Exhibit 99.2
CEDAR SHOPPING CENTERS, INC.
Supplemental Financial Information
March 31, 2011
(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, 2011
(unaudited)
TABLE OF CONTENTS
         
Disclosures
    3-4  
Consolidated Balance Sheets
    5  
Consolidated Statements of Operations
    6  
Consolidated Statements of Cash Flows
    7  
Funds (Used In) From Operations (“FFO”), Adjusted Funds From Operations (“AFFO”), Funds Available For Distribution (“FAD”) and Other Financial Information
    8  
Summary Financial Data:
       
Operating Results
    9-10  
Capitalization
    11  
Same Property Analysis
    12  
Leasing Activity and Occupancy Statistics
    13  
Tenant and State Concentrations
    14  
Lease Expirations
    15  
Properties:
       
Description
    16-21  
Carrying Value, Percent Occupied and Base Rent Per Leased Sq. Ft
    22-24  
Debt Summary
    25-27  
Joint Venture Properties Managed by Cedar
    28-31  

 

2


 

CEDAR SHOPPING CENTERS, INC.
Supplemental Financial Information
December 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 partners to fund their respective shares of property acquisitions, tenant improvements and capital expenditures; 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, 2010 and Form 10-Q for the quarter ended March 31, 2011.
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, 2011, the Company owned a 97.9% 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.
During the period from January 1, 2010 through March 31, 2011, the Company sold, or treated as “held for sale” 24 of its properties, including a number of drug store/convenience centers. For all periods presented, the carrying values of the properties’ assets and liabilities, principally the net book value of their real estate and mortgage loan payable, have been classified as “held for sale” on the balance sheets, and the properties’ results of operations have been classified as “discontinued operations”.

 

3


 

Use of Non-GAAP Financial Measures — Funds (Used In) From Operations (“FFO”), Adjusted Funds From Operations (“AFFO”), Funds Available for Distribution (“FAD”), and Earnings Before Interest, 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.
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 REITs. 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 from one company to another excludes some, but not all, items that affect net income, the computations of EBITDA may vary from one company to another.

 

4


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Balance Sheets
                                         
    Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,  
    2011     2010     2010     2010     2010  
Assets:
                                       
Real estate:
                                       
Land
  $ 337,474,000     $ 327,813,000     $ 325,229,000     $ 326,224,000     $ 329,635,000  
Buildings and improvements
    1,301,021,000       1,257,679,000       1,242,008,000       1,236,824,000       1,225,733,000  
 
                             
 
    1,638,495,000       1,585,492,000       1,567,237,000       1,563,048,000       1,555,368,000  
Less accumulated depreciation
    (197,948,000 )     (188,278,000 )     (179,385,000 )     (169,154,000 )     (159,499,000 )
 
                             
Real estate, net
    1,440,547,000       1,397,214,000       1,387,852,000       1,393,894,000       1,395,869,000  
 
                                       
Real estate to be transferred to a joint venture
                            60,203,000  
Real estate held for sale — discontinued operations
    59,426,000       74,661,000       117,131,000       117,832,000       121,644,000  
Investment in unconsolidated joint ventures
    50,324,000       52,466,000       44,029,000       27,066,000       23,655,000  
 
                                       
Cash and cash equivalents
    15,469,000       14,166,000       12,142,000       13,794,000       15,783,000  
Restricted cash
    16,109,000       14,545,000       11,617,000       12,828,000       13,061,000  
Receivables:
                                       
Rents and other tenant receivables, net
    10,389,000       7,048,000       9,485,000       8,814,000       10,663,000  
Straight-line rents
    16,097,000       15,669,000       15,490,000       15,310,000       14,831,000  
Joint venture settlements and other receivables
    5,989,000       8,599,000       9,533,000       6,146,000       7,330,000  
Other assets
    7,966,000       9,676,000       11,819,000       7,271,000       7,709,000  
Deferred charges, net:
                                       
Lease origination costs
    16,020,000       16,102,000       15,890,000       16,339,000       16,417,000  
Financing costs
    9,736,000       10,790,000       10,828,000       15,053,000       15,573,000  
Other
    575,000       1,551,000       1,288,000       1,405,000       1,222,000  
 
                             
Total assets
  $ 1,648,647,000     $ 1,622,487,000     $ 1,647,104,000     $ 1,635,752,000     $ 1,703,960,000  
 
                             
 
                                       
Liabilities and equity:
                                       
Mortgage loans payable
  $ 698,010,000     $ 672,143,000     $ 650,645,000     $ 652,577,000     $ 648,373,000  
Mortgage loans payable — real estate to be transferred to a joint venture
                            33,590,000  
Mortgage loans payable — real estate held for sale — discontinued operations
    35,205,000       35,373,000       40,160,000       40,335,000       40,507,000  
Secured revolving credit facilities
    154,597,000       132,597,000       126,446,000       167,841,000       207,091,000  
Accounts payable and accrued expenses
    14,009,000       17,811,000       20,066,000       20,654,000       18,531,000  
Tenant prepayments and security deposits
    9,126,000       9,573,000       8,343,000       6,986,000       7,679,000  
Accrued interest rate swap liabilities
    1,451,000       1,642,000       1,926,000       1,789,000       1,587,000  
Unamortized intangible lease liabilities
    45,027,000       46,453,000       47,823,000       50,014,000       51,816,000  
Liabilities — real estate held for sale and real estate to be transferred to a joint venture
    1,413,000       1,371,000       2,756,000       2,866,000       6,919,000  
 
                             
Total liabilities
    958,838,000       916,963,000       898,165,000       943,062,000       1,016,093,000  
 
                             
 
                                       
Limited partners’ interest in Operating Partnership
    6,817,000       7,053,000       8,473,000       10,888,000       11,610,000  
 
                                       
Equity:
                                       
Preferred stock
    158,575,000       158,575,000       158,575,000       88,750,000       88,750,000  
Common stock
    4,051,000       3,991,000       3,962,000       3,906,000       3,774,000  
Treasury stock
    (10,398,000 )     (10,367,000 )     (10,419,000 )     (10,521,000 )     (10,629,000 )
Additional paid-in capital
    715,702,000       712,548,000       708,310,000       705,314,000       688,870,000  
Cumulative distributions in excess of net income
    (249,636,000 )     (231,275,000 )     (188,336,000 )     (175,628,000 )     (165,531,000 )
Accumulated other comprenehsive loss
    (3,112,000 )     (3,406,000 )     (3,924,000 )     (4,082,000 )     (3,989,000 )
 
                             
 
    615,182,000       630,066,000       668,168,000       607,739,000       601,245,000  
Minority interest in consolidated joint ventures
    61,736,000       62,050,000       65,237,000       66,957,000       67,704,000  
Limited partners’ interest in Operating Partnship
    6,074,000       6,355,000       7,061,000       7,106,000       7,308,000  
 
                             
Noncontrolling interests
    67,810,000       68,405,000       72,298,000       74,063,000       75,012,000  
 
                             
Total equity
    682,992,000       698,471,000       740,466,000       681,802,000       676,257,000  
 
                             
Total liabilities and equity
  $ 1,648,647,000     $ 1,622,487,000     $ 1,647,104,000     $ 1,635,752,000     $ 1,703,960,000  
 
                             

 

5


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Statements of Operations
                                         
    Three months ended  
    Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,  
    2011     2010     2010     2010     2010  
Revenues:
                                       
Rents:
                                       
Base rents
  $ 29,247,000     $ 27,882,000     $ 26,991,000     $ 27,579,000     $ 29,011,000  
Percentage rents
    266,000       477,000       298,000       212,000       216,000  
Straight-line rents
    479,000       208,000       169,000       609,000       774,000  
Amortization of intangible lease liabilities
    1,398,000       1,557,000       1,889,000       2,588,000       2,256,000  
 
                             
 
    31,390,000       30,124,000       29,347,000       30,988,000       32,257,000  
Expense recoveries
    9,524,000       7,040,000       6,698,000       6,718,000       9,431,000  
Other
    706,000       1,883,000       1,604,000       283,000       98,000  
 
                             
 
    41,620,000       39,047,000       37,649,000       37,989,000       41,786,000  
 
                             
Expenses:
                                       
Operating, maintenance and management
    10,619,000       8,365,000       7,093,000       6,840,000       9,474,000  
Real estate and other property — related taxes
    5,045,000       4,756,000       4,821,000       4,844,000       4,893,000  
 
                             
 
    15,664,000       13,121,000       11,914,000       11,684,000       14,367,000  
 
                             
 
                                       
Net operating income
    25,956,000       25,926,000       25,735,000       26,305,000       27,419,000  
 
                                       
Other income (expense):
                                       
General and administrative
    (2,705,000 )     (2,799,000 )     (2,421,000 )     (2,106,000 )     (2,211,000 )
Acquisition transaction costs and terminated projects
    (1,539,000 )     (888,000 )     (2,043,000 )     (2,000 )     (1,320,000 )
Impairment charges
          (221,000 )     (155,000 )     (562,000 )     (1,555,000 )
Depreciation and amortization
    (10,404,000 )     (9,692,000 )     (10,997,000 )     (11,222,000 )     (10,148,000 )
Interest expense
    (11,438,000 )     (10,844,000 )     (10,853,000 )     (11,536,000 )     (12,687,000 )
Amortization of deferred financing and other costs
    (1,270,000 )     (1,453,000 )     (1,743,000 )     (1,479,000 )     (1,487,000 )
Capitalization of interest expense and financing costs
    324,000       331,000       597,000       723,000       890,000  
Accelerated write-off of deferred financing costs
                (2,552,000 )            
Interest income
    78,000       13,000       6,000       5,000       14,000  
Equity in (loss) income of unconsolidated joint ventures
    791,000       (63,000 )     (288,000 )     479,000       356,000  
Gain on sale of land parcel
    28,000                          
 
                             
(Loss) Income before discontinued operations
    (179,000 )     310,000       (4,714,000 )     605,000       (729,000 )
 
                                       
Discontinued operations:
                                       
Income (loss) from operations
    1,002,000       (43,000 )     257,000       (153,000 )     (358,000 )
Impairment charges
    (9,916,000 )     (36,253,000 )     (34,000 )     (2,994,000 )     (248,000 )
Gain on sales
                      (5,000 )     175,000  
 
                             
Total discontinued operations
    (8,914,000 )     (36,296,000 )     223,000       (3,152,000 )     (431,000 )
 
                             
 
                                       
Net loss
    (9,093,000 )     (35,986,000 )     (4,491,000 )     (2,547,000 )     (1,160,000 )
 
                                       
Less, net loss (income) attributable to noncontrolling interests:
                                       
Minority interests in consolidated joint ventures
    25,000       1,807,000       194,000       87,000       (475,000 )
Limited partners’ interest in consolidated OP
    260,000       794,000       196,000       178,000       114,000  
 
                             
Total net loss (income) attributable to noncontrolling interests
    285,000       2,601,000       390,000       265,000       (361,000 )
 
                             
 
                                       
Net loss attributable to Cedar Shopping Centers, Inc.
    (8,808,000 )     (33,385,000 )     (4,101,000 )     (2,282,000 )     (1,521,000 )
 
                                       
Preferred distribution requirements
    (3,501,000 )     (3,579,000 )     (2,679,000 )     (1,969,000 )     (1,969,000 )
 
                             
 
                                       
Net loss attributable to common shareholders
  $ (12,309,000 )   $ (36,964,000 )   $ (6,780,000 )   $ (4,251,000 )   $ (3,490,000 )
 
                             
 
                                       
Per common share (basic and diluted):
                                       
Continuing operations
  $ (0.05 )   $ (0.01 )   $ (0.10 )   $ (0.02 )   $ (0.05 )
Discontinued operations
    (0.13 )     (0.55 )     0.00       (0.05 )     (0.01 )
 
                             
 
  $ (0.18 )   $ (0.56 )   $ (0.10 )   $ (0.07 )   $ (0.06 )
 
                             
 
                                       
Weighted average number of common shares outstanding
    67,227,000       66,374,000       65,835,000       64,434,000       58,728,000  
 
                             
 
                                       
Net operating income/Revenues
    62 %     66 %     68 %     69 %     66 %
Expense recovery percentage (a)
    73 %     72 %     72 %     71 %     73 %
     
(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 $940,000, $1,315,000, $886,000, $583,000 and $445,000, respectively, and (ii) unallocated property and construction management compensation and benefits (including stock-based compensation).

 

6


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Statements of Cash Flows
                                         
    Three months ended  
    Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,  
    2011     2010     2010     2010     2010  
Cash flow from operating activities:
                                       
Net loss
  $ (9,093,000 )   $ (35,986,000 )   $ (4,491,000 )   $ (2,547,000 )   $ (1,160,000 )
Adjustments to reconcile net loss to net cash provided by operating activities:
                                       
Non-cash provisions:
                                       
Equity in loss (income) of unconsolidated joint ventures
    (791,000 )     63,000       288,000       (479,000 )     (356,000 )
Distributions from unconsolidated joint ventures
    379,000       60,000       211,000       428,000       120,000  
Impairments
          199,000       177,000       562,000       1,555,000  
Acquisition transaction costs and terminated projects
    1,539,000             31,000             1,271,000  
Impairment charges — discontinued operations
    9,916,000       36,253,000       34,000       2,992,000       248,000  
Gain on sales of real estate
    (28,000 )                 5,000       (175,000 )
Straight-line rents receivable
    (519,000 )     (232,000 )     (198,000 )     (637,000 )     (787,000 )
Provision for doubtful accounts
    1,053,000       1,468,000       966,000       860,000       678,000  
Depreciation and amortization
    10,459,000       10,820,000       11,891,000       12,373,000       11,380,000  
Amortization of intangible lease liabilities
    (1,477,000 )     (1,676,000 )     (2,051,000 )     (3,092,000 )     (2,335,000 )
Amortization/market price adjustments relating to stock-based compensation
    829,000       911,000       832,000       21,000       1,215,000  
Amortization of deferred financing costs
    1,006,000       1,489,000       1,605,000       1,286,000       1,207,000  
Accelerated write-off of deferred financing costs
                2,522,000              
Increases/decreases in operating assets and liabilities:
                                       
Rents and other receivables, net
    (4,402,000 )     952,000       (1,643,000 )     1,023,000       (3,918,000 )
Joint venture settlements
    231,000       2,388,000       (1,457,000 )     (453,000 )     (1,473,000 )
Prepaid expenses and other
    (1,208,000 )     1,329,000       (4,698,000 )     2,369,000       (1,029,000 )
Accounts payable and accrued expenses
    (3,664,000 )     (158,000 )     2,545,000       (1,140,000 )     (2,754,000 )
 
                             
Net cash provided by operating activities
    4,230,000       17,880,000       6,564,000       13,571,000       3,687,000  
 
                             
 
                                       
Cash flow from investing activities:
                                       
Expenditures for real estate and improvements
    (53,583,000 )     (9,281,000 )     (5,362,000 )     (7,483,000 )     (8,029,000 )
Net proceeds from transfers to unconsolidated joint venture, less cash at dates of transfer
    3,009,000                   19,634,000       11,379,000  
Net proceeds from sales of real estate
    5,744,000       605,000                   2,056,000  
Investments in and advances to unconsolidated joint ventures
          (21,427,000 )     (25,712,000 )           (4,302,000 )
Distributions of capital from unconsolidated joint ventures
    2,555,000       13,777,000       6,166,000       1,559,000        
Increase in other receivables
          (2,563,000 )                  
Construction escrows and other
    (1,141,000 )     (1,906,000 )     (101,000 )     116,000       1,040,000  
 
