Exhibit 99.2

 

LOGO

Supplemental Financial Information

December 31, 2012

(unaudited)

Cedar Realty Trust, 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

December 31, 2012

(unaudited)

TABLE OF CONTENTS

 

Financial Information

  

Consolidated Balance Sheets

     3   

Consolidated Statements of Operations

     4   

Supporting Schedules to Consolidated Statements

     5-6   

Funds From Operations and Additional Disclosures

     7   

Earnings Before Interest, Taxes, Depreciation and Amortization

     8   

Summary of Outstanding Debt

     9-10   

Summary of Debt Maturities

     11   

Preferred Stock Activity

     12   

Portfolio Information

  

Real Estate Summary

     13-15   

Leasing Activity

     16   

Tenant Concentration

     17   

Lease Expirations

     18   

Same-Property Net Operating Income

     19   

Acquisitions and Dispositions

     20   

Properties Held for Sale/Conveyance

  

Real Estate Summary

     22   

Summary of Outstanding Debt

     23   

Non-GAAP Financial Disclosures

     24   

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 1933 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 heading “Risk Factors” in the Company’s Annual Report on Form 10-K. Accordingly, the information contained herein should be read in conjunction with the Company’s Form 10-K for the year ended December 31, 2012.

 

2


CEDAR REALTY TRUST, INC.

Consolidated Balance Sheets

 

     December 31,  
     2012     2011  

Assets:

    

Real estate

    

Land

   $ 282,383,000      $ 268,182,000   

Buildings and improvements

     1,178,111,000        1,095,754,000   
  

 

 

   

 

 

 
     1,460,494,000        1,363,936,000   

Less accumulated depreciation

     (237,751,000     (196,661,000
  

 

 

   

 

 

 

Real estate, net

     1,222,743,000        1,167,275,000   

Real estate held for sale/conveyance

     77,793,000        211,679,000   

Investment in Cedar/RioCan joint venture

     —          44,743,000   

Cash and cash equivalents

     7,522,000        12,070,000   

Restricted cash

     13,752,000        14,707,000   

Receivables

     18,289,000        25,660,000   

Other assets and deferred charges, net

     29,804,000        33,730,000   

Assets relating to real estate held for sale/conveyance

     —          2,299,000   
  

 

 

   

 

 

 

Total assets

   $ 1,369,903,000      $ 1,512,163,000   
  

 

 

   

 

 

 

Liabilities and equity:

    

Mortgage loans payable

     605,216,000      $ 586,743,000   

Mortgage loans payable—real estate held for sale/conveyance

     23,258,000        124,888,000   

Secured credit facilities

     156,000,000        166,317,000   

Accounts payable and accrued liabilities

     28,179,000        32,404,000   

Unamortized intangible lease liabilities

     30,508,000        35,017,000   

Unamortized intangible lease liabilities—real estate held for sale/conveyance

     4,992,000        6,406,000   
  

 

 

   

 

 

 

Total liabilities

     848,153,000        951,775,000   
  

 

 

   

 

 

 

Noncontrolling interest—limited partners’ mezzanine OP Units

     623,000        4,616,000   

Commitments and contingencies

     —          —      

Equity:

    

Cedar Realty Trust, Inc. shareholders’ equity:

    

Preferred stock

     163,669,000        158,575,000   

Common stock and other shareholders’ equity

     349,987,000        335,268,000   
  

 

 

   

 

 

 

Total Cedar Realty Trust, Inc. shareholders’ equity

     513,656,000        493,843,000   
  

 

 

   

 

 

 

Noncontrolling interests:

    

Minority interests in consolidated joint ventures

     6,081,000        56,511,000   

Limited partners’ OP Units

     1,390,000        5,418,000   
  

 

 

   

 

 

 

Total noncontrolling interests

     7,471,000        61,929,000   
  

 

 

   

 

 

 

Total equity

     521,127,000        555,772,000   
  

 

 

   

 

 

 

Total liabilities and equity

   $ 1,369,903,000      $ 1,512,163,000   
  

 

 

   

 

 

 

 

3


CEDAR REALTY TRUST, INC.

Consolidated Statements of Operations

 

     Three months ended December 31,     Years ended December 31,  
     2012     2011     2012     2011  

Revenues:

        

Rents

   $ 28,115,000      $ 26,837,000      $ 108,260,000      $ 105,008,000   

Expense recoveries

     7,045,000        6,579,000        26,302,000        26,810,000   

Other

     652,000        876,000        6,021,000        3,010,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total revenues

     35,812,000        34,292,000        140,583,000        134,828,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Property operating expenses:

        

Operating, maintenance and management

     5,876,000        6,388,000        23,037,000        27,457,000   

Real estate and other property-related taxes

     4,496,000        4,321,000        17,514,000        16,578,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total property operating expenses

     10,372,000        10,709,000        40,551,000        44,035,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Property operating income

     25,440,000        23,583,000        100,032,000        90,793,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Other expenses:

        

General and administrative

     3,278,000        2,970,000        14,277,000        10,740,000   

Management transition charges and employee termination costs

     41,000        —          1,172,000        6,875,000   

Impairment charges (reversals)

     5,779,000        (271,000     5,779,000        7,148,000   

Acquisition transaction costs and terminated projects

     116,000        267,000        116,000        1,436,000   

Depreciation and amortization

     9,820,000        15,392,000        44,540,000        43,105,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total other expenses

     19,034,000        18,358,000        65,884,000        69,304,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Operating income

     6,406,000        5,225,000        34,148,000        21,489,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Non-operating income and expense:

        

Interest expense

     (9,879,000     (10,708,000     (39,359,000     (41,746,000

Accelerated write-off of deferred financing costs

     —          —          (2,607,000     —     

Interest income

     4,000        133,000        191,000        349,000   

Equity in income of unconsolidated joint ventures

     49,000        519,000        1,481,000        1,671,000   

Gain (loss) on exit from unconsolidated joint ventures

     30,526,000        —          30,526,000        (7,961,000

Gain on sales

     516,000        —          997,000        130,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total non-operating income and expense

     21,216,000        (10,056,000     (8,771,000     (47,557,000
  

 

 

   

 

 

   

 

 

   

 

 

 

Income (loss) from continuing operations

     27,622,000        (4,831,000     25,377,000        (26,068,000
  

 

 

   

 

 

   

 

 

   

 

 

 

Discontinued operations:

        

Income from operations

     281,000        2,193,000        3,963,000        5,128,000   

Impairment charges, net

     (1,142,000     (1,171,000     (4,000     (88,458,000

Gain on sales

     3,929,000        382,000        4,679,000        884,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total discontinued operations

     3,068,000        1,404,000        8,638,000        (82,446,000
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss)

     30,690,000        (3,427,000     34,015,000        (108,514,000
  

 

 

   

 

 

   

 

 

   

 

 

 

Less, net (income) loss attributable to noncontrolling interests:

        

Minority interests in consolidated joint ventures

     (63,000     (825,000     (4,335,000     2,507,000   

Limited partners’ interest in Operating Partnership

     (88,000     152,000        26,000        2,446,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total net (income) loss attributable to noncontrolling interests

     (151,000     (673,000     (4,309,000     4,953,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to Cedar Realty Trust, Inc.

