FOR IMMEDIATE RELEASE |
| New President and Chief Executive Officer and new Chief Financial Officer hired to lead the
Company |
| Same-property NOI, excluding straight-line rents and amortization of intangible lease
liabilities, was $22.9 million for the second quarter compared to $22.6 million for the
comparable prior year period |
| Occupancy for the Companys 105 operating properties was 93.4%; occupancy including five
additional re-development properties was 92.0% |
| Leasing spreads for renewals were up 16.0% on a straight-line basis and 4.8% on a cash
basis |
| Operating Funds from Operation (FFO) was $0.12 per diluted share for the second quarter
compared to $0.14 per diluted share for the comparable prior year period |
Page 2
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Page 4
Page 5
Three months ended June 30, | Six months ended June 30, | |||||||||||||||
2011 | 2010 | 2011 | 2010 | |||||||||||||
Net loss attributable to common shareholders |
$ | (27,668,000 | ) | $ | (4,251,000 | ) | $ | (39,977,000 | ) | $ | (7,741,000 | ) | ||||
Add (deduct): |
||||||||||||||||
Real estate depreciation and amortization |
10,903,000 | 12,327,000 | 21,313,000 | 23,655,000 | ||||||||||||
Noncontrolling interests: |
||||||||||||||||
Limited partners interest |
(579,000 | ) | (178,000 | ) | (839,000 | ) | (292,000 | ) | ||||||||
Minority interests in consolidated joint ventures |
(22,000 | ) | (87,000 | ) | (47,000 | ) | 388,000 | |||||||||
Minority interests share of FFO applicable to
consolidated joint ventures |
(1,237,000 | ) | (1,686,000 | ) | (2,573,000 | ) | (3,377,000 | ) | ||||||||
Equity in income of unconsolidated joint ventures |
(34,000 | ) | (479,000 | ) | (825,000 | ) | (835,000 | ) | ||||||||
FFO from unconsolidated joint ventures |
1,182,000 | 834,000 | 3,064,000 | 1,420,000 | ||||||||||||
Gain on sale of land parcel |
| | (28,000 | ) | | |||||||||||
Gain on sales of discontinued operations |
(474,000 | ) | 5,000 | (474,000 | ) | (170,000 | ) | |||||||||
Funds (Used in) From Operations |
$ | (17,929,000 | ) | $ | 6,485,000 | $ | (20,386,000 | ) | $ | 13,048,000 | ||||||
FFO per common share (assuming conversion of OP Units) Basic and diluted |
$ | (0.26 | ) | $ | 0.10 | $ | (0.30 | ) | $ | 0.21 | ||||||
Weighted average number of common shares (basic): |
||||||||||||||||
Shares used in determination of basic earnings per share |
68,099,000 | 64,434,000 | 67,664,000 | 61,581,000 | ||||||||||||
Additional shares assuming conversion of OP Units |
1,415,000 | 1,945,000 | 1,415,000 | 1,965,000 | ||||||||||||
Shares used in determination of basic FFO per share |
69,514,000 | 66,379,000 | 69,079,000 | 63,546,000 | ||||||||||||
Weighted average number of common shares (dilutive): |
||||||||||||||||
Shares used in determination of diluted earnings per
share |
68,099,000 | 64,486,000 | 67,664,000 | 61,620,000 | ||||||||||||
Additional shares assuming conversion of OP Units |
1,415,000 | 1,945,000 | 1,415,000 | 1,965,000 | ||||||||||||
Shares used in determination of diluted FFO per share |
69,514,000 | 66,431,000 | 69,079,000 | 63,585,000 | ||||||||||||
Page 6
June 30 | December 31, | |||||||
2011 | 2010 | |||||||
(unaudited) | ||||||||
Assets |
||||||||
Real estate: |
||||||||
Land |
$ | 337,810,000 | $ | 325,138,000 | ||||
Buildings and improvements |
1,296,924,000 | 1,246,979,000 | ||||||