                             
Net cash (used in) provided by investing activities
    (43,416,000 )     (20,795,000 )     (25,009,000 )     13,826,000       2,144,000  
 
                             
 
                                       
Cash flow from financing activities:
                                       
Net advances/(repayments) from/(to) revolving credit facilities
    22,000,000       6,151,000       (41,395,000 )     (39,250,000 )     (50,594,000 )
Proceeds from mortgage financings
    28,100,000       10,712,000       30,000       9,543,000       6,699,000  
Mortgage repayments
    (2,401,000 )     (2,350,000 )     (2,137,000 )     (5,544,000 )     (10,913,000 )
Termination payments related to interest rate swaps
                            (5,476,000 )
Payments of debt financing costs
          (884,000 )     (143,000 )     (755,000 )     (243,000 )
Noncontrolling interests:
                                       
Distributions to consolidated joint venture minority interests
    (289,000 )     (1,380,000 )     (1,526,000 )     (660,000 )      
Distributions to limited partners
    (127,000 )     (128,000 )     (173,000 )     (173,000 )     (180,000 )
Redemption of OP units
          (609,000 )     (2,349,000 )     (418,000 )     (67,000 )
Net proceeds from sales of preferred and common stock
    2,807,000       2,952,000       72,383,000       5,686,000       60,227,000  
Exercise of warrant
                      10,000,000        
Preferred stock distributions
    (3,549,000 )     (3,550,000 )     (1,969,000 )     (1,969,000 )     (1,969,000 )
Distributions to common shareholders
    (6,052,000 )     (5,975,000 )     (5,928,000 )     (5,846,000 )     (4,696,000 )
 
                             
Net cash provided by (used in) financing activities
    40,489,000       4,939,000       16,793,000       (29,386,000 )     (7,212,000 )
 
                             
 
                                       
Net increase (decrease) in cash and cash equivalents
    1,303,000       2,024,000       (1,652,000 )     (1,989,000 )     (1,381,000 )
Cash and cash equivalents at beginning of period
    14,166,000       12,142,000       13,794,000       15,783,000       9,527,000  
 
                             
Cash and cash equivalents at end of period
  $ 15,469,000     $ 14,166,000     $ 12,142,000     $ 13,794,000     $ 15,783,000  
 
                             

 

7


 

CEDAR SHOPPING CENTERS, INC.
Funds (Used In) From Operations (“FFO”), Adjusted Funds From Operations (“AFFO”), 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,  
    2011     2010     2010     2010     2010  
Net loss attributable to the Company’s common shareholders
  $ (12,309,000 )   $ (36,964,000 )   $ (6,780,000 )   $ (4,251,000 )   $ (3,490,000 )
Add (deduct):
                                       
Real estate depreciation and amortization
    10,410,000       10,793,000       11,831,000       12,327,000       11,328,000  
Noncontrolling interests:
                                       
Limited partners’ interest
    (260,000 )     (794,000 )     (196,000 )     (178,000 )     (114,000 )
Minority interests in consolidated joint ventures
    (25,000 )     (1,807,000 )     (194,000 )     (87,000 )     475,000  
Minority interests’ share of FFO applicable to consolidated joint ventures
    (1,336,000 )     360,000       (1,340,000 )     (1,686,000 )     (1,691,000 )
Gain on sales of discontinued operations and other real estate (a)
    (28,000 )                 5,000       (175,000 )
Equity in loss (income) of unconsolidated joint ventures
    (791,000 )     63,000       288,000       (479,000 )     (356,000 )
FFO from unconsolidated joint ventures
    1,882,000       1,230,000       146,000       834,000       586,000  
 
                             
Funds From (Used in) Operations (“FFO”)
    (2,457,000 )     (27,119,000 )     3,755,000       6,485,000       6,563,000  
 
                                       
Add (deduct) the pro rata share of:
                                       
Straight-line rents
    (475,000 )     (245,000 )     (150,000 )     (531,000 )     (654,000 )
Amortization of intangible lease liabilities
    (1,371,000 )     (1,264,000 )     (1,957,000 )     (2,484,000 )     (2,156,000 )
Non-real estate amortization
    1,080,000       1,520,000       1,610,000       1,293,000       1,230,000  
Accelerated write-off of deferred financing costs
                2,552,000              
Stock-based compensation charged (credited) to operations
    829,000       896,000       853,000             1,215,000  
Impairment charges — discontinued operations (a)
    9,749,000       34,057,000       34,000       2,994,000       248,000  
Impairment charges — RioCan, net (b)
          221,000       155,000       562,000       1,555,000  
Acquisition transaction costs — unconsolidated joint venture
    14,000       925,000       773,000             119,000  
Acquisition transaction costs and terminated projects (c)
    1,539,000       888,000       2,043,000       2,000       1,320,000  
 
                             
Adjusted Funds From Operations (“AFFO”)
    8,908,000       9,879,000       9,668,000       8,321,000       9,440,000  
 
                                       
Capital expenditures, tenant improvements, and leasing commissions — second generation (d)
    (409,000 )     (1,081,000 )     (1,321,000 )     (954,000 )     (631,000 )
Scheduled mortgage repayments — carrying value amounts
    (1,945,000 )     (2,236,000 )     (1,983,000 )     (1,836,000 )     (1,926,000 )
 
                             
Funds Available for Distribution (“FAD”)
  $ 6,554,000     $ 6,562,000     $ 6,364,000     $ 5,531,000     $ 6,883,000  
 
                             
 
                                       
FFO per common share, assuming OP Unit conversion (basic and diluted):
  $ (0.04 )   $ (0.40 )   $ 0.06     $ 0.10     $ 0.11  
 
                             
 
                                       
AFFO per common share, assuming OP Unit conversion (basic and diluted):
  $ 0.13     $ 0.15     $ 0.14     $ 0.13     $ 0.15  
 
                             
 
                                       
FAD per common share, assuming OP Unit conversion (basic and diluted):
  $ 0.10     $ 0.10     $ 0.09     $ 0.08     $ 0.11  
 
                             
 
                                       
Weighted average number of common shares outstanding (basic):
                                       
Common shares
    67,227,000       66,374,000       65,835,000       64,434,000       58,728,000  
OP Units
    1,415,000       1,435,000       1,892,000       1,945,000       1,986,000  
 
                             
 
    68,642,000       67,809,000       67,727,000       66,379,000       60,714,000  
 
                             
Weighted average number of common shares outstanding (diluted):
                                       
Common shares
    67,227,000       66,374,000       65,835,000       64,486,000       58,752,000  
OP Units
    1,415,000       1,435,000       1,892,000       1,945,000       1,986,000  
 
                             
 
    68,642,000       67,809,000       67,727,000       66,431,000       60,738,000  
 
                             
End of period number of common shares outstanding:
                                       
Common shares
    67,517,000       66,520,000       66,035,000       65,104,000       62,911,000  
OP Units
    1,415,000       1,415,000       1,535,000       1,928,000       1,980,000  
 
                             
 
    68,932,000       67,935,000       67,570,000       67,032,000       64,891,000  
 
                             
 
                                       
Other Financial Information (Pro Rata Share):
                                       
Capital expenditures, tenant improvements, and leasing commissions — first generation (e)
  $ 3,983,000     $ 8,365,000     $ 3,659,000     $ 7,005,000     $ 3,225,000  
 
                             
Capitalized interest and financing costs
  $ 324,000     $ 332,000     $ 597,000     $ 723,000     $ 890,000  
 
                             
Scheduled mortgage repayments — stated contract amounts
  $ 1,848,000     $ 2,106,000     $ 1,837,000     $ 1,739,000     $ 1,802,000  
 
                             
NOI attributable to RioCan properties prior to contribution
  $     $     $     $ 558,000     $ 1,905,000  
 
                             
 
                                       
Projects under development, land held for future expansion and development, and other real estate out of service (at cost)(f)
  $ 58,214,000     $ 62,611,000     $ 84,831,000     $ 105,964,000     $ 106,935,000  
 
                             
     
(a)  
Gain on sales/impairment charges related to properties sold or treated as “held for sale”.
 
(b)  
Impairment charge, net, related to the seven properties transferred to the Cedar/RioCan joint venture.
 
(c)  
The March 31, 2011, December 31, 2010 and the September 30, 2010 amounts are principally fees paid to the Company’s investment advisor related to the Cedar/RioCan joint venture.
 
   
The March 2010 amount included the write-off of costs incurred for a potential development opportunity that the Company determined would not go forward.
 
(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.

 

8


 

CEDAR SHOPPING CENTERS, INC.
Summary Financial Data — Operating Results
                                         
    As of for the three months ended  
    Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,  
    2011     2010     2010     2010     2010  
Revenues:
                                       
 
                                       
Revenues of managed properties excluding non-cash revenues (a)
  $ 55,525,000     $ 52,213,000     $ 41,967,000     $ 39,474,000     $ 41,673,000  
Less consolidated joint ventures
    (4,308,000 )     (4,181,000 )     (4,232,000 )     (4,243,000 )     (4,496,000 )
Less unconsolidated Cedar/RioCan joint venture
    (12,779,000 )     (12,109,000 )     (5,204,000 )     (3,849,000 )     (2,373,000 )
 
                             
Cedar share of revenues excluding non-cash items
    38,438,000       35,923,000       32,531,000       31,382,000       34,804,000  
Pro-rata share straight-line rents
    475,000       245,000       150,000       531,000       654,000  
Pro-rata share amortization of intangible lease liabilities
    1,371,000       1,264,000       1,957,000       2,484,000       2,156,000  
 
                             
Cedar share of total revenues
    40,284,000       37,432,000       34,638,000       34,397,000       37,614,000  
Revenues attributable to consolidated joint ventures (b)
    4,531,000       4,642,000       4,373,000       4,624,000       4,789,000  
Less revenues attributable to unconsolidated Cedar/RioCan joint venture (c)
    (3,195,000 )     (3,027,000 )     (1,362,000 )     (1,032,000 )     (617,000 )
 
                             
Total — As reported
  $ 41,620,000     $ 39,047,000     $ 37,649,000     $ 37,989,000     $ 41,786,000  
 
                             
 
                                       
Net Operating Income (“NOI”)
                                       
NOI of managed properties excluding non-cash revenues
  $ 34,930,000     $ 35,775,000     $ 28,309,000     $ 26,064,000     $ 26,667,000  
Less consolidated joint ventures
    (2,987,000 )     (3,059,000 )     (2,942,000 )     (3,036,000 )     (3,068,000 )
Less unconsolidated Cedar/RioCan joint venture
    (8,892,000 )     (9,418,000 )     (3,803,000 )     (2,695,000 )     (1,685,000 )
 
                             
Cedar share of NOI excluding non-cash items
    23,051,000       23,298,000       21,564,000       20,333,000       21,914,000  
Pro-rata share straight-line rents
    475,000       245,000       150,000       531,000       654,000  
Pro-rata share amortization of intangible lease liabilities
    1,371,000       1,264,000       1,957,000       2,484,000       2,156,000  
Stock-based compensation mark-to-market adjustments
    72,000       (46,000 )     (7,000 )     284,000       (221,000 )
 
                             
Cedar share of total NOI
    24,969,000       24,761,000       23,664,000       23,632,000       24,503,000  
NOI attributable to consolidated joint ventures (b)
    3,210,000       3,520,000       3,083,000       3,417,000       3,361,000  
Less NOI attributable to unconsolidated Cedar/RioCan joint venture (c)
    (2,223,000 )     (2,355,000 )     (1,012,000 )     (744,000 )     (445,000 )
 
                             
Total — As reported
  $ 25,956,000     $ 25,926,000     $ 25,735,000     $ 26,305,000     $ 27,419,000  
 
                             
Net (loss) income — common shareholders
                                       
Net income excluding impairments and certain non-cash charges
  $ (750,000 )   $ (1,367,000 )   $ (1,210,000 )   $ (1,485,000 )   $ 308,000  
 
                             
Accelerated write-off of deferred financing costs
                (2,552,000 )            
Acquistion transaction costs, terminated projects and impairments (d)
    (11,427,000 )     (36,266,000 )     (3,180,000 )     (3,733,000 )     (3,417,000 )
Employee termination costs
    (525,000 )                        
Stock-based compensation mark-to-market adjustments
    150,000       (101,000 )     2,000       884,000       (509,000 )
Limited partners’ interest in above items
    243,000       770,000       160,000       83,000       128,000  
 
                             
 
    (11,559,000 )     (35,597,000 )     (5,570,000 )     (2,766,000 )     (3,798,000 )
 
                             
 
                                       
Total — As reported
  $ (12,309,000 )   $ (36,964,000 )   $ (6,780,000 )   $ (4,251,000 )   $ (3,490,000 )
 
                             
Per common share/OP unit (basic and diluted):
                                       
Net income excluding impairment and certain non-cash charges
  $ (0.01 )   $ (0.02 )   $ (0.02 )   $ (0.02 )   $  
Acquisition transaction costs, impairments and certain non-cash charges
    (0.18 )     (0.55 )     (0.08 )     (0.04 )     (0.06 )
 
                             
Total — As reported per share
  $ (0.18 )   $ (0.56 )   $ (0.10 )   $ (0.07 )   $ (0.06 )
 
                             
 
                                       
FFO
                                       
FFO before non-cash revenues:
                                       
Consolidated properties
  $ 7,499,000     $ 7,739,000     $ 7,378,000     $ 6,166,000     $ 6,109,000  
Cedar/RioCan properties prior to transfer
                      153,000       1,570,000  
 
                             
 
    7,499,000       7,739,000       7,378,000       6,319,000       7,679,000  
Straight-line rents
    475,000       245,000       150,000       531,000       654,000  
Amortization of intangible lease liabilities
    1,371,000       1,264,000       1,957,000       2,484,000       2,156,000  
 
                             
FFO excluding impairments, stock-based compensation mark-to- market adjustments and employee termination costs
    9,345,000       9,248,000       9,485,000       9,334,000       10,489,000  
 
                             
Accelerated write-off of deferred financing costs
                (2,552,000 )            
Employee termination costs
    (525,000 )                        
Stock-based compensation mark-to-market adjustments
    150,000       (101,000 )     2,000       884,000       (509,000 )
Acquistion transaction costs, terminated projects and impairments (d)
    (11,427,000 )     (36,266,000 )     (3,180,000 )     (3,733,000 )     (3,417,000 )
 
                             
 
    (11,802,000 )     (36,367,000 )     (5,730,000 )     (2,849,000 )     (3,926,000 )
 
                             
Total — As reported
  $ (2,457,000 )   $ (27,119,000 )   $ 3,755,000     $ 6,485,000     $ 6,563,000  
 
                             
Per common share/OP unit (basic and diluted) (e):
                                       
FFO excluding impairments and stock-based compensation mark-to-market adjustments
  $ 0.14     $ 0.14     $ 0.14     $ 0.14     $ 0.17  
Acquisition transaction costs and impairments and stock-based compensation mark-to-market adjustments
    (0.17 )     (0.54 )     (0.08 )     (0.04 )     (0.06 )
 
                             
Total — As reported
  $ (0.04 )   $ (0.40 )   $ 0.06     $ 0.10     $ 0.11  
 
                             
 
                                       
Dividends to common shareholders
  $ 6,052,000     $ 5,974,000     $ 5,928,000     $ 5,846,000     $  
Per common share (e)
  $ 0.09     $ 0.09     $ 0.09     $ 0.09     $  
 
                             

 

9


 

CEDAR SHOPPING CENTERS, INC.
Summary Financial Data — Operating Results
     
Notes:
 
(a)  
Includes (1) amounts applicable to 100%-owned properties (including amounts applicable to properties transferred to the Cedar/RioCan 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 the Cedar/RioCan joint venture subsquent to such transfer.
 
