Exhibit 99.2

 

CedarLogo

 

Supplemental Financial Information

September 30, 2011

(unaudited)

 

Cedar Realty Trust, Inc.
(formerly known as Cedar Shopping Centers, Inc.)
44 South Bayles Avenue
Port Washington, NY 11050-3765
Tel: (516) 767-6492 Fax: (516) 767-6497
www.cedarrealtytrust.com

 

 


 

CEDAR REALTY TRUST, INC.
Supplemental Financial Information
September 30, 2011
(unaudited)
TABLE OF CONTENTS
         
Consolidated Financial Information
       
Consolidated Balance Sheets
    3  
Consolidated Statements of Operations
    4  
Supporting Schedules to Consolidated Statements
    5  
Funds from Operations and Additional Disclosures
    6  
Earnings Before Interest, Taxes, Depreciation and Amortization
    7  
Summary of Outstanding Debt
    8-9  
Summaries of Debt Maturities
    10  
 
       
Consolidated Operating Portfolio Information
       
Real Estate Summary
    11-13  
Leasing Activity
    14  
Tenant Concentration
    15  
Lease Expirations
    16  
Same-Property Analysis
    17  
Significant 2011 Acquisitions and Dispositions
    18  
 
       
Unconsolidated Cedar/RioCan Joint Venture
       
Combined Balance Sheets
    20  
Combined Statements of Operations
    21  
Real Estate Summary
    22  
Summary of Outstanding Debt
    23  
Summary of Debt Maturities
    24  
 
       
Properties Held for Sale/Conveyance
       
Real Estate Summary
    26-27  
Summary of Outstanding Debt
    28  
Summary of Debt Maturities
    29  
 
       
Portfolio Map
    30  
 
       
Non-GAAP Financial Disclosures
    31  
Forward-Looking Statements
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”). In addition, statements made or incorporated by reference herein may include certain “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1934 and Section 21E of the Securities Exchange Act of 1934 and, as such, may involve known and unknown risks, uncertainties and other factors which may cause the Company’s actual results, performance or achievements to be materially different from future results, performance or achievements expressed or implied by such forward-looking statements. Forward-looking statements, which are based on certain assumptions and describe the Company’s future plans, strategies and expectations, are generally identifiable by use of the words “may”, “will”, “should”, “estimates”, “projects”, “anticipates”, “believes”, “expects”, “intends”, “future”, and words of similar import, or the negative thereof. Factors which could have a material adverse effect on the operations and future prospects of the Company include, but are not limited to, those set forth under the headings “Risk Factors” in the Company’s Annual Report on Form 10-K and “Forward-Looking Statements” in the Company’s Quarterly Report on Form 10-Q. Accordingly, 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 September 30, 2011.

 

2


 

CEDAR REALTY TRUST, INC.
Consolidated Balance Sheets
                 
    September 30,     December 31,  
    2011     2010  
Assets:
               
Real estate
               
Land
  $ 271,907,000     $ 261,673,000  
Buildings and improvements
    1,088,396,000       1,028,443,000  
 
           
 
    1,360,303,000       1,290,116,000  
Less accumulated depreciation
    (183,274,000 )     (157,803,000 )
 
           
Real estate, net
    1,177,029,000       1,132,313,000  
Real estate held for sale/conveyance
    242,844,000       348,743,000  
Investment in unconsolidated joint ventures
    45,087,000       52,466,000  
Cash and cash equivalents
    11,642,000       14,166,000  
Restricted cash
    13,750,000       12,493,000  
Receivables
    28,730,000       26,387,000  
Other assets and deferred charges, net
    37,463,000       33,867,000  
Assets relating to real estate held for sale/conveyance
    2,322,000       2,052,000  
 
           
Total assets
  $ 1,558,867,000     $ 1,622,487,000  
 
           
 
               
Liabilities and equity:
               
Mortgage loans payable
  $ 590,965,000     $ 550,525,000  
Mortgage loans payable — real estate held for sale/conveyance
    148,114,000       156,991,000  
Secured revolving credit facilities
    166,317,000       132,597,000  
Accounts payable and accrued liabilities
    36,080,000       29,026,000  
Unamortized intangible lease liabilities
    36,423,000       40,253,000  
Liabilities relating to real estate held for sale/conveyance
    6,909,000       7,571,000  
 
           
Total liabilities
    984,808,000       916,963,000  
 
           
 
               
Limited partners’ interest in Operating Partnership
    4,715,000       7,053,000  
 
               
Commitments and contingencies
           
 
               
Equity:
               
Cedar Realty Trust, Inc. shareholders’ equity:
               
Preferred stock
    158,575,000       158,575,000  
Common stock and other shareholders’ equity
    348,441,000       471,491,000  
 
           
Total Cedar Realty Trust, Inc. shareholders’ equity
    507,016,000       630,066,000  
 
           
Noncontrolling interests:
               
Minority interests in consolidated joint ventures
    56,793,000       62,050,000  
Limited partners’ interest in Operating Partnership
    5,535,000       6,355,000  
 
           
Total noncontrolling interests
    62,328,000       68,405,000  
 
           
Total equity
    569,344,000       698,471,000  
 
           
Total liabilities and equity
  $ 1,558,867,000     $ 1,622,487,000  
 
           

 

3


 

CEDAR REALTY TRUST, INC.
Consolidated Statements of Operations
                                 
    Three months ended September 30,     Nine months ended September 30,  
    2011     2010     2011     2010  
Revenues:
                               
Rents
  $ 26,504,000     $ 24,384,000     $ 78,156,000     $ 77,565,000  
Expense recoveries
    6,271,000       5,735,000       20,365,000       19,637,000  
Other
    685,000       1,591,000       2,138,000       1,926,000  
 
                       
Total revenues
    33,460,000       31,710,000       100,659,000       99,128,000  
 
                       
Expenses:
                               
Operating, maintenance and management
    6,430,000       5,674,000       20,780,000       18,993,000  
Real estate and other property-related taxes
    4,147,000       3,986,000       12,307,000       12,151,000  
General and administrative
    2,899,000       2,421,000       8,115,000       6,738,000  
Management transition charges
                6,530,000        
Impairment charges
    7,419,000       155,000       7,419,000       2,272,000  
Acquisition transaction costs and terminated projects
          2,043,000       1,169,000       3,365,000  
Depreciation and amortization
    9,801,000       8,846,000       27,844,000       26,942,000  
 
                       
Total expenses
    30,696,000       23,125,000       84,164,000       70,461,000  
 
                       
 
                               
Operating income
    2,764,000       8,585,000       16,495,000       28,667,000  
Non-operating income and expense:
                               
Interest expense, including amortization of deferred financing costs
    (10,475,000 )     (10,523,000 )     (31,155,000 )     (33,174,000 )
Write-off of deferred financing costs
          (2,552,000 )           (2,552,000 )
Interest income
    41,000       3,000       216,000       12,000  
Unconsolidated joint ventures:
                               
Equity in income (loss)
    327,000       (288,000 )     1,152,000       547,000  
Write-off of investment
                (7,961,000 )      
Gain on sale of land parcel
    130,000             130,000        
 
                       
Total non-operating income and expense
    (9,977,000 )     (13,360,000 )     (37,618,000 )     (35,167,000 )
 
                       
 
                               
Loss before discontinued operations
    (7,213,000 )     (4,775,000 )     (21,123,000 )     (6,500,000 )
 
                               
Discontinued operations:
                               
Income from operations
    619,000       318,000       2,821,000       1,408,000  
Impairment charges
    (64,671,000 )     (34,000 )     (87,287,000 )     (3,276,000 )
Gain on sales
                502,000       170,000  
 
                       
Total discontinued operations
    (64,052,000 )     284,000       (83,964,000 )     (1,698,000 )
 
                       
Net loss
    (71,265,000 )     (4,491,000 )     (105,087,000 )     (8,198,000 )
 
                               
Less, net loss (income) attributable to noncontrolling interests:
                               
Minority interests in consolidated joint ventures
    3,285,000       194,000       3,332,000       (194,000 )
Limited partners’ interest in Operating Partnership
    1,455,000       196,000       2,294,000       488,000  
 
                       
Total net loss (income) attributable to noncontrolling interests
    4,740,000       390,000       5,626,000       294,000  
 
                       
 
                               
Net loss attributable to Cedar Realty Trust, Inc.
    (66,525,000 )     (4,101,000 )     (99,461,000 )     (7,904,000 )
 
                               
Preferred distribution requirements
    (3,580,000 )     (2,679,000 )     (10,621,000 )     (6,617,000 )
 
                       
Net loss attributable to common shareholders
  $ (70,105,000 )   $ (6,780,000 )   $ (110,082,000 )   $ (14,521,000 )
 
                       
 
                               
Per common share attributable to common shareholders (basic and diluted):
                               
Continuing operations
  $ (0.09 )   $ (0.10 )   $ (0.40 )   $ (0.20 )
Discontinued operations
    (0.96 )   $ 0.00     $ (1.27 )     (0.03 )
 
                       
 
  $ (1.05 )   $ (0.10 )   $ (1.67 )   $ (0.23 )
 
                       
 
                               
Weighted average number of common shares outstanding:
                               
Basic
    66,800,000       65,835,000       66,253,000       62,999,000  
 
                       
Diluted
    66,800,000       65,835,000       66,253,000       63,025,000  
 
                       

 

4


 

CEDAR REALTY TRUST, INC.
Supporting Schedules to Consolidated Statements
Balance Sheets Detail
                 
    September 30, 2011     December 31, 2010  
Investment in unconsolidated joint ventures
               
Cedar/RioCan
  $ 45,087,000     $ 46,618,000  
Philadelphia redevelopment property
          5,848,000  
 
           
 
  $ 45,087,000     $ 52,466,000  
 
           
 
               
Receivables
               
Rents and other tenant receivables, net
  $ 9,456,000     $ 7,048,000  
Straight-line rents
    13,335,000       12,471,000  
Loans and other receivables, and joint venture settlements
    5,939,000       6,868,000  
 
           
 
  $ 28,730,000     $ 26,387,000  
 
           
 
               
Other assets and deferred charges, net
               
Lease origination costs, net
  $ 13,496,000     $ 13,282,000  
Prepaid expenses
    9,922,000       5,258,000  
Financing costs, net
    6,688,000       9,623,000  
Investments and cumulative mark-to-market adjustments related to stock-based compensation
    3,421,000       2,101,000  
Property and other deposits
    1,370,000       1,527,000  
Leasehold improvements, furniture and fixtures
    1,037,000       525,000  
Intangible lease assets
    820,000        
Other, net
    709,000       1,551,000  
 
