %     4,668,000       4,690,000  
McCormick Place
    100 %   Aug 2017     6.1 %     2,612,000       2,621,000       6.1 %     2,612,000       2,621,000  
Mechanicsburg Giant
    100 %   Nov 2014     5.2 %     9,595,000       9,667,000       5.5 %     9,468,000       9,533,000  
Metro Square
    100 %   Nov 2029     7.5 %     9,114,000       9,162,000       7.5 %     9,114,000       9,162,000  
Newport Plaza
    100 %   Feb 2010     6.8 %           4,338,000       6.8 %           4,338,000  
Newport Plaza
    100 %   Jan 2015     6.0 %     5,666,000             6.0 %     5,666,000        
Oak Ridge Shopping Center
    100 %   May 2015     5.5 %     3,445,000       3,459,000       5.5 %     3,445,000       3,459,000  
Oakland Mills
    100 %   Jan 2016     5.5 %     4,897,000       4,918,000       5.5 %     4,897,000       4,918,000  
Ontario Discount Drug Mart
    100 %   May 2015     5.2 %     2,171,000       2,181,000       5.2 %     2,171,000       2,181,000  
Pickerington Discount Drug Mart
    100 %   Jul 2015     5.0 %     4,130,000       4,150,000       5.0 %     4,130,000       4,150,000  
Pine Grove Plaza
    100 %   Sep 2015     5.0 %     5,769,000       5,797,000       5.0 %     5,769,000       5,797,000  
Polaris Discount Drug Mart
    100 %   May 2015     5.2 %     4,430,000       4,451,000       5.2 %     4,430,000       4,451,000  
Port Richmond Village
    100 %   Aug 2013     6.5 %     14,621,000       14,683,000       6.5 %     14,621,000       14,683,000  
Rite Aid at Massillon
    100 %   Jan 2020     5.0 %     1,411,000       1,437,000       7.7 %     1,263,000       1,283,000  
Shelby Discount Drug Mart Plaza
    100 %   May 2015     5.2 %     2,171,000       2,181,000       5.2 %     2,171,000       2,181,000  
Shore Mall
    100 %   Jan 2009     8.0 %     235,000       243,000       8.0 %     151,000       157,000  
Smithfield Plaza
    100 %   Aug 2013     5.2 %     3,446,000       3,467,000       6.1 %     3,355,000       3,368,000  
Smithfield Plaza
    100 %   May 2016     6.6 %     6,921,000       6,938,000       6.2 %     7,035,000       7,057,000  
Suffolk Plaza
    100 %   Aug 2013     5.2 %     4,585,000       4,617,000       6.1 %     4,464,000       4,488,000  
The Point
    100 %   Sep 2013     7.6 %     17,179,000       17,298,000       7.6 %     17,179,000       17,298,000  
Timpany Plaza
    100 %   Jan 2014     5.6 %     8,329,000       8,377,000       6.1 %     8,174,000       8,211,000  
Trexler Mall
    100 %   May 2014     5.4 %     21,416,000       21,526,000       5.5 %     21,292,000       21,395,000  
Virginia Little Creek
    100 %   Aug 2013     5.2 %     4,872,000       4,904,000       6.1 %     4,744,000       4,766,000  
Virginia Little Creek
    100 %   Sep 2021     5.2 %     437,000       444,000       8.0 %     382,000       387,000  
Wal-Mart Center
    100 %   Nov 2014     5.1 %     5,768,000       5,795,000       5.1 %     5,768,000       5,795,000  
Washington Center Shoppes
    100 %   Dec 2012     5.9 %     8,545,000       8,575,000       5.9 %     8,545,000       8,575,000  
West Bridgewater
    100 %   Sep 2016     6.5 %     10,856,000       10,885,000       6.2 %     10,938,000       10,970,000  

26


 

CEDAR SHOPPING CENTERS, INC.
Debt Summary (Continued)
As of March 31, 2010
                                                                 
                    Debt Balances
                    Financial statement carrying values     Stated contract amounts  
    Percent     Maturity     Int.     Mar 31,     Dec 31,     Int.     Mar 31,     Dec 31,  
Property   Owned     Date     rate     2010     2009     rate     2010     2009  
 