(b)  
Partners’ pro rata share of amounts applicable to consolidated joint venture properties.
 
(c)  
Removes the Company’s pro rata share of amounts applicable to the Cedar/RioCan joint venture properties included in (a) above.
 
(d)  
Includes $130,000, $175,000, $175,000, $175,000 and $175,000 for March 31, 2011, December 31, 2010, September 30, 2010, June 30, 2010 and March 31, 2010, respectively, of allocated acquisition group compensation expenses.
 
(e)  
See page 8 for the weighted average number of common shares outstanding used in the computation of per share amounts.

 

10


 

CEDAR SHOPPING CENTERS, INC.
Summary Financial Data — Capitalization
                                         
    Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,  
    2011     2010     2010     2010     2010  
Market Capitalization (end of period)
                                       
Equity
                                       
Preferred Stock
                                       
Shares
    6,400,000       6,400,000       3,550,000       3,550,000       3,550,000  
Closing market price
  $ 25.05     $ 25.18     $ 25.76     $ 24.90     $ 24.39  
 
                             
 
  $ 160,320,000     $ 161,152,000     $ 164,860,000     $ 88,395,000     $ 86,585,000  
 
                                       
Common Stock
                                       
Common shares
    67,517,000       66,520,000       66,035,000       65,104,000       62,911,000  
OP Units
    1,415,000       1,415,000       1,535,000       1,928,000       1,980,000  
 
                             
 
    68,932,000       67,935,000       67,570,000       67,032,000       64,891,000  
Closing market price
  $ 6.03     $ 6.29     $ 6.08     $ 6.02     $ 7.91  
 
                             
 
  $ 415,660,000     $ 427,311,000     $ 410,826,000     $ 403,533,000     $ 513,287,000  
 
                             
 
                                       
Sub-total equity
  $ 575,980,000     $ 588,463,000     $ 575,690,000     $ 491,928,000     $ 599,872,000  
 
                             
Debt:
                                       
Fixed-rate mortgages
    614,450,000       588,575,000       567,074,000       569,030,000       565,103,000  
Variable-rate mortgages
    83,560,000       83,568,000       83,571,000       83,547,000       83,270,000  
 
                             
 
    698,010,000       672,143,000       650,645,000       652,577,000       648,373,000  
Secured revolving credit facilities
    154,597,000       132,597,000       126,446,000       167,841,000       207,091,000  
 
                             
Total outstanding debt — consolidated
    852,607,000       804,740,000       777,091,000       820,418,000       855,464,000  
Add (deduct) pro rats share attributable to:
                                       
Unconsolidated Cedar/RioCan joint venture
    60,630,000       58,680,000       45,761,000       18,668,000       45,652,000  
Consolidated joint venture minority interests
    (115,180,000 )     (115,457,000 )     (115,720,000 )     (115,968,000 )     (116,315,000 )
 
                             
Pro rata share of outstanding debt
    798,057,000       747,963,000       707,132,000       723,118,000       784,801,000  
 
                             
Total market capitalization
  $ 1,374,037,000     $ 1,336,426,000     $ 1,282,822,000     $ 1,215,046,000     $ 1,384,673,000  
 
                             
Ratio of pro rata share of outstanding debt to total market capitalization
    58.1 %     56.0 %     55.1 %     59.5 %     56.7 %
 
                             
 
                                       
Financial statement capitalization (end of period):
                                       
Limited partners’ interest in Operating Partnership
  $ 12,891,000     $ 13,408,000     $ 15,534,000     $ 17,994,000     $ 18,918,000  
Cedar Shopping Centers, Inc. shareholders’ equity
    615,182,000       630,066,000       668,168,000       607,739,000       601,245,000  
 
                             
 
    628,073,000       643,474,000       683,702,000       625,733,000       620,163,000  
Pro rata share of total debt, per above
    798,057,000       747,963,000       707,132,000       723,118,000       784,801,000  
 
                             
Total financial statement capitalization
  $ 1,426,130,000     $ 1,391,437,000     $ 1,390,834,000     $ 1,348,851,000     $ 1,404,964,000  
 
                             
Ratio of pro rata share of outstanding debt to total financial statement capitalization
    56.0 %     53.8 %     50.8 %     53.6 %     55.9 %
 
                             
 
                                       
Weighted average interest rates:
                                       
Fixed-rate mortgages
    5.8 %     5.9 %     5.8 %     5.8 %     5.8 %
Variable-rate mortgages
    4.1 %     4.1 %     3.4 %     3.4 %     3.3 %
Total mortgages
    5.6 %     5.6 %     5.5 %     5.5 %     5.5 %
Secured variable-rate revolving credit facilities
    3.5 %     3.2 %     3.0 %     4.0 %     4.2 %
Total debt
    5.2 %     5.2 %     5.1 %     5.2 %     5.2 %
 
                                       
Earnings before interest, taxes, depreciation and amortization (“EBITDA”)
                                       
(Loss) income from continuing operations
  $ (179,000 )   $ 310,000     $ (4,714,000 )   $ 605,000     $ (729,000 )
Add (deduct):
                                       
Interest expense and amortization of financing costs, net
    12,384,000       11,966,000       11,999,000       12,292,000       13,284,000  
Accelerated write-off of deferred financing costs
                2,552,000              
Depreciation and amortization
    10,404,000       9,692,000       10,997,000       11,222,000       10,148,000  
Stock-based compensation mark-to-market adjustments
    (150,000 )     101,000       (2,000 )     (884,000 )     509,000  
Impairment charges
          221,000       155,000       562,000       1,555,000  
Gain on sale of land parcel
    (28,000 )                        
Acqusition transaction costs and terminated projects, net
    1,539,000       888,000       2,043,000       2,000       1,320,000  
Minority interests share of consolidated joint venture EBITDA
    (3,210,000 )     (3,520,000 )     (3,082,000 )     (3,407,000 )     (3,369,000 )
Pro-rata share attributable to Cedar/RioCan joint venture:
                                       
Acquisition transaction costs
    9,000       925,000       773,000             119,000  
Depreciation and amortization
    1,180,000       1,222,000       370,000       293,000       106,000  
Interest expense
    1,123,000       682,000       407,000       218,000       92,000  
 
                             
EBITDA
  $ 23,072,000     $ 22,487,000     $ 21,498,000     $ 20,903,000     $ 23,035,000  
 
                             
Fixed charges:
                                       
Interest expense
  $ 11,438,000     $ 10,844,000     $ 10,853,000     $ 11,536,000     $ 12,687,000  
Interest expense — consolidated minority interests
    (1,647,000 )     (1,687,000 )     (1,706,000 )     (1,695,000 )     (1,634,000 )
Interest expense — unconsolidated joint venture
    1,123,000       682,000       407,000       218,000       92,000  
Preferred dividend requirements
    3,501,000       3,579,000       2,679,000       1,969,000       1,969,000  
 
                             
Fixed charges
  $ 14,415,000     $ 13,418,000     $ 12,233,000     $ 12,028,000     $ 13,114,000  
 
                             
Ratio of EBITDA to fixed charges
    1.6 x     1.7 x     1.8 x     1.7 x     1.8 x
 
                             
Debt to EBITDA
                                       
Pro rata share of outstanding debt
  $ 798,057,000     $ 747,963,000     $ 707,132,000     $ 723,118,000     $ 784,801,000  
 
                             
EBITDA annualized
  $ 92,288,000     $ 89,948,000     $ 85,992,000     $ 83,612,000     $ 92,140,000  
Add (deduct) impact resulting from:
                                       
Adjustments to annualized results of properties acquired during the period
    711,000       842,000       2,685,000             95,000  
Results from Cedar/RioCan joint venture properties prior to transfer
                      (2,232,000 )     (7,620,000 )
 
                             
EBITDA annualized
  $ 92,999,000     $ 90,790,000     $ 88,677,000     $ 81,380,000     $ 84,615,000  
 
                             
Ratio of debt to EBITDA
    8.6 x     8.2 x     8.0 x     8.9 x     9.3 x

 

11


 

CEDAR SHOPPING CENTERS, INC.
Same Property Analysis (a)
                 
    Three months ended Mar 31,  
    2011     2010  
 
               
The number of properties that were owned throughout each of the comparative periods
    87       87  
 
           
 
Revenues:
               
Rents:
               
Base rents
  $ 25,683,000     $ 24,915,000  
Percentage rents
    214,000       211,000  
Straight-line rents
    437,000       803,000  
Amortization of intangible lease liabilities
    1,114,000       1,664,000  
 
           
 
    27,448,000       27,593,000  
Expense recoveries (b)
    8,482,000       8,196,000  
Other
    144,000       46,000  
 
           
Total revenues
    36,074,000       35,835,000  
 
           
 
Operating expenses (b):
               
Operating, maintenance and management
    7,895,000       6,986,000  
Real estate and other property-related taxes
    4,033,000       3,969,000  
 
           
Total expenses
    11,928,000       10,955,000  
 
           
 
Net operating income (“NOI”)
  $ 24,146,000     $ 24,880,000  
 
           
 
Comprised of:
               
NOI before straight-line rents and amortization of intangible lease liabilities
  $ 22,595,000     $ 22,413,000  
Straight-line rents and amortization of intangible lease liabilities
    1,551,000       2,467,000  
 
           
NOI
  $ 24,146,000     $ 24,880,000  
 
           
 
Increase/(decrease) period over period
               
 
Revenues:
               
Rents:
               
Base rents
  $ 768,000       3.1 %
Percentage rents
    3,000       1.4 %
Straight-line rents
    (366,000 )     -45.6 %
Amortization of intangible lease liabilities
    (550,000 )     -33.1 %
 
           
 
    (145,000 )     -0.5 %
Expense recoveries
    286,000       3.5 %
Other
    98,000       213.0 %
 
           
Total revenues
    239,000       0.7 %
 
           
 
Expenses:
               
Operating, maintenance and management
    909,000       13.0 %
Real estate and other property-related taxes
    64,000       1.6 %
 
           
Total expenses
    973,000       8.9 %
 
           
 
Net operating income
  $ (734,000 )     -3.0 %
 
           
 
Comprised of:
               
NOI before straight-line rents and amortization of intangible lease liabilities
    182,000       0.8 %
Straight-line rents and amortization of intangible lease liabilities
    (916,000 )     -37.1 %
 
           
NOI
  $ (734,000 )     -3.0 %
 
           
 
Percent occupied at end of period
    91.4 %     88.9 %
 
           
 
Expense recovery percentage (b)
    78.2 %     79.3 %
 
           
     
(a)  
Excludes results of unconsolidated Cedar/RioCan joint venture properties subsquent to transfer to the 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 $769,000 and $351,000, respectively, for the three months ended March 31, 2011 and 2010.

 

12


 

CEDAR SHOPPING CENTERS, INC.
Leasing Activity and Occupancy Statistics (a)(b)(c)
                                         
    At or for the three months ended  
    Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,  
    2011     2010     2010     2010     2010  
 
                                       
Renewals (d) (e) (f)
                                       
 
                                       
Number of leases
    21       53       35       51       54  
Aggregate square feet
    376,000       466,000       348,000       258,000       509,000  
Average square feet
    17,905       8,792       9,943       5,059       9,426  
Average expiring base rent psf
  $ 8.48     $ 9.22     $ 8.60     $ 8.38     $ 8.71  
Average new base rent psf
  $ 9.24     $ 9.77     $ 8.91     $ 8.99     $ 9.20  
% increase (decrease) in base rent
    9.0 %     6.0 %     3.6 %     7.3 %     5.6 %
 
                                       
New leases (commenced):
                                       
 
                                       
Number of leases
    13       20       31       19       18  
Aggregate square feet
    52,000       137,000       88,000       58,000       69,000  
Average square feet
    4,000       6,850       2,839       3,053       3,833  
Average new base rent psf
  $ 13.74     $ 14.03     $ 14.74     $ 18.19     $ 13.13  
 
                                       
Terminated leases
                                       
 
       
Number of leases
    7       11       12       19       17  
Aggregate square feet
    28,000       23,000       73,000       49,000       175,000  
Average square feet
    4,000       2,091       6,083       2,579       10,294  
Average old base rent psf
  $ 18.60     $ 12.64     $ 10.76     $ 15.32     $ 11.42  
 
       
New leases (executed but not yet commenced):
                                       
 
       
Number of leases
    9                                  
Aggregate square feet
    135,000                                  
Average square feet
    15,000                                  
Average new base rent psf
  $ 17.15                                  
 
                                       
Occupancy statistics
                                       
 
                                       
Operating Properties:
                                       
Wholly-owned
    92.1 %     92.4 %     92.5 %     92.6 %     92.6 %
Consolidated joint ventures
    93.8 %     95.3 %     95.7 %     96.2 %     96.7 %
Real estate to be transferred to joint venture
    n/a       n/a       n/a       n/a       97.9 %
Managed unconsolidated joint venture
    96.9 %     97.0 %     97.1 %     95.5 %     92.6 %
 
                             
Total operating properties
    93.6 %     94.0 %     94.0 %     93.5 %     93.5 %
 
                             
 
                                       
Redevelopment properties
    79.7 %     80.0 %     74.5 %     75.4 %     75.6 %
 
                             
 
                                       
Total operating portfolio (g) (h)
    92.1 %     92.5 %     92.1 %     91.5 %     91.5 %
 
                             
     
(a)  
Incudes results of unconsolidated Cedar/RioCan joint venture properties.
 
(b)  
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.
 
(c)  
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.
 
(d)  
Renewal leases for the March 31, 2011 quarter include ten leases comprising 60,000 sq. ft. that renewed with no increase pursuant to their terms. The average increase for the other 11 renewal leases was 10.9%.
 
(e)  
Renewal leases for the December 31, 2010 quarter include three leases comprising 276,000 sq. ft. that renewed with no increase pursuant to their terms. The average increase for the other 50 renewal leases was 11.0%.
 
(f)  
Renewal leases for the September 30, 2010 quarter include two leases comprising 229,000 sq. ft. that renewed with no increase pursuant to their terms. The average increase for the other 33 renewal leases was 7.5%.
 
(g)  
Excludes ground-up development properties.
 