           
 
  $ 37,463,000     $ 33,867,000  
 
           
Statements of Operations Detail
                 
    Three months ended September 30,  
    2011     2010  
Rents
               
Base rents
  $ 24,122,000     $ 22,418,000  
Percentage rent
    301,000       223,000  
Straight-line rents
    191,000       65,000  
Amortization of intangible lease liabilities
    1,890,000       1,678,000  
 
           
 
  $ 26,504,000     $ 24,384,000  
 
           
                 
    Nine months ended September 30,  
    2011     2010  
Rents
               
Base rents
  $ 72,200,000     $ 69,716,000  
Percentage rent
    686,000       538,000  
Straight-line rents
    946,000       1,259,000  
Amortization of intangible lease liabilities
    4,324,000       6,052,000  
 
           
 
  $ 78,156,000     $ 77,565,000  
 
           

 

5


 

CEDAR REALTY TRUST, INC.
Funds from Operations and Additional Disclosures
                                 
    Three months ended September 30,     Nine months ended September 30,  
    2011     2010     2011     2010  
Net loss attributable to the Company’s common shareholders
  $ (70,105,000 )   $ (6,780,000 )   $ (110,082,000 )   $ (14,521,000 )
Real estate depreciation and amortization
    11,393,000       11,831,000       32,926,000       35,486,000  
Noncontrolling interests:
                               
Limited partners’ interest
    (1,455,000 )     (196,000 )     (2,294,000 )     (488,000 )
Minority interests in consolidated joint ventures
    (3,285,000 )     (194,000 )     (3,332,000 )     194,000  
Minority interests’ share of FFO applicable to consolidated joint ventures
    418,000       (1,340,000 )     (2,146,000 )     (4,717,000 )
Impairment charges and write-off of joint venture interest
    70,210,000       189,000       100,371,000       5,548,000  
Gain on sales of discontinued operations
                (502,000 )     (170,000 )
Equity in (income) loss of unconsolidated joint ventures
    (327,000 )     288,000       (1,152,000 )     (547,000 )
FFO from unconsolidated joint ventures
    1,374,000       146,000       4,438,000       1,566,000  
 
                       
Funds From Operations (“FFO”)
    8,223,000       3,944,000       18,227,000       22,351,000  
Adjustments for items affecting comparability:
                               
Management transition charges and employee termination costs
                6,875,000        
Accelerated write-off of deferred financing costs
          2,552,000             2,552,000  
Stock-based compensation mark-to-market adjustments
    (39,000 )     (2,000 )     (740,000 )     (377,000 )
Acquisition transaction costs and terminated projects, including Company share from the Cedar/RioCan joint venture (a)
    11,000       2,991,000       1,477,000       4,782,000  
 
                       
Recurring Funds From Operations (“Recurring FFO”)
  $ 8,195,000     $ 9,485,000     $ 25,839,000     $ 29,308,000  
 
                       
 
                               
FFO per diluted share:
  $ 0.12     $ 0.06     $ 0.26     $ 0.34  
 
                       
 
                               
Recurring FFO per diluted share:
  $ 0.12     $ 0.14     $ 0.37     $ 0.45  
 
                       
 
                               
 
                               
Weighted average number of diluted common shares:
                               
Common shares
    69,759,000       65,835,000       68,368,000       63,025,000  
OP Units
    1,415,000       1,892,000       1,415,000       1,941,000  
 
                       
 
    71,174,000       67,727,000       69,783,000       64,966,000  
 
                       
 
                               
Additional Disclosures (Pro-Rata Share):
                               
Straight-line rents
  $ 313,000     $ 150,000     $ 1,282,000     $ 1,335,000  
Amortization of intangible lease liabilities
    2,097,000       1,957,000       5,007,000       6,597,000  
Non-real estate amortization
    1,172,000       1,610,000       3,414,000       4,133,000  
Stock-based compensation other than mark-to-market adjustments
    978,000       856,000       4,789,000       2,446,000  
Maintenance capital expenditures
    1,123,000       1,321,000       2,176,000       2,906,000  
Development and redevelopment capital expenditures
    12,911,000       3,659,000       25,461,000       13,889,000  
Capitalized interest and financing costs
    895,000       597,000       2,036,000       2,210,000  
NOI attributable to RioCan properties prior to dates of transfer
                      1,905,000  
     
(a)  
The amounts for the three and nine months ended September 30, 2010 are principally fees paid to the Company’s investment advisor related to Cedar/RioCan joint venture transactions. The Company’s share of acquisition costs from the Cedar/RioCan joint venture are $11,000, $773,000, $183,000 and $892,000, respectively.

 

6


 

CEDAR REALTY TRUST, INC.
Earnings Before Interest, Taxes, Depreciation and Amortization
                                 
    Three months ended September 30,     Nine months ended September 30,  
    2011     2010     2011     2010  
EBITDA Calculation
                               
 
                               
(Loss) from continuing operations
  $ (7,213,000 )   $ (4,775,000 )   $ (21,123,000 )   $ (6,500,000 )
Add (deduct):
                               
Interest expense and amortization of financing costs, net
    10,475,000       10,523,000       31,155,000       33,174,000  
Accelerated write-off of deferred financing costs
          2,552,000             2,552,000  
Depreciation and amortization
    9,801,000       8,846,000       27,844,000       26,942,000  
Minority interests share of consolidated joint venture EBITDA
    (3,204,000 )     (3,084,000 )     (9,560,000 )     (9,863,000 )
Discontinued operations:
                               
Income from operations
    619,000       318,000       2,821,000       1,408,000  
Interest expense and amortization of financing costs, net
    2,469,000       2,036,000       6,866,000       6,134,000  
Depreciation and amortization
    1,645,000       3,034,000       5,236,000       8,695,000  
Pro-rata share attributable to Cedar/RioCan joint venture:
                               
 
                               
Depreciation and amortization
    1,068,000       333,000       3,096,000       692,000  
Interest expense
    968,000       467,000       2,786,000       833,000  
 
                       
EBITDA
    16,628,000       20,250,000       49,121,000       64,067,000  
Adjustments for items affecting comparability:
                               
Stock-based compensation mark-to-market adjustments
    (39,000 )     (2,000 )     (740,000 )     (377,000 )
Impairment charges and write-off of investment in unconsolidated joint venture
    7,419,000       155,000       15,380,000       2,272,000  
Management transition charges
                6,530,000        
Acquisition transaction costs and terminated projects, including Company share from the Cedar/RioCan joint venture (a)
    11,000       2,816,000       1,352,000       4,257,000  
 
                       
Adjusted EBITDA
  $ 24,019,000     $ 23,219,000     $ 71,643,000     $ 70,219,000  
 
                       
 
                               
Adjusted EBITDA annualized
  $ 96,076,000     $ 92,876,000     $ 95,524,000     $ 93,625,000  
 
                       
 
                               
Pro-rata share of outstanding debt (b)
  $ 854,337,000     $ 747,291,000     $ 854,337,000     $ 747,291,000  
 
                       
 
                               
Fixed charges
                               
Interest expense
  $ 12,671,000     $ 11,404,000     $ 36,642,000     $ 36,776,000  
Interest expense — consolidated minority interests share
    (1,675,000 )     (1,706,000 )     (4,983,000 )     (5,034,000 )
Interest expense — unconsolidated Cedar/RioCan joint venture
    968,000       467,000       2,786,000       833,000  
 
                       
Interest Expense
  $ 11,964,000     $ 10,165,000     $ 34,445,000     $ 32,575,000  
Preferred dividend requirements
    3,580,000       2,679,000       10,621,000       6,617,000  
Pro-rata share of scheduled mortgage repayments
    2,237,000       1,892,000       6,554,000       5,503,000  
 
                       
Fixed charges
  $ 17,781,000     $ 14,736,000     $ 51,620,000     $ 44,695,000  
 
                       
 
                               
 
                               
Debt and Coverage Ratios
                               
Debt to Adjusted EBITDA
    8.9 x     8.0 x     8.9 x     8.0 x
Interest coverage ratio (Adjusted EBIDTA / Interest expense )
    2.0 x     2.3 x     2.1 x     2.2 x
Fixed charge coverage ratio (Adjusted EBITDA / Fixed charges )
    1.4 x     1.6 x     1.4 x     1.6 x
     
(a)  
The Company’s share of acquisition costs from the Cedar/RioCan joint venture are $11,000, $773,000, $183,000 and $892,000, respectively.
 
(b)  
Includes debt from properties “held for sale/conveyance.”

 

7


 

CEDAR REALTY TRUST, INC.
Summary of Outstanding Debt
                                         
                    Stated contract amounts  
    Percent     Maturity   Interest     September 30,     December 31,  
Property   Owned     Date   rate (a)     2011     2010  
Fixed-rate mortgages:
                                       
Consolidated Properties:
                                       