                                                               
Westlake Discount Drug Mart Plaza
    100 %   Dec 2016     5.6 %     3,202,000       3,215,000       5.6 %     3,202,000       3,215,000  
Yorktowne Plaza
    100 %   Jul 2014     6.1 %     20,328,000       20,418,000       6.0 %     20,352,000       20,441,000  
Various land parcels
    100 %   Jul 2010     5.5 %           3,000,000       5.5 %           3,000,000  
 
                                                       
 
                            445,994,000       450,816,000               444,072,000       448,768,000  
 
                                                       
 
                                                               
Homburg Joint Venture:
                                                               
Aston Center
    20 %   Nov 2015     5.5 %     12,740,000       12,802,000       5.9 %     12,505,000       12,556,000  
Ayr Town Center
    20 %   Jun 2015     5.5 %     7,191,000       7,225,000       5.6 %     7,147,000       7,178,000  
Fieldstone Marketplace
    20 %   Jul 2014     5.4 %     18,553,000       18,647,000       6.0 %     18,142,000       18,210,000  
Meadows Marketplace
    20 %   Nov 2016     5.6 %     10,292,000       10,333,000       5.6 %     10,292,000       10,333,000  
Parkway Plaza
    20 %   May 2017     5.5 %     14,300,000       14,300,000       5.5 %     14,300,000       14,300,000  
Pennsboro Commons
    20 %   Mar 2016     5.5 %     10,903,000       10,949,000       5.5 %     10,903,000       10,949,000  
Scott Town Center
    20 %   Aug 2015     5.5 %     8,635,000       8,669,000       4.9 %     8,822,000       8,865,000  
Spring Meadow Shoppping Center
    20 %   Nov 2014     5.5 %     12,633,000       12,698,000       5.9 %     12,438,000       12,493,000  
Stonehedge Square
    20 %   Jul 2017     6.2 %     8,700,000       8,700,000       6.2 %     8,700,000       8,700,000  
 
                                                       
 
                            103,947,000       104,323,000               103,249,000       103,584,000  
 
                                                               
PCP Joint Venture:
                                                               
New London Mall
    40 %   Apr 2015     6.1 %     26,028,000       26,009,000       4.9 %     27,365,000       27,365,000  
San Souci Plaza
    40 %   Dec 2016     6.2 %     27,200,000       27,200,000       6.2 %     27,200,000       27,200,000  
 
                                                       
 
                            53,228,000       53,209,000               54,565,000       54,565,000  
Other:
                                                               
CVS at Naugatuck
    50 %   Nov 2019     5.3 %     2,441,000       2,450,000       5.3 %     2,441,000       2,450,000  
 
                                                       
Total Consolidated Joint Ventures
                            159,616,000       159,982,000               160,255,000       160,599,000  
 
                                                       
Total fixed-rate mortgages
          5.6 years     5.8 %     605,610,000       610,798,000               604,327,000       609,367,000  
 
                                                       
 
          [weighted average]                                          
Variable-rate mortgages:
                                                               
Shore Mall
    100 %   Sep 2011     5.9 %     21,000,000       21,000,000                          
Upland Square
    60 %   Sep 2011     2.5 %     62,270,000       61,181,000                          
 
                                                           
Total variable-rate mortgages
          1.5 years     3.3 %     83,270,000       82,181,000                          
 
                                                           
 
          [weighted average]                                          
Total mortgages
          5.3 years     5.5 %     688,880,000       692,979,000                          
 
                                                           
 
          [weighted average]                                          
Secured revolving credit facilties:
                                                               
Stabilized property facility
    100 %   Jan 2012     5.5 %     116,335,000       187,985,000                          
Development property facility (a)
    100 %   Jun 2011     2.5 %     90,756,000       69,700,000                          
 
                                                           
 
          1.9 years     4.2 %     207,091,000       257,685,000                          
 
                                                           
 