(h)  
Occupancy as of March 31, 2011 for operating properties comprising large tenants (over 10,000 sq. ft.) and small tenants is as follows:
                         
    Large     Small     Total  
 
                       
Operating properties
    97.4 %     82.7 %     93.6 %
Redevelopment properties
    81.7 %     72.9 %     79.7 %
 
                 
Total
    94.6 %     80.1 %     92.1 %
 
                 

 

13


 

CEDAR SHOPPING CENTERS, INC.
Tenant And State Concentration
As of March 31, 2011
                                                 
    Number                             Annualized     Percentage  
    of                     Annualized     base rent     annualized  
Tenant Concentrations (a) (d)   stores     GLA     % of GLA     base rent     per sq ft     base rents  
Top ten tenants (b):
                                               
Giant Foods (c)
    31       2,015,000       13.5 %   $ 29,551,000     $ 14.67       18.0 %
L.A. Fitness
    7       289,000       1.9 %     4,531,000       15.68       2.8 %
Stop & Shop (c)
    6       391,000       2.6 %     4,383,000       11.21       2.7 %
Farm Fresh (c)
    6       364,000       2.4 %     3,909,000       10.74       2.4 %
Staples
    10       199,000       1.3 %     3,006,000       15.11       1.8 %
General Services Administration
    1       206,000       1.4 %     2,500,000       12.14       1.5 %
CVS
    11       124,000       0.8 %     2,445,000       19.72       1.5 %
Best Buy
    4       128,000       0.9 %     2,407,000       18.80       1.5 %
Lowe’s
    3       392,000       2.6 %     2,337,000       5.96       1.4 %
Bed Bath & Beyond
    6       170,000       1.1 %     1,970,000       11.59       1.2 %
 
                                   
 
       
Sub-total top ten tenants
    85       4,278,000       28.7 %     57,039,000       13.33       34.7 %
 
       
Remaining tenants
    1,218       9,329,000       62.6 %     107,377,000       11.51       65.3 %
 
                                   
Sub-total all tenants (e)
    1,303       13,607,000       91.2 %   $ 164,416,000     $ 12.08       100.0 %
 
                                         
 
       
Vacant space (f)
    n/a       1,306,000       8.8 %                        
 
                                         
Total (including vacant space)
    1,303       14,913,000       100.0 %                        
 
                                         
     
(a)  
Incudes unconsolidated managed joint venture properties.
 
(b)  
Based on annualized base rent.
 
(c)  
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 (GLA of 173,000, annualized base rent of $1,904,000), Shop’n Save (GLA of 53,000; annualized base rent of $524,000), Shoppers Food Warehouse (GLA of 120,000; annualized base rent of $1,237,000) and Acme (GLA of 172,000; annualized base rent of $756,000).
 
(d)  
Includes tenants at ground-up development properties.
 
(e)  
Comprised of large tenants (greater than 10,000 sq. ft.) and small tenants as follows:
                                         
                            Annualized     Percentage  
                    Annualized     base rent     annualized  
    GLA     % of GLA     base rent     per sq ft     base rents  
 
       
Large tenants
    10,527,000       77.4 %   $ 112,314,000     $ 10.67       68.3 %
Small tenants
    3,080,000       22.6 %     52,102,000       16.92       31.7 %
 
                             
Total
    13,607,000       100.0 %   $ 164,416,000     $ 12.08       100.0 %
 
                             
     
(f)  
Includes vacant space at properties undergoing development and/or redevelopment activities.
Total Revenues By State (a)
                                         
    Three months ended  
    Mar 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,  
State   2011     2010     2010     2010     2010  
Pennsylvania
  $ 23,312,000     $ 20,390,000     $ 19,158,000     $ 19,927,000     $ 22,112,000  
Connecticut
    4,059,000       2,109,000       3,596,000       3,954,000       4,316,000  
Massachusetts
    3,579,000       2,957,000       3,398,000       3,710,000       4,867,000  
Virginia
    3,023,000       2,910,000       2,813,000       2,873,000       3,315,000  
New Jersey
    2,300,000       2,318,000       2,545,000       2,649,000       2,706,000  
Maryland
    2,747,000       4,876,000       2,473,000       2,630,000       2,469,000  
Ohio
    167,000       162,000       159,000       163,000       177,000  
New York
    1,454,000       1,313,000       1,594,000       1,042,000       1,365,000  
Michigan
    445,000       195,000       406,000       439,000       412,000  
 
                             
 
    41,086,000       37,230,000       36,142,000       37,387,000       41,739,000  
Parent Company fee income (b)
    534,000       1,817,000       1,507,000       602,000       47,000  
 
                             
 
  $ 41,620,000     $ 39,047,000     $ 37,649,000     $ 37,989,000     $ 41,786,000  
 
                             
     
(a)  
Includes revenues of unconsolidated Cedar/RioCan joint venture properties prior to their transfer to the joint venture.
 
(b)  
Includes acquisition, financing, accounting and property management fees from the unconsolidated Cedar/RioCan joint venture.

 

14


 

CEDAR SHOPPING CENTERS, INC.
Lease Expirations (a) (b)
As of March 31, 2011
                                                 
                                            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
    64       148,000       1.1 %   $ 2,036,000     $ 13.76       1.2 %
2011
    122       632,000       4.6 %     8,859,000       14.02       5.4 %
2012
    191       948,000       7.0 %     11,387,000       12.01       6.9 %
2013
    158       697,000       5.1 %     10,059,000       14.43       6.1 %
2014
    184       1,753,000       12.9 %     16,882,000       9.63       10.3 %
2015
    183       1,509,000       11.1 %     16,430,000       10.89       10.0 %
2016
    95       1,101,000       8.1 %     10,920,000       9.92       6.6 %
2017
    50       626,000       4.6 %     8,579,000       13.70       5.2 %
2018
    48       866,000       6.4 %     11,332,000       13.09       6.9 %
2019
    57       939,000       6.9 %     11,900,000       12.67       7.2 %
2020
    48       1,074,000       7.9 %     11,073,000       10.31       6.7 %
2021
    21       363,000       2.7 %     6,110,000       16.83       3.7 %
2022
    5       141,000       1.0 %     1,528,000       10.84       0.9 %
Thereafter
    78       2,810,000       20.7 %     37,320,000       13.28       22.7 %
 
                                   
 
                                               
All tenants
    1,303       13,607,000       100.0 %   $ 164,415,000     $ 12.08       100.0 %
 
                                         
 
                                               
Vacant space (c)
    n/a       1,306,000       n/a                          
 
                                         
 
                                               
Total portfolio (d)
    1,303       14,913,000       n/a                          
 
                                         
     
(a)  
Includes unconsolidated Cedar/RioCan joint venture properties.
 
(b)  
Includes tenants at ground-up development properties.
 
(c)  
Includes vacant space at properties undergoing development and/or redevelopment activities.
 
(d)  
At March 31, 2011, the Company had a portfolio of 114 operating properties totaling approximately 14.9 million sq. ft. of GLA, including 71 wholly-owned properties comprising approximately 7.8 million square feet, 12 properties owned in joint venture (consolidated) comprising approximately 1.4 million sq. ft., 21 properties partially-owned in the Cedar/RioCan unconsolidated joint venture comprising approximately 3.5 million sq. ft., six redevelopment properties comprising approcimately 1.5 million sq. ft., and four ground-up developments comprising approximately 0.7 million sq. ft; the portfolio excluding the ground-up developments was approximately 92.1% leased as of March 31, 2011.

 

15


 

CEDAR SHOPPING CENTERS, INC.
Property Description
As of March 31, 2011
                                                         
                            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 Properties:
                                                       
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 %     472,432     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       1/31/2016  
 
                                      Staples     20,000       6/30/2015  
Carbondale Plaza
  PA     2004       100 %     129,915     1972/2005   Weis Markets     52,720       2/29/2016  
Carmans Plaza
  NY     2007       100 %     194,481     1954/2007   Pathmark     52,211       3/31/2017  
 
                                      Best Fitness     27,598       5/31/2018  
 
                                      AJ Wright     25,806       4/30/2013  
Carll’s Corner
  NJ     2007       100 %     129,582     1960’s-1999/2004   Acme Markets     55,000       9/30/2016  
Circle Plaza
  PA     2007       100 %     92,171     1979/1991   K-Mart     92,171       11/30/2014  
Coliseum Marketplace
  VA     2005       100 %     98,359     1987/2005   Farm Fresh     57,662       1/31/2021  
Colonial Commons
  PA     2011       100 %     474,765     1971-2005   Giant Foods     67,815       5/31/2016  
 
                                      Dick’s Sporting Goods     56,000       1/31/2020  
 
                                      L.A. Fitness     41,325       3/31/2017  
 
                                      AMC Theatre     31,114       5/31/2011  
 
                                      Ross Dress For Less     30,000       1/31/2015  
 
                                      Marshalls     27,000       1/31/2012  
 
                                      JoAnn Fabrics     25,500       1/31/2019  
 
                                      David’s Furniture     24,970       6/30/2015  
 
                                      Office Max     23,500       1/31/2012  
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  
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  
East Chestnut
  PA     2005       100 %     21,180     1996                    
Elmhurst Square
  VA     2006       100 %     66,250     1961-1983   Food Lion     38,272       9/30/2016  
Fairview Plaza
  PA     2003       100 %     69,579     1992   Giant Foods     59,237       2/28/2017  
Fairview Commons
  PA     2007       100 %     59,578     1976/2003                    
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       1/31/2016  
 
                                      Staples     24,060       5/31/2012  
Groton Shopping Center
  CT     2007       100 %     117,986     1969   TJ Maxx     30,000       1/31/2017  

 

16


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2011
                                                         
                            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  
Huntingdon Plaza
  PA     2004       100 %     147,355     1972 - 2003   Peebles     22,060       1/31/2018  
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  
Lake Raystown Plaza
  PA     2004       100 %     145,727     1995/2010   Giant Foods     61,435       10/31/2026  
Liberty Marketplace
  PA     2005       100 %     68,200     2003   Giant Foods     55,000       9/30/2023  
Martin’s at Glen Allen
  VA     2005       100 %     43,000     2000   Giant Foods     43,000       2/15/2015  
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 %     64,489     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  
Pine Grove Plaza
  NJ     2003       100 %     86,089     2001/2002   Peebles     24,963       1/31/2022  
Port Richmond Village
  PA     2001       100 %     154,908     1988   Thriftway     40,000       10/31/2013  
 
                                      Pep Boys     20,615       2/28/2014  

 

17


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2011
                                                         
                            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  
 
       
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  
Shoppes at Salem Run
  VA     2005       100 %     15,100     2005                    
Smithfield Plaza
  VA     2005-2008       100 %     134,664     1987/1996   Farm Fresh     45,544       1/31/2014  
 
                                      Maxway     21,600       9/30/2013  
 
                                      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   Hobby Lobby Stores     54,650     Month-to-month
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 %     268,029     1972/2001   Burlington Coat Factory     76,665       1/31/2016  
 
                                      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  
The Shops at Suffolk Downs
  MA     2005       100 %     121,829     2005   Stop & Shop     74,977       9/30/2025  
Timpany Plaza
  MA     2007       100 %     183,775     1970’s-1989   Stop & Shop     59,947       12/31/2014  
 
                                      Big Lots     28,027       1/31/2014  
 
                                      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  

 

18


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2011
                                                         
                            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  
 
       
Ukrop’s at Fredericksburg
  VA     2005       100 %     63,000     1997   Ukrop’s Supermarket     63,000       8/4/2017  
Valley Plaza
  MD     2003       100 %     190,939     1975/1994   K-Mart     95,810       9/30/2014  
 
                                      Ollie’s Bargain Outlet     41,888       3/31/2016  
 
                                      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       1/31/2016  
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  
Yorktowne Plaza
  MD     2007       100 %     158,982     1970/2000   Food Lion     37,692       12/31/2020  
 
                                                     
Total Wholly-Owned Properties
                            7,849,156                          
 
                                                     
 
       
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       1/31/2016  
 
                                      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                          
 
                                                     

 

19


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2011
                                                         
                            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  
 
                                                       
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                          
 
                                                     
 
       
Cedar/RioCan Joint Venture:
                                                       
Blue Mountain Commons
  PA     2008       20 %     121,145     2009   Giant Foods     97,707       10/31/2026  
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       9/30/2016  
Creekview Plaza
  PA     2010       20 %     136,423     1999   Genuardi’s     48,966       12/31/2021  
 
                                      Bed Bath & Beyond     25,000       1/13/2012  
Cross Keys Place
  NJ     2010       20 %     148,173     2007   Sports Authority     42,000       1/31/2019  
 
                                      Bed Bath & Beyond     35,005       1/31/2023  
 
                                      AC Moore     21,305       1/31/2018  
Exeter Commons
  PA     2010       20 %     361,321     2009/2010   Lowe’s     171,069       10/31/2029  
 
                                      Giant Foods     81,715       8/31/2029  
Franklin Village Plaza
  MA     2004       20 %     304,277     1987/2005   Stop & Shop     75,000       4/30/2026  
 
                                      Marshalls     26,890       1/31/2014  
Gettysburg Marketplace
  PA     2010       20 %     82,784     1998   Giant Foods     66,674       11/30/2018  
Loyal Plaza
  PA     2002       20 %     293,825     1969/2000   K-Mart     102,558       8/31/2016  
 
                                      Giant Foods     66,935       10/31/2019  
 
                                      Staples     20,555       11/30/2014  
Malboro Crossroads
  MD     2010       20 %     67,975     1993   Giant Foods     60,951       6/30/2023  
Monroe Marketplace
  PA     2010       20 %     328,013     2007/2008   Giant Food Store     76,000       10/31/2028  
 
                                      Kohl’s Department Store     68,430       1/31/2029  
 
                                      Dick’s Sporting Goods     51,119       1/31/2019  
Montville Commons
  CT     2010       20 %     117,916     2006   Stop & Shop     63,000       3/1/2027  
New River Valley
  VA     2010       20 %     164,663     2007   Best Buy     30,041       1/31/2018  
 
                                      Ross Stores     30,037       1/31/2019  
Northland Center
  PA     2010       20 %     108,260     1989   Giant Foods     65,075       10/31/2014  
Pitney Road Plaza
  PA     2010       20 %     45,915     2009   Best Buy     45,915       1/31/2020  
Shaw’s Plaza
  MA     2006       20 %     176,609     1968/1998   Shaw’s     60,748       2/28/2023  
 
                                      Marshall’s     25,752       1/31/2013  
Stop & Shop Plaza
  CT     2008       20 %     54,510     2006   Stop & Shop     54,510       11/30/2026  
Sunset Crossing
  PA     2003       20 %     74,142     2002   Giant Foods     54,332       6/30/2022  
Sunrise Plaza
  NJ     2010       20 %     248,160     2007   Home Depot     130,601       1/31/2038  
 
                                      Kohl’s Department Store     96,171       10/31/2028  

 

20


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of March 31, 2011
                                                 
                    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
 
       
Town Square Plaza
  PA   2010     20 %     127,636       2009     Giant Foods     73,327     9/30/2028
 
                                  A.C. Moore     21,600     11/15/2018
 
                                               
Towne Crossings
  VA   2010     20 %     111,016       1980/2003     Bed Bath & Beyond     40,000     1/31/2014
 
                                  Michael’s     20,000     2/28/2013
 
                                               
York Marketplace
  PA   2010     20 %     305,410       1955/1990’s     Lowe’s     125,353     1/31/2014
 
                                  Giant Foods     74,600     5/31/2019
 
                                  Office Max     23,500     2/28/2014
 
                                  Super Shoes     20,000     3/31/2019
 
                                             
 
                                               
Total Cedar/RioCan Joint Venture
                    3,520,339                          
 
                                             
Total Operating Portfiolio
                    12,739,348                          
 
                                             
 
                                               
Redevelopment Properties:
                                               
 
                                               