1,634,734,000 | 1,572,117,000 | |||||||
Less accumulated depreciation |
(207,895,000 | ) | (188,233,000 | ) | ||||
Real estate, net |
1,426,839,000 | 1,383,884,000 | ||||||
Real estate held for sale/conveyance |
51,175,000 | 88,348,000 | ||||||
Investment in unconsolidated joint ventures |
46,060,000 | 52,466,000 | ||||||
Cash and cash equivalents |
13,426,000 | 14,166,000 | ||||||
Restricted cash |
14,340,000 | 12,493,000 | ||||||
Receivables: |
||||||||
Rents and other tenant receivables, net |
8,914,000 | 7,048,000 | ||||||
Straight-line rents |
16,546,000 | 15,669,000 | ||||||
Loans and other receivables ($8.0 million and $2.6 million, respectively) and
joint venture settlements |
10,968,000 | 8,599,000 | ||||||
Other assets |
8,925,000 | 9,676,000 | ||||||
Deferred charges, net |
25,900,000 | 28,086,000 | ||||||
Assets relating to real estate held for sale/conveyance |
2,322,000 | 2,052,000 | ||||||
Total assets |
$ | 1,625,415,000 | $ | 1,622,487,000 | ||||
Liabilities and equity |
||||||||
Mortgage loans payable |
$ | 684,118,000 | $ | 659,203,000 | ||||
Mortgage loans payable real estate held for sale/conveyance |
42,951,000 | 48,313,000 | ||||||
Secured revolving credit facilities |
167,097,000 | 132,597,000 | ||||||
Accounts payable and accrued liabilities |
30,446,000 | 29,026,000 | ||||||
Unamortized intangible lease liabilities |
44,092,000 | 46,453,000 | ||||||
Liabilities relating to real estate held for sale/conveyance |
1,416,000 | 1,371,000 | ||||||
Total liabilities |
970,120,000 | 916,963,000 | ||||||
Limited partners interest in Operating Partnership |
5,325,000 | 7,053,000 | ||||||
Commitments and contingencies |
| | ||||||
Equity: |
||||||||
Cedar Shopping Centers, Inc. shareholders equity: |
||||||||
Preferred stock ($.01 par value, $25.00 per share
liquidation value, 12,500,000 shares authorized, 6,400,000 shares
issued and outstanding) |
158,575,000 | 158,575,000 | ||||||
Common stock ($.06 par value, 150,000,000 shares authorized
68,002,000 and 66,520,000 shares, respectively, issued and
outstanding) |
4,080,000 | 3,991,000 | ||||||
Treasury stock (1,336,000 and 1,120,000 shares, respectively, at cost) |
(10,856,000 | ) | (10,367,000 | ) | ||||
Additional paid-in capital |
718,015,000 | 712,548,000 | ||||||
Cumulative distributions in excess of net income |
(283,400,000 | ) | (231,275,000 | ) | ||||
Accumulated other comprehensive loss |
(2,997,000 | ) | (3,406,000 | ) | ||||
Total Cedar Shopping Centers, Inc. shareholders equity |
583,417,000 | 630,066,000 | ||||||
Noncontrolling interests: |
||||||||
Minority interests in consolidated joint ventures |
60,299,000 | 62,050,000 | ||||||
Limited partners interest in Operating Partnership |
6,254,000 | 6,355,000 | ||||||
Total noncontrolling interests |
66,553,000 | 68,405,000 | ||||||
Total equity |
649,970,000 | 698,471,000 | ||||||
Total liabilities and equity |
$ | 1,625,415,000 | $ | 1,622,487,000 | ||||
Page 7
Three months ended June 30, | Six months ended June 30, | |||||||||||||||
2011 | 2010 | 2011 | 2010 | |||||||||||||
Revenues: |
||||||||||||||||
Rents |
$ | 30,730,000 | $ | 30,988,000 | $ | 61,495,000 | $ | 63,240,000 | ||||||||
Expense recoveries |
6,776,000 | 6,718,000 | 16,232,000 | 16,150,000 | ||||||||||||
Other |
793,000 | 283,000 | 1,499,000 | 382,000 | ||||||||||||
Total revenues |