          [weighted average]                                          
Total debt
          4.3 years     5.2 %   $ 895,971,000     $ 950,664,000                          
 
                                                           
 
          [weighted average]                                          
Pro rata share of total debt
                          $ 779,656,000     $ 834,083,000                          
 
                                                           
 
                                                               
Mortgage loans payable — discontinued operations:
                                                               
 
                                                               
Carrollton Discount Drug Mart Plaza
    100 %   Dec 2016     5.6 %   $     $ 2,343,000                          
Pondside Plaza
    100 %   May 2015     5.6 %           1,157,000                          
Powell Discount Drug Mart
    100 %   May 2015     5.2 %           4,265,000                          
 
                                                           
Mortgage loans payable — discontinued operations
                                  7,765,000                          
 
                                                           
Mortgage loans payable — real estate to be transferred to a joint venture                                                
Loyal Plaza
    100 %   Jun 2011     7.2 %     12,557,000       12,615,000                          
Shaw’s Plaza
    100 %   Mar 2014     6.0 %     14,033,000       14,023,000                          
Stop & Shop Plaza
    100 %   Apr 2017     6.2 %     7,000,000       7,000,000                          
 
                                                           
Mortgage loans payable — real estate held to be transferred to a joint venture
                            33,590,000       33,638,000                          
 
                                                           
Total Mortgages loans payable — real estate held for sale:
          3.2 years     6.5 %   $ 33,590,000     $ 41,403,000                          
 
                                                           
 
          [weighted average]                                          
Mortgage loans payable — unconsolidated joint venture — managed properties                                                
Columbus Crossing
    20 %   Jun 2014     6.8 %   $ 16,809,000     $ 16,880,000                          
Franklin Village
    20 %   Jan 2011     4.8 %     43,500,000       43,500,000                          
 
                                                           
Total mortgages loans payable — uncon. joint ven. — managed properties
                          $ 60,309,000     $ 60,380,000                          
 
                                                           

27


 

CEDAR SHOPPING CENTERS, INC.
Debt Summary (Continued)
As of March 31, 2010
                                 
Maturity                   Secured        
schedule   Scheduled     Balloon     revolving        
by year   amortization     Payments     credit facilities(b)     Total  
2010
  $ 6,353,000     $ 3,301,000 (a)   $     $ 9,654,000  
2011
    8,987,000       83,270,000 (c)     90,756,000       183,013,000  
2012
    10,112,000       29,638,000       116,335,000       156,085,000  
2013
    9,378,000       54,945,000             64,323,000  
2014
    7,619,000       116,289,000             123,908,000  
2015
    5,633,000       116,062,000             121,695,000  
2016
    4,130,000       111,932,000             116,062,000  
2017
    2,300,000       84,256,000             86,556,000  
2018
    1,565,000       18,972,000             20,537,000  
2019
    1,119,000       6,522,000               7,641,000  
Thereafter
    6,008,000       489,000             6,497,000  
 
                       
 
  $ 63,204,000     $ 625,676,000     $ 207,091,000     $ 895,971,000  
 
                       
 
(a)   Extended and refinanced in April 2010.
 
(b)   The Company has the option to extend the stabilized property and development property credit facilities, which are due in January 2012 and June 2011, respectively, for one year beyond those respective dates.
 
(c)   Incudes $62,270,000 of property-specific construction financing due in September 2011 as to which the Company has a one-year extension option.