     30,539,000        (4,100,000     29,706,000        (103,561,000

Preferred stock dividends

     (3,804,000     (3,579,000     (14,819,000     (14,200,000

Preferred stock redemption costs

     (4,443,000     —          (4,998,000     —     
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to common shareholders

   $ 22,292,000      $ (7,679,000   $ 9,889,000      $ (117,761,000
  

 

 

   

 

 

   

 

 

   

 

 

 

Per common share attributable to common shareholders (basic and diluted):

        

Continuing operations

   $ 0.27      $ (0.13   $ 0.07      $ (0.61

Discontinued operations

   $ 0.04        0.01        0.06        (1.18
  

 

 

   

 

 

   

 

 

   

 

 

 
   $ 0.31      $ (0.12   $ 0.13      $ (1.79
  

 

 

   

 

 

   

 

 

   

 

 

 

Weighted average number of common shares—basic and diluted

     68,278,000        66,804,000        68,017,000        66,387,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

 

4


CEDAR REALTY TRUST, INC.

Supporting Schedules to Consolidated Statements

Balance Sheets Detail

 

     December 31,     December 31,  
     2012     2011  

Construction in process (included in buildings and improvements)

   $ 6,699,000      $  24,475,000   
  

 

 

   

 

 

 

Receivables

  

 

Rents and other tenant receivables, net

   $ 3,317,000      $ 6,882,000   

Straight-line rents

     14,353,000        13,418,000   

Other

     619,000        5,360,000   
  

 

 

   

 

 

 
   $ 18,289,000      $ 25,660,000   
  

 

 

   

 

 

 

Other assets and deferred charges, net

    

Lease origination costs

   $ 15,158,000      $ 14,217,000   

Financing costs

     5,686,000        6,224,000   

Prepaid expenses

     5,196,000        5,857,000   

Leasehold improvements, furniture and fixtures

     1,161,000        1,035,000   

Investments related to deferred compensation liabilities

     450,000        3,562,000   

Property and other deposits

     152,000        1,430,000   

Other

     2,001,000        1,405,000   
  

 

 

   

 

 

 
   $ 29,804,000      $ 33,730,000   
  

 

 

   

 

 

 

Minority interests in consolidated joint ventures

    

Operating joint venture properties:

    

New London Mall and San Souci Plaza

     5,114,000        6,805,000   

Upland Square

     1,048,000        1,048,000   

Homburg (two properties) (a)

     —          13,909,000   

Held-for-sale joint venture properties:

    

Homburg (seven properties) (b)

     —          34,774,000   

CVS at Naugatuck

     —          56,000   

Heritage Crossing

     (81,000     (81,000
  

 

 

   

 

 

 
   $ 6,081,000      $ 56,511,000   
  

 

 

   

 

 

 

 

(a) Remaining 80% ownership interests acquired on October 12, 2012.
(b) Properties sold on October 12, 2012.

 

5


CEDAR REALTY TRUST, INC.

Supporting Schedules to Consolidated Statements

Statements of Operations Detail

 

     Three months ended December 31,     Years ended December 31,  
     2012     2011     2012     2011  

Rents

        

Base rents

   $ 26,409,000      $ 24,783,000      $ 100,836,000      $ 97,015,000   

Percentage rent

     295,000        371,000        1,074,000        1,058,000   

Straight-line rents

     212,000        271,000        986,000        1,199,000   

Amortization of intangible lease liabilities

     1,199,000        1,412,000        5,364,000        5,736,000   
  

 

 

   

 

 

   

 

 

   

 

 

 
   $ 28,115,000      $ 26,837,000      $ 108,260,000      $ 105,008,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Other revenues

        

Lease termination fees

   $ —        $ —        $ 3,029,000      $ —     

RioCan management fees (a)

     618,000        862,000        2,754,000        2,755,000   

Other

     34,000        14,000        238,000        255,000   
  

 

 

   

 

 

   

 

 

   

 

 

 
   $ 652,000      $ 876,000      $ 6,021,000      $ 3,010,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Equity in income of unconsolidated joint ventures:

        

Cedar/RioCan (a)

   $ 49,000      $ 519,000      $ 1,481,000      $ 1,348,000   

Philadelphia redevelopment project

     —          —          —          323,000   
  

 

 

   

 

 

   

 

 

   

 

 

 
   $ 49,000      $ 519,000      $ 1,481,000      $ 1,671,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Net (income) loss attributable to noncontrolling interests—minority interests in consolidated joint ventures

        

Operating joint venture properties:

        

New London Mall and San Souci Plaza

   $ 81,000      $ 37,000      $ 600,000      $ 488,000   

Homburg (two properties) (b)

     (271,000     (75,000     (487,000     (381,000

Held-for-sale joint venture properties:

        

Homburg (seven properties) (c)

     127,000        (778,000     (4,124,000     391,000   

CVS at Naugatuck

     —          (9,000     (324,000     (24,000

Columbia Mall

     —          —          —          2,033,000   
  

 

 

   

 

 

   

 

 

   

 

 

 
   $ (63,000   $ (825,000   $ (4,335,000   $ 2,507,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

 

(a) On October 10, 2012, the Company exited the 20% Cedar / 80% RioCan joint venture that owned 22 retail shopping-center properties. Effective January 31, 2013, the Company’s property management agreement for the sold properties terminated.
(b) Remaining 80% ownership interests acquired on October 12, 2012.
(c) Properties sold on October 12, 2012.

 

6


CEDAR REALTY TRUST, INC.

Funds From Operations and Additional Disclosures

 

     Three months ended December 31,     Years ended December 31,  
     2012     2011     2012     2011  

Net income (loss) attributable to common shareholders

   $ 22,292,000      $ (7,679,000   $ 9,889,000      $ (117,761,000

Real estate depreciation and amortization

     9,758,000        15,427,000        44,335,000        48,156,000   

Limited partners’ interest

     88,000        (152,000     (26,000     (2,446,000

Impairment charges

     6,921,000        900,000        5,783,000        95,606,000   

(Gain) loss on exit from unconsolidated joint ventures

     (30,526,000     —          (30,526,000     7,961,000   

(Gain) on sales

     (4,445,000     (382,000     (5,676,000     (884,000

Consolidated minority interest:

        

Share of income (loss)

     63,000        825,000        4,335,000        (2,507,000

Share of FFO

     (484,000     (1,476,000     (4,562,000     (5,918,000

Unconsolidated joint ventures:

        

Share of income

     (49,000     (519,000     (1,481,000     (1,671,000

Share of FFO

     158,000        1,546,000        4,646,000        5,984,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Funds From Operations (“FFO”)

     3,776,000        8,490,000        26,717,000        26,520,000   

Adjustments for items affecting comparability:

        

