Exhibit 99.1

 

LOGO

 

SUPPLEMENTAL FINANCIAL INFORMATION

JUNE 30, 2013

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

June 30, 2013

(unaudited)

TABLE OF CONTENTS

 

Earnings Press Release

     3-5   

Financial Information

  

Condensed Consolidated Balance Sheets

     6   

Condensed Consolidated Statements of Operations

     7   

Supporting Schedules to Consolidated Statements

     8   

Funds From Operations and Additional Disclosures

     9   

Earnings Before Interest, Taxes, Depreciation and Amortization

     10   

Summary of Outstanding Debt

     11-12   

Summary of Debt Maturities

     13   

Portfolio Information

  

Real Estate Summary

     14-16   

Leasing Activity

     17   

Tenant Concentration

     18   

Lease Expirations

     19   

Same-Property Net Operating Income

     20   

Dispositions

     21   

Summary of Real Estate Held For Sale/Conveyance

     22   

Non-GAAP Financial Disclosures

     23   

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 and Form 10-Q for the quarter ended June 30, 2013.

 

2


CEDAR REALTY TRUST, INC. REPORTS

SECOND QUARTER 2013 RESULTS

Port Washington, New York – August 6, 2013 – Cedar Realty Trust, Inc. (NYSE: CDR) today reported its financial results for the quarter ended June 30, 2013.

Second Quarter 2013 Highlights

 

 

Operating FFO of $0.12 per diluted share.

 

 

Same-property NOI increased 2.4% for the quarter including redevelopment and expansion properties, and 1.4% excluding redevelopment and expansion properties. These figures exclude the timing impact of replacing a dark anchor.

 

 

Signed new and renewal leases for a total of 350,000 square feet.

 

 

Positive leasing spreads of 10.3% on a cash basis (new leases increased 17.8% and renewals increased 9.7%).

 

 

Total portfolio 92.7% leased and same-property portfolio 93.9% leased.

 

 

Closed on a new unsecured $310 million credit facility on August 1, 2013.

Bruce Schanzer, President and CEO of Cedar, stated, “Our results represent consistent operating performance, highlighted by positive leasing spreads and momentum. We continue to focus on our core competencies of leasing and operations, while committing additional resources toward repositioning our portfolio through acquisitions, non-core dispositions and redevelopment activities. Together, these efforts should result in the creation of additional growth and long-term shareholder value.”

Financial Results

Operating FFO for second quarter 2013 was $9.0 million or $0.12 per diluted share, compared to $11.2 million or $0.16 per diluted share for the same period in 2012. Operating FFO for six months ended June 30, 2013 was $17.7 million or $0.24 per diluted share, compared to $19.2 million or $0.27 per diluted share for the same period in 2012. Operating FFO for second quarter and six months ended June 30, 2012 included $3.4 million, or $0.05 per diluted share, of termination related income in connection with replacing a dark anchor at the Company’s Oakland Commons shopping center in Bristol, Connecticut.

Net income attributable to common shareholders for second quarter 2013 was $1.0 million or $0.01 per diluted share, compared to $1.2 million or $0.01 per diluted share for the same period in 2012. Net income attributable to common shareholders for six months ended June 30, 2013 was $65,000 or $0.00 per diluted share, compared to a net loss of $(8.1) million or $(0.13) per diluted share for the same period in 2012.

Portfolio Results

For second quarter 2013, same-property NOI increased 2.4% including redevelopment and expansion properties, and 1.4% excluding redevelopment and expansion properties, compared to the same period in 2012. These figures exclude the timing impact associated with replacing the dark anchor at Oakland Commons with a Walmart Neighborhood Market.

 

3


The Company signed 37 leases for approximately 350,000 square feet in second quarter of 2013. On a comparable space basis, the Company leased 344,000 square feet at a positive lease spread of 10.3% on a cash basis (new leases increased 17.8% and renewals increased 9.7%).

The Company’s total portfolio, excluding properties held for sale, was 92.7% leased and 92.0% occupied at June 30, 2013. The Company’s same-property portfolio was 93.9% leased and 93.4% occupied at June 30, 2013. Other than a 50 basis points increase in total portfolio occupancy, these percentages are generally consistent with the prior quarter.