28


 

CEDAR SHOPPING CENTERS, INC.
Joint Venture Properties Managed by Cedar
Balance Sheet Information
                                                         
                    Mortgage              
    Partners’     Real estate,     loans     Other assets/     Equity (a)  
    percent     net     payable     liabilities,     Partners     Cedar (b)     Total  
Consolidated           As of March 31, 2010  
Homburg
    80 %   $ 150,542,032     $ (103,947,265 )   $ 6,394,163     $ 52,047,391     $ 941,539     $ 52,988,929  
PCP (c)
    60 %     70,766,816       (53,228,308 )     183,347       10,382,428       7,339,427       17,721,855  
WP Realty (d )
    25 %     19,224,941             (913,381 )     3,997,473       14,314,087       18,311,559  
Fameco I (e)
    40 %     83,337,257       (62,269,919 )     4,064,329       1,048,000       24,083,667       25,131,667  
Fameco II (f)
    40 %     41,372,049             (6,961,172 )           34,410,878       34,410,878  
Hirshland (g)
    40 %     10,712,274             2,176,940       (81,472 )     12,970,685       12,889,213  
Other
    50 %     2,725,938       (2,440,539 )     1,071,143       310,007       1,046,535       1,356,542  
 
                                           
 
          $ 378,681,307     $ (221,886,031 )   $ 6,015,368     $ 67,703,827     $ 95,106,816     $ 162,810,644  
 
                                           
 
                                                       
Unconsolidated                                                        
RioCan (h)
    80 %   $ 139,246,683     $ (60,308,603 )     10,465,285     $ 71,380,829     $ 18,022,536     $ 89,403,365  
 
                                           
 
                                                       
Consolidated           As of December 31, 2009  
Homburg
    80 %   $ 151,553,929     $ (104,322,664 )   $ 5,319,807     $ 51,628,864     $ 922,208     $ 52,551,072  
PCP (c)
    60 %     71,227,029       (53,162,425 )     (445,482 )     10,285,730       7,333,393       17,619,123  
WP Realty (d)
    25 %     19,334,674             (881,012 )     4,037,521       14,416,141       18,453,662  
Fameco I (e)
    40 %     83,858,133       (61,181,294 )     2,782,406       1,048,000       24,411,245       25,459,245  
Fameco II (f)
    40 %     40,387,784       (1,325,000 )     (7,872,678 )           31,190,106       31,190,106  
Hirshland (g)
    40 %     10,611,487             2,063,052       (81,472 )     12,756,011       12,674,540  
Other
    50 %     2,743,593       (2,450,000 )     1,112,585       309,358       1,096,820       1,406,178  
 
                                           
 
          $ 379,716,630     $ (222,441,384 )   $ 2,078,678     $ 67,228,002     $ 92,125,923     $ 159,353,925  
 
                                           
 
                                                       
Unconsolidated                                                        
RioCan (h)
    80 %   $ 41,130,809     $       2,045,016     $ 34,537,683     $ 8,638,142     $ 43,175,825  
 
                                           
 
                                                       
Consolidated           As of September 30, 2009  
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  
 
                                           
 
                                                       
Consolidated           As of June 30, 2009  
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  
 
                                           
 
                                                       
Consolidated           As of March 31, 2009  
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  
 
                                           

29


 

CEDAR SHOPPING CENTERS, INC.
Joint Venture Properties Managed by Cedar
Income Statement Information
                                                                                         
            Property-level operations     Share of property net income (a)  
    Partners’             Operating     Cedar     Net Operat-     Depreciation/     Non-op             <<< Partners >>>        
    percent     Revenues     expenses     mgt. Fees     ing income     amortization     inc/exp (i)     Net income     Regular     Preference     Cedar (b)  
Consolidated           Three months ended March 31, 2010  
Homburg
    80 %   $ 4,192,250     $ 992,748     $ 141,739     $ 3,057,763     $ 1,066,819     $ 1,467,787     $ 523,157     $ 418,526     $     $ 104,631  
PCP (c)
    60 %     2,096,127       557,142       52,829       1,486,156       535,340       790,902       159,914       95,948             63,966  
WP Realty (d )
    25 %     479,878       510,162             (30,284 )     129,911             (160,195 )     (40,049 )           (120,147 )
Fameco I (e)
    40 %     1,570,772       368,758       21,030       1,180,984       407,511       276,002       497,471                   497,471  
Fameco II (f)
    40 %     613,119       176,009             437,110       142,119             294,992                   294,992  
Hirshland (g)
    40 %     196,685       41,370             155,316       38,199             117,117                   117,117  
Other
    50 %     115,760       51,909       3,266       60,586       17,656       41,633       1,297       648             649  
 