Management transition charges and employee termination costs

     41,000        —          1,172,000        6,875,000   

Accelerated write-off of deferred financing costs

     —          —          2,607,000        —     

Share-based compensation mark-to-market adjustments

     —          (68,000     10,000        (808,000

Preferred stock redemption costs

     4,443,000        —          4,998,000        —     

Acquisition transaction costs and terminated projects, including Company share from the Cedar/RioCan joint venture

     116,000        262,000        309,000        1,618,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Operating Funds From Operations (“Operating FFO”)

   $ 8,376,000      $ 8,684,000      $ 35,813,000      $ 34,205,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO per diluted share:

   $ 0.05      $ 0.12      $ 0.37      $ 0.38   
  

 

 

   

 

 

   

 

 

   

 

 

 

Operating FFO per diluted share:

   $ 0.12      $ 0.12      $ 0.50      $ 0.49   
  

 

 

   

 

 

   

 

 

   

 

 

 

Weighted average number of diluted common shares:

        

Common shares

     71,876,000        69,746,000        71,338,000        68,715,000   

OP Units

     281,000        1,415,000        459,000        1,415,000   
  

 

 

   

 

 

   

 

 

   

 

 

 
     72,157,000        71,161,000        71,797,000        70,130,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Additional Disclosures (Pro-Rata Share):

        

Straight-line rents

   $ 184,000      $ 357,000      $ 1,250,000      $ 1,634,000   

Amortization of intangible lease liabilities

     1,140,000        1,471,000        5,596,000        6,476,000   

Lease termination income

     —          —          3,029,000        —     

Non-real estate amortization

     680,000        997,000        2,606,000        4,399,000   

Share-based compensation other than mark-to-market adjustments

     1,018,000        876,000        3,903,000        5,665,000   

Maintenance capital expenditures

     1,716,000        1,126,000        4,879,000        3,302,000   

Development and redevelopment capital expenditures

     3,040,000        7,951,000        17,340,000        33,412,000   

Capitalized interest and financing costs

     314,000        593,000        1,314,000        2,629,000   

 

7


CEDAR REALTY TRUST, INC.

Earnings Before Interest, Taxes, Depreciation and Amortization

 

     Three months ended December 31,     Years ended December 31,  
     2012     2011     2012     2011  

EBITDA Calculation

        

Income (loss) from continuing operations

   $ 27,622,000      $ (4,831,000   $ 25,377,000      $ (26,068,000

Add (deduct):

        

Interest expense

     9,879,000        10,708,000        39,359,000        41,746,000   

Accelerated write-off of deferred financing costs

     —          —          2,607,000        —     

Depreciation and amortization

     9,820,000        15,392,000        44,540,000        43,105,000   

Minority interests share of consolidated joint venture EBITDA

     (1,082,000     (3,165,000     (10,273,000     (10,844,000

Discontinued operations:

        

Income from operations

     281,000        2,193,000        3,963,000        5,128,000   

Interest expense

     729,000        2,244,000        6,421,000        9,379,000   

Depreciation and amortization

     28,000        96,000        134,000        5,501,000   

Pro-rata share attributable to Cedar/RioCan joint venture:

        

Depreciation and amortization

     99,000        1,027,000        3,154,000        4,123,000   

Interest expense

     73,000        833,000        2,605,000        3,616,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

EBITDA

     47,449,000        24,497,000        117,887,000        75,686,000   

Adjustments for items affecting comparability:

        

Share-based compensation mark-to-market adjustments

     —          (68,000     10,000        (808,000

Management transition charges and employee termination costs

     41,000        —          1,172,000        6,875,000   

(Gain) loss on exit from unconsolidated joint ventures

     (30,526,000     —          (30,526,000     7,961,000   

(Gain) on sales

     (516,000     —          (997,000     (130,000

Impairment charges (reversals)

     5,779,000        (271,000     5,779,000        7,148,000   

Acquisition transaction costs and terminated projects, including Company share from Cedar/RioCan joint venture

     116,000        262,000        309,000        1,618,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Adjusted EBITDA

   $ 22,343,000      $ 24,420,000      $ 93,634,000      $ 98,350,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Pro-rata share of outstanding debt (a)

   $ 752,140,000      $ 827,036,000      $ 752,140,000      $ 827,036,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Fixed charges (a)

        

Interest expense

   $ 10,271,000      $ 12,538,000      $ 44,677,000      $ 49,332,000   

Interest expense—consolidated minority interests share

     (601,000     (1,671,000     (5,552,000     (6,654,000

Interest expense—Cedar/RioCan joint venture

     73,000        833,000        2,605,000        3,616,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Interest Expense

     9,743,000        11,700,000        41,730,000        46,294,000   

Preferred stock dividends

     3,804,000        3,579,000        14,819,000        14,200,000   

Pro-rata share of scheduled mortgage repayments

     2,509,000        2,195,000        9,456,000        8,749,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Fixed charges

   $ 16,056,000      $ 17,474,000      $ 66,005,000      $ 69,243,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Debt and Coverage Ratios (b)

        

Debt to Adjusted EBITDA (c)

     8.5 x        8.7 x        8.7 x        8.8 x   

Interest coverage ratio (Based on Adjusted EBITDA)

     2.3 x        2.1 x        2.2 x        2.1 x   

Fixed charge coverage ratio (Based on Adjusted EBITDA)

     1.4 x        1.4 x        1.4 x        1.4 x   

 

(a) Includes properties “held for sale/conveyance”.
(b) Ratios exclude lease termination income.
(c) The debt to Adjusted EBITDA ratio has been adjusted to exclude (i) for the 2012 periods, (A) all EBITDA and management fee income relating to the Cedar/RioCan joint venture, partially offset by only those corporate overhead savings actually realized, and (B) the results and debt related to the four properties in the process of being conveyed to their respective lenders, and (ii) for all periods, the results of properties sold during each of the respective periods as the related debt is no longer outstanding at the end of such period.

 

8


CEDAR REALTY TRUST, INC.