The Point
    100 %   Sep 2012     7.6 %   $ 16,413,000     $ 16,807,000  
Carll’s Corner
    100 %   Nov 2012     5.6 %     5,689,000       5,786,000  
Washington Center Shoppes
    100 %   Dec 2012     5.9 %     8,355,000       8,452,000  
LA Fitness Facility
    100 %   Jan 2013     5.4 %     5,568,000       5,666,000  
Fairview Plaza
    100 %   Feb 2013     5.7 %     5,283,000       5,370,000  
Academy Plaza
    100 %   Mar 2013     7.3 %     8,958,000       9,139,000  
General Booth Plaza
    100 %   Aug 2013     6.1 %     5,095,000       5,166,000  
Kempsville Crossing
    100 %   Aug 2013     6.1 %     5,754,000       5,841,000  
Port Richmond Village
    100 %   Aug 2013     6.5 %     14,227,000       14,428,000  
Smithfield Plaza
    100 %   Aug 2013     6.1 %     3,277,000       3,317,000  
Suffolk Plaza
    100 %   Aug 2013     6.1 %     4,322,000       4,395,000  
Virginia Little Creek
    100 %   Aug 2013     6.1 %     4,612,000       4,680,000  
Timpany Plaza
    100 %   Jan 2014     6.1 %     7,954,000       8,067,000  
Trexler Mall
    100 %   May 2014     5.5 %     20,677,000       20,993,000  
Coliseum Marketplace
    100 %   Jul 2014     6.1 %     11,515,000       11,642,000  
Fieldstone Marketplace
    20 %   Jul 2014     6.0 %     17,735,000       17,945,000  
King’s Plaza
    100 %   Jul 2014     6.0 %     7,574,000       7,678,000  
Liberty Marketplace
    100 %   Jul 2014     6.1 %     8,718,000       8,865,000  
Yorktowne Plaza
    100 %   Jul 2014     6.0 %     19,817,000       20,092,000  
Mechanicsburg Giant
    100 %   Nov 2014     5.5 %     9,069,000       9,274,000  
Elmhurst Square Shopping Center
    100 %   Dec 2014     5.4 %     3,912,000       3,970,000  
Newport Plaza
    100 %   Jan 2015     6.0 %     5,501,000       5,583,000  
New London Mall
    40 %   Apr 2015     4.9 %     27,365,000       27,365,000  
Carbondale Plaza
    100 %   May 2015     6.4 %     4,884,000       4,951,000  
Oak Ridge Shopping Center
    100 %   May 2015     5.5 %     3,365,000       3,407,000  
Pine Grove Plaza
    100 %   Sep 2015     5.0 %     5,604,000       5,688,000  
Groton Shopping Center
    100 %   Oct 2015     5.3 %     11,709,000       11,843,000  
Wal-Mart Center
    100 %   Nov 2015     5.1 %     5,607,000       5,690,000  
Jordan Lane
    100 %   Dec 2015     5.5 %     12,688,000       12,860,000  
Oakland Mills
    100 %   Jan 2016     5.5 %     4,771,000       4,835,000  
Smithfield Plaza
    100 %   May 2016     6.2 %     6,912,000       6,976,000  
West Bridgewater
    100 %   Sep 2016     6.2 %     10,752,000       10,848,000  
Carman’s Plaza
    100 %   Oct 2016     6.2 %     33,500,000       33,500,000  
Hamburg Commons
    100 %   Oct 2016     6.1 %     5,038,000       5,101,000  
Meadows Marketplace
    20 %   Nov 2016     5.6 %     10,046,000       10,172,000  
San Souci Plaza
    40 %   Dec 2016     6.2 %     27,200,000       27,200,000  
Camp Hill Shopping Center
    100 %   Jan 2017     5.5 %     65,000,000       65,000,000  
Golden Triangle
    100 %   Feb 2018     6.0 %     20,467,000       20,702,000  
East Chestnut
    100 %   Apr 2018     5.2 %     1,645,000       1,704,000  
Townfair Center
    100 %   Jul 2018     5.2 %     16,450,000          
Gold Star Plaza
    100 %   May 2019     7.3 %     1,982,000       2,123,000  
Kingston Plaza
    100 %   Jul 2019     5.3 %     514,000       522,000  
Halifax Plaza
    100 %   Apr 2020     6.3 %     4,195,000       4,252,000  
Swede Square
    100 %   Nov 2020     5.5 %     10,488,000       10,588,000  
Colonial Commons
    100 %   Feb 2021     5.5 %     27,842,000        
Virginia Little Creek
    100 %   Sep 2021     8.0 %     351,000       367,000  
Metro Square
    100 %   Nov 2029     7.5 %     8,805,000       8,964,000  
 
                                   
Total Fixed-Rate Mortgages
          4.5 years     5.9 %     527,205,000       487,814,000  
 
                                   
            weighted average
               

 

8


 

CEDAR REALTY TRUST, INC.
Summary of Outstanding Debt (Continued)
                                         
                    Stated contract amounts  
    Percent     Maturity     Interest     September 30,     December 31,  
Property   Owned     Date     rate (a)     2011     2010  
Variable-rate mortgages:
                                       
Upland Square
    60 %   Nov 2011 (b)     3.5 %     63,768,000       62,577,000  
 
                                   
 
                                       
Total mortgages at stated contract amounts
          4.0 years     5.6 %     590,973,000       550,391,000  
            weighted average
               
Unamortized discount/premium
                            (8,000 )     134,000  
 
                                   
Total mortgage debt (including unamortized discount/premium)             590,965,000       550,525,000  
 
                                   
 
                                       
Revolving Credit Facilities:
                                       
Stabilized properties
    100 %   Jan 2012     5.5 %     74,035,000       29,535,000  
Development properties
    100 %   Jun 2012     2.4 %     92,282,000       103,062,000  
 
                                   
 
          0.5 years     3.8 %     166,317,000       132,597,000  
 
                                   
            weighted average
               
Total Consolidated Debt (Excluding Held for Sale/Conveyance Mortgage Debt)
          3.3 years     5.2 %   $ 757,282,000       683,122,000  
 
                                   
            weighted average
               
 
                                       
 
                                       
Pro-rata share of total debt reconciliation:
                                       
Total consolidated debt (excluding held for sale/conveyance mortgage debt)     $ 757,282,000     $ 683,122,000  
Less pro-rata share attributable to consolidated joint venture minority interests       (54,739,000 )     (54,735,000 )
Plus pro-rata share attributable to properties held for sale/conveyance (c)       88,002,000       91,260,000  
Plus pro-rata share attributable to the unconsolidated Cedar/RioCan Joint Venture (d)       63,792,000       58,680,000  
 
                                   
Pro-rata share of total debt
                          $ 854,337,000     $ 778,327,000  
 
                                   
 
                                       
Pro-rata share of fixed debt
                          $ 605,352,000     $ 562,153,000  
Pro-rata share of variable debt
                          $ 248,985,000     $ 216,174,000  
 
                                   
Pro-rata share of total debt
                          $ 854,337,000     $ 778,327,000  
 
                                   
 
                                       
Percentage of pro-rata fixed debt
                            71 %     72 %
Percentage of pro-rata variable debt
                            29 %     28 %
 
                                   
 
                            100 %     100 %
 
                                   
     
(a)  
Effective rate as of September 30, 2011.
 
(b)  
Subsequent to September 30, 2011, the Company concluded a two-year extension of this facility.
 
(c)  
See “Summary of Outstanding Debt — Held for Sale Properties.”
 
(d)  
See “Summary of Outstanding Joint Venture Debt.”

 

9


 

CEDAR REALTY TRUST, INC.
Summaries of Debt Maturities
As of September 30, 2011
                                                         
Consolidated Properties Including Properties Held for Sale  
Maturity   Cedar pro-rata share of:     JV Partners pro-rata share of:        
schedule   Scheduled     Balloon             Scheduled     Balloon              
by year   Amortization     Payments     Total     Amortization     Payments     Total     Consolidated Total  
 
                                                       
2011
  $ 2,077,000     $ 63,768,000 (a)   $ 65,845,000     $ 480,000     $     $ 480,000     $ 66,325,000  
2012
    9,686,000       227,720,000 (b)     237,406,000       1,247,000             1,247,000       238,653,000  
2013
    8,856,000       54,945,000       63,801,000       1,442,000             1,442,000       65,243,000  
2014
    7,375,000       89,421,000       96,796,000       1,312,000       22,571,000       23,883,000       120,679,000  
2015
    5,843,000       79,295,000       85,138,000       951,000       36,783,000       37,734,000       122,872,000  
2016
    4,901,000       80,657,000       85,558,000       486,000       31,275,000       31,761,000       117,319,000  
2017
    3,484,000       67,072,000       70,556,000       151,000       17,184,000       17,335,000       87,891,000  
2018
    2,693,000       32,905,000       35,598,000       41,000             41,000       35,639,000  
2019
    2,105,000       5,630,000       7,735,000       36,000       892,000       928,000       8,663,000  
2020
    1,459,000       12,169,000       13,628,000                         13,628,000  
Thereafter
    5,629,000       22,855,000       28,484,000                         28,484,000  
 
                                         
 
                                                       
 
  $ 54,108,000     $ 736,437,000     $ 790,545,000     $ 6,146,000     $ 108,705,000     $ 114,851,000     $ 905,396,000  
 
                                         
                                                         
Consolidated Properties Excluding Properties Held for Sale  
Maturity   Cedar pro-rata share of:     JV Partners pro-rata share of:        
schedule   Scheduled     Balloon             Scheduled     Balloon              
by year   Amortization     Payments     Total     Amortization     Payments     Total     Consolidated Total  
 
                                                       
2011
  $ 1,707,000     $ 63,768,000 (a)   $ 65,475,000     $ 269,000     $     $ 269,000     $ 65,744,000  
2012
    8,141,000       195,955,000 (b)     204,096,000       276,000             276,000       204,372,000  
2013
    7,196,000       54,945,000       62,141,000       302,000             302,000       62,443,000  
2014
    5,629,000       87,154,000       92,783,000       151,000       13,502,000       13,653,000       106,436,000  
2015
    4,396,000       56,385,000       60,781,000       125,000       16,419,000       16,544,000       77,325,000  
2016
    3,722,000       71,520,000       75,242,000       150,000       23,545,000       23,695,000       98,937,000  
2017
    2,616,000       60,478,000       63,094,000                         63,094,000  
2018
    1,980,000       32,905,000       34,885,000                         34,885,000  
2019
    1,600,000       407,000       2,007,000                         2,007,000  
2020
    1,427,000       12,169,000       13,596,000                         13,596,000  
Thereafter
    5,588,000       22,855,000       28,443,000                         28,443,000  
 
                                         
 
                                                       
 
  $ 44,002,000     $ 658,541,000     $ 702,543,000     $ 1,273,000     $ 53,466,000     $ 54,739,000     $ 757,282,000  
 
                                         
     
(a)  
Represents property-specific construction financing, due on November 26, 2011. Subsequent to September 30, 2011, the Company concluded a two-year extension of this facility.
 
(b)  
Includes $74.0 million applicable to the stabilized property credit facility, due in January 2012, as to which the Company has a one-year extension option, in addition to $92.3 million applicable to the development property credit facility, due in June 2012.