38,299,000 | 37,989,000 | 79,226,000 | 79,772,000 | ||||||||||||
Expenses: |
||||||||||||||||
Operating, maintenance and management |
7,035,000 | 6,840,000 | 17,620,000 | 16,315,000 | ||||||||||||
Real estate and other property-related taxes |
4,849,000 | 4,844,000 | 9,811,000 | 9,736,000 | ||||||||||||
General and administrative |
2,691,000 | 2,106,000 | 5,216,000 | 4,317,000 | ||||||||||||
Management transition charges |
6,350,000 | | 6,530,000 | | ||||||||||||
Impairments |
| 562,000 | | 2,117,000 | ||||||||||||
Acquisition transaction costs and terminated projects |
73,000 | 2,000 | 1,242,000 | 1,322,000 | ||||||||||||
Depreciation and amortization |
10,917,000 | 11,222,000 | 21,250,000 | 21,370,000 | ||||||||||||
Total expenses |
31,915,000 | 25,576,000 | 61,669,000 | 55,177,000 | ||||||||||||
Operating income |
6,384,000 | 12,413,000 | 17,557,000 | 24,595,000 | ||||||||||||
Non-operating income and expense: |
||||||||||||||||
Interest expense, including amortization of
deferred financing costs |
(11,773,000 | ) | (12,292,000 | ) | (23,863,000 | ) | (25,574,000 | ) | ||||||||
Interest income |
106,000 | 5,000 | 184,000 | 19,000 | ||||||||||||
Unconsolidated joint ventures: |
||||||||||||||||
Equity in income |
34,000 | 479,000 | 825,000 | 835,000 | ||||||||||||
Write-off of investment |
(7,961,000 | ) | | (7,961,000 | ) | | ||||||||||
Gain on sale of land parcel |
| | 28,000 | | ||||||||||||
Total non-operating income and expense |
(19,594,000 | ) | (11,808,000 | ) | (30,787,000 | ) | (24,720,000 | ) | ||||||||
Loss before discontinued operations |
(13,210,000 | ) | 605,000 | (13,230,000 | ) | (125,000 | ) | |||||||||
Discontinued operations: |
||||||||||||||||
Income (loss) from operations |
265,000 | (157,000 | ) | 1,478,000 | (514,000 | ) | ||||||||||
Impairment charges |
(12,258,000 | ) | (2,990,000 | ) | (22,544,000 | ) | (3,238,000 | ) | ||||||||
Gain on sales |
474,000 | (5,000 | ) | 474,000 | 170,000 | |||||||||||
Total discontinued operations |
(11,519,000 | ) | (3,152,000 | ) | (20,592,000 | ) | (3,582,000 | ) | ||||||||
Net loss |
(24,729,000 | ) | (2,547,000 | ) | (33,822,000 | ) | (3,707,000 | ) | ||||||||
Less, net loss (income) attributable to noncontrolling interests: |
||||||||||||||||
Minority interests in consolidated joint ventures |
22,000 | 87,000 | 47,000 | (388,000 | ) | |||||||||||
Limited partners interest in Operating Partnership |
579,000 | 178,000 | 839,000 | 292,000 | ||||||||||||
Total net loss (income) attributable to noncontrolling
interests |
601,000 | 265,000 | 886,000 | (96,000 | ) | |||||||||||
Net loss attributable to Cedar Shopping Centers, Inc. |
(24,128,000 | ) | (2,282,000 | ) | (32,936,000 | ) | (3,803,000 | ) | ||||||||
Preferred distribution requirements |
(3,540,000 | ) | (1,969,000 | ) | (7,041,000 | ) | (3,938,000 | ) | ||||||||
Net loss attributable to common shareholders |
$ | (27,668,000 | ) | $ | (4,251,000 | ) | $ | (39,977,000 | ) | $ | (7,741,000 | ) | ||||
Per common share attributable to common shareholders (basic
and diluted): |
||||||||||||||||
Continuing operations |
$ | (0.24 | ) | $ | (0.02 | ) | $ | (0.29 | ) | $ | (0.07 | ) | ||||
Discontinued operations |
(0.17 | ) | (0.05 | ) | $ | (0.30 | ) | (0.06 | ) | |||||||
$ | (0.41 | ) | $ | (0.07 | ) | $ | (0.59 | ) | $ | (0.13 | ) | |||||
Amounts attributable to Cedar Shopping Centers, Inc.