Summary of Outstanding Debt

As of December 31, 2012

 

                  Property                       

   Percent
Owned
    Maturity
Date
     Interest
rate (a)
    Stated
contract amounts
 

Fixed-rate mortgages:

         

Consolidated Properties:

         

Fort Washington

     100     Jan 2013         5.4   $ 5,396,000 (b) 

Academy Plaza

     100     Mar 2013         7.3     8,633,000 (b) 

General Booth Plaza

     100     Aug 2013         6.1     4,968,000 (b) 

Kempsville Crossing

     100     Aug 2013         6.1     5,602,000 (b) 

Port Richmond Village

     100     Aug 2013         6.5     13,867,000   

Smithfield Plaza

     100     Aug 2013         6.1     3,205,000 (b) 

Suffolk Plaza

     100     Aug 2013         6.1     4,194,000 (b) 

Virginia Little Creek

     100     Aug 2013         6.1     4,492,000 (b) 

Timpany Plaza

     100     Jan 2014         6.1     7,753,000   

Trexler Mall

     100     May 2014         5.5     20,121,000   

Coliseum Marketplace

     100     Jul 2014         6.1     11,291,000   

Fieldstone Marketplace

     100     Jul 2014         6.0     17,365,000   

King’s Plaza

     100     Jul 2014         6.0     7,389,000   

Liberty Marketplace

     100     Jul 2014         6.1     8,456,000   

Yorktowne Plaza

     100     Jul 2014         6.0     19,330,000   

Mechanicsburg Giant

     100     Nov 2014         5.5     8,710,000   

Elmhurst Square Shopping Center

     100     Dec 2014         5.4     3,810,000   

New London Mall

     40     Apr 2015         4.9     27,365,000   

Carbondale Plaza

     100     May 2015         6.4     4,770,000   

Oak Ridge Shopping Center

     100     May 2015         5.5     3,293,000   

Pine Grove Plaza

     100     Sep 2015         5.0     5,455,000   

Groton Shopping Center

     100     Oct 2015         5.3     11,475,000   

Southington Shopping Center

     100     Nov 2015         5.1     5,462,000   

Jordan Lane

     100     Dec 2015         5.5     12,384,000   

Oakland Mills

     100     Jan 2016         5.5     4,657,000   

Smithfield Plaza

     100     May 2016         6.2     6,800,000   

Franklin Village Plaza

     100     Aug 2016         4.1     42,981,000   

West Bridgewater

     100     Sep 2016         6.2     10,581,000   

Carman’s Plaza

     100     Oct 2016         6.2     33,500,000   

Hamburg Commons

     100     Oct 2016         6.1     4,928,000   

Meadows Marketplace

     100     Nov 2016         5.6     9,823,000   

San Souci Plaza

     40     Dec 2016         6.2     27,200,000   

Camp Hill Shopping Center

     100     Jan 2017         5.5     64,250,000   

Golden Triangle

     100     Feb 2018         6.0     20,052,000   

Gold Star Plaza

     100     May 2019         7.3     1,729,000   

Swede Square

     100     Nov 2020         5.5     10,311,000   

Colonial Commons

     100     Feb 2021         5.5     27,272,000   

Townfair Center

     100     Jul 2021         5.2     16,050,000   

Virginia Little Creek

     100     Sep 2021         8.0     322,000   

The Point

     100     Nov 2022         4.5     29,960,000   

Metro Square

     100     Nov 2029         7.5     8,520,000   
         

 

 

 

Total Fixed-Rate Mortgages

       3.9 years         5.6   $ 543,722,000   
         

 

 

 
       weighted average     

 

9


CEDAR REALTY TRUST, INC.

Summary of Outstanding Debt (Continued)

As of December 31, 2012

 

     Percent     Maturity     Interest     Stated  

                    Property                     

   Owned     Date     rate (a)     contract amounts  

Variable-rate mortgage:

        

Upland Square

     100 %(c)      Oct 2013 (d)      3.0     60,417,000   
        

 

 

 

Total mortgages at stated contract amounts

       3.6 years        5.3     604,139,000   
       weighted average     

Unamortized discount/premium

           1,077,000   
        

 

 

 

Total mortgage debt (including unamortized discount/premium)

           605,216,000   
        

 

 

 
Corporate Credit Facility:         

Revolving facility

       Jan 2015 (d)      2.8     81,000,000   

Term loan

       Jan 2016 (d)      2.8     75,000,000   
        

 

 

 
       2.6 years        2.8     156,000,000   
        

 

 

 
       weighted average     

Total Consolidated Debt (Excluding Held for Sale/Conveyance Mortgage Debt)

       3.4 years        4.8   $ 761,216,000   
        

 

 

 
       weighteds average     
Pro-rata share of total debt reconciliation:         

Total consolidated debt (excluding held for sale/conveyance mortgage debt)

         $ 761,216,000   

Less pro-rata share attributable to consolidated joint venture minority interests

           (32,334,000

Plus pro-rata share attributable to properties held for sale/conveyance (e)

           23,258,000   
        

 

 

 

Pro-rata share of total debt

         $ 752,140,000   
        

 

 

 

Pro-rata share of fixed debt

         $ 535,723,000   

Pro-rata share of variable debt

           216,417,000   
        

 

 

 

Pro-rata share of total debt

         $ 752,140,000   
        

 

 

 

Percentage of pro-rata fixed debt

           71.2

Percentage of pro-rata variable debt

           28.8
        

 

 

 
           100.0
        

 

 

 

 

(a) For variable rate debt, rate in effect as of December 31, 2012.
(b) Mortgages repaid in January or February 2013.
(c) Although the ownership percentage for this joint venture is 60%, the Company has included 100% of this joint venture’s debt and results of operations in its pro-rata calculations, based on partnership earnings promotes, a loan guaranty, and/or other terms of the related joint venture agreement.
(d) Each of these loans is subject to a one-year extension option.
(e) See “Summary of Outstanding Debt—Held for Sale Properties.”

 

10


CEDAR REALTY TRUST, INC.

Summary of Debt Maturities

As of December 31, 2012

 

Consolidated, Excluding Mortgages on Properties Held for Sale (a)

 

Maturity

schedule by year

  Cedar pro-rata share of:     JV Partners pro-rata share of:        
  Scheduled
Amortization
    Balloon
Payments
    Credit
Facility
    Total     Scheduled
Amortization
    Balloon
Payments
    Total     Total  
               

2013

  $ 3,989,000      $ 114,607,000 (b)    $ —        $ 118,596,000      $  —        $ —        $ —        $ 118,596,000   

2014

    6,988,000        100,656,000        —          107,644,000        —          —          —          107,644,000   

2015

    5,823,000        51,301,000        81,000,000 (c)      138,124,000        —          16,419,000        16,419,000        154,543,000   

2016

    4,691,000        118,694,000        75,000,000 (c)      198,385,000        —          16,320,000        16,320,000        214,705,000   

2017

    2,896,000        60,478,000        —          63,374,000        —          —          —          63,374,000   

2018

    2,389,000        31,941,000        —          34,330,000        —          —          —          34,330,000   

2019

    2,078,000        —          —          2,078,000        —          —          —          2,078,000   

2020

    2,025,000        8,849,000        —          10,874,000        —          —          —          10,874,000   

2021

    1,277,000        22,383,000        —          23,660,000        —          —          —          23,660,000   

2022

    1,039,000        24,323,000        —          25,362,000        —          —          —          25,362,000   

Thereafter

    4,497,000        476,000        —          4,973,000        —          —          —          4,973,000   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 
  $ 37,692,000      $ 533,708,000      $ 156,000,000      $ 727,400,000      $ —        $ 32,739,000      $ 32,739,000      $ 760,139,000   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

 

(a) Amounts exclude unamortized discounts/premiums.
(b) Includes $59.7 million of property-specific construction financing, due in October 2013, subject to a one-year extension option.
(c) Each of the amounts due in 2015 and 2016 is subject to a one-year extension option.

 

11


CEDAR REALTY TRUST, INC.