                                                                   
 
          $ 9,264,592     $ 2,698,098     $ 218,864     $ 6,347,630     $ 2,337,554     $ 2,576,323     $ 1,433,752     $ 475,073     $     $ 958,679  
 
                                                                   
 
                                                                                       
Managed Unconsolidated                                                                                        
RioCan (h)
    80 %   $ 3,085,417     $ 760,246       98,823     $ 2,226,348     $ 511,677     $ 1,123,366     $ 591,306     $ 495,189     $     $ 96,116  
 
                                                                   
 
          $ 3,085,417     $ 760,246     $ 98,823     $ 2,226,348     $ 511,677     $ 1,123,366     $ 591,306     $ 495,189     $     $ 96,116  
 
                                                                   
 
    80 %                                                                                
 
                                                                                       
Consolidated           Three months ended December 31, 2009  
Homburg
    80 %   $ 4,022,542     $ 830,868     $ 161,243     $ 3,030,430     $ 1,027,536     $ 1,504,178     $ 498,716     $ 413,941     $     $ 84,775  
PCP (c)
    60 %     2,091,859       564,937       44,724       1,482,198       230,340       856,044       395,815       53,141             342,674  
WP Realty (d)
    25 %     553,366       422,152             131,215       134,306             (3,091 )     (797 )           (2,295 )
Fameco I (e)
    40 %     1,098,404       431,687       16,521       650,197       245,639       207,604       196,953                   196,953  
Fameco II (f)
    40 %     449,311       62,595             386,717       117,921             268,795                   268,795  
Hirshland (g)
    40 %     189,930       42,963             146,968       39,192             107,776                   107,776  
Other
    50 %     123,735       62,097       3,266       58,372       17,653       3,573       37,146       18,573             18,573  
 
                                                                   
 
          $ 8,529,148     $ 2,417,298     $ 225,755     $ 5,886,095     $ 1,812,587     $ 2,571,399     $ 1,502,110     $ 484,859     $     $ 1,017,251  
 
                                                                   
 
                                                                                       
Managed Unconsolidated                                                                                        
RioCan (h)
    80 %   $ 282,394     $ 66,974       7,697     $ 207,723     $ 70,773     $ 27,544     $ 109,406     $ 87,525     $     $ 21,881  
 
                                                                   
 
                                                                                       
Consolidated           Three months ended September 30, 2009  
Homburg
    80 %   $ 3,921,964     $ 735,386     $ 146,825     $ 3,039,753     $ 1,082,349     $ 1,508,455     $ 448,948     $ 343,466     $     $ 105,482  
PCP (c)
    60 %     2,042,373       512,483       51,567       1,478,324       661,792       856,048       (39,516 )     (23,709 )           (15,807 )
WP Realty (d)
    25 %     506,200       400,247             105,953       141,400             (35,447 )     (8,847 )           (26,600 )
Fameco I (e)
    40 %                                                            
Fameco II (f)
    40 %                                                            
Hirshland (g)
    40 %     (115,293 )     (4,003 )           (111,290 )     (26,373 )           (84,917 )                 (84,917 )
Other
    50 %     115,760       52,245       3,266       60,249       17,651             42,598       21,299             21,299  
 
                                                                   
 
          $ 6,471,004     $ 1,696,357     $ 201,658     $ 4,572,989     $ 1,876,819     $ 2,364,503     $ 331,667     $ 332,210     $     $ (543 )
 
                                                                   
 
                                                                                       
Consolidated           Three months ended June 30, 2009  
Homburg
    80 %   $ 3,924,555     $ 792,631     $ 113,652     $ 3,018,271     $ 1,097,116     $ 1,496,569     $ 424,587     $ 339,669     $     $ 84,917  
PCP (c)
    60 %     2,069,183       564,656       50,971       1,453,557       664,157       846,851       (57,451 )     (34,470 )           (22,981 )
WP Realty (d)
    25 %     448,790       366,069             82,721       150,016             (67,295 )     (16,831 )           (50,464 )
Fameco I (e)
    40 %                                                            
Fameco II (f)
    40 %                                                            
Hirshland (g)
    40 %     115,293       4,003             111,290       26,373             84,917                   84,917  
Other
    50 %     115,760       53,569       3,209       58,982       17,651             41,331       20,665             20,665  
 