Oakhurst Plaza
  VA   2006     100 %     107,869       1980/2001                  
 
                                               
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 Brickyard
  CT   2004     100 %     274,553       1990     Home Depot     103,003     1/31/2015
 
                                  Syms     38,000     3/31/2012
 
                                               
Roosevelt II
  PA   2010     100 %     206,000       1969/1986     General Services Administration     206,000     4/15/2011
 
                                               
Townfair Center
  PA   2004     100 %     218,662       2002     Lowe’s Home Centers     95,173     12/31/2015
 
                                  Giant Eagle     83,821     11/30/2030
 
                                               
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
                    1,507,563                          
 
                                             
Total Operating Portfolio
                    14,246,911                          
 
                                             
 
                                               
Ground-Up Developments:
                                               
 
                                               
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 %     388,163       2009     Giant Foods     78,900     7/31/2029
 
                                  LA Fitness     42,000     2/28/2025
 
                                  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
                    666,477                          
 
                                             
Total Portfolio
                    14,913,388                          
 
                                             

 

21


 

CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft.
As of March 31, 2011
                                                                                     
                Financial statement carrying values     Gross                
                                                        Managed     leasable             Average  
        Percent             Buildings and     Total     Accumulated     Net book     unconsolidated     area     Percent     base rent per  
Property Description   State   owned     Land     improvements     cost     depreciation     value     joint venture     (“GLA”)     occupied     leased sq. ft.  
Operating Portfolio:
                                                                                   
Academy Plaza
  PA     100 %   $ 2,406,000     $ 11,302,000     $ 13,708,000     $ 2,738,000     $ 10,970,000     $       152,727       80.7 %     13.17  
Annie Land Plaza
  VA     100 %     809,000       4,069,000       4,878,000       671,000       4,207,000             42,500       97.2 %     9.27  
Camp Hill
  PA     100 %     4,424,000       60,989,000       65,413,000       10,071,000       55,342,000             472,432       98.0 %     13.28  
Carbondale Plaza
  PA     100 %     1,586,000       12,171,000       13,757,000       2,418,000       11,339,000             129,915       85.6 %     6.91  
Carll’s Corner
  NJ     100 %     2,937,000       13,981,000       16,918,000       1,812,000       15,106,000             129,582       95.9 %     9.13  
Carman’s Plaza
  NY     100 %     8,421,000       35,206,000       43,627,000       4,363,000       39,264,000             194,481       90.0 %     16.56  
Circle Plaza
  PA     100 %     546,000       2,930,000       3,476,000       291,000       3,185,000             92,171       100.0 %     2.74  
Coliseum Marketplace
  VA     100 %     3,586,000       17,167,000       20,753,000       3,477,000       17,276,000             98,359       82.8 %     15.90  
Colonial Commons
  PA     100 %     9,820,000       39,280,000       49,100,000       246,000       48,854,000             474,765       92.6 %     13.15  
CVS at Bradford
  PA     100 %     291,000       1,482,000       1,773,000       327,000       1,446,000             10,722       100.0 %     12.80  
CVS at Celina
  OH     100 %     418,000       1,967,000       2,385,000       365,000       2,020,000             10,195       100.0 %     18.54  
CVS at Erie
  PA     100 %     399,000       1,783,000       2,182,000       316,000       1,866,000             10,125       100.0 %     16.50  
CVS at Kinderhook
  NY     100 %     1,702,000       1,906,000       3,608,000       177,000       3,431,000             13,225       100.0 %     20.70  
CVS at Portage Trail
  OH     100 %     341,000       1,611,000       1,952,000       313,000       1,639,000             10,722       100.0 %     13.00  
Dunmore Shopping Center
  PA     100 %     565,000       2,245,000       2,810,000       535,000       2,275,000             101,000       66.2 %     3.65  
East Chestnut
  PA     100 %     800,000       3,702,000       4,502,000       841,000       3,661,000             21,180       100.0 %     13.39  
Elmhurst Square
  VA     100 %     1,371,000       6,245,000       7,616,000       1,105,000       6,511,000             66,250       88.5 %     9.11  
Fairview Plaza
  PA     100 %     2,129,000       8,717,000       10,846,000       1,877,000       8,969,000             69,579       100.0 %     12.29  
Fairview Commons
  PA     100 %     858,000       3,568,000       4,426,000       626,000       3,800,000             59,578       66.9 %     6.88  
General Booth Plaza
  VA     100 %     1,935,000       9,696,000       11,631,000       2,191,000       9,440,000             73,320       93.5 %     12.36  
Gold Star Plaza
  PA     100 %     1,644,000       6,695,000       8,339,000       1,213,000       7,126,000             71,720       84.4 %     9.14  
Golden Triangle
  PA     100 %     2,320,000       19,463,000       21,783,000       4,445,000       17,338,000             202,943       97.4 %     12.26  
Groton Shopping Center
  CT     100 %     3,073,000       12,398,000       15,471,000       1,941,000       13,530,000             117,986       93.4 %     10.83  
Halifax Plaza
  PA     100 %     1,347,000       6,088,000       7,435,000       1,197,000       6,238,000             51,510       100.0 %     11.98  
Hamburg Commons
  PA     100 %     1,153,000       9,897,000       11,050,000       1,585,000       9,465,000             99,580       93.5 %     6.15  
Hannaford Plaza
  MA     100 %     1,874,000       8,910,000       10,784,000       1,504,000       9,280,000             102,459       98.2 %     8.12  
Huntingdon Plaza
  PA     100 %     933,000       5,939,000       6,872,000       921,000       5,951,000             147,355       53.8 %     6.61  
Jordan Lane
  CT     100 %     4,291,000       22,142,000       26,433,000       4,174,000       22,259,000             181,730       97.7 %     10.81  
Kempsville Crossing
  VA     100 %     2,207,000       11,140,000       13,347,000       2,655,000       10,692,000             94,477       98.7 %     11.03  
Kenley Village
  MD     100 %     726,000       3,557,000       4,283,000       1,050,000       3,233,000             51,894       95.0 %     8.07  
Kings Plaza
  MA     100 %     2,408,000       12,924,000       15,332,000       1,816,000       13,516,000             168,243       95.2 %     6.12  
Kingston Plaza
  NY     100 %     2,891,000       2,344,000       5,235,000       259,000       4,976,000             18,337       100.0 %     26.76  
LA Fitness Facility
  PA     100 %     2,462,000       5,176,000       7,638,000       1,065,000       6,573,000             41,000       100.0 %     19.90  
Lake Raystown Plaza
  PA     100 %     2,231,000       13,228,000       15,459,000       2,564,000       12,895,000             145,727       89.3 %     12.44  
Liberty Marketplace
  PA     100 %     2,695,000       12,883,000       15,578,000       2,194,000       13,384,000             68,200       91.2 %     17.45  
Martin’s at Glen Allen
  VA     100 %     5,367,000       2,088,000       7,455,000       459,000       6,996,000             43,000       100.0 %     9.73  
Mechanicsburg Giant
  PA     100 %     2,709,000       12,159,000       14,868,000       1,887,000       12,981,000             51,500       100.0 %     21.78  
Metro Square
  MD     100 %     5,250,000       9,911,000       15,161,000       850,000       14,311,000             71,896       100.0 %     18.60  
Newport Plaza
  PA     100 %     1,682,000       8,135,000       9,817,000       1,488,000       8,329,000             64,489       93.7 %     10.76  
Oak Ridge
  VA     100 %     960,000       4,281,000       5,241,000       598,000       4,643,000             38,700       100.0 %     10.52  
Oakland Commons
  CT     100 %     2,504,000       15,137,000       17,641,000       1,911,000       15,730,000             89,850       100.0 %     11.02  
Oakland Mills
  MD     100 %     1,611,000       6,324,000       7,935,000       1,382,000       6,553,000             58,224       100.0 %     13.14  
Palmyra Shopping Center
  PA     100 %     1,488,000       7,089,000       8,577,000       1,514,000       7,063,000             112,108       83.1 %     5.37  
Pine Grove Plaza
  NJ     100 %     2,010,000       6,613,000       8,623,000       1,318,000       7,305,000             86,089       94.4 %     10.70  
Port Richmond Village
  PA     100 %     2,843,000       12,565,000       15,408,000       3,046,000       12,362,000             154,908       94.8 %     12.98  
Price Chopper Plaza
  MA     100 %     4,082,000       17,318,000       21,400,000       1,972,000       19,428,000             101,824       88.4 %     10.86  
Rite Aid at Massillon
  OH     100 %     442,000       2,020,000       2,462,000       357,000       2,105,000             10,125       100.0 %     18.99  
River View Plaza I, II and III
  PA     100 %     9,718,000       44,371,000       54,089,000       9,043,000       45,046,000             244,225       87.2 %     18.54  
Shoppes at Salem Run
  VA     100 %     1,076,000       4,265,000       5,341,000       650,000       4,691,000             15,100       39.7 %     25.65  
Smithfield Plaza
  VA     100 %     2,919,000       13,017,000       15,936,000       1,998,000       13,938,000             134,664       96.4 %     9.33  

 

22


 

CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft. (Continued)
As of March 31, 2011
                                                                                         
                    Financial statement carrying values     Gross                
                                                            Managed     leasable             Average  
            Percent             Buildings and     Total     Accumulated     Net book     unconsolidated     area     Percent     base rent per  
Property Description   State     owned     Land     improvements     cost     depreciation     value     joint venture     (“GLA”)     occupied     leased sq. ft.  
 
                                                                                       
South Philadelphia
  PA     100 %     8,222,000       38,846,000       47,068,000       9,360,000       37,708,000             283,415       81.8 %     13.88  
St. James Square
  MD     100 %     688,000       4,446,000       5,134,000       1,028,000       4,106,000             39,903       96.2 %     11.39  
Stadium Plaza
  MI     100 %     2,443,000       9,813,000       12,256,000       1,687,000       10,569,000             77,688       100.0 %     8.02  
Suffolk Plaza
  VA     100 %     1,402,000       7,236,000       8,638,000       1,720,000       6,918,000             67,216       100.0 %     9.40  
Swede Square
  PA     100 %     2,272,000       11,013,000       13,285,000       2,792,000       10,493,000             98,792       95.7 %     14.59  
The Commons
  PA     100 %     3,098,000       15,195,000       18,293,000       3,545,000       14,748,000             175,121       90.3 %     10.29  
The Point
  PA     100 %     2,996,000       24,329,000       27,325,000       5,372,000       21,953,000             268,029       93.3 %     11.88  
The Point at Carlisle Plaza
  PA     100 %     2,233,000       11,448,000       13,681,000       2,671,000       11,010,000             182,859       88.1 %     7.54  
The Shops at Suffolk Downs
  MA     100 %     7,580,000       19,637,000       27,217,000       2,144,000       25,073,000             121,829       85.1 %     12.71  
Timpany Plaza
  MA     100 %     3,368,000       19,333,000       22,701,000       2,357,000       20,344,000             183,775       91.8 %     6.35  
Trexler Mall
  PA     100 %     6,932,000       36,714,000       43,646,000       5,937,000       37,709,000             339,363       98.5 %     8.88  
Ukrop’s at Fredericksburg
  VA     100 %     3,213,000       12,758,000       15,971,000       1,988,000       13,983,000             63,000       100.0 %     17.42  
Valley Plaza
  MD     100 %     1,950,000       8,524,000       10,474,000       1,657,000       8,817,000             190,939       100.0 %     4.94  
Virginia Center Commons
  VA     100 %     992,000       3,863,000       4,855,000       706,000       4,149,000             9,763       100.0 %     34.56  
Virginia Little Creek
  VA     100 %     1,639,000       8,350,000       9,989,000       1,826,000       8,163,000             69,620       100.0 %     11.00  
Wal-Mart Center
  CT     100 %           11,862,000       11,862,000       2,257,000       9,605,000             155,842       98.7 %     6.69  
Washington Center Shoppes
  NJ     100 %     2,000,000       11,103,000       13,103,000       2,741,000       10,362,000             157,290       93.5 %     9.06  
West Bridgewater Plaza
  MA     100 %     2,662,000       14,206,000       16,868,000       1,655,000       15,213,000             133,039       87.7 %     9.09  
Yorktowne Plaza
            100 %     5,871,000       25,784,000       31,655,000       3,624,000       28,031,000             158,982       94.8 %     13.55  
 
                                                                     
Total Wholly-Owned Properties
                    181,821,000       852,554,000       1,034,375,000       146,883,000       887,492,000             7,849,156       92.1 %     11.18  
 
                                                                     
 
                                                                                       
Homburg Joint Venture:
                                                                                       
Aston Center
  PA     20 %     4,319,000       17,082,000       21,401,000       1,895,000       19,506,000             55,000       100.0 %     25.45  
Ayr Town Center
  PA     20 %     2,442,000       9,750,000       12,192,000       1,211,000       10,981,000             55,600       94.2 %     16.06  
Fieldstone Marketplace
  MA     20 %     5,167,000       22,080,000       27,247,000       4,006,000       23,241,000             193,970       95.8 %     11.23  
Meadows Marketplace
  PA     20 %     1,914,000       11,399,000       13,313,000       1,462,000       11,851,000             91,538       97.2 %     15.42  
Parkway Plaza
  PA     20 %     4,647,000       19,890,000       24,537,000       2,594,000       21,943,000             106,628       92.3 %     15.21  
Pennsboro Commons
  PA     20 %     3,608,000       14,298,000       17,906,000       2,654,000       15,252,000             107,384       87.7 %     14.72  
Scott Town Center
  PA     20 %     2,959,000       11,801,000       14,760,000       1,500,000       13,260,000             67,933       94.1 %     18.12  
Spring Meadow Shopping Center
  PA     20 %     4,112,000       16,429,000       20,541,000       1,917,000       18,624,000             67,950       100.0 %     20.95  
Stonehedge Square
  PA     20 %     2,698,000       11,782,000       14,480,000       1,958,000       12,522,000             88,677       97.1 %     11.51  
 
                                                                     
 
                    31,866,000       134,511,000       166,377,000       19,197,000       147,180,000             834,680       95.0 %     15.33  
 
                                                                     
 
                                                                                       
PCP Joint Venture:
                                                                                       
New London Mall
  CT     40 %     8,827,000       31,944,000       40,771,000       3,391,000       37,380,000             257,814       96.0 %     13.39  
San Souci Plaza
  MD     40 %     13,372,000       21,235,000       34,607,000       3,210,000       31,397,000             264,134       87.9 %     10.24  
 
                                                                     
 
                    22,199,000       53,179,000       75,378,000       6,601,000       68,777,000             521,948       91.9 %     11.86  
 
                                                                     
Other:
                                                                                       
CVS at Naugatuck
  CT     50 %           2,825,000       2,825,000       170,000       2,655,000             13,225       100.0 %     35.01  
 
                                                                     
Total Consolidated Joint Ventures
                    54,065,000       190,515,000       244,580,000       25,968,000       218,612,000             1,369,853       93.8 %     14.24  
 
                                                                     
 
                                                                                       
Managed Unconsolidated Joint Venture:
                                                                                       
 
                                                                                       
Cedar/RioCan Joint Venture:
                                                                                       