Balance Sheet Activity

The Company previously announced its plan to divest certain non-core assets in order to improve its geographic and asset type focus and reduce its debt to EBITDA ratio from in excess of 9.0 times to less than 8.0 times. As of June 30, 2013, the Company reported net debt to EBITDA ratio of 8.0 times and had realized $107 million of its targeted $150 million of net proceeds from dispositions.

New Credit Facility

On August 1, 2013, the Company closed on a new $310 million unsecured credit facility. The new facility is comprised of a three-year $260 million revolving credit facility, expiring in August 2016 (subject to two one-year extension options), and a five-year $50 million term loan, expiring in August 2018. Borrowings under the new facility are initially priced at LIBOR plus 195 bps (a weighted average rate of 2.2% per annum) and, at the closing, the Company had approximately $117 million available for additional borrowings.

2013 Guidance

The Company raised the low end of its 2013 Operating FFO guidance to an updated range of $0.47 to $0.49 per diluted share from $0.46 to $0.49 per diluted share.

Quarterly Dividends

As previously announced, the Company will pay a cash dividend of $0.05 per share on the Company’s common stock and $0.453125 per share on the Company’s 7.25% Series B Cumulative Redeemable Preferred Stock on August 20, 2013 to shareholders of record as of the close of business on August 9, 2013.

Funds From Operations Reconciliation

The Company reports FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts (“NAREIT”). 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. The Company’s computation of FFO, as detailed in the attached schedule, is in accordance with NAREIT’s pronouncements. The Company also presents “Operating FFO”, which excludes certain items that are not indicative of the results provided by the Company’s consolidated portfolio and that

 

4


affect the comparability of the Company’s period-over-period performance, as also detailed in the attached schedule.

Supplemental Financial Information Package

The Company has issued “Supplemental Financial Information” for the period ended June 30, 2013. Such information has been filed today as an exhibit to Form 8-K and will also be available on the Company’s website at www.cedarrealtytrust.com.

Investor Conference Call

The Company will host a conference call today, August 6, 2013, at 5:00 PM (ET) to discuss the second quarter results. The conference call can be accessed by dialing (877) 705-6003 or (1) (201) 493-6725 for international participants. A live webcast of the conference call will be available online on the Company’s website at www.cedarrealtytrust.com.

A replay of the call will be available from 8:00 PM (ET) on August 6, 2013, until midnight (ET) on August 20, 2013. The replay dial-in numbers are (877) 870-5176 or (1) (858) 384-5517 for international callers. Please use passcode 417096 for the telephonic replay. A replay of the Company’s webcast will be available on the Company’s website for a limited time.

About Cedar Realty Trust

Cedar Realty Trust, Inc. is a fully-integrated real estate investment trust which focuses on the ownership and operation of primarily grocery-anchored shopping centers straddling the Washington DC to Boston corridor. The Company’s portfolio (excluding properties treated as “held for sale”) is comprised of 67 properties, with approximately 10 million square feet of GLA.

For additional financial and descriptive information on the Company, its operations and its portfolio, please refer to the Company’s website at www.cedarrealtytrust.com.

Forward-Looking Statements

Statements made in this press release that are not strictly historical are “forward-looking” statements. Forward-looking statements involve known and unknown risks, uncertainties and other factors which may cause actual results, performance and outcomes to differ materially from those expressed or implied in forward-looking statements. Please refer to the documents filed by Cedar Realty Trust, Inc. with the SEC, specifically the Company’s Annual Report on Form 10-K for the year ended December 31, 2012, which identifies important risk factors that could cause actual results to differ from those contained in forward-looking statements.

Contact Information:

Cedar Realty Trust, Inc.

Investor Relations

Brad Cohen

(203) 682-8211

 

5


CEDAR REALTY TRUST, INC.