 

10


 

CEDAR REALTY TRUST, INC.
Real Estate Summary
As of September 30, 2011
                                                     
                                    Average        
        Percent     Year           %     base rent per     Major Tenants (a)  
Property Description   State   owned     acquired   GLA     occupied     leased sq. ft.     Name   GLA  
Connecticut
                                                   
Groton Shopping Center
  CT     100 %   2007     117,986       92.7 %   $ 10.94     TJ Maxx     30,000  
Jordan Lane
  CT     100 %   2005     181,730       97.7 %     10.87     Stop & Shop     60,632  
 
                                          CW Price     39,280  
 
                                          Retro Fitness     20,283  
New London Mall
  CT     40 %   2009     259,293       98.5 %     13.66     Shoprite     64,017  
 
                                          Marshalls     30,354  
 
                                          Homegoods     25,432  
 
                                          Petsmart     23,500  
 
                                          AC Moore     20,932  
 
                                          Eliassen     19,902  
Oakland Commons
  CT     100 %   2007     89,850       100.0 %     11.02     Shaw’s     54,661  
 
                                          Bristol Ten Pin     35,189  
Southington Shopping Center
  CT     100 %   2003     155,842       98.7 %     6.72     Wal-Mart     95,482  
 
                                          NAMCO     20,000  
The Brickyard
  CT     100 %   2004     274,553       57.9 %     8.56     Home Depot     103,003  
 
                                                 
 
                                          Syms     38,000  
 
                                                   
Total Connecticut
                    1,079,254       87.6 %     10.58              
 
                                                 
 
                                                   
Maryland
                                                   
Kenley Village
  MD     100 %   2005     51,894       76.6 %     9.20     Food Lion     29,000  
Metro Square
  MD     100 %   2008     71,896       100.0 %     18.68     Shoppers Food Warehouse     58,668  
Oakland Mills
  MD     100 %   2005     58,224       100.0 %     13.44     Food Lion     43,470  
San Souci Plaza
  MD     40 %   2009     264,134       90.1 %     10.12     Shoppers Food Warehouse     61,466  
 
                                          Marshalls     27,000  
 
                                                   
 
                                          Maximum Health and Fitness     15,612  
St. James Square
  MD     100 %   2005     39,903       100.0 %     11.36     Food Lion     33,000  
Valley Plaza
  MD     100 %   2003     190,939       97.2 %     4.75     K-Mart     95,810  
 
                                          Ollie’s Bargain Outlet     41,888  
 
                                          Tractor Supply     32,095  
Yorktowne Plaza
  MD     100 %   2007     158,982       95.7 %     13.75     Food Lion     37,692  
 
                                                 
Total Maryland
                    835,972       94.0 %     10.60              
 
                                                 
 
                                                   
Massachusetts
                                                   
Fieldstone Marketplace
  MA     20 %   2005     193,970       95.8 %     11.01     Shaw’s     68,000  
 
                                          Flagship Cinema     41,975  
 
                                          New Bedford Wine and Spirits     15,180  
Kings Plaza
  MA     100 %   2007     168,243       98.8 %     6.24     Work Out World     42,997  
 
                                          CW Price     28,504  
 
                                          Ocean State Job Lot     20,300  
 
                                          Savers     19,339  
Norwood Shopping Center
  MA     100 %   2006     102,459       98.2 %     7.69     Hannaford Brothers     42,598  
 
                                          Rocky’s Ace Hardware     18,830  
 
                                          Dollar Tree     16,798  
Price Chopper Plaza
  MA     100 %   2007     101,824       91.1 %     10.87     Price Chopper     58,545  
The Shops at Suffolk Downs
  MA     100 %   2005     121,251       100.0 %     12.33     Stop & Shop     74,977  
Timpany Plaza
  MA     100 %   2007     183,775       91.8 %     6.45     Stop & Shop     59,947  
 
                                          Big Lots     28,027  
 
                                          Gardner Theater     27,576  
West Bridgewater Plaza
  MA     100 %   2007     133,039       96.9 %     8.55     Shaw’s     57,315  
 
                                                 
 
                                          Big Lots     25,000  
 
                                          Planet Fitness     15,000  
Total Massachusetts
                    1,004,561       96.0 %     8.87              
 
                                                 
 
                                                   
New Jersey
                                                   
Carll’s Corner
  NJ     100 %   2007     129,582       88.5 %     8.90     Acme Markets     55,000  
 
                                          Peebles     18,858  
Pine Grove Plaza
  NJ     100 %   2003     86,089       94.4 %     10.52     Peebles     24,963  
Washington Center Shoppes
  NJ     100 %   2001     157,394       92.8 %     8.80     Acme Markets     66,046  
 
                                                 
 
                                          Planet Fitness     20,742  
Total New Jersey
                    373,065       91.7 %     9.24              
 
                                                 
 
                                                   
New York
                                                   
Carman’s Plaza
  NY     100 %   2007     194,806       90.5 %     16.81     Pathmark     52,211  
 
                                          Extreme Fitness     27,598  
 
                                          Home Goods     25,806  
 
                                          Department of Motor Vehicle     19,310  
Kingston Plaza
  NY     100 %   2006     5,324       100.0 %     26.67     Taco Bell     2,924  
 
                                                 
Total New York
                    200,130       90.8 %     17.10              
 
                                                 

 

11


 

CEDAR REALTY TRUST, INC.
Real Estate Summary (Continued)
As of September 30, 2011
                                                     
                                    Average        
        Percent     Year           %     base rent per     Major Tenants (a)  
Property Description   State   owned     acquired   GLA     occupied     leased sq. ft.     Name   GLA  
Pennsylvania
                                                   
Academy Plaza
  PA     100 %   2001     151,977       81.2 %     13.18     Acme Markets     50,918  
Camp Hill
  PA     100 %   2002     472,717       98.8 %     13.44     Boscov’s     167,597  
 
                                          Giant Foods     92,939  
 
                                          LA Fitness     45,000  
 
                                          Orthopedic Inst of PA     40,904  
 
                                          Barnes & Noble     24,908  
 
                                          Staples     20,000  
Carbondale Plaza
  PA     100 %   2004     121,135       91.8 %     6.93     Weis Markets     52,720  
 
                                          Peebles     18,000  
Circle Plaza
  PA     100 %   2007     92,171       100.0 %     2.74     K-Mart     92,171  
Colonial Commons
  PA     100 %   2011     474,765       84.1 %     12.60     Giant Foods     67,815  
 
                                          Dick’s Sporting Goods     56,000  
 
                                          L.A. Fitness     41,325  
 
                                          Ross Dress For Less     30,000  
 
                                          Marshalls     27,000  
 
                                          JoAnn Fabrics     25,500  
 
                                          David’s Furniture     24,970  
 
                                          Office Max     23,500  
Crossroads II
  PA     60 %(b)   2008     133,188       86.3 %     19.86     Giant Foods     76,415  
East Chestnut
  PA     100 %   2005     21,180       100.0 %     13.21     Rite Aid     11,180  
Fairview Commons
  PA     100 %   2007     59,578       66.9 %     6.92     Giant Foods     17,264  
Fairview Plaza
  PA     100 %   2003     69,579       100.0 %     12.31     Giant Foods     59,237  
Fort Washington
  PA     100 %   2002     41,000       100.0 %     19.90     LA Fitness     41,000  
Gold Star Plaza
  PA     100 %   2006     71,720       82.2 %     8.69     Redner’s     48,920  
Golden Triangle
  PA     100 %   2003     202,943       97.4 %     12.27     LA Fitness     44,796  
 
                                          Marshalls     30,000  
 
                                          Staples     24,060  
 
                                          Just Cabinets     18,665  
 
                                          Aldi     15,242  
Halifax Plaza
  PA     100 %   2003     51,510       100.0 %     12.00     Giant Foods     32,000  
Hamburg Commons
  PA     100 %   2004     99,580       98.8 %     6.49     Redner’s     56,780  
 
                                          Peebles     19,683  
Huntington Plaza
  PA     100 %   2004     137,405       57.7 %     6.84     Peebles     22,060  
Lake Raystown Plaza
  PA     100 %   2004     140,159       92.9 %     12.46     Giant Foods     61,435  
 
                                          Tractor Supply     32,711  
Liberty Marketplace
  PA     100 %   2005     68,200       91.2 %     17.45     Giant Foods     55,000  
Meadows Marketplace
  PA     20 %   2004     91,518       98.2 %     15.36     Giant Foods     67,907  
Mechanicsburg Giant
  PA     100 %   2005     51,500       100.0 %     21.78     Giant Foods     51,500  
Newport Plaza
  PA     100 %   2003     64,489       93.7 %     11.44     Giant Foods     43,400  
Northside Commons
  PA     100 %   2008     64,710       96.1 %     9.88     Redner’s Market     48,519  
Palmyra Shopping Center
  PA     100 %   2005     110,970       84.9 %     5.53     Weis Markets     46,181  
 
                                          Rite Aid     18,104  
Port Richmond Village
  PA     100 %   2001     154,908       96.5 %     13.58     Thriftway     40,000  
 
                                          Pep Boys     20,615  
 
                                          City Stores, Inc.     15,200  
River View Plaza I, II and III
  PA     100 %   2003     244,034       87.6 %     18.18     United Artists     77,700  
 
                                          Avalon Carpet     25,000  
 
                                          Pep Boys     22,000  
 
                                          Staples     18,000  
South Philadelphia
  PA     100 %   2003     283,415       82.3 %     14.01     Shop Rite     54,388  
 
                                          Ross Dress For Less     31,349  
 
                                          Bally’s Total Fitness     31,000  
 
                                          Modell’s     20,000  
Swede Square
  PA     100 %   2003     100,816       93.8 %     15.03     LA Fitness     37,200  
The Commons
  PA     100 %   2004     203,022       87.5 %     9.96     Bon-Ton     54,500  
 
                                          Shop ’n Save     52,654  
 
                                          TJ Maxx     24,000  
The Point
  PA     100 %   2000     268,037       96.9 %     12.36     Burlington Coat Factory     76,665  
 
                                          Giant Foods     73,042  
 
                                          Staples     24,000  
 
                                          AC Moore     24,890  
Townfair Center
  PA     100 %   2004     218,662       95.4 %     8.49     Lowe’s Home Centers     95,173  
 
                                          Giant Eagle     83,821  
 
                                          Michael’s Store     17,592  

 

12


 

CEDAR REALTY TRUST, INC.
Real Estate Summary (Continued)
As of September 30, 2011
                                                     
                                    Average        
        Percent     Year           %     base rent per     Major Tenants (a)  
Property Description   State   owned     acquired   GLA     occupied     leased sq. ft.     Name   GLA  
Trexler Mall
  PA     100 %   2005     339,363       98.5 %     8.93     Kohl’s     90,230  
 
                                          Bon-Ton     62,000  
 
                                          Giant Foods     56,753  
 
                                          Lehigh Wellness Partners     30,594  
 
                                          Trexlertown Fitness Club     28,870  
Trexlertown Plaza
  PA     100 %   2006     241,381       71.4 %     10.65     Redner’s     47,900  
 