Blue Mountain Commons
  PA     20 %                                   30,777,000       121,145       90.3 %     26.16  
Columbus Crossing
  PA     20 %                                   25,225,000       142,166       100.0 %     16.32  
Creekview Plaza
  PA     20 %                                   26,647,000       136,423       100.0 %     15.36  
Cross Keys Place
  NJ     20 %                                   25,212,000       148,173       100.0 %     16.19  
Exeter Commons
  PA     20 %                                   51,609,000       361,321       97.9 %     12.84  
Franklin Village Plaza
  MA     20 %                                   53,072,000       304,277       91.1 %     20.08  
Gettysburg Marketplace
  PA     20 %                                   19,494,000       82,784       98.9 %     19.81  
Loyal Plaza
  PA     20 %                                   33,870,000       293,825       98.3 %     7.95  
Malboro Crossroads
  MD     20 %                                   11,114,000       67,975       100.0 %     14.99  
Monroe Marketplace
  PA     20 %                                   43,278,000       328,013       100.0 %     10.52  
Montville Commons
  CT     20 %                                   18,455,000       117,916       94.1 %     15.31  
New River Valley
  VA     20 %                                   27,121,000       164,663       96.1 %     13.78  
Northland Center
  PA     20 %                                   10,036,000       108,260       85.2 %     10.26  
Pitney Road Plaza
  PA     20 %                                   10,771,000       45,915       100.0 %     19.75  
Shaw’s Plaza
  MA     20 %                                   22,181,000       176,609       97.7 %     11.36  
Stop & Shop Plaza
  CT     20 %                                   7,274,000       54,510       100.0 %     15.59  
Sunset Crossing
  PA     20 %                                   9,380,000       74,142       91.9 %     14.42  
Sunrise Plaza
  NJ     20 %                                   28,463,000       248,160       100.0 %     7.80  
Town Square Plaza
  PA     20 %                                   17,333,000       127,636       100.0 %     13.00  
Towne Crossings
  VA     20 %                                   18,550,000       111,016       92.6 %     15.53  
York Marketplace
  PA     20 %                                   29,980,000       305,410       97.0 %     8.52  
 
                                                                     
Total Cedar/RioCan Joint Venture
                                                  519,842,000       3,520,339       96.9 %     13.31  
 
                                                                     
Total Operating Properties
                    235,886,000       1,043,069,000       1,278,955,000       172,851,000       1,106,104,000       519,842,000       12,739,348       93.6 %     12.12  
 
                                                                     

 

23


 

CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft. (Continued)
As of March 31, 2011
                                                                                     
                Financial statement carrying values     Gross                
                                                        Managed     leasable             Average  
        Percent             Buildings and     Total     Accumulated     Net book     unconsolidated     area     Percent     base rent per  
Property Description   State   owned     Land     improvements     cost     depreciation     value     joint venture     (“GLA”)     occupied     leased sq. ft.  
 
       
Redevelopment Properties:
                                                                                   
 
       
Oakhurst Plaza
  PA     100 %     4,539,000       18,195,000       22,734,000       2,687,000       20,047,000             107,869       34.8 %     23.73  
Shore Mall
  NJ     100 %     7,179,000       43,306,000       50,485,000       6,793,000       43,692,000             459,098       90.1 %     8.53  
The Brickyard
  CT     100 %     6,465,000       28,577,000       35,042,000       5,791,000       29,251,000             274,553       57.9 %     8.56  
Roosevelt II
  PA     100 %     2,675,000       10,700,000       13,375,000       111,000       13,264,000             206,000       100.0 %     12.14  
Townfair Center
  PA     100 %     3,022,000       20,889,000       23,911,000       2,710,000       21,201,000             218,662       97.2 %     8.65  
Trexlertown Plaza
  PA     100 %     5,262,000       28,697,000       33,959,000       3,254,000       30,705,000             241,381       71.4 %     10.56  
 
                                                                 
Total Redevelopment Properties
                29,142,000       150,364,000       179,506,000       21,346,000       158,160,000             1,507,563       79.7 %     9.94  
 
                                                                 
 
                                                                                   
Total Operating Portfolio
                265,028,000       1,193,433,000       1,458,461,000       194,197,000       1,264,264,000       519,842,000       14,246,911       92.1 %   $ 11.92  
 
                                                                 
 
                                                                                   
Ground-Up Developments:
                                                                                   
Crossroads II
  PA     60 %     17,671,000       25,121,000       42,792,000       894,000       41,898,000             133,618       83.9 %   $ 19.54  
Heritage Crossing
  PA     60 %     5,066,000       5,997,000       11,063,000       283,000       10,780,000             59,396       49.3 %     23.50  
Northside Commons
  PA     100 %     3,379,000       9,942,000       13,321,000       361,000       12,960,000             85,300       72.9 %     9.88  
Upland Square
  PA     60 %     27,112,000       58,837,000       85,949,000       2,213,000       83,736,000             388,163       71.8 %     16.10  
 
                                                                 
Total Ground-Up Developments
                53,228,000       99,897,000       153,125,000       3,751,000       149,374,000             666,477       72.4 %   $ 16.55  
 
                                                                 
 
                                                                                   
Total Portfolio
                318,256,000       1,293,330,000       1,611,586,000       197,948,000       1,413,638,000       519,842,000       14,913,388       91.2 %   $ 12.08  
 
                                                                 
 
                                                                                   
Land Held For Future Expansion and/or Development:
                                                                                   
Halifax Commons
  PA     100 %     872,000       397,000       1,269,000             1,269,000             4.37     acres          
Halifax Plaza
  PA     100 %     1,503,000       1,230,000       2,733,000             2,733,000             12.83     acres            
Liberty Marketplace
  PA     100 %     1,564,000       37,000       1,601,000             1,601,000             15.51     acres            
Oregon Pike
  PA     100 %     2,283,000       95,000       2,378,000             2,378,000             11.20     acres            
Shore Mall
  NJ     100 %     2,018,000       353,000       2,371,000             2,371,000             50.00     acres            
The Brickyard
  CT     100 %     1,183,000       183,000       1,366,000             1,366,000             1.95     acres            
Trexlertown Plaza
  PA     100 %     8,089,000       2,323,000       10,412,000             10,412,000             37.28     acres            
Trindle Spring
  NY     100 %     1,148,000       275,000       1,423,000             1,423,000             2.10     acres            
Wyoming
  MI     100 %     360,000             360,000             360,000             12.32     acres            
Various projects in progress
  N/A     100 %     198,000       2,798,000       2,996,000             2,996,000                 acres            
 
                                                                     
Total Land Held For Future Expansion and/or Development:
                19,218,000       7,691,000       26,909,000             26,909,000             147.55     acres            
 
                                                                     
 
                                                                                   
Total Carrying Value
              $ 337,474,000     $ 1,301,021,000     $ 1,638,495,000     $ 197,948,000     $ 1,440,547,000     $ 519,842,000                          
 
                                                                       

 

24


 

CEDAR SHOPPING CENTERS, INC.
Debt Summary
As of March 31, 2011
                                                                 
                    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     2011     2010     rate     2011     2010  
Fixed-rate mortgages:
                                                               
Academy Plaza
    100 %   Mar 2013     7.3 %   $ 9,077,000     $ 9,139,000       7.3 %   $ 9,077,000     $ 9,139,000  
Camp Hill Shopping Center
    100 %   Jan 2017     5.5 %     65,000,000       65,000,000       5.5 %     65,000,000       65,000,000  
Carbondale Plaza
    100 %   May 2015     6.4 %     4,930,000       4,951,000       6.4 %     4,930,000       4,951,000  
Carll’s Corner
    100 %   Nov 2012     5.6 %     5,753,000       5,786,000       5.6 %     5,753,000       5,786,000  
Carman’s Plaza
    100 %   Oct 2016     6.3 %     33,373,000       33,368,000       6.2 %     33,500,000       33,500,000  
Coliseum Marketplace
    100 %   Jul 2014     5.2 %     11,902,000       11,970,000       6.1 %     11,598,000       11,642,000  
Colonial Commons
    100 %   Feb 2021     5.5 %     28,054,000             5.5 %     28,054,000        
CVS at Bradford
    100 %   Mar 2017     5.2 %     661,000       684,000       7.1 %     629,000       649,000  
CVS at Celina
    100 %   Jan 2020     5.2 %     1,294,000       1,322,000       7.5 %     1,188,000       1,210,000  
CVS at Erie
    100 %   Nov 2018     5.2 %     987,000       1,013,000       7.1 %     927,000       950,000  
CVS at Kinderhook
    100 %   Jul 2019     5.3 %     2,416,000       2,429,000       5.3 %     2,416,000       2,429,000  
CVS at Portage Trail
    100 %   Aug 2017     5.0 %     726,000       750,000       7.8 %     674,000       694,000  
East Chestnut
    100 %   Apr 2018     7.4 %     1,855,000       1,882,000       5.2 %     1,684,000       1,704,000  
Elmhurst Square Shopping Center
    100 %   Dec 2014     5.4 %     3,951,000       3,970,000       5.4 %     3,951,000       3,970,000  
Fairview Plaza
    100 %   Feb 2013     5.7 %     5,340,000       5,370,000       5.7 %     5,340,000       5,370,000  
General Booth Plaza
    100 %   Aug 2013     5.2 %     5,240,000       5,275,000       6.1 %     5,141,000       5,166,000  
Gold Star Plaza
    100 %   May 2019     6.0 %     2,168,000       2,219,000       7.3 %     2,077,000       2,123,000  
Golden Triangle
    100 %   Feb 2018     6.0 %     20,625,000       20,702,000       6.0 %     20,625,000       20,702,000  
Groton Shopping Center
    100 %   Oct 2015     6.2 %     11,493,000       11,522,000       5.3 %     11,797,000       11,843,000  
Halifax Plaza
    100 %   Apr 2020     6.3 %     4,232,000       4,252,000       6.3 %     4,232,000       4,252,000  
Hamburg Commons
    100 %   Oct 2016     6.1 %     5,080,000       5,101,000       6.1 %     5,080,000       5,101,000  
Jordan Lane
    100 %   Dec 2015     5.5 %     12,801,000       12,860,000       5.5 %     12,801,000       12,860,000  
Kempsville Crossing
    100 %   Aug 2013     5.2 %     5,922,000       5,964,000       6.1 %     5,811,000       5,841,000  
King’s Plaza
    100 %   Jul 2014     6.0 %     7,642,000       7,678,000       6.0 %     7,642,000       7,678,000  
Kingston Plaza
    100 %   Jul 2019     5.3 %     3,111,000       3,128,000       5.3 %     3,111,000       3,128,000  
Kingston Plaza
    100 %   Jul 2019     5.3 %     519,000       522,000       5.3 %     519,000       522,000  
LA Fitness Facility
    100 %   Jan 2013     5.4 %     5,634,000       5,666,000       5.4 %     5,634,000       5,666,000  
Liberty Marketplace
    100 %   Jul 2014     5.2 %     9,043,000       9,112,000       6.1 %     8,815,000       8,865,000  
Mechanicsburg Giant
    100 %   Nov 2014     5.2 %     9,302,000       9,378,000       5.5 %     9,205,000       9,274,000  
Metro Square
    100 %   Nov 2029     7.5 %     8,912,000       8,964,000       7.5 %     8,912,000       8,964,000  
Newport Plaza
    100 %   Jan 2015     6.0 %     5,560,000       5,583,000       6.0 %     5,560,000       5,583,000  
Oak Ridge Shopping Center
    100 %   May 2015     5.5 %     3,392,000       3,406,000       5.5 %     3,392,000       3,406,000  
Oakland Mills
    100 %   Jan 2016     5.5 %     4,813,000       4,835,000       5.5 %     4,813,000       4,835,000  
Pine Grove Plaza
    100 %   Sep 2015     5.0 %     5,659,000       5,688,000       5.0 %     5,659,000       5,688,000  
Port Richmond Village
    100 %   Aug 2013     6.5 %     14,361,000       14,428,000       6.5 %     14,361,000       14,428,000  
Rite Aid at Massillon
    100 %   Jan 2020     5.0 %     1,301,000       1,329,000       7.7 %     1,179,000       1,200,000  
Roosevelt II
    100 %   Mar 2012     6.5 %     12,894,000       12,940,000       6.5 %     12,894,000       12,940,000  
Shore Mall
    100 %   Dec 2024     8.0 %     229,000       229,000       8.0 %     157,000       152,000  
Smithfield Plaza
    100 %   Aug 2013     5.2 %     3,366,000       3,387,000       6.1 %     3,303,000       3,317,000  
Smithfield Plaza
    100 %   May 2016     6.6 %     6,859,000       6,877,000       6.2 %     6,953,000       6,976,000  
Suffolk Plaza
    100 %   Aug 2013     5.2 %     4,454,000       4,488,000       6.1 %     4,370,000       4,395,000  
Swede Square
    100 %   Nov 2020     5.5 %     10,553,000       10,588,000       ` 5.5 %     10,553,000       10,588,000  
The Point
    100 %   Sep 2012     7.6 %     16,678,000       16,807,000       7.6 %     16,678,000       16,807,000  
Timpany Plaza
    100 %   Jan 2014     5.6 %     8,141,000       8,190,000       6.1 %     8,028,000       8,067,000  
Trexler Mall
    100 %   May 2014     5.4 %     20,977,000       21,093,000       5.5 %     20,885,000       20,993,000  
Virginia Little Creek
    100 %   Aug 2013     5.2 %     4,746,000       4,779,000       6.1 %     4,656,000       4,680,000  
Virginia Little Creek
    100 %   Sep 2021     5.2 %     409,000       416,000       8.0 %     362,000       367,000  
Wal-Mart Center
    100 %   Nov 2014     5.1 %     5,661,000       5,690,000       5.1 %     5,661,000       5,690,000  
Washington Center Shoppes
    100 %   Dec 2012     5.9 %     8,420,000       8,452,000       5.9 %     8,420,000       8,452,000  
West Bridgewater
    100 %   Sep 2016     6.5 %     10,745,000       10,776,000       6.2 %     10,814,000       10,848,000  
Yorktowne Plaza
    100 %   Jul 2014     6.1 %     19,979,000       20,073,000       6.0 %     19,997,000       20,092,000  
 
                                                       
 
                            456,240,000       430,031,000               454,818,000       428,483,000  
 
                                                       
 
                                                               
Homburg Joint Venture:
                                                               
Aston Center
    20 %   Nov 2015     5.5 %     12,496,000       12,561,000       5.9 %     12,304,000       12,358,000  
Ayr Town Center
    20 %   Jun 2015     5.5 %     7,058,000       7,093,000       5.6 %     7,022,000       7,056,000  
Fieldstone Marketplace
    20 %   Jul 2014     5.4 %     18,184,000       18,281,000       6.0 %     17,872,000       17,945,000  
Meadows Marketplace
    20 %   Nov 2016     5.6 %     10,128,000       10,172,000       5.6 %     10,128,000       10,172,000  
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 %     10,720,000       10,769,000       5.5 %     10,720,000       10,769,000  
Scott Town Center
    20 %   Aug 2015     5.5 %     8,502,000       8,538,000       4.9 %     8,652,000       8,697,000  
Spring Meadow Shopping Center
    20 %   Nov 2014     5.5 %     12,373,000       12,441,000       5.9 %     12,222,000       12,279,000  
Stonehedge Square
    20 %   Jul 2017     6.2 %     8,700,000       8,700,000       6.2 %     8,700,000       8,700,000  
 