                                                                   
 
          $ 6,673,582     $ 1,780,928     $ 167,832     $ 4,724,821     $ 1,955,314     $ 2,343,419     $ 426,088     $ 309,034     $     $ 117,054  
 
                                                                   
 
                                                                                       
Consolidated           Three months ended March 31, 2009  
Homburg
    80 %   $ 4,040,567     $ 859,937     $ 138,851     $ 3,041,779     $ 1,090,521     $ 1,484,923     $ 466,335     $ 373,068     $     $ 93,267  
PCP (c)
    60 %     1,263,262       243,897       31,367       987,998       442,455       1,788,446       (1,242,903 )     (745,742 )           (497,161 )
WP Realty (d)
    25 %     573,223       453,149             120,074       133,039             (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       61,480       22,640             38,840       21,897             16,943  
 
                                                                   
 
          $ 5,992,812     $ 1,607,353     $ 174,128     $ 4,211,331     $ 1,688,655     $ 3,273,369     $ (750,693 )   $ (354,018 )   $     $ (396,675 )
 
                                                                   

30


 

CEDAR SHOPPING CENTERS, INC.
Joint Venture Properties Managed by Cedar
FFO and NOI Allocations
                                                         
          Share of FFO (a)     Share of NOI (a)  
    Partners’     Partners     Cedar (b)     Total     Partners     Cedar (b)     Total  
Consolidated   percent       Three months ended March 31, 2010     Three months ended March 31, 2010  
Homburg
    80 %   $ 1,271,981     $ 317,995     $ 1,589,976     $ 2,446,210     $ 611,553     $ 3,057,763  
PCP (c)
    60 %     417,153       278,102       695,254       891,694       594,463       1,486,156  
WP Realty (d)
    25 %     (7,571 )     (22,713 )     (30,284 )     (7,571 )     (22,713 )     (30,284 )
Fameco I (e)
    40 %           670,000       670,000             1,180,984       1,180,984  
Fameco II (f)
    40 %           437,110       437,110             437,110       437,110  
Hirshland (g)
    40 %           160,833       160,833             155,316       155,316  
Other
    50 %     9,476       9,476       18,953       30,293       30,293       60,586  
 
                                           
 
          $ 1,691,039     $ 1,850,803     $ 3,541,842     $ 3,360,626     $ 2,987,004     $ 6,347,630  
 
                                           
 
                                                       
Managed Unconsolidated                                                        
RioCan (h)
    80 %   $ 882,496     $ 220,624     $ 1,103,119     $ 1,781,079     $ 445,270     $ 2,226,348  
 
                                           
 
                                                       
Consolidated           Three months ended December 31, 2009     Three months ended December 31, 2009  
Homburg
    80 %   $ 1,221,003     $ 305,249     $ 1,526,252     $ 2,424,344     $ 606,086     $ 3,030,430  
PCP (c)
    60 %     375,693       250,460       626,153       889,319       592,879       1,482,198  
WP Realty (d)
    25 %     32,804       98,410       131,214       32,804       98,411       131,215  
Fameco I (e)
    40 %           143,750       143,750             650,197       650,197  
Fameco II (f)
    40 %           142,822       142,822             386,717       386,717  
Hirshland (g)
    40 %           146,968       146,968             146,968       146,968  
Other
    50 %     27,399       27,399       54,799       29,186       29,186       58,372  
 
                                           
 
          $ 1,656,900     $ 1,115,058     $ 2,771,958     $ 3,375,652     $ 2,510,443     $ 5,886,095  
 
                                           
 