                                          Big Lots     33,824  
 
                                          Tractor Supply     22,670  
 
                                          Sears     22,500  
Upland Square
  PA     60% (b)   2007     382,578       92.8 %     16.47     Giant Foods     78,900  
 
                                                 
 
                                          Carmike Cinema     45,276  
 
                                          LA Fitness     42,000  
 
                                          Best Buy     30,000  
 
                                          Bed, Bath & Beyond     24,721  
 
                                          TJ Maxx     25,000  
 
                                          A.C. Moore     21,600  
 
                                          Staples     18,336  
Total Pennsylvania
                    5,228,210       90.2 %     12.36              
 
                                                 
 
                                                   
Virginia
                                                   
Annie Land Plaza
  VA     100 %   2006     42,500       97.2 %     9.29     Food Lion     29,000  
Coliseum Marketplace
  VA     100 %   2005     103,069       87.3 %     16.42     Farm Fresh     57,662  
Elmhurst Square
  VA     100 %   2006     66,250       89.1 %     9.18     Food Lion     38,272  
General Booth Plaza
  VA     100 %   2005     73,320       95.1 %     12.57     Farm Fresh     53,758  
Kempsville Crossing
  VA     100 %   2005     94,477       98.7 %     11.11     Farm Fresh     73,878  
Martin’s at Glen Allen
  VA     100 %   2005     43,000       100.0 %     9.73     Martin’s     43,000  
Oak Ridge Shopping Center
  VA     100 %   2006     38,700       100.0 %     10.62     Food Lion     33,000  
Smithfield Plaza
  VA     100 %   2005/2008     134,664       95.3 %     9.24     Farm Fresh     45,544  
 
                                          Maxway     21,600  
 
                                          Peebles     21,600  
Suffolk Plaza
  VA     100 %   2005     67,216       100.0 %     9.40     Farm Fresh     67,216  
Ukrop’s at Fredericksburg
  VA     100 %   2005     63,000       100.0 %     17.42     Ukrop’s Supermarket     63,000  
Virginia Little Creek
  VA     100 %   2005     69,620       100.0 %     11.12     Farm Fresh     66,120  
 
                                                 
Total Virginia
                    795,816       95.9 %     11.58              
 
                                                 
 
                                                   
 
                                                   
Total Operating Portfolio, (Excludes Held for Sale/Conveyance Properties)
                9,517,008       91.4 %     11.53              
 
                                                 
 
                                                   
Total Cedar/RioCan Unconsolidated Joint Venture (c)
    20 %         3,707,968       96.9 %     13.22              
 
                                                 
 
                                                   
Total Managed Portfolio
                    13,224,976       92.9 %     12.02              
 
                                                 
     
(a)  
Major tenants are determined as tenants with 15,000 or more sq.ft of GLA, tenants at single-tenant properties, or the largest tenant at a property.
 
(b)  
The Company has included 100% of this joint venture’s debt and results of operations in its pro-rata calculations, based on a loan guaranty and/or the terms of the related joint venture agreement.
 
(c)  
See “Joint Venture Real Estate Summary”, for details of the Cedar/RioCan portfolio.

 

13


 

CEDAR REALTY TRUST, INC.
Leasing Activity
Renewal leases (a)
                                                         
                    Contractual     Prior     Annual             Weighted  
Quarter   Leases     Aggregate     Rent Per     Rent Per     Increase     Cash Basis     Average  
ended   Signed     GLA     Sq. Ft (b)     Sq. Ft (c)     in Rent     % Increase     Lease Term  
 
                                                       
9/30/2011
    28       203,000     $ 10.53     $ 10.01       104,000       5.1 %   6.2 yrs
6/30/2011
    23       64,000       13.05       12.43       40,000       5.0 %   3.7 yrs
3/31/2011
    26       359,000       8.96       8.45       183,000       6.0 %   4.2 yrs
12/31/2010
    47       450,000       9.44       8.99       203,000       5.0 %   7.1 yrs
 
                                         
 
    124       1,076,000     $ 9.70     $ 9.21     $ 530,000       5.4 %   5.8 yrs
 
                                         
New Leases
                                 
                    Contractual        
Quarter   Leases     Aggregate     Rent Per     Average  
ended   Signed     GLA     Sq. Ft (b)     Lease Term  
 
                               
9/30/2011
    32       183,000     $ 14.02     8.9 yrs
6/30/2011
    11       36,000       17.57     7.7 yrs
3/31/2011
    11       43,000       11.87     10.4 yrs
12/31/2010
    15       119,000       12.23     16.2 yrs
 
                       
 
    69       381,000     $ 13.55     11.2 yrs
 
                       
Renewal and New Leases
                                 
                    Contractual        
Quarter   Leases     Aggregate     Rent Per     Average  
ended   Signed     GLA     Sq. Ft (b)     Lease Term  
 
                               
9/30/2011
    60       386,000     $ 12.18     7.5 yrs
6/30/2011
    34       100,000       14.68     5.1 yrs
3/31/2011
    37       402,000       9.27     4.9 yrs
12/31/2010
    62       569,000       10.02     9.0 yrs
 
                       
 
    193       1,457,000     $ 10.71     7.2 yrs
 
                       
     
(a)  
Includes leases that renewed with no increase pursuant to their terms. The renewal results, excluding such leases with no contractual increase, would have been as followed:
                         
Quarter   Leases     Aggregate     Cash Basis  
ended   Signed     GLA     % Increase  
 
                       
9/30/2011
    25       174,000       5.8 %
6/30/2011
    20       58,000       6.0 %
3/31/2011
    17       303,000       7.4 %
12/31/2010
    44       174,000       9.6 %
 
                 
 
    106       709,000       7.4 %
 
                 
     
(b)  
Contractual rent per sq. ft. represents the minimum cash rent under the new lease for the first 12 months of the term.
 
(c)  
Prior rent per sq. ft. represents the minimum cash rent under the prior lease for the last 12 months of the previous term.

 

14


 

CEDAR REALTY TRUST, INC.
Tenant Concentration (By Annualized Base Rent)
As of September 30, 2011
                                                 
    Number                             Annualized     Percentage  
    of                     Annualized     base rent     annualized  
Tenant   stores     GLA     % of GLA     base rent     per sq. ft.     base rents  
Top twenty tenants (a):
                                               
Giant Foods
    15       883,000       9.3 %   $ 12,770,000     $ 14.46       12.8 %
LA Fitness
    6       251,000       2.6 %     4,028,000       16.05       4.0 %
Farm Fresh
    6       364,000       3.8 %     3,909,000       10.74       3.9 %
Shaw’s
    3       180,000       1.9 %     2,323,000       12.91       2.3 %
Food Lion
    7       243,000       2.6 %     1,921,000       7.91       1.9 %
Stop & Shop
    3       196,000       2.1 %     1,802,000       9.19       1.8 %
Dollar Tree
    19       187,000       2.0 %     1,800,000       9.63       1.8 %
Staples
    5       104,000       0.9 %     1,718,000       18.80       1.7 %
Shop Rite
    2       118,000       1.2 %     1,663,000       14.09       1.7 %
Redner’s
    4       202,000       2.1 %     1,501,000       7.43       1.5 %
United Artists
    1       78,000       0.8 %     1,456,000       18.67       1.5 %
Shoppers Food Warehouse
    2       120,000       1.3 %     1,237,000       10.31       1.2 %
Ukrop’s
    1       63,000       0.7 %     1,098,000       17.43       1.1 %
Carmike Cinema
    1       45,000       0.5 %     1,019,000       22.64       1.0 %
Rite Aid
    7       83,000       0.9 %     995,000       11.99       1.0 %
Giant Eagle
    1       84,000       0.9 %     922,000       10.98       0.9 %
Marshalls
    4       114,000       1.2 %     819,000       7.18       0.8 %
Dick’s Sporting Goods
    1       56,000       0.6 %     812,000       14.50       0.8 %
Home Depot
    1       103,000       1.1 %     773,000       7.50       0.8 %
Acme Markets
    3       172,000       1.8 %     756,000       4.40       0.8 %
 
                                   
Sub-total top twenty tenants
    92       3,646,000       38.3 %     43,322,000       11.88       43.3 %
 
                                               
Remaining tenants
    770       5,032,000       52.9 %     56,735,000       11.27       56.7 %
 
                                   
Sub-total all tenants (b)
    862       8,678,000       91.2 %   $ 100,057,000     $ 11.53       100.0 %
 
                                         
 
                                               
Vacant space
    N/A       839,000       8.8 %                        
 
                                         
Total
    862       9,517,000       100.0 %                        
 
                                         
     
(a)  
Several of the tenants listed above share common ownership with other tenants including, without limitation, (1) Giant Foods and Stop & Shop, and (2) Farm Fresh, Shaw’s , Shop ‘n Save (GLA of 53,000 and annualized base rent of $532,000) , Shoppers Food Warehouse, and Acme.
 