Preferred Stock Activity

 

     Series A 8.875%     Series B 7.25% (a)  
     Shares     Amount     Shares      Amount  

Balance, December 31, 2011

     6,400,000      $ 158,575,000        —         $ —     

Initial Series B Offering and Series A Redemption

     (360,000     (8,920,000     400,000         9,200,000   

“At-The-Market” Series B Sales and Open Market Series A Purchases

     (127,000     (3,148,000     199,000         4,581,000   

Follow-on Series B Offering and Series A Redemptions

     (4,505,000     (111,625,000     4,830,000         115,006,000   
  

 

 

   

 

 

   

 

 

    

 

 

 

Balance, December 31, 2012

     1,408,000        34,882,000        5,429,000         128,787,000   

At-The-Market Series B Sales

     —          —          221,000         5,330,000   

Follow-on Series B Offering and Series A Redemption

     (1,408,000     (34,882,000     2,300,000         55,616,000   
  

 

 

   

 

 

   

 

 

    

 

 

 

Balance, February 28, 2013

     —        $ —          7,950,000       $ 189,733,000   
  

 

 

   

 

 

   

 

 

    

 

 

 

 

(a) Shares of Series B stock were sold at a discount. The yield for shares sold in 2012 was 7.6% ; the yield for shares sold in 2013 was 7.4%

 

12


CEDAR REALTY TRUST, INC.

Real Estate Summary

As of December 31, 2012

 

                                  Average            
          Percent     Year           Percent     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        117,186        84.3   $ 11.65      TJ Maxx     30,000   

Jordan Lane

    CT        100     2005        177,504        99.2     10.89      Stop & Shop     60,632   
              CW Price     39,280   
              Retro Fitness     20,283   

New London Mall

    CT        40     2009        259,293        94.2     14.24      Shop Rite     64,017   
              Marshalls     30,354   
              Homegoods     25,432   
              Petsmart     23,500   
              AC Moore     20,932   

Oakland Commons

    CT        100     2007        90,100        100.0     6.37      Wal-Mart     54,911   
              Bristol Ten Pin     35,189   

Southington Shopping Center

    CT        100     2003        155,842        97.8     6.85      Wal-Mart     95,482   
              NAMCO     20,000   

The Brickyard

    CT        100     2004        249,200        68.2     7.58      Home Depot     103,003   
              Kohl’s     58,966   
       

 

 

         

Total Connecticut

          1,049,125        88.8     10.15       
       

 

 

         

Maryland

               

Kenley Village

    MD        100     2005        51,894        73.7     8.77      Food Lion     29,000   

Metro Square

    MD        100     2008        71,896        100.0     18.87      Shoppers Food Warehouse     58,668   

Oakland Mills

    MD        100     2005        58,224        100.0     13.39      Food Lion     43,470   

San Souci Plaza

    MD        40     2009        264,134        78.7     9.93      Shoppers Food Warehouse     61,466   
              Marshalls     27,000   
              Maximum Health and Fitness     15,612   

St. James Square

    MD        100     2005        39,903        100.0     11.42      Food Lion     33,000   

Valley Plaza

    MD        100     2003        190,939        100.0     4.98      K-Mart     95,810   
              Ollie’s Bargain Outlet     41,888   
              Tractor Supply     32,095   

Yorktowne Plaza

    MD        100     2007        158,982        91.1     13.32      Food Lion     37,692   
       

 

 

         

Total Maryland

          835,972        90.0     10.47       
       

 

 

         

Massachusetts

               

Fieldstone Marketplace

    MA        100     2005/2012        193,970        95.8     11.36      Shaw’s     68,000   
              Flagship Cinema     41,975   
              New Bedford Wine and Spirits     15,180   

Franklin Village Plaza

    MA        100     2004/2012        304,347        92.6     20.31      Stop & Shop     75,000   
              Marshalls     26,890   
              Team Fitness     15,807   

Kings Plaza

    MA        100     2007        168,243        92.7     6.15      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     7.32      Hannaford Brothers     42,598   
              Rocky’s Ace Hardware     18,830   
              Dollar Tree     16,798   

Price Chopper Plaza

    MA        100     2007        101,824        91.1     11.00      Price Chopper     58,545   

The Shops at Suffolk Downs

    MA        100     2005        121,251        86.8     12.62      Stop & Shop     74,977   

Timpany Plaza

    MA        100     2007        183,775        97.0     6.83      Stop & Shop     59,947   
              Big Lots     28,027   
              Gardner Theater     27,576   

West Bridgewater Plaza

    MA        100     2007        133,039        96.9     8.78      Shaw’s     57,315   
              Big Lots     25,000   
              Planet Fitness     15,000   
       

 

 

         

Total Massachusetts

          1,308,908        93.9     11.57       
       

 

 

         

New Jersey

               

Carll’s Corner

    NJ        100     2007        129,582        85.4     8.85      Acme Markets     55,000   
              Peebles     18,858   

Pine Grove Plaza

    NJ        100     2003        86,089        100.0     10.13      Peebles     24,963   

Washington Center Shoppes

    NJ        100     2001        157,394        93.4     8.82      Acme Markets     66,046   
              Planet Fitness     20,742   
       

 

 

         

Total New Jersey

          373,065        92.1     9.16       
       

 

 

         

 

13


CEDAR REALTY TRUST, INC.

Real Estate Summary (Continued)

As of December 31, 2012

 

                                  Average            
          Percent     Year           Percent     base rent per    

Major Tenants (a)

 

Property Description

  State     owned     acquired     GLA     occupied     leased sq. ft.    

Name

  GLA  

New York

               

Carman’s Plaza

    NY        100     2007        194,082        91.8     17.11      Pathmark     52,211   
       

 

 

         
              Extreme Fitness     27,598   
              Home Goods     25,806   
              Department of Motor Vehicle     19,310   

Pennsylvania

               

Academy Plaza

    PA        100     2001        137,662        90.3     13.63      Acme Markets     50,918   

Camp Hill

    PA        100     2002        470,117        99.3     13.56      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        120,689        100.0     6.76      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        466,233        86.5     12.82      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        100 %(b)      2008        133,717        92.1     20.03      Giant Foods     78,815   

Fairview Commons

    PA        100     2007        42,314        53.3     9.68      Family Dollar     10,789   

Fairview Plaza

    PA        100     2003        71,979        100.0     12.39      Giant Foods     61,637   

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     8.91      Redner’s     48,920   

Golden Triangle

    PA        100     2003        202,943        98.2     12.47      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     11.89      Giant Foods     32,000   

Hamburg Commons

    PA        100     2004        99,580        96.4     6.52      Redner’s     56,780   
              Peebles     19,683   

Huntingdon Plaza

    PA        100     2004        142,845        71.9     5.18      Sears     26,150   
              Peebles     22,060   

Lake Raystown Plaza

    PA        100     2004        142,559        95.7     12.31      Giant Foods     63,835   
              Tractor Supply     32,711   