                                                       
 
                            102,461,000       102,855,000               101,920,000       102,276,000  
 
                                                       

 

25


 

CEDAR SHOPPING CENTERS, INC.
Debt Summary (Continued)
As of March 31, 2011
                                                                 
                    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     2011     2010     rate     2011     2010  
PCP Joint Venture:
                                                               
New London Mall
    40 %   Apr 2015     6.1 %     26,161,000       26,087,000       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  
 
                                                       
 
                            53,361,000       53,287,000               54,565,000       54,565,000  
 
                                                       
 
                                                               
Other:
                                                               
CVS at Naugatuck
    50 %   Nov 2019     5.3 %     2,388,000       2,402,000       5.3 %     2,388,000       2,402,000  
 
                                                       
Total Consolidated Joint Ventures
                            158,210,000       158,544,000               158,873,000       159,243,000  
 
                                                       
Total fixed-rate mortgages
          4.9 years     5.8 %     614,450,000       588,575,000               613,691,000       587,726,000  
 
                                                       
            [weighted average]
 
Variable-rate mortgages:
                                                               
Shore Mall
    100 %   Sep 2011     5.9 %     20,983,000       20,991,000                          
Upland Square
    60 %   Sep 2011     3.5 %     62,577,000       62,577,000                          
 
                                                           
Total variable-rate mortgages
          0.7 years     4.1 %     83,560,000       83,568,000                          
 
                                                           
 
                                                               
Total mortgages
          4.4 years     5.6 %     698,010,000       672,143,000                          
 
                                                           
            [weighted average]
 
Secured revolving credit facilties (a):
                                                               
Stabilized property facility
    100 %   Jan 2012     5.5 %     51,535,000       29,535,000                          
Development property facility
    100 %   Jun 2011     2.5 %     103,062,000       103,062,000                          
 
                                                           
 
          0.6 years     3.5 %     154,597,000       132,597,000                          
 
                                                           
            [weighted average]
 
 
                                                               
Total debt
          3.8 years     5.2 %   $ 852,607,000     $ 804,740,000                          
 
                                                           
            [weighted average]
 
Pro rata share of consolidated debt
                          $ 737,427,000     $ 689,283,000                          
 
                                                           
 
                                                               
Mortgage loans payable – Cedar/RioCan joint venture:
                                                               
Blue Mountain Commons
    20 %   Jul 2015     5.0 %   $ 17,581,000     $ 17,646,000                          
Columbus Crossing
    20 %   Jun 2014     6.8 %     16,728,000       16,815,000                          
Creekview Plaza
    20 %   Oct 2015     4.8 %     14,342,000       14,398,000                          
Cross Keys Place
    20 %   Dec 2020     5.1 %     14,549,000       14,600,000                          
Exeter Commons
    20 %   Aug 2020     5.3 %     29,758,000       29,863,000                          
Franklin Village
    20 %   Nov 2011     4.8 %     43,140,000       42,988,000                          
Gettysburg Marketplace
    20 %   Dec 2020     5.0 %     10,878,000       10,918,000                          
Loyal Plaza
    20 %   Jun 2011     7.2 %     12,360,000       12,456,000                          
Marlboro Crossroads
    20 %   Dec 2020     5.1 %     6,851,000       6,875,000                          
Monroe Marketplace
    20 %   Oct 2015     4.8 %     22,952,000       23,040,000                          
Montville Commons
    20 %   Jan 2021     5.8 %     10,486,000                                
New River Valley
    20 %   Oct 2015     4.8 %     15,069,000       15,127,000                          
Northland Center
    20 %   Dec 2020     5.0 %     6,275,000       6,298,000                          
Pitney Road Valley
    20 %   Oct 2015     4.8 %     6,050,000       6,070,000                          
Shaw’s Plaza
    20 %   Mar 2014     6.0 %     14,015,000       13,958,000                          
Stop & Shop Plaza
    20 %   Apr 2017     6.2 %     6,969,000       6,992,000                          
Sunset Crossing
    20 %   Jul 2015     5.0 %     4,215,000       4,231,000                          
Sunrise Plaza
    20 %   Oct 2015     4.8 %     13,643,000       13,695,000                          
Town Square Plaza
    20 %   Jul 2015     5.0 %     10,882,000       10,922,000                          
Towne Crossings
    20 %   Dec 2020     5.0 %     10,412,000       10,450,000                          
York Marketplace
    20 %   Dec 2020     5.0 %     16,002,000       16,060,000                          
 
                                                           
Total mortgages loans payable – Cedar/RioCan joint venture
                          $ 303,157,000     $ 293,402,000                          
 
                                                           
 
                                                               
Pro rata share of total debt (managed properties)
                          $ 798,057,000     $ 747,963,000                          
 
                                                           

 

26


 

CEDAR SHOPPING CENTERS, INC.
Debt Summary (Continued)
As of March 31, 2011
                                                 
Consolidated Properties  
Maturity   Pro rata share of     Pro rata share of     Secured        
schedule   Scheduled Amortization     Balloon Payments     revolving        
by year   Company     JV Partners     Company     JV Partners     credit facilities(a)     Total  
 
                                               
2011
  $ 6,000,000     $ 827,000     $ 83,577,000 (b)   $     $ 103,062,000     $ 193,466,000  
2012
    8,844,000       1,247,000       42,374,000             51,535,000       104,000,000  
2013
    7,891,000       1,441,000       54,945,000                   64,277,000  
2014
    6,356,000       1,312,000       89,422,000       22,571,000             119,661,000  
2015
    5,075,000       952,000       61,475,000       36,783,000             104,285,000  
2016
    4,300,000       486,000       73,452,000       31,275,000             109,513,000  
2017
    3,030,000       151,000       64,774,000       17,184,000             85,139,000  
2018
    2,490,000       41,000       18,972,000                   21,503,000  
2019
    2,105,000       36,000       5,630,000       892,000             8,663,000  
2020
    1,459,000             12,169,000                   13,628,000  
Thereafter
    5,627,000             22,845,000                   28,472,000  
 
                                   
 
  $ 53,177,000     $ 6,493,000     $ 529,635,000     $ 108,705,000     $ 154,597,000     $ 852,607,000  
 
                                   
 
                                               
Cedar/RioCan Joint Venture  
Maturity   Pro rata share of     Pro rata share of                
schedule   Scheduled Amortization     Balloon Payments                
by year   Company     JV Partner     Company     JV Partner             Total  
 
                                               
2011
  $ 624,000       2,494,000     $ 11,157,000       44,629,000             $ 58,904,000  
2012
    715,000       2,859,000                           3,574,000  
2013
    756,000       3,022,000                           3,778,000  
2014
    746,000       2,985,000       5,941,000       23,763,000               33,435,000  
2015
    560,000       2,242,000       19,411,000       77,642,000               99,855,000  
2016
    402,000       1,609,000                           2,011,000  
2017
    401,000       1,602,000       1,271,000       5,085,000               8,359,000  
2018
    420,000       1,682,000                           2,102,000  
2019
    443,000       1,772,000                           2,215,000  
2020
    255,000       1,018,000       15,758,000       63,034,000               80,065,000  
Thereafter
                1,772,000       7,087,000               8,859,000  
 
                                   
 
  $ 5,322,000     $ 21,285,000     $ 55,310,000     $ 221,240,000             $ 303,157,000  
 
                                     
 
                                               
Total Consolidated and Cedar/RioCan Joint Venture  
Maturity   Pro rata share of     Pro rata share of     Secured        
schedule   Scheduled Amortization     Balloon Payments     revolving        
by year   Company     JV Partners     Company     JV Partners     credit facilities(a)     Total  
 
                                               
2011
  $ 6,624,000     $ 3,321,000     $ 94,734,000 (b   $ 44,629,000     $ 103,062,000     $ 252,370,000  
2012
    9,559,000       4,106,000       42,374,000             51,535,000       107,574,000  
2013
    8,647,000       4,463,000       54,945,000                   68,055,000  
2014
    7,102,000       4,297,000       95,363,000       46,334,000             153,096,000  
2015
    5,635,000       3,194,000       80,886,000       114,425,000             204,140,000  
2016
    4,702,000       2,095,000       73,452,000       31,275,000             111,524,000  
2017
    3,431,000       1,753,000       66,045,000       22,269,000             93,498,000  
2018
    2,910,000       1,723,000       18,972,000                   23,605,000  
2019
    2,548,000       1,808,000       5,630,000       892,000             10,878,000  
2020
    1,714,000       1,018,000       27,927,000       63,034,000             93,693,000  
Thereafter
    5,627,000             24,617,000       7,087,000             37,331,000  
 
                                   
 
                                               
 
  $ 58,499,000     $ 27,778,000     $ 584,945,000     $ 329,945,000     $ 154,597,000     $ 1,155,764,000  
 
                                   
(a)  
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. The Company exercised its option with respect to the development property credit facility on April 25, 2011.
 
(b)  
Incudes $62.6 million of property-specific construction financing due in September 2011 as to which the Company has a one-year extension option.

 

27


 

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, 2011  
Homburg
    80 %   $ 147,182,177     $ (102,461,105 )   $ 7,788,266     $ 51,405,291     $ 1,104,047     $ 52,509,338  
PCP (c)
    60 %     68,776,468       (53,360,896 )     (2,435,059 )     7,755,623       5,224,891       12,980,514  
Fameco I (e)
    40 %     83,735,743       (62,576,677 )     4,751,554       1,048,000       24,862,620       25,910,620  
Fameco II (f)
    40 %     41,898,129             (5,674,554 )           36,223,576       36,223,576  
Hirshland (g)
    40 %     10,779,241             2,549,933       (81,472 )     13,410,646       13,329,174  
Other
    50 %     2,655,315       (2,388,255 )     186,235       53,370       399,925       453,295  
 
                                           
 
            355,027,073       (220,786,933 )     7,166,376       60,180,812       81,225,704       141,406,516  
Held for Sale
                                                       
WP Realty (d )
    25 %     10,376,569             (706,391 )     1,555,548       8,114,629       9,670,177  
 
                                           
 
          $ 365,403,642     $ (220,786,933 )   $ 6,459,985     $ 61,736,360     $ 89,340,334     $ 151,076,694  
 
                                           
 
                                                       
Unconsolidated
                                                       
Cedar/RioCan (h)
    80 %   $ 519,840,137     $ (303,151,265 )     82,218     $ 172,707,751     $ 44,063,339     $ 216,771,089  
 
                                           
 
                                                       
Consolidated           As of Dec 31, 2010
             
Homburg
    80 %   $ 148,124,171     $ (102,854,533 )   $ 6,794,296     $ 51,045,013     $ 1,018,921     $ 52,063,934  
PCP (c)
    60 %     69,593,133       (53,286,721 )     (2,517,147 )     8,239,944       5,549,321       13,789,265  
Fameco I (e)
    40 %     84,098,391       (62,576,677 )     4,480,970       1,048,000       24,954,684       26,002,684  
Fameco II (f)
    40 %     41,856,342             (6,021,639 )           35,834,704       35,834,704  
Hirshland (g)
    40 %     10,879,740             2,340,226       (81,472 )     13,301,438       13,219,966  
Other
    50 %     2,672,971       (2,402,025 )     196,089       51,947       415,088       467,035  
 
                                           
 
            357,224,748       (221,119,956 )     5,272,795       60,303,432       81,074,156       141,377,588  
Held for Sale
                                                       
WP Realty (d )
    25 %     9,500,000             227,951       1,745,835       7,982,116       9,727,951  
 
                                           
 
          $ 366,724,748     $ (221,119,956 )   $ 5,500,746     $ 62,049,267     $ 89,056,272     $ 151,105,539  
 
                                           
 
                                                       
Unconsolidated
                                                       
Cedar/RioCan (h)
    80 %   $ 524,447,542     $ (293,399,838 )     (3,189,767 )   $ 181,239,408     $ 46,618,529     $ 227,857,937  
 
                                           
 
                                                       
Consolidated           As of Sep 30, 2010
             
Homburg
    80 %   $ 148,684,767     $ (103,231,740 )   $ 7,111,145     $ 51,499,952     $ 1,064,220     $ 52,564,172  
PCP (c)
    60 %     70,465,928       (53,210,898 )     (2,573,649 )     8,764,044       5,917,336       14,681,380  
Fameco I (e)
    40 %     83,052,603       (62,576,677 )     5,304,809       1,048,000       24,732,734       25,780,734  
Fameco II (f)
    40 %     41,920,446             (6,473,275 )           35,447,172       35,447,172  
Hirshland (g)
    40 %     10,944,986             2,335,041       (81,472 )     13,361,499       13,280,027  
Other
    50 %     2,690,626       (2,415,273 )     241,353       68,578       448,128       516,706  
 
                                           
 
            357,759,356       (221,434,588 )     5,945,424       61,299,102       80,971,089       142,270,191  
Held for Sale
                                                       
WP Realty (d )
    25 %     19,049,571             (648,275 )     3,938,288       14,463,008       18,401,296  
 
                                           
 
          $ 376,808,927     $ (221,434,588 )   $ 5,297,149     $ 65,237,390     $ 95,434,097     $ 160,671,487  
 
                                           
Unconsolidated
                                                       
Cedar/RioCan (h)
    80 %   $ 399,325,143     $ (228,805,858 )     9,909,439     $ 142,244,640     $ 38,184,084     $ 180,428,724  
 
                                           
 
                                                       
Consolidated           As of June 30, 2010
             
Homburg
    80 %   $ 149,680,832     $ (103,591,953 )   $ 7,503,955     $ 52,393,045     $ 1,199,789     $ 53,592,834  
PCP (c)
    60 %     71,631,534       (53,134,532 )     (2,511,195 )     9,548,936       6,436,871       15,985,807  
Fameco I (e)
    40 %     83,214,297       (62,546,785 )     4,751,025       1,048,000       24,370,539       25,418,539  
Fameco II (f)
    40 %     41,849,185             (7,153,243 )           34,695,942       34,695,942  
Hirshland (g)
    40 %     10,836,209             2,241,243       (81,472 )     13,158,924       13,077,452  
Other
    50 %     2,708,282       (2,427,993 )     250,767       73,561       457,495       531,056  
 
                                           
 
            359,920,339       (221,701,263 )     5,082,552       62,982,070       80,319,560       143,301,630  
Held for Sale
                                                       
WP Realty (d )
    25 %     19,136,079             (891,063 )     3,975,103       14,269,914       18,245,017  
 
                                           
 
          $ 379,056,418     $ (221,701,263 )   $ 4,191,489     $ 66,957,173     $ 94,589,474     $ 161,546,647  
 
                                           
Unconsolidated
                                                       
Cedar/RioCan (h)
    80 %   $ 195,179,001     $ (93,339,694 )     6,740,006     $ 87,109,960     $ 21,469,083     $ 108,579,043  
 
                                           
 
                                                       
Consolidated           As of March 31, 2010
             
Homburg
    80 %   $ 150,542,032     $ (103,947,265 )     6,394,163       52,047,391       (1,687,000 )     52,988,930  
PCP (c)
    60 %     70,766,816       (53,228,308 )     183,347       10,382,428       7,339,427       17,721,855  
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  
 
                                           
 
            359,456,366       (221,886,031 )     6,928,750       63,706,355       78,164,191       144,499,085  
Held for Sale
                                                       