(b)  
Comprised of large tenants (greater than 15,000 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
    6,133,000       70.7 %   $ 60,682,000     $ 9.89       60.6 %
Small tenants
    2,545,000       29.3 %     39,375,000       15.47       39.4 %
 
                             
Total
    8,678,000       100.0 %   $ 100,057,000     $ 11.53       100.0 %
 
                             

 

15


 

CEDAR REALTY TRUST, INC.
Lease Expirations
As of September 30, 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
    21       67,000       0.8 %   $ 964,000     $ 14.39       1.0 %
2011
    37       145,000       1.7 %     2,050,000       14.14       2.0 %
2012
    108       442,000       5.1 %     5,067,000       11.46       5.1 %
2013
    114       548,000       6.3 %     7,133,000       13.02       7.1 %
2014
    124       1,129,000       13.0 %     10,103,000       8.95       10.1 %
2015
    133       1,236,000       14.2 %     13,335,000       10.79       13.3 %
2016
    102       976,000       11.2 %     10,348,000       10.60       10.3 %
2017
    54       729,000       8.4 %     8,791,000       12.06       8.8 %
2018
    36       423,000       4.9 %     5,893,000       13.93       5.9 %
2019
    26       330,000       3.8 %     3,737,000       11.32       3.7 %
2020
    32       906,000       10.4 %     8,283,000       9.14       8.3 %
2021
    27       398,000       4.6 %     5,687,000       14.29       5.7 %
2022
    4       34,000       0.4 %     388,000       11.41       0.4 %
Thereafter
    44       1,315,000       15.2 %     18,278,000       13.90       18.3 %
 
                                   
 
                                               
All tenants
    862       8,678,000       100.0 %   $ 100,057,000     $ 11.53       100.0 %
 
                                         
 
                                               
Vacant space
    N/A       839,000       N/A                          
 
                                         
 
                                               
Total Portfolio
    862       9,517,000       N/A                          
 
                                         

 

16


 

CEDAR REALTY TRUST, INC.
Same-Property Analysis (a)
                         
    Three months ended September 30,     Percent  
    2011     2010     Change  
 
                       
Property rental revenues (b)
  $ 25,237,000     $ 24,931,000       1.2 %
Property operating expenses (c)
    7,160,000       7,178,000       (0.3 %)
 
                   
Net operating income
  $ 18,077,000     $ 17,753,000       1.8 %
 
                   
 
                       
Occupancy
    93.9 %     93.2 %        
                         
    Nine months ended September 30,     Percent  
    2011     2010     Change  
 
                       
Property rental revenues (b)
  $ 77,181,000     $ 76,286,000       1.2 %
Property operating expenses (c)
    23,635,000       23,147,000       2.1 %
 
                   
Net operating income
  $ 53,546,000     $ 53,139,000       0.8 %
 
                   
 
                       
Occupancy
    93.9 %     93.2 %        
     
(a)  
Same properties include only those properties that were owned and operated throughout the comparative periods (64 properties for all periods presented), and excludes (i) ground-up developments and redevlopment properties, and (ii) properties purchased, sold or treated as “held for sale/conveyance”.
 
(b)  
Excludes the effect of straight-line rent adjustments and amortization of lease intangibles.
 
(c)  
Property operating expenses include intercompany management fee expense.

 

17


 

CEDAR REALTY TRUST, INC.
Significant 2011 Acquisitions and Dispositions
Acquisitions
                             
        GLA /     Date     Purchase  
Property   Location   Acreage     Acquired     Price  
Consolidated
                           
 
                           
Colonial Commons
  Lower Paxton Township, PA     474,765       1/14/2011     $ 49,100,000  
 
                           
Unconsolidated Cedar/RioCan Joint Venture                        
 
                           
Northwoods Crossing
  Taunton, MA     159,562       4/15/2011     $ 23,400,000  
   
Dispositions  
        GLA /     Date     Sales  
Property   Location   Acreage     Sold     Price  
Consolidated
                           
 
                           
Bergstrasse Land
  Ephrata, PA     7.70       2/14/2011     $ 1,900,000  
Hills & Dales Discount Drug Mart Plaza
  Canton, OH     33,553       3/30/2011       1,907,000  
Enon Discount Drug Mart Plaza
  Enon, OH     42,876       3/30/2011       2,125,000  
Fairfield Plaza
  Fairfield, CT     72,279       4/15/2011       10,800,000  
 
                         
 
                      $ 16,732,000  
 
                         

 

18


 

(CedarShoppingCenters)
Cedar/RioCan Unconsolidated 20% — Owned Joint Venture

 

 


 

CEDAR REALTY TRUST, INC.
Cedar/RioCan Joint Venture
Combined Balance Sheets
                 
    September 30, 2011     December 31, 2010  
Assets:
               
Real estate, net
  $ 536,662,000     $ 524,447,000  
Cash and cash equivalents
    11,215,000       5,934,000  
Restricted cash
    3,488,000       4,464,000  
Rent and other receivables
    3,365,000       2,074,000  
Straight-line rent
    2,282,000       1,000,000  
Deferred charges, net
    6,959,000       13,269,000  
Other assets
    13,166,000       8,514,000  
 
           
 
               
Total assets
  $ 577,137,000     $ 559,702,000  
 
           
 
               
Liabilities and partners’ capital:
               
Mortgage loans payable
  $ 318,960,000     $ 293,400,000  
Due to Cedar
    1,626,000       6,036,000  
Unamortized lease liability
    23,483,000       24,573,000  
Other liabilities
    7,966,000       7,738,000  
 
           
Total liabilities
    352,035,000       331,747,000  
 
               
Preferred stock
    97,000       97,000  
 
               
Partners’ capital:
               
RioCan
    179,918,000       181,239,000  
Cedar
    45,087,000       46,619,000  
 
           
 
               
Total partners’ capital
    225,005,000       227,858,000  
 
           
 
               
Total liabilities and partners’ capital
  $ 577,137,000     $ 559,702,000  
 
           

 

20


 

CEDAR REALTY TRUST, INC.
Cedar/RioCan Joint Venture
Combined Statements of Operations
                 
    Three months ended September 30,  
    2011     2010  
 
               
Revenues
  $ 15,538,000     $ 6,812,000  
Property operating and other expenses
    1,361,000       629,000  
Management fees
    501,000       228,000  
Real estate taxes
    1,826,000       841,000  
Acquisition transaction costs
    55,000       3,867,000  
General and administrative
    87,000       56,000  
Depreciation and amortization
    5,339,000       1,665,000  
Interest and other non-operating expenses, net
    4,835,000       2,335,000  
 
           
 
               
Net income (loss)
  $ 1,534,000     $ (2,809,000 )
 
           
 
               
RioCan
    1,207,000       (2,243,000 )
Cedar
    327,000       (566,000 )
 
           
 
  $ 1,534,000     $ (2,809,000 )
 
           
                 
    Nine months ended September 30,  
    2011     2010  
 
               
Revenues
  $ 46,827,000     $ 15,058,000  
Property operating and other expenses
    5,327,000       1,837,000  
Management fees
    1,451,000       503,000  
Real estate taxes
    5,377,000       1,659,000  
Acquisition transaction costs
    913,000       4,461,000  
General and administrative
    219,000       155,000  
Depreciation and amortization
    15,479,000       3,460,000  
Interest and other non-operating expenses, net
    13,914,000       4,166,000  
 
           
 
               
Net income (loss)
  $ 4,147,000     $ (1,183,000 )
 
           
 
               
RioCan
    3,318,000       (946,000 )
Cedar
    829,000       (237,000 )
 
           
 
  $ 4,147,000     $ (1,183,000 )
 
           

 

21


 

CEDAR REALTY TRUST, INC.
Cedar/RioCan Joint Venture
Real Estate Summary — As of September 30, 2011
                                                 
                                Average        
    Percent owned                 %     base rent per     Major Tenants (a)  
Property Description   by Cedar     State   GLA     occupied     leased sq. ft.     Name   GLA  
Connecticut
                                               
Montville Commons
    20 %   CT     117,916       94.1 %   $ 15.31     Stop & Shop     63,000  
Stop & Shop Plaza
    20 %   CT     54,510       100.0 %     15.59     Stop & Shop     54,510  
 
                                             
Total Connecticut
                172,426       95.9 %     15.40              
 
                                             
 
                                               
Maryland
                                               
Marlboro Crossroads
    20 %   MD     67,975       100.0 %     15.02     Giant Foods     60,951  
Northwoods Crossing
    20 %   MD     159,562       100.0 %     11.70     BJ’s Wholesale Club     115,367  
 
                                      Tractor Supply     19,097  
 
                                             
Total Maryland
                227,537       100.0 %     12.69              
 
                                             
 
                                               
Massachusetts
                                               
Franklin Village Plaza
    20 %   MA     304,277       93.2 %     19.61     Stop & Shop     75,000  
 
                                      Marshalls     26,890  
 
                                      Team Fitness     15,807  
Raynham Commons
    20 %   MA     176,609       97.7 %     11.57     Shaw’s     60,748  
 
                                      Marshall’s     25,752  
 
                                      JoAnn Fabrics     15,775  
 
                                             
Total Massachusetts
                480,886       94.9 %     16.57              
 
                                             
 
                                               
New Jersey
                                               
Cross Keys Place
    20 %   NJ     148,173       100.0 %     16.20     Sports Authority     42,000  
 
                                      Bed Bath & Beyond     35,005  
 
                                      AC Moore     21,305  
 
                                      Old Navy     19,234  
 
                                      Petco     16,500  
Sunrise Plaza
    20 %   NJ     261,060       97.1 %     7.95     Home Depot     130,601  
 
                                      Kohl’s Department Store     96,171  
 
                                      Staples     20,388  
 
                                             
Total New Jersey
                409,233       98.2 %     10.99              
 
                                             
 
                                               
Pennsylvania
                                               
Blue Mountain Commons
    20 %   PA     123,353       90.6 %     25.60     Giant Foods     97,707  
Columbus Crossing
    20 %   PA     142,166       100.0 %     16.32     Super Fresh     61,506  
 
                                      Old Navy     25,000  
 
                                      AC Moore     22,000  
Creekview Plaza
    20 %   PA     136,423       100.0 %     15.36     Giant Foods     48,966  
 
                                      L.A. Fitness     38,000  
 
                                      Bed Bath & Beyond     25,000  
Exeter Commons
    20 %   PA     361,321       97.9 %     12.84     Lowe’s     171,069  
 
                                      Giant Foods     81,715  
 
                                      Staples     18,008  
Gettysburg Marketplace
    20 %   PA     82,784       100.0 %     18.75     Giant Foods     66,674  
Loyal Plaza
    20 %   PA     293,825       98.3 %     8.04     K-Mart     102,558  
 
                                      Giant Foods     66,935  
 
                                      Staples     20,555  
Monroe Marketplace
    20 %   PA     340,930       96.2 %     10.52     Giant Food     76,000  
 
                                      Kohl’s Department Store     68,430  
 
                                      Dick’s Sporting Goods     51,119  
 
                                      Best Buy     22,504  
 
                                      Bed Bath & Beyond     21,324  
 
                                      Michael’s     20,649  
 
                                      Pet Smart     18,156  
Northland Center
    20 %   PA     108,260       94.6 %     11.00     Giant Foods     65,075  
Pitney Road Plaza
    20 %   PA     45,915       100.0 %     19.75     Best Buy     45,915  
Sunset Crossing
    20 %   PA     74,142       88.7 %     14.50     Giant Foods     54,332  
Town Square Plaza
    20 %   PA     127,678       100.0 %     13.00     Giant Foods     73,327  
 
                                      A.C. Moore     21,600  
 
                                      Pet Smart     18,343  
York Marketplace
    20 %   PA     305,410       97.0 %     8.56     Lowe’s     125,353  
 
                                      Giant Foods     74,600  
 
                                      Office Max     23,500  
 
                                      Super Shoes     20,000  
 
                                             
Total Pennsylvania
                2,142,207       97.2 %     12.65              
 
                                             
 
                                               
Virginia
                                               
New River Valley
    20 %   VA     164,663       96.1 %     13.78     Best Buy     30,041  
 
                                      Ross Stores     30,037  
 
                                      Bed Bath & Beyond     24,152  
 
                                      Staples     20,443  
 
                                      Petsmart     17,878  
 
                                      Old Navy     15,413  
Towne Crossing
    20 %   VA     111,016       91.7 %     15.43     Bed Bath & Beyond     40,000  
 
                                      Michael’s     20,000  
 
                                             
Total Virginia
                275,679       94.3 %     14.42              
 
                                             
 
                                               
Total Cedar/RioCan Joint Venture
        3,707,968       96.9 %   $ 13.22              
 
                                             
     
(a)  
Major tenants are determined as tenants with 15,000 or more sq.ft of GLA.