Condensed Consolidated Balance Sheets

 

     June 30,
2013
    December 31,
2012
 

Assets:

    

Real estate

    

Land

   $ 282,714,000      $ 282,318,000   

Buildings and improvements

     1,182,461,000        1,178,111,000   
  

 

 

   

 

 

 
     1,465,175,000        1,460,429,000   

Less accumulated depreciation

     (255,656,000     (237,751,000
  

 

 

   

 

 

 

Real estate, net

     1,209,519,000        1,222,678,000   

Real estate held for sale/conveyance

     65,026,000        77,858,000   

Cash and cash equivalents

     4,995,000        7,522,000   

Restricted cash

     12,098,000        13,752,000   

Receivables

     19,299,000        18,289,000   

Other assets and deferred charges, net

     24,767,000        29,804,000   
  

 

 

   

 

 

 

Total assets

   $ 1,335,704,000      $ 1,369,903,000   
  

 

 

   

 

 

 

Liabilities and equity:

    

Mortgage loans payable

   $ 559,223,000      $ 605,216,000   

Mortgage loans payable—real estate held for sale/conveyance

     18,401,000        23,258,000   

Credit facility

     158,000,000        156,000,000   

Accounts payable and accrued liabilities

     25,161,000        28,179,000   

Unamortized intangible lease liabilities

     28,121,000        30,508,000   

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

     4,115,000        4,992,000   
  

 

 

   

 

 

 

Total liabilities

     793,021,000        848,153,000   
  

 

 

   

 

 

 

Noncontrolling interest—limited partners’ mezzanine OP Units

     644,000        623,000   

Commitments and contingencies

     —          —     

Equity:

    

Cedar Realty Trust, Inc. shareholders’ equity:

    

Preferred stock

     190,661,000        163,669,000   

Common stock and other shareholders’ equity

     343,894,000        349,987,000   
  

 

 

   

 

 

 

Total Cedar Realty Trust, Inc. shareholders’ equity

     534,555,000        513,656,000   
  

 

 

   

 

 

 

Noncontrolling interests:

    

Minority interests in consolidated joint ventures

     6,059,000        6,081,000   

Limited partners’ OP Units

     1,425,000        1,390,000   
  

 

 

   

 

 

 

Total noncontrolling interests

     7,484,000        7,471,000   
  

 

 

   

 

 

 

Total equity

     542,039,000        521,127,000   
  

 

 

   

 

 

 

Total liabilities and equity

   $ 1,335,704,000      $ 1,369,903,000   
  

 

 

   

 

 

 

 

6


CEDAR REALTY TRUST, INC.

Condensed Consolidated Statements of Operations

 

     Three months ended June 30,     Six months ended June 30,  
     2013     2012     2013     2012  

Revenues:

        

Rents

   $ 28,532,000      $ 26,913,000      $ 56,977,000      $ 53,537,000   

Expense recoveries

     6,674,000        6,343,000        14,969,000        13,284,000   

Other

     165,000        3,642,000        388,000        4,461,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total revenues

     35,371,000        36,898,000        72,334,000        71,282,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Property operating expenses:

        

Operating, maintenance and management

     5,557,000        5,496,000        12,623,000        11,866,000   

Real estate and other property-related taxes

     4,526,000        4,249,000        9,123,000        8,629,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total property operating expenses

     10,083,000        9,745,000        21,746,000        20,495,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Property operating income

     25,288,000        27,153,000        50,588,000        50,787,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Other expenses:

        

General and administrative

     3,456,000        3,737,000        6,726,000        7,362,000   

Employee termination costs

     —          —          106,000        —     

Impairment reversal

     —          —          (1,100,000     —     

Depreciation and amortization

     9,763,000        9,768,000        19,585,000        25,467,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total other expenses

     13,219,000        13,505,000        25,317,000        32,829,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Operating income

     12,069,000        13,648,000        25,271,000        17,958,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Non-operating income and expense:

        

Interest expense

     (9,143,000     (9,721,000     (18,245,000     (19,876,000

Early extinguishment of debt costs

     (21,000     —          (106,000     (2,607,000

Interest income

     2,000        62,000        2,000        124,000   

Equity in income of unconsolidated joint venture

     —          576,000        —          1,021,000   

Gain on sale

     —          79,000        346,000        79,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total non-operating income and expense

     (9,162,000     (9,004,000     (18,003,000     (21,259,000
  

 

 

   

 

 

   

 

 

   

 

 

 

Income (loss) from continuing operations

     2,907,000        4,644,000        7,268,000        (3,301,000
  

 

 

   

 

 

   

 

 

   

 

 

 

Discontinued operations:

        

Income (loss) from operations

     281,000        958,000        (228,000     2,440,000   

Impairment reversals, net

     —          —          —          1,138,000   

Gain on extinguishment of debt

     1,298,000        —          1,298,000        —     

Gain on sales

     —          293,000        —          750,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total discontinued operations