                                                       
Managed Unconsolidated                                                        
RioCan (h)
    80 %   $ 193,722     $ 41,545     $ 235,267     $ 193,722     $ 41,545     $ 235,267  
 
                                           
 
                                                       
Consolidated           Three months ended September 30, 2009     Three months ended September 30, 2009  
Homburg
    80 %   $ 1,225,038     $ 306,260     $ 1,531,298     $ 2,431,802     $ 607,951     $ 3,039,753  
PCP (c)
    60 %     373,365       248,910       622,276       886,994       591,330       1,478,324  
WP Realty (d)
    25 %     26,488       79,465       105,953       26,488       79,465       105,953  
Fameco I (e)
    40 %           645,967       645,967             645,967       645,967  
Fameco II (f)
    40 %           13,875       13,875             13,875       13,875  
Hirshland (g)
    40 %           114,936       114,936             114,936       114,936  
Other
    50 %     36,125       24,125       60,249       30,125       30,125       60,249  
 
                                           
 
          $ 1,661,016     $ 1,433,537     $ 3,094,554     $ 3,375,410     $ 2,083,648     $ 5,459,057  
 
                                           
 
                                                       
Consolidated           Three months ended June 30, 2009     Three months ended June 30, 2009  
Homburg
    80 %   $ 1,217,362     $ 304,341     $ 1,521,703     $ 2,414,617     $ 603,654     $ 3,018,271  
PCP (c)
    60 %     364,023       242,682       606,706       872,134       581,423       1,453,557  
WP Realty (d)
    25 %     20,680       62,041       82,721       20,680       62,041       82,721  
Fameco I (e)
    40 %                                    
Fameco II (f)
    40 %                                    
Hirshland (g)
    40 %                 111,290             111,290       111,290  
Other
    50 %     35,491       23,491       58,982       29,491       29,491       58,982  
 
                                           
 
          $ 1,637,557     $ 632,555     $ 2,381,402     $ 3,336,922     $ 1,387,899     $ 4,724,821  
 
                                           
 
                                                       
Consolidated           Three months ended March 31, 2009     Three months ended March 31, 2009  
Homburg
    80 %   $ 1,245,485     $ 311,372     $ 1,556,857     $ 2,433,423     $ 608,356     $ 3,041,779  
PCP (c)
    60 %     (480,269 )     (320,179 )     (800,448 )     592,799       395,199       987,998  
WP Realty (d)
    25 %     30,019       90,056       120,075       30,019       90,056       120,074  
Fameco I (e)
    40 %                                    
Fameco II (f)
    40 %                                    
Hirshland (g)
    40 %                                    
Other
    50 %     36,342       25,138       61,480       30,740       30,740       61,480  
 
                                           
 
          $ 831,577     $ 106,387     $ 937,964     $ 3,086,981     $ 1,124,351     $ 4,211,331  
 
                                           

31


 

CEDAR SHOPPING CENTERS, INC.
Joint Venture Properties Managed by Cedar
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 non-proportionate initial investments (per the respective joint venture agreements). Equity also includes net receivable/payable balances on open account between joint ventures 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 includes the expensing of acquisition transaction costs.
 
(d)   Cedar has a 75% interest in a consolidated joint venture formed for the redevelopment/retenanting of a shopping center (Columbia Mall) in Bloombsburg, PA.
 
(e)   Cedar has a 60% interest in a consolidated joint venture formed for the construction and development of a 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 a 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 a shopping center (Heritage Crossing) in Limerick, PA and is to receive a preferred rate of return on its investment, if earned.
 
(h)   Cedar has a 20% interest in an unconsolidated joint venture formed initially for the acquisition of seven properties previously owned by the Company, which the Company continues to manage. The balances at March 31, 2010 and December 31, 2009, respectively, represent the assets and liabilities of the properties transferred prior to those dates (the three other properties are expected to be transferred later in 2010); the revenues, expenses and FFO for these properties represent their results of operations subsequent to the dates of their transfers to the joint venture.
 
(i)   Non-operating income and expense consists principally of interest expense and amortization of financing costs.

32