 

22


 

CEDAR REALTY TRUST, INC.
Cedar/RioCan Joint Venture
Summary of Oustanding Debt
                                 
            Stated contract amounts  
    Maturity   Interest     September 30,     December 31,  
Property   Date   rate (a)     2011     2010  
   
Shaw’s Plaza
  Mar 2014     5.6 %     14,200,000       14,200,000  
Columbus Crossing
  Jun 2014     6.8 %     16,384,000       16,604,000  
Blue Mountain Commons
  Jul 2015     5.0 %     17,447,000       17,646,000  
Sunset Crossing
  Jul 2015     5.0 %     4,183,000       4,231,000  
Town Square Plaza
  Jul 2015     5.0 %     10,799,000       10,922,000  
Creekview Plaza
  Oct 2015     4.8 %     14,238,000       14,398,000  
Monroe Marketplace
  Oct 2015     4.8 %     22,784,000       23,040,000  
New River Valley
  Oct 2015     4.8 %     14,962,000       15,127,000  
Pitney Road Valley
  Oct 2015     4.8 %     6,001,000       6,068,000  
Sunrise Plaza
  Oct 2015     4.8 %     13,543,000       13,695,000  
Northwoods Crossing
  Feb 2016     6.4 %     14,275,000        
Franklin Village
  Aug 2016     4.1 %     43,938,000       43,500,000  
Stop & Shop Plaza
  Apr 2017     6.2 %     6,890,000       6,950,000  
Exeter Commons
  Aug 2020     5.3 %     29,545,000       29,863,000  
Cross Keys Place
  Dec 2020     5.1 %     14,452,000       14,600,000  
Gettysburg Marketplace
  Dec 2020     5.0 %     10,804,000       10,918,000  
Marlboro Crossroads
  Dec 2020     5.1 %     6,805,000       6,875,000  
Northland Center
  Dec 2020     5.0 %     6,232,000       6,298,000  
Towne Crossings
  Dec 2020     5.0 %     10,342,000       10,450,000  
York Marketplace
  Dec 2020     5.0 %     15,893,000       16,060,000  
Montville Commons
  Jan 2021     5.8 %     10,425,000        
Loyal Plaza
  Jul 2021     5.0 %     14,768,000       12,388,000  
 
                           
Total mortgages at stated contract amounts
  5.3 years     5.1 %   $ 318,910,000     $ 293,833,000  
    weighted average                
Unamortized premium/discount
                    50,000       (432,000 )
 
                           
   
Total mortgage debt (including unamortized discount)   $ 318,960,000     $ 293,401,000  
 
                           
   
Cedar’s pro-rata share of total debt   $ 63,792,000     $ 58,680,000  
 
                           
     
(a)  
Effective rate as of September 30, 2011.

 

23


 

CEDAR REALTY TRUST, INC.
Cedar/RioCan Joint Venture
Summary of Debt Maturities
As of September 30, 2011
                                                         
Maturity   Cedar pro-rata share of:     RioCan pro-rata share of:        
schedule   Scheduled     Balloon             Scheduled     Balloon             Cedar/RioCan  
by year   Amortization     Payments     Total     Amortization     Payments     Total     Total  
   
2011
  $ 735,000     $     $ 735,000     $ 2,939,000     $     $ 2,939,000     $ 3,674,000  
2012
    989,000             989,000       3,955,000             3,955,000       4,944,000  
2013
    1,043,000             1,043,000       4,174,000             4,174,000       5,217,000  
2014
    1,020,000       5,941,000       6,961,000       4,078,000       23,763,000       27,841,000       34,802,000  
2015
    723,000       19,411,000       20,134,000       2,893,000       77,642,000       80,535,000       100,669,000  
2016
    3,052,000       7,990,000       11,042,000       12,207,000       31,960,000       44,167,000       55,209,000  
2017
    460,000       1,271,000       1,731,000       1,838,000       5,085,000       6,923,000       8,654,000  
2018
    465,000             465,000       1,861,000             1,861,000       2,326,000  
2019
    503,000             503,000       2,014,000             2,014,000       2,517,000  
2020
    187,000       15,758,000       15,945,000       750,000       63,034,000       63,784,000       79,729,000  
Thereafter
          4,244,000       4,244,000             16,975,000       16,975,000       21,219,000  
 
                                         
 
  $ 9,177,000     $ 54,615,000     $ 63,792,000     $ 36,709,000     $ 218,459,000     $ 255,168,000     $ 318,960,000  
 
                                         

 

24


 

(CedarShoppingCenters)
Properties Held For Sale/Conveyance

 

 


 

CEDAR REALTY TRUST, INC.
Summary of Real Estate Held for Sale/Conveyance
As of September 30, 2011
                                                 
                                Average        
        Percent             %     base rent per     Major Tenants (a)  
Property Description   State   owned     GLA     occupied     leased sq. ft.     Name   GLA  
Ohio Discount Drug Mart Portfolio
                                               
Centerville Discount Drug Mart Plaza
  OH     100 %     49,287       67.0 %   $ 11.28     Discount Drug Mart     24,012  
Clyde Discount Drug Mark Plaza
  OH     100 %     34,592       100.0 %     9.08     Discount Drug Mart     24,592  
Gahanna Discount Drug Mart Plaza
  OH     100 %     48,667       85.7 %     14.10     Discount Drug Mart     24,592  
Grove City Discount Drug Mart Plaza
  OH     100 %     40,848       64.5 %     10.95     Discount Drug Mart     24,596  
Hilliard Discount Drug Mart Plaza
  OH     100 %     40,988       80.3 %     10.61     Discount Drug Mart     24,592  
Lodi Discount Drug Mart Plaza
  OH     100 %     38,576       87.7 %     8.68     Discount Drug Mart     24,596  
Mason Discount Drug Mart Plaza
  OH     100 %     52,896       82.3 %     13.94     Discount Drug Mart     24,596  
Ontario Discount Drug Mart Plaza
  OH     100 %     38,623       78.9 %     8.32     Discount Drug Mart     25,475  
Pickerington Discount Drug Mart Plaza
  OH     100 %     47,810       85.3 %     11.52     Discount Drug Mart     25,852  
Polaris Discount Drug Mart Plaza
  OH     100 %     50,283       94.4 %     12.01     Discount Drug Mart     25,855  
Shelby Discount Drug Mart Plaza
  OH     100 %     36,596       78.1 %     8.76     Discount Drug Mart     24,596  
Westlake Discount Drug Mart Plaza
  OH     100 %     55,775       88.0 %     5.83     BG Storage     31,295  
 
                                      Discount Drug Mart     24,480  
 
                                             
Total Ohio Discount Drug Mart Portfolio
                534,941       82.7 %     10.50              
 
                                             
 
                                               
Single-Tenant/Triple-Net-Lease Properties
                                               
CVS at Bradford
  OH     100 %     10,722       100.0 %     12.80     CVS     10,722  
CVS at Celina
  OH     100 %     10,195       100.0 %     18.54     CVS     10,195  
CVS at Erie
  OH     100 %     10,125       100.0 %     16.50     CVS     10,125  
CVS at Kingston
  NY     100 %     13,013       100.0 %     27.22     CVS     13,013  
CVS at Kinderhook
  NY     100 %     13,225       100.0 %     20.70     CVS     13,225  
CVS at Naugatuck
  CT     50 %     13,225       100.0 %     35.01     CVS     13,225  
CVS at Portage Trail
  OH     100 %     10,722       100.0 %     13.00     CVS     10,722  
FirstMerit Bank at Akron
  OH     100 %     3,200       100.0 %     23.51     FirstMerit Bank     3,200  
FirstMerit Bank at Cuyahoga Falls
  OH     100 %     18,300       100.0 %     6.03     FirstMerit Bank     18,300  
McCormick Place
  OH     100 %     46,000       100.0 %     8.50     Sam Levin Furniture     46,000  
Rite Aid at Massillon
  OH     100 %     10,125       100.0 %     18.99     Rite Aid     10,125  
 
                                             
Total Single-Tenant/Triple-Net-Lease Properties
            158,852       100.0 %     15.69              
 
                                             
 
                                               
Malls
                                               
Columbia Mall
  PA     75 %     348,358       84.8 %     5.31     Sears     64,264  
 
                                      Dunham Sports     61,178  
 
                                      Bon-Ton     45,000  
 
                                      J.C. Penny     34,076  
Shore Mall
  NJ     100 %     459,058       98.7 %     7.83     Boscov’s     179,600  
 
                                      Commercial Food Bank of New Jersey     144,000  
 
                                      Burlington Coat Factory     85,000  
The Point at Carlisle
  PA     100 %     182,859       85.6 %     7.72     Bon-Ton     59,925  
 
                                      Office Max     22,645  
 
                                      Dunham Sports     21,300  
 
                                      Dollar Tree     16,300  
 
                                             
Total Malls
                990,275       91.4 %     6.99              
 
                                             
 
                                               
Other Non-Core Assets
                                               
Dunmore Shopping Center
  PA     100 %     101,000       66.2 %     3.69     Enyon Furniture Outlet     40,000  
 