Liberty Marketplace

    PA        100     2005        68,200        89.4     17.56      Giant Foods     55,000   

Meadows Marketplace

    PA        100     2004/2012        91,518        100.0     15.43      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        100.0     11.55      Giant Foods     43,400   

Northside Commons

    PA        100     2008        64,710        96.1     9.89      Redner’s Market     48,519   

Palmyra Shopping Center

    PA        100     2005        111,051        89.2     6.00      Weis Markets     46,912   
              Goodwill     18,104   

Port Richmond Village

    PA        100     2001        154,908        96.8     12.51      Thriftway     40,000   
              Pep Boys     20,615   
              City Stores, Inc.     15,200   

River View Plaza

    PA        100     2003        226,786        90.5     18.63      United Artists     77,700   
              Avalon Carpet     25,000   
              Pep Boys     22,000   
              Staples     18,000   

South Philadelphia

    PA        100     2003        283,415        79.3     14.58      Shop Rite     54,388   
              Ross Dress For Less     31,349   
              L.A. Fitness     31,000   
              Modell’s     20,000   

 

14


CEDAR REALTY TRUST, INC.

Real Estate Summary (Continued)

As of December 31, 2012

 

                                  Average            
          Percent     Year           Percent     base rent per    

Major Tenants (a)

 

Property Description

  State     owned     acquired     GLA     occupied     leased sq. ft.    

Name

  GLA  

Pennsylvania (continued)

               

Swede Square

    PA        100     2003        100,816        97.0     16.10      LA Fitness     37,200   

The Commons

    PA        100     2004        203,426        87.5     9.34      Bon-Ton     54,500   
              Shop ‘n Save     52,654   
              TJ Maxx     24,404   

The Point

    PA        100     2000        268,037        99.0     12.41      Burlington Coat Factory     76,665   
              Giant Foods     76,627   
              AC Moore     24,890   
              Staples     24,000   

Townfair Center

    PA        100     2004        218,662        100.0     9.11      Lowe’s Home Centers     95,173   
              Giant Eagle     83,821   
              Michael’s Store     17,592   

Trexler Mall

    PA        100     2005        339,363        88.7     9.66      Kohl’s     88,248   
              Bon-Ton     62,000   
              Lehigh Wellness Partners     30,594   
              Trexlertown Fitness Club     28,870   
              Marshall’s     28,572   

Trexlertown Plaza

    PA        100     2006        316,143        78.9     13.22      Giant Foods     78,335   
              Redner’s     47,900   
              Big Lots     33,824   
              Sears     22,500   
              Tractor Supply     19,097   

Upland Square

    PA       
 
100
 

(b) 
    2007        391,578        92.8     16.92      Giant Foods     78,900   
              Carmike Cinema     45,276   
              LA Fitness     42,000   
              Best Buy     30,000   
              TJ Maxx     25,000   
              Bed, Bath & Beyond     24,721   
              A.C. Moore     21,600   
              Staples     18,336   
       

 

 

         

Total Pennsylvania

          5,241,641        91.5     12.63       
       

 

 

         

Virginia

               

Annie Land Plaza

    VA        100     2006        42,500        97.2     9.39      Food Lion     29,000   

Coliseum Marketplace

    VA        100     2005        105,998        100.0     15.97      Farm Fresh     57,662   
              Michael’s     23,981   

Elmhurst Square

    VA        100     2006        66,250        89.1     9.46      Food Lion     38,272   

General Booth Plaza

    VA        100     2005        71,639        96.6     12.89      Farm Fresh     53,758   

Kempsville Crossing

    VA        100     2005        94,477        97.3     11.21      Farm Fresh     73,878   

Martin’s at Glen Allen

    VA        100     2005        63,328        100.0     6.61      Martin’s     63,328   

Oak Ridge Shopping Center

    VA        100     2006        38,700        100.0     10.56      Food Lion     33,000   

Smithfield Plaza

    VA        100     2005/2008        134,664        96.4     9.23      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     18.47      Ukrop’s Supermarket     63,000   

Virginia Little Creek

    VA        100     2005        69,620        100.0     11.12      Farm Fresh     66,120   
       

 

 

         

Total Virginia

          817,392        97.8     11.46       
       

 

 

         

Total Consolidated Properties, Excluding Held for Sale/Conveyance Properties—“Operating Portfolio”

          9,820,185        91.9     11.90       
       

 

 

         

 

(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) Although the ownership percentages for these joint ventures is 60%, the Company has included 100% of these joint ventures’ debt and results of operations in its pro-rata calculations, based on partnership earnings promotes, loan guaranties, and/or other terms of the related joint venture agreements.

 

15


CEDAR REALTY TRUST, INC.

Leasing Activity

 

     Three months  ended
December 31, 2012
    Year ended
December 31, 2012
 
       

Renewals (a)

    

Leases signed

     26        111   

Square feet

     130,000        486,000   

New rent per sq.ft (b)

   $ 15.52      $ 13.14   

Prior rent per sq. ft (b)

   $ 14.43      $ 12.20   

Cash basis % change

     7.6     7.7

Tenant improvements per sq. ft. (c)

   $ 0.00      $ 0.00   

Average lease term (years)

     4.5        4.5   

New Leases

    

Leases signed

     14        48   

Square feet

     60,000        229,000   

New rent per sq.ft (b)

   $ 17.14      $ 14.48   

Tenant improvements per sq. ft. (c)

   $ 7.35      $ 9.23   

Average lease term (years)

     8.2        9.6   

Renewals and New Leases

    

Leases signed

     40        159   

Square feet

     190,000        715,000   

New rent per sq.ft (b)

   $ 16.03      $ 13.57   

Tenant improvements per sq. ft. (c)

   $ 2.32      $ 2.95   

Average lease term (years)

     5.6        6.1   

 

(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 follows:

 

     Three months ended     Year ended  
     December 31, 2012     December 31, 2012  

Leases signed

     23        93   

Square feet

     117,000        391,000   

Cash basis % change

     8.6     8.9

 

(b) New rent per sq. ft. represents the minimum cash rent under the new lease for the first 12 months of the term. Prior rent per sq. ft. represents the minimum cash rent under the prior lease for the last 12 months of the previous term.
(c) Includes tenant allowance and landlord work. Excludes first generation space.

 

16


CEDAR REALTY TRUST, INC.