WP Realty (d )
    25 %     19,224,941             (913,381 )     3,997,473       14,314,087       18,311,560  
 
                                           
 
          $ 378,681,307     $ (221,886,031 )   $ 6,015,369     $ 67,703,828     $ 92,478,278     $ 162,810,645  
 
                                           
Unconsolidated
                                                       
Cedar/RioCan (h)
    80 %   $ 139,246,683     $ (60,308,603 )     10,465,285     $ 71,380,829     $ 18,022,536     $ 89,403,365  
 
                                           

 

28


 

CEDAR SHOPPING CENTERS, INC.
Joint Venture Properties Managed by Cedar


Income Statement Information
                                                                                 
            Property-level operations        
                                                                    Share of property net  
    Partners’             Operating     Cedar     Net Operat-     Depreciation/     Non-op     Net income     income (loss) (a)  
    percent     Revenues     expenses     mgt. Fees     ing income     amortization     inc/exp (i)     (loss) (j)     Partners     Cedar (b)  
Consolidated           Three months ended March 31, 2011  
Homburg
    80 %   $ 4,081,616     $ 1,012,060     $ 135,610     $ 2,933,945     $ 1,036,670     $ 1,449,719     $ 447,556     $ 359,278     $ 88,278  
PCP (c)
    60 %     2,010,499       554,617       57,840       1,398,041       859,741       846,082       (307,782 )     (195,358 )     (112,424 )
Fameco I (e)
    40 %     1,494,000       398,163       39,238       1,056,599       526,266       722,232       (191,899 )           (191,899 )
Fameco II (f)
    40 %     752,608       179,005       12,781       560,822       174,658             386,164             386,164  
Hirshland (g)
    40 %     179,700       31,603             148,096       45,783             102,313             102,313  
Other
    50 %     119,279       69,292       2,194       47,793       17,656       32,168       (2,031 )     1,423       (3,454 )
 
                                                             
 
            8,637,701       2,244,741       247,663       6,145,298       2,660,774       3,050,201       434,322       165,343       268,979  
Held for sale
                                                                               
WP Realty (d )
    25 %                                         (660,604 )     (190,287 )     (470,318 )
 
                                                             
 
          $ 8,637,701     $ 2,244,741     $ 247,663     $ 6,145,298     $ 2,660,774     $ 3,050,201     $ (226,282 )   $ (24,943 )   $ (201,339 )
 
                                                             
 
                                                                               
Managed Unconsolidated
                                                                         
Cedar/RioCan (h)
    80 %   $ 15,973,375     $ 4,390,760       467,109     $ 11,115,506     $ 4,962,972       4,533,056     $ 1,619,478     $ 1,294,266     $ 325,212  
 
                                                             
 
                                                                               
Consolidated           Three months ended Dec 31, 2010
             
Homburg
    80 %   $ 4,220,261     $ 778,987     $ 168,596     $ 3,272,678     $ 1,063,708     $ 1,485,962       723,008     $ 354,596     $ 368,412  
PCP (c)
    60 %     2,019,341       500,703       56,803       1,461,835       909,002       864,493       (311,660 )     (186,996 )     (124,664 )
Fameco I (e)
    40 %     1,513,015       513,883       25,090       974,041       387,375       652,994       (66,327 )           (66,327 )
Fameco II (f)
    40 %     672,939       134,298             538,642       170,039             368,602             368,602  
Hirshland (g)
    40 %     184,642       48,477             136,165       46,960             89,205             89,205  
Other
    50 %     107,785       54,403       3,789       49,593       17,656       33,041       (1,104 )     (558 )     (546 )
 
                                                             
 
            8,717,983       2,030,751       254,279       6,432,953       2,594,740       3,036,489       801,724       167,042       634,682  
Held for sale
                                                                               
WP Realty (d )
    25 %                                         (6,896,446 )     (2,192,453 )     (4,703,993 )
 
                                                             
 
          $ 8,717,983     $ 2,030,751     $ 254,279     $ 6,432,953     $ 2,594,740     $ 3,036,489     $ (6,094,722 )   $ (2,025,411 )   $ (4,069,311 )
 
                                                             
Managed Unconsolidated
                                                                         
Cedar/RioCan (h)
    80 %   $ 15,136,008     $ 2,947,349       416,038       11,772,621     $ 6,063,172       6,410,019       (700,570 )   $ (572,515 )   $ (128,055 )
 
                                                             
 
                                                                               
Consolidated           Three months ended Sep 30, 2010
             
Homburg
    80 %   $ 3,857,958     $ 805,741     $ 139,931     $ 2,912,286     $ 1,137,983     $ 1,490,483       283,820     $ 226,795     $ 57,025  
PCP (c)
    60 %     1,866,162       613,239       52,429       1,200,493       958,427       890,310       (648,244 )     (388,947 )     (259,297 )
Fameco I (e)
    40 %     1,482,813       373,207       34,520       1,075,086       387,270       335,013       352,803             352,803  
Fameco II (f)
    40 %     621,225       127,034             494,191       167,278             326,913             326,913  
Hirshland (g)
    40 %     205,432       46,757             158,675       39,208             119,467             119,467  
Other
    50 %     118,860       51,679       3,606       63,574       17,656       33,215       12,703       5,355       7,348  
 
                                                             
 
            8,152,450       2,017,657       230,486       5,904,305       2,707,822       2,749,021       447,462       (156,797 )     604,259  
Held for sale
                                                                               
WP Realty (d )
    25 %                                         (130,896 )     (36,815 )     (94,082 )
 
                                                             
 
          $ 8,152,450     $ 2,017,657     $ 230,486     $ 5,904,305     $ 2,707,822     $ 2,749,021     $ 316,566     $ (193,612 )   $ 510,177  
 
                                                             
Managed Unconsolidated
                                                                         
Cedar/RioCan (h)
    80 %   $ 6,811,918     $ 1,522,620       227,747       5,061,551     $ 1,665,214       6,205,352       (2,809,015 )   $ (2,243,228 )   $ (565,788 )
 
                                                             
 
                                                                               
Consolidated           Three months ended June 30, 2010
             
Homburg
    80 %   $ 3,906,284     $ 783,822     $ 155,689     $ 2,966,773     $ 1,055,807     $ 1,479,027       431,939     $ 345,654     $ 86,285  
PCP (c)
    60 %     2,200,994       478,211       52,588       1,670,196       1,786,012       894,028       (1,009,844 )     (421,540 )     (588,304 )
Fameco I (e)
    40 %     1,455,515       344,525       27,150       1,083,840       479,337       293,429       311,074             311,074  
Fameco II (f)
    40 %     488,704       165,318             323,386       151,535             171,851             171,851  
Hirshland (g)
    40 %     192,843       50,516             142,328       38,199             104,129             104,129  
Other
    50 %     124,444       59,857       3,266       62,321       17,656       22,288       22,377       11,219       11,158  
 
                                                             
 
            8,368,784       1,882,249       238,693       6,248,844       3,528,546       2,688,772       31,526       (64,667 )     96,193  
Held for sale
                                                                               
WP Realty (d )
    25 %                                           (89,480 )     (22,370 )     (67,110 )
 
                                                             
 
          $ 8,368,784     $ 1,882,249     $ 238,693     $ 6,248,844     $ 3,528,546     $ 2,688,772     $ (57,954 )   $ (87,037 )   $ 29,083  
 
                                                             
Managed Unconsolidated
                                                                         
Cedar/RioCan (h)
    80 %   $ 5,160,630     $ 1,265,762       176,176       3,718,692     $ 1,283,375     $ 1,414,724       1,020,593     $ 827,137     $ 193,455  
 
                                                             
 
                                                                               
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  
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             294,991             294,992  
Hirshland (g)
    40 %     196,685       41,370             155,316       38,119             117,197             117,117  
Other
    50 %     115,760       51,909       3,266       60,586       17,656       41,633       1,297       648       648  
 
                                                             
 
            8,784,713       2,187,936       218,864       6,377,915       2,207,564       2,576,324       1,594,027       515,122       1,078,825  
Held for sale
                                                                               
WP Realty (d )
    25 %                                           (160,195 )     (40,049 )     (120,146 )
 
                                                             
 
          $ 8,784,713     $ 2,187,936     $ 218,864     $ 6,377,915     $ 2,207,564     $ 2,576,324     $ 1,433,832     $ 475,073     $ 958,679  
 
                                                             
Managed Unconsolidated
                                                                         
Cedar/RioCan (h)
    80 %   $ 3,085,417     $ 760,246       98,823     $ 2,226,348     $ 511,677     $ 1,123,366     $ 591,305     $ 495,189     $ 96,116  
 
                                                             

 

29


 

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, 2011     Three months ended March 31, 2011  
Homburg
    80 %   $ 1,187,381     $ 296,845     $ 1,484,226     $ 2,347,156     $ 586,789     $ 2,933,945  
PCP (c)
    60 %     331,176       220,784       551,959       838,825       559,217       1,398,041  
Fameco I (e)
    40 %           334,368       334,368             1,056,599       1,056,599  
Fameco II (f)
    40 %           560,822       560,822             560,822       560,822  
Hirshland (g)
    40 %           151,449       151,449             148,096       148,096  
Other
    50 %     7,812       7,812       15,625       23,897       23,897       47,793  
 
                                           
 
            1,526,369       1,572,081       3,098,450       3,209,877       2,935,420       6,145,298  
Held for Sale
                                                       
WP Realty (d )
    25 %     (190,287 )     (570,860 )     (761,147 )                  
 
                                           
 
          $ 1,336,082     $ 1,001,220     $ 2,337,302     $ 3,209,877     $ 2,935,420     $ 6,145,298  
 
                                           
Managed Unconsolidated
                                                       
Cedar/RioCan (h)
    80 %   $ 5,392,563     $ 1,348,141     $ 6,740,704     $ 8,892,405     $ 2,223,101     $ 11,115,506  
 
                                           
 
                                                       
Consolidated           Three months ended Dec 31, 2010
  Three months ended Dec 31, 2010
                 
Homburg
    80 %   $ 1,429,372     $ 357,343     $ 1,786,715     $ 2,618,142     $ 654,536     $ 3,272,678  
PCP (c)
    60 %     358,405       238,937       597,342       877,101       584,734       1,461,835  
Fameco I (e)
    40 %           321,047       321,047             974,041       974,041  
Fameco II (f)
    40 %           538,642       538,642             538,642       538,642  
Hirshland (g)
    40 %           136,165       136,165             136,165       136,165  
Other
    50 %     8,273       8,273       16,546       24,796       24,796       49,592  
 
                                           
 
            1,796,050       1,600,407       3,396,457       3,520,039       2,912,914       6,432,953  
Held for Sale
                                                       
WP Realty (d )
    25 %     (2,191,258 )     (6,573,774 )     (8,765,032 )                  
 
                                           
 
          $ (395,208 )   $ (4,973,367 )   $ (5,368,575 )   $ 3,520,039     $ 2,912,914     $ 6,432,953  
 
                                           
Managed Unconsolidated
                                                       
Cedar/RioCan (h)
    80 %   $ 4,290,081     $ 1,072,520     $ 5,362,601     $ 9,418,096     $ 2,354,524     $ 11,772,620  
 
                                           
 
                                                       
Consolidated           Three months ended Sep 30, 2010
  Three months ended Sep 30, 2010
                 
Homburg
    80 %   $ 1,137,442     $ 284,361     $ 1,421,803     $ 2,329,829     $ 582,457     $ 2,912,286  
PCP (c)
    60 %     186,110       124,073       310,183       720,296       480,197       1,200,493  
Fameco I (e)
    40 %           537,180       537,180             1,075,086       1,075,086  
Fameco II (f)
    40 %           494,191       494,191             494,191       494,191  
Hirshland (g)
    40 %           161,435       161,435             158,675       158,675  
Other
    50 %     15,180       15,180       30,360       31,787       31,787       63,574  
 
                                           
 
            1,338,732       1,616,420       2,955,152       3,081,912       2,822,393       5,904,305  
Held for Sale
                                                       
WP Realty (d )
    25 %     1,499       4,498       5,997       1,499       4,498       5,997  
 
                                           
 
          $ 1,340,231     $ 1,620,918     $ 2,961,149     $ 3,083,411     $ 2,826,891     $ 5,910,302  
 
                                           
Managed Unconsolidated
                                                       
Cedar/RioCan (h)
    80 %   $ (686,281 )   $ (228,760 )   $ (915,041 )   $ 4,049,241     $ 1,012,310     $ 5,061,551  
 
                                           
 
                                                       
Consolidated           Three months ended June 30, 2010
  Three months ended June 30, 2010
                 
Homburg
    80 %   $ 1,190,197     $ 297,549     $ 1,487,746     $ 2,373,418     $ 593,355     $ 2,966,773  
PCP (c)
    60 %     465,701       310,467       776,168       1,002,118       668,078       1,670,196  
Fameco I (e)
    40 %           552,994       552,994             1,083,840       1,083,840  
Fameco II (f)
    40 %           323,386       323,386             323,386       323,386  
Hirshland (g)
    40 %           145,023       145,023             142,328       142,328  
Other
    50 %     20,017       20,017       40,034       31,161       31,161       62,322  
 
                                           
 
            1,675,915       1,649,436       3,325,351       3,406,697       2,842,148       6,248,845  
Held for Sale
                                                       
WP Realty (d )
    25 %     10,298       30,894       41,192       10,298       30,894       41,192  
 
                                           
 
          $ 1,686,213     $ 1,680,330     $ 3,366,543     $ 3,416,995     $ 2,873,042     $ 6,290,037  
 
                                           
Managed Unconsolidated
                                                       
Cedar/RioCan (h)
    80 %   $ 1,614,653     $ 460,854     $ 2,075,507     $ 2,974,953     $ 743,738     $ 3,718,691  
 
                                           
 
                                                       
Consolidated           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       695,255       891,694       594,463       1,486,157  
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       18,952       30,293       30,293       60,586  
 
                                           
 
            1,698,610       1,873,516       3,572,126       3,368,197       3,009,716       6,377,916  
Held for Sale
                                                       
WP Realty (d )
    25 %     (7,571 )     (22,713 )     (30,284 )     (7,571 )     (22,713 )     (30,284 )
 
                                           
 
          $ 1,691,039     $ 1,850,803     $ 3,541,842     $ 3,360,626     $ 2,987,003     $ 6,347,632  
 
                                           
Managed Unconsolidated
                                                       
Cedar/RioCan (h)
    80 %   $ 882,496       220,624       1,103,120       1,781,079       445,270       2,226,348  
 
                                           

 

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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 joint venture partner’s contribution over the underlying net book value of the properties owned prior to their contribution to the joint venture in December 2007.
 
(c)  
Cedar has a 40% interest in two joint ventures formed for the acquisitions of New London Mall and San Souci Plaza in January and February 2009, respectively.
 
(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, which has been treated as “held for sale”.
 
(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 represent the assets and liabilities of the properties transferred prior to that date; 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. With respect to the Cedar/RioCan joint venture, acquisition transaction costs were $68,000, $2.6 million, $3.9 million and $0.6 million for March 31, 2011, December 31, 2010, September 30, 2010 and March 31, 2010, respectively. The amounts for December 31, 2010 and September 30, 2010 include $0.9 million and $1.3 million, respectively, charged by Cedar.
 
(j)  
Includes the net results of properties treated as “held for sale”.

 

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