                                      Big Lots     26,902  
Heritage Crossing
  PA     60% (b)     39,048       72.0 %     23.45     Walgreens     14,748  
Oakhurst Plaza
  PA     100 %     111,869       61.9 %     14.67     Gold’s Gym     28,499  
Roosevelt II
  PA     100 %     180,088       0.0 %         Vacant     N/A  
Shoppes at Salem Run
  VA     100 %     15,100       39.7 %     26.36     Dunkin Donuts     3,000  
Stadium Plaza
  MI     100 %     77,688       100.0 %     7.81     Hobby Lobby Stores     54,650  
Virginia Center Commons
  VA     100 %     9,763       100.0 %     34.85     T-Mobile     2,100  
 
                                             
Total Other Non-Core Assets
                534,556       48.2 %     11.75              
 
                                             

 

26


 

CEDAR REALTY TRUST, INC.
Summary of Real Estate Held for Sale/Conveyance (continued)
As of September 30, 2011
                                                 
                                Average        
        Percent             %     base rent per     Major Tenants (a)  
Property Description   State   owned     GLA     occupied     leased sq. ft.     Name   GLA  
Homburg Joint Venture:
                                               
Aston Center
  PA     20 %     55,000       100.0 %     25.45     Giant Foods     55,000  
Ayr Town Center
  PA     20 %     58,000       94.5 %     15.36     Giant Foods     52,400  
Parkway Plaza
  PA     20 %     111,028       92.6 %     14.59     Giant Foods     71,335  
Pennsboro Commons
  PA     20 %     107,384       86.5 %     14.61     Giant Foods     68,624  
Scott Town Center
  PA     20 %     67,933       94.1 %     18.21     Giant Foods     54,333  
Spring Meadow Shopping Center
  PA     20 %     70,350       100.0 %     20.23     Giant Foods     67,400  
Stonehedge Square
  PA     20 %     88,677       97.1 %     12.14     Nell's Market     51,687  
 
                                             
Total Homburg Joint Venture
                558,372       94.2 %     16.60              
 
                                             
 
                                               
Total Properties Held for Sale
                2,776,996       82.5 %   $ 11.01              
 
                                             
 
                                               
Land Parcels Previously Acquired for Development
                                               
 
                                               
Seven land parcels in Pennsylvania
  PA     100 %     84     acres                      
Shore Mall
  NJ     100 %     50     acres                      
Trindle Springs
  NY     100 %     2     acres                      
Wyoming
  MI     100 %     12     acres                      
 
                                             
Total Land Parcels Previously Acquired for Development
                148     acres                      
 
                                             
     
(a)  
Major tenants are determined as tenants with 15,000 or more sq.ft. of GLA, tenants at single-tenant properties, or the largest tenant at a property.
 
(b)  
The Company has included 100% of this joint venture’s result of operations in its-pro-rata calculations, based on the terms of the related joint venture agreement.

 

27


 

CEDAR REALTY TRUST, INC.
Properties Held for Sale/Conveyance — Summary of Outstanding Debt
                                         
                    Stated contract amounts  
    Percent     Maturity   Interest     September 30,     December 31,  
Property   Owned     Date   rate (a)     2011     2010  
Fixed-rate mortgages:
                                       
Roosevelt II
    100 %   Mar 2012     6.5 %   $ 12,865,000     $ 12,940,000  
Spring Meadow Shopping Center
    20 %   Nov 2014     5.9 %     12,111,000       12,279,000  
Centerville DDM
    100 %   May 2015     5.2 %     2,702,000       2,743,000  
Clyde DDM
    100 %   May 2015     5.2 %     1,875,000       1,903,000  
Lodi DDM
    100 %   May 2015     5.2 %     2,285,000       2,319,000  
Ontario DDM
    100 %   May 2015     5.2 %     2,110,000       2,141,000  
Polaris DDM
    100 %   May 2015     5.2 %     4,305,000       4,369,000  
Shelby DDM
    100 %   May 2015     5.2 %     2,109,000       2,141,000  
Ayr Town Center
    20 %   Jun 2015     5.6 %     6,959,000       7,056,000  
Pickerington DDM
    100 %   Jul 2015     5.0 %     4,011,000       4,072,000  
Scott Town Center
    20 %   Aug 2015     4.9 %     8,566,000       8,697,000  
Aston Center
    20 %   Nov 2015     5.9 %     12,202,000       12,358,000  
Pennsboro Commons
    20 %   Mar 2016     5.5 %     10,627,000       10,769,000  
Gahanna DDM
    100 %   Nov 2016     5.8 %     4,866,000       4,924,000  
Westlake DDM
    100 %   Dec 2016     5.6 %     3,127,000       3,165,000  
CVS at Bradford
    100 %   Mar 2017     7.1 %     586,000       649,000  
Parkway Plaza
    20 %   May 2017     5.5 %     14,300,000       14,300,000  
Stonehedge Square
    20 %   Jul 2017     6.2 %     8,700,000       8,700,000  
CVS at Portage Trail
    100 %   Aug 2017     7.8 %     633,000       694,000  
McCormick Place
    100 %   Aug 2017     6.1 %     2,559,000       2,587,000  
CVS at Erie
    100 %   Nov 2018     7.1 %     881,000       950,000  
CVS at Kingston
    100 %   Jul 2019     5.3 %     3,077,000       3,128,000  
CVS at Kinderhook
    100 %   Jul 2019     5.3 %     2,389,000       2,429,000  
CVS at Naugatuck
    50 %   Nov 2019     5.3 %     2,362,000       2,402,000  
CVS at Celina
    100 %   Jan 2020     7.5 %     1,143,000       1,210,000  
Rite Aid at Massillon
    100 %   Jan 2020     7.7 %     1,134,000       1,201,000  
Fairfield Plaza (b)
    100 %     n/a     n/a             5,009,000  
 
                                   
Total fixed-rate mortgages
          4.3 years     5.7 %     128,484,000       135,135,000  
            weighted average                
Variable-rate mortgage:
                                       
Shore Mall
    100 %   Sept 2012     5.9 %     18,900,000       21,000,000  
 
                                   
 
                                       
Total mortgages at stated contract amounts
          3.9 years     5.7 %     147,384,000       156,135,000  
            weighted average                
Unamortized premium
                            730,000       856,000  
 
                                   
 
                                       
Total mortgages
                          $ 148,114,000     $ 156,991,000  
 
                                   
 
                                       
Cedar’s pro-rata share of total mortgages
                          $ 88,002,000     $ 91,260,000  
 
                                   
     
(a)  
Rate in effect as of September 30, 2011.
 
(b)  
Property was sold during 2011.

 

28


 

CEDAR REALTY TRUST, INC.
Properties Held for Sale/Conveyance — Summary of Debt Maturities
As of September 30, 2011
                                                         
Maturity   Cedar pro-rata share of:     JV Partners pro-rata share of:        
schedule   Scheduled     Balloon             Scheduled     Balloon              
by year   Amortization     Payments     Total     Amortization     Payments     Total     Total  
   
2011
  $ 370,000     $     $ 370,000     $ 211,000     $     $ 211,000     $ 581,000  
2012
    1,545,000       31,765,000       33,310,000       971,000             971,000       34,281,000  
2013
    1,660,000             1,660,000       1,140,000             1,140,000       2,800,000  
2014
    1,746,000       2,267,000       4,013,000       1,161,000       9,069,000       10,230,000       14,243,000  
2015
    1,447,000       22,910,000       24,357,000       826,000       20,364,000       21,190,000       45,547,000  
2016
    1,179,000       9,137,000       10,316,000       336,000       7,730,000       8,066,000       18,382,000  
2017
    868,000       6,594,000       7,462,000       151,000       17,184,000       17,335,000       24,797,000  
2018
    704,000             704,000       41,000             41,000       745,000  
2019
    505,000       5,223,000       5,728,000       36,000       892,000       928,000       6,656,000  
2020
    41,000             41,000                         41,000  
Thereafter
    41,000             41,000                         41,000  
 
                                         
 
  $ 10,106,000     $ 77,896,000     $ 88,002,000     $ 4,873,000     $ 55,239,000     $ 60,112,000     $ 148,114,000  
 
                                         

 

29


 

CEDAR REALTY TRUST, INC.
Portfolio Map
As of September 30, 2011

 

Map

 

30


 

CEDAR REALTY TRUST, INC.
Non-GAAP Financial Disclosures
Use of Funds From Operations (“FFO”)
FFO is a widely-recognized non-GAAP financial measure for REITs that the Company believes, when considered with financial statements determined in accordance with GAAP, is useful to investors in understanding financial performance and providing a relevant basis for comparison among REITs. In addition, FFO is useful to investors as it captures 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, along with GAAP net income, when trying to understand a REIT’s operating performance. The Company considers FFO an important supplemental measure of its operating performance and believes that it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs.
The Company computes FFO in accordance with the “White Paper” published by the National Association of Real Estate Investment Trusts (“NAREIT”), which defines FFO as net income applicable to common shareholders (determined in accordance with GAAP), excluding gains or losses from debt restructurings and sales of properties, plus real estate-related depreciation and amortization, and after adjustments for partnerships and joint ventures (which are computed to reflect FFO on the same basis). In addition, NAREIT has recently clarified its computation of FFO so as to exclude impairment charges for all periods presented. FFO does not represent cash generated from operating activities and should not be considered as an alternative to net income applicable to common shareholders or to cash flow from operating activities. FFO is not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions. Although FFO is a measure used for comparability in assessing the performance of REITs, as the NAREIT White Paper only provides guidelines for computing FFO, the computation of FFO may vary from one company to another.
The Company also presents “Recurring FFO”, which excludes certain items that are not indicative of the results provided by the Company’s operating portfolio and that affect the comparability of the Company’s period-over-period performance, such as management transition charges and employee termination costs, the accelerated write-off of deferred financing costs, mark-to-market adjustments related to stock-based compensation, impairment charges, the write-off of the interest in an unconsolidated joint venture, acquisition transaction costs, and costs related to terminated projects.
Use of Earnings Before Interest, Taxes, Depreciation and Amortization (“EBITDA”)
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 excluding interest expense and amortization of deferred financing costs, and depreciation and amortization, from income from continuing operations.
The Company also presents “Adjusted EBITDA”, which excludes certain items that are not indicative of the results provided by the Company’s operating portfolio and that affect the comparability of the Company’s period-over-period performance, such as mark-to-market adjustments relating to stock-based compensation, impairment charges and the write-off of the interest in an unconsolidated joint venture, management transition charges, and acquisition transaction costs, and costs related to terminated projects. The ratios of debt to Adjusted EBITDA, Adjusted EBITDA to interest expense, and Adjusted EBITDA to fixed charges 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.

 

31