Tenant Concentration (Based on Annualized Base Rent)

As of December 31, 2012

 

     Number
of  stores
                         Annualized      Percentage  
                     Annualized      base rent      annualized  

Tenant

      GLA      % of GLA     base rent      per sq. ft.      base rents  

Top twenty tenants (a):

                

Giant Foods

     14         912,000         9.3   $ 13,789,000       $ 15.12         12.8

LA Fitness

     7         282,000         2.9     4,447,000         15.77         4.1

Farm Fresh

     6         364,000         3.7     3,909,000         10.74         3.6

Stop & Shop

     4         271,000         2.8     2,805,000         10.35         2.6

Dollar Tree

     19         194,000         2.0     1,928,000         9.94         1.8

Food Lion

     7         243,000         2.5     1,925,000         7.92         1.8

Staples

     5         104,000         1.1     1,701,000         16.36         1.6

Shop Rite

     2         118,000         1.2     1,695,000         14.36         1.6

Redner’s

     4         202,000         2.1     1,514,000         7.50         1.4

United Artist

     1         78,000         0.8     1,411,000         18.09         1.3

Shaw’s

     2         125,000         1.3     1,389,000         11.11         1.3

Marshall’s

     6         170,000         1.7     1,366,000         8.04         1.3

Shoppers Food Warehouse

     2         120,000         1.2     1,237,000         10.31         1.2

Ukrop’s

     1         63,000         0.6     1,163,000         18.46         1.1

Kohl’s Department Store

     2         149,000         1.5     1,113,000         7.47         1.0

Carmike Cinema

     1         45,000         0.5     1,034,000         22.98         1.0

Giant Eagle

     1         84,000         0.9     922,000         10.98         0.9

Wal-Mart

     2         150,000         1.5     838,000         5.59         0.8

Dick’s Sporting Goods

     1         56,000         0.6     812,000         14.50         0.8

Rite Aid

     5         54,000         0.5     799,000         14.80         0.7
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

 

Sub-total top twenty tenants

     92         3,784,000         38.5     45,797,000         12.10         42.6

Remaining tenants

     821         5,244,000         53.4     61,639,000         11.75         57.4
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

 

Sub-total all tenants (b)

     913         9,028,000         91.9   $ 107,436,000       $ 11.90         100.0
          

 

 

    

 

 

    

 

 

 

Vacant space

     N/A         792,000         8.1        
  

 

 

    

 

 

    

 

 

         

Total

     913         9,820,000         100.0        
  

 

 

    

 

 

    

 

 

         

 

(a) Several of the tenants listed above share common ownership with other tenants:
  (1) Giant Foods, Stop & Shop, and Martin’s at Glen Allen (GLA of 63,000; annualized base rent of $418,000), and (2) Farm Fresh, Shaw’s, Shop ‘n Save (GLA of 53,000; annualized base rent of $412,000) , Shoppers Food Warehouse, and Acme Markets (GLA of 172,000; annualized base rent of $756,000).
(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

     6,322,000         70.0   $ 63,681,000       $ 10.07         59.3

Small tenants

     2,706,000         30.0     43,755,000         16.17         40.7
  

 

 

    

 

 

   

 

 

    

 

 

    

 

 

 

Total

     9,028,000         100.0   $ 107,436,000       $ 11.90         100.0
  

 

 

    

 

 

   

 

 

    

 

 

    

 

 

 

 

17


CEDAR REALTY TRUST, INC.

Lease Expirations

As of December 31, 2012

 

                                       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

     36         92,000         1.0   $ 1,275,000       $ 13.86         1.2

2013

     120         460,000         5.1     6,344,000         13.79         5.9

2014

     146         1,269,000         14.1     12,177,000         9.60         11.3

2015

     148         1,282,000         14.2     13,852,000         10.80         12.9

2016

     114         922,000         10.2     10,172,000         11.03         9.5

2017

     113         912,000         10.1     11,838,000         12.98         11.0

2018

     57         643,000         7.1     8,533,000         13.27         7.9

2019

     27         332,000         3.7     3,878,000         11.68         3.6

2020

     34         880,000         9.7     8,208,000         9.33         7.6

2021

     37         419,000         4.6     6,262,000         14.95         5.8

2022

     20         139,000         1.5     1,895,000         13.63         1.8

2023

     16         168,000         1.9     2,225,000         13.24         2.1

Thereafter

     45         1,510,000         16.7     20,777,000         13.76         19.3
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

 

All tenants

     913         9,028,000         100.0   $ 107,436,000       $ 11.90         100.0
          

 

 

    

 

 

    

 

 

 

Vacant space

     N/A         792,000         N/A           
  

 

 

    

 

 

    

 

 

         

Total portfolio

     913         9,820,000         N/A           
  

 

 

    

 

 

    

 

 

         

 

18


CEDAR REALTY TRUST, INC.

Same-Property Net Operating Income (“Same-property NOI”)

Same-Property (a) (b)

 

     Three months ended December 31,     Percent  
     2012     2011     Change  

Base Rents

   $ 20,712,000      $ 20,609,000        0.5

Expense Recoveries

     5,575,000        5,396,000        3.3
  

 

 

   

 

 

   

Total Revenues

     26,287,000        26,005,000        1.1

Operating expenses

     7,760,000        7,573,000        2.5
  

 

 

   

 

 

   

NOI

   $ 18,527,000      $ 18,432,000        0.5
  

 

 

   

 

 

   

Occupancy

     93.6     93.2  

Number of same properties

     61        61     
NOI growth, excluding dark anchor impact (c)       1.6%     
     Years ended December 31,     Percent  
     2012     2011     Change  

Base Rents

   $ 79,441,000      $ 79,119,000        0.4

Expense Recoveries

     20,618,000        21,712,000        -5.0
  

 

 

   

 

 

   

Total Revenues

     100,059,000        100,831,000        -0.8

Operating expenses

     28,825,000        30,349,000        -5.0
  

 

 

   

 

 

   

NOI

   $ 71,234,000      $ 70,482,000        1.1
  

 

 

   

 

 

   

Occupancy

     93.6     93.2  

Number of same properties

     59        59     

NOI growth, excluding dark anchor impact (c)

     1.8%     

 

(a) Same properties include only those consolidated properties that were owned and operated for the entirety of both periods being compared, except for properties undergoing redevelopment and expansion until such properties have stabilized, and properties classified as “held for sale/conveyance”.
(b) Same-property NOI (i) excludes non-cash revenues such as straight-line rent adjustments and amortization of intangible lease liabilities, (ii) reflects internal management fees charged to properties, and (iii) excludes infrequent items, such as lease termination fee income.
(c) Excludes the down time impact prior to Wal-Mart taking possession of the space at Oakland Commons, located in Bristol, CT.

 

19


CEDAR REALTY TRUST, INC.