common shareholders, net of limited partners interest: |
||||||||||||||||
Loss from continuing operations |
$ | (16,380,000 | ) | $ | (1,190,000 | ) | $ | (19,797,000 | ) | $ | (4,263,000 | ) | ||||
Loss from discontinued operations |
(11,753,000 | ) | (3,056,000 | ) | (20,645,000 | ) | (3,643,000 | ) | ||||||||
Gain on sales of discontinued operations |
465,000 | (5,000 | ) | 465,000 | 165,000 | |||||||||||
Net loss |
$ | (27,668,000 | ) | $ | (4,251,000 | ) | $ | (39,977,000 | ) | $ | (7,741,000 | ) | ||||
Dividends declared per common share |
$ | 0.09 | $ | 0.09 | $ | 0.18 | $ | 0.09 | ||||||||
Weighted average number of common shares outstanding |
68,099,000 | 64,434,000 | 67,664,000 | 61,581,000 | ||||||||||||
Page 8
Six months ended June 30, | ||||||||
2011 | 2010 | |||||||
Cash flow from operating activities: |
||||||||
Net loss |
$ | (33,822,000 | ) | $ | (3,707,000 | ) | ||
Adjustments to reconcile net loss to net cash provided by operating activities: |
||||||||
Equity in income of unconsolidated joint ventures |
(825,000 | ) | (835,000 | ) | ||||
Distributions from unconsolidated joint ventures |
557,000 | 548,000 | ||||||
Write-off of investment in unconsolidated joint venture |
7,961,000 | | ||||||
Impairments |
| 2,117,000 | ||||||
Acquisition transaction costs and terminated projects |
1,242,000 | 1,273,000 | ||||||
Impairments discontinued operations |
22,544,000 | 3,238,000 | ||||||
Gain on sales of real estate |
(502,000 | ) | (170,000 | ) | ||||
Straight-line rents |
(998,000 | ) | (1,424,000 | ) | ||||
Provision for doubtful accounts |
1,765,000 | 1,518,000 | ||||||
Depreciation and amortization |
21,466,000 | 23,753,000 | ||||||
Amortization of intangible lease liabilities |
(2,995,000 | ) | (5,427,000 | ) | ||||
Amortization (including accelerated write-off) and market price
adjustments
relating to stock-based compensation |
3,128,000 | 1,236,000 | ||||||
Amortization (including accelerated write-off of deferred financing costs) |
2,143,000 | 2,493,000 | ||||||
Increases/decreases in operating assets and liabilities: |
||||||||
Rents and other receivables, net |
(4,405,000 | ) | (2,875,000 | ) | ||||
Joint venture settlements |
126,000 | (2,426,000 | ) | |||||
Prepaid expenses and other |
(383,000 | ) | 1,340,000 | |||||
Accounts payable and accrued expenses |
(3,436,000 | ) | (3,894,000 | ) | ||||
Net cash provided by operating activities |
13,566,000 | 16,758,000 | ||||||
Cash flow from investing activities: |
||||||||
Expenditures for real estate and improvements |
(63,158,000 | ) | (15,512,000 | ) | ||||
Net proceeds from sales of real estate |
11,577,000 | 2,056,000 | ||||||
Net proceeds from transfers to unconsolidated Cedar/RioCan joint venture, less
cash at dates of transfer |
2,894,000 | 31,513,000 | ||||||
Investments in and advances to unconsolidated joint ventures |
(4,183,000 | ) | (4,302,000 | ) | ||||
Distributions of capital from unconsolidated joint ventures |
2,996,000 | 1,559,000 | ||||||
Increase in loans and other receivables |
(4,729,000 | ) | | |||||
Construction escrows and other |
(1,825,000 | ) | 1,156,000 | |||||
Net cash (used in) provided by investing activities |
(56,428,000 | ) | 16,470,000 | |||||
Cash flow from financing activities: |
||||||||
Net advances/(repayments) from/(to) revolving credit facilities |
34,500,000 | (89,844,000 | ) | |||||
Proceeds from mortgage financings |
29,291,000 | 16,242,000 | ||||||
Mortgage repayments |
(4,762,000 | ) | (16,457,000 | ) | ||||
Payments of debt financing costs |
| (998,000 | ) | |||||
Termination payment related to interest rate swaps |
| (5,476,000 | ) | |||||
Noncontrolling interests: |
||||||||
Contribution from consolidated joint venture minority interests |
269,000 | | ||||||
Distributions to consolidated joint venture minority interests |
(1,973,000 | ) | (660,000 | ) | ||||
Redemptions of Operating Partnership Units |
| (485,000 | ) | |||||
Distributions to limited partners |
(255,000 | ) | (353,000 | ) | ||||
Net proceeds from the sales of common stock |
4,299,000 | 65,913,000 | ||||||
Exercise of warrant |
| 10,000,000 | ||||||
Preferred stock distributions |
(7,099,000 | ) | (3,938,000 | ) | ||||
Distributions to common shareholders |
(12,148,000 | ) | (10,542,000 | ) | ||||
Net cash provided by (used in) financing activities |
42,122,000 | (36,598,000 | ) | |||||
Net (decrease) in cash and cash equivalents |
(740,000 | ) | (3,370,000 | ) | ||||
Cash and cash equivalents at beginning of period |
14,166,000 | 17,164,000 | ||||||
Cash and cash equivalents at end of period |
$ | 13,426,000 | $ | 13,794,000 | ||||
Page 9