Acquisitions and Dispositions

 

 

                 Date      Purchase  

Acquisitions of noncontrolling interests in consolidated properties

   Location    GLA      Acquired      Price  

Meadows Marketplace (80 % interest) (b)

   Hershey, PA      91,518         10/12/2012       $ 13,375,000   

Fieldstone Marketplace (80% interest) (b)

   New Bedford, MA      193,970         10/12/2012         13,955,000   
           

 

 

 
            $ 27,330,000   
           

 

 

 
                 Date      Purchase  

Acquisition of unconsolidated joint venture property

   Location    GLA      Acquired      Price  

Franklin Village Plaza (a)

   Franklin, MA      304,347         10/10/2012       $ 75,127,000   
           

 

 

 
                 Date      Sales  

Dispositions of consolidated properties

   Location    GLA      Sold      Price  

Hilliard Discount Drug Mart Plaza

   Hilliard, OH      40,988         2/7/2012       $ 1,434,000   

First Merit Bank at Akron

   Akron, OH      3,200         2/23/2012         633,000   

Grove City Discount Drug Mart Plaza

   Grove City, OH      40,848         3/12/2012         1,925,000   

CVS at Naugatuck (50% interest)

   Naugatuck, CT      13,225         3/20/2012         3,350,000   

CVS at Bradford

   Bradford, PA      10,722         3/30/2012         967,000   

CVS at Celina

   Celina, OH      10,195         3/30/2012         1,449,000   

CVS at Erie

   Erie, PA      10,125         3/30/2012         1,278,000   

CVS at Portage Trail

   Akron, OH      10,722         3/30/2012         1,061,000   

Rite Aid at Massillon

   Massillon, OH      10,125         3/30/2012         1,492,000   

Kingston Plaza

   Kingston, NY      5,324         4/12/2012         1,182,000   

Stadium Plaza

   East Lansing, MI      77,688         5/3/2012         5,400,000   

Blue Mountain Commons (land parcel)

   Harrisburg. PA      N/A         6/19/2012         102,000   

Oregon Pike (land parcel)

   Lancaster, PA      N/A         6/28/2012         1,100,000   

Trindle Springs (land parcel)

   Mechanicsburg, PA      N/A         7/20/2012         800,000   

Aston (land parcel)

   Aston, PA      N/A         7/27/2012         1,365,000   

Homburg Joint Venture (20 % interest in seven properties) (b)

   Various      560,772         10/12/2012         23,642,000   

The Point at Carlisle

   Carlisle, PA      182,859         10/15/2012         7,350,000   

Wyoming (land parcel)

   Wyoming, MI      N/A         11/16/2012         1,000,000   
           

 

 

 

Total

            $ 55,530,000   
           

 

 

 
                 Date      Sales  

Dispositions of unconsolidated joint venture properties

   Location    GLA      Sold      Price  

Cedar/RioCan Joint Venture (20% interest in 21 properties) (a)

   Various      3,406,927         10/10/2012       $ 119,521,000   
           

 

 

 

 

(a) On October 10, 2012, the Company exited the 20% Cedar / 80% RioCan joint venture. Pursuant to the underlying agreements, the Company exchanged its 20% interest in the joint venture for a 100% ownerhsip in Franklin Village Plaza and $41.6 million in cash.
(b) On October 12, 2012, the Company concluded definitive agreements with Homburg Invest Inc. (“HII”) relating to the application of the buy/sell provisions of the joint venture agreements, pursuant to which the Company (i) acquired HII’s 80% ownership interest in two properties, and (ii) the Company sold to HII its 20% ownership interests in the remaining seven properties.

 

20


 

LOGO

Properties Held For Sale/Conveyance

 

21


CEDAR REALTY TRUST, INC.

Summary of Real Estate Held for Sale/Conveyance

As of December 31, 2012

 

                            Average            
          Percent           Percent     base rent per     Major Tenants (a)  

Property Description

  State     owned     GLA     occupied     leased sq. ft.     Name   GLA  

Ohio Discount Drug Mart Portfolio

             

Gahanna Discount Drug Mart Plaza

    OH        100     48,667        82.3     13.90      Discount Drug Mart     24,592   

Westlake Discount Drug Mart Plaza

    OH        100     55,775        88.0     5.83      BG Storage     24,600   
            Discount Drug Mart     24,480   
     

 

 

         

Total Ohio Discount Drug Mart Portfolio

        104,442        85.3     9.46       
     

 

 

         
Single-Tenant/Triple-Net-Lease Properties              

McCormick Place

    OH        100     46,000        100.0     4.50      Sam Levin Furniture     46,000   
     

 

 

         

Malls

             

Columbia Mall

    PA        100     352,544        85.0     4.30      Sears     64,264   
            Dunham Sports     61,178   
            Bon-Ton     45,000   
            J.C. Penny     34,076   

Shore Mall

    NJ        100     459,058        92.0     7.55      Boscov’s     174,600   
            Burlington Coat Factory     85,000   
     

 

 

         

Total Malls

        811,602        89.0     6.20       
     

 

 

         

Other Non-Core Assets

             

Dunmore Shopping Center

    PA        100     101,080        89.2     2.87      Enyon Furniture Outlet     40,000   
            Big Lots     26,902   
            Steircycle     22,680   

East Chestnut

    PA        100 %(b)      21,180        100.0     13.63      Rite Aid     11,180   

Heritage Crossing

    PA        100 %(c)      28,098        100.0     23.74      Walgreens     14,748   

Oakhurst Plaza

    PA        100     111,869        69.5     11.98      Gold’s Gym     40,214   

Roosevelt II

    PA        100     180,088        0.0     —        Vacant     N/A   
     

 

 

         

Total Other Non-Core Assets

        442,315        49.1     9.88       
     

 

 

         

Total Properties Held for Sale

        1,404,359        76.5   $ 7.14       
     

 

 

         

Land Parcels Previously Acquired for Development

             

Five land parcels in Pennsylvania

    PA        100     74        acres         

Shore Mall

    NJ        100     50        acres         
     

 

 

         

Total Land Parcels Previously Acquired for Development

        124        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) Property sold in January 2013.
(c) Although the ownership percentage for this joint venture is stated at 60%, the Company has included 100% of this joint venture’s results of operations in its-pro-rata calculations, based on the terms of the related joint venture agreement.

 

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CEDAR REALTY TRUST, INC.

Properties Held for Sale/Conveyance—Summary of Outstanding Debt

As of December 31, 2012

 

                        Stated  
     Percent     Maturity      Interest     contract  

Property

   Owned     Date      rate     amounts  
Fixed-rate mortgages:          

Roosevelt II (a)

     100     Mar 2012         6.5   $ 11,105,000   

Gahanna DDM (a) (b)

     100     Nov 2016         5.8     4,839,000   

Westlake DDM (a) (b)

     100     Dec 2016         5.6     3,109,000   

McCormick Place (a) (b)

     100     Aug 2017         6.1     2,547,000   

East Chestnut (c)

     100     Apr 2018         7.4     1,538,000   
         

 

 

 

Total fixed-rate mortgages

       1.8. years         6.3 %      23,138,000   

Unamortized premium

            120,000   
         

 

 

 

Total mortgage debt (including unamortized premium)

  

     $ 23,258,000   
         

 

 

 

 

(a) These properties are in the process of being conveyed to their respective lenders, either through short sale, foreclosure, or deed-in-lieu of foreclosure processes.
(b) Until the conveyances of the properties are completed, interest is being recorded (but not paid) at approximately 500 basis points higher than the stated rates.
(c) Property sold in January 2013.

 

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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 prepared 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 impairment charges, 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). 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 “Operating 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 share-based compensation, preferred stock redemption costs, 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 prepared 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 share-based compensation, management transition charges and employee termination costs, gain/(loss) on exit from unconsolidated joint ventures, 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.

 

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