     1,579,000        1,251,000        1,070,000        4,328,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income

     4,486,000        5,895,000        8,338,000        1,027,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

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

        

Minority interests in consolidated joint ventures

     97,000        (662,000     103,000        (1,708,000

Limited partners’ interest in Operating Partnership

     (4,000     (8,000     (1,000     97,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total net loss (income) loss attributable to noncontrolling interests

     93,000        (670,000     102,000        (1,611,000
  

 

 

   

 

 

   

 

 

   

 

 

 

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

     4,579,000        5,225,000        8,440,000        (584,000

Preferred stock dividends

     (3,602,000     (3,607,000     (7,209,000     (7,138,000

Preferred stock redemption costs

     —          (382,000     (1,166,000     (382,000
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to common shareholders

   $ 977,000      $ 1,236,000      $ 65,000      $ (8,104,000
  

 

 

   

 

 

   

 

 

   

 

 

 

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

        

Continuing operations

   $ (0.01   $ 0.01      $ (0.02   $ (0.16

Discontinued operations

     0.02        0.00        0.02        0.03   
  

 

 

   

 

 

   

 

 

   

 

 

 
   $ 0.01      $ 0.01      $ 0.00      $ (0.13
  

 

 

   

 

 

   

 

 

   

 

 

 

Weighted average number of common shares—basic and diluted

     68,345,000        68,038,000        68,342,000        67,787,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

 

7


CEDAR REALTY TRUST, INC.

Supporting Schedules to Consolidated Statements

Balance Sheets

 

      June 30,
2013
     December 31,
2012
 

Construction in process (included in buildings and improvements)

   $ 6,844,000       $ 6,699,000   
  

 

 

    

 

 

 

Receivables

     

Rents and other tenant receivables, net

   $ 4,054,000       $ 3,317,000   

Straight-line rents

     15,230,000         14,353,000   

Other

     15,000         619,000   
  

 

 

    

 

 

 
   $ 19,299,000       $ 18,289,000   
  

 

 

    

 

 

 

Other assets and deferred charges, net

     

Lease origination costs

   $ 15,026,000       $ 15,158,000   

Financing costs

     4,373,000         5,686,000   

Prepaid expenses

     2,573,000         5,196,000   

Leasehold improvements, furniture and fixtures

     1,049,000         1,161,000   

Other

     1,746,000         2,603,000   
  

 

 

    

 

 

 
   $ 24,767,000       $ 29,804,000   
  

 

 

    

 

 

 

Statements of Operations

 

      Three months ended June 30,      Six months ended June 30,  
     2013      2012      2013      2012  

Rents

  

Base rents

   $ 26,883,000       $ 24,761,000       $ 53,453,000       $ 49,523,000   

Percentage rent

     206,000         174,000         337,000         464,000   

Straight-line rents

     393,000         246,000         894,000         560,000   

Amortization of intangible lease liabilities

     1,050,000         1,732,000         2,293,000         2,990,000   
  

 

 

    

 

 

    

 

 

    

 

 

 
   $ 28,532,000       $ 26,913,000       $ 56,977,000       $ 53,537,000   
  

 

 

    

 

 

    

 

 

    

 

 

 

Other revenues

           

RioCan management fees (a)

   $ —         $ 631,000       $ 191,000       $ 1,277,000   

Lease termination income and other

     165,000         3,011,000         197,000         3,184,000   
  

 

 

    

 

 

    

 

 

    

 

 

 
   $ 165,000       $ 3,642,000       $ 388,000       $ 4,461,000   
  

 

 

    

 

 

    

 

 

    

 

 

 

 

(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.

 

8


CEDAR REALTY TRUST, INC.

Funds From Operations and Additional Disclosures

 

     Three months ended June 30,     Six months ended June 30,  
     2013     2012     2013     2012  

Net income (loss) income attributable to common shareholders

   $ 977,000      $ 1,236,000      $ 65,000      $ (8,104,000

Real estate depreciation and amortization

     9,657,000        9,712,000        19,386,000        25,392,000   

Limited partners’ interest

     4,000        8,000        1,000        (97,000

Impairment reversals, net

     —          —          (1,100,000     (1,138,000

Gain on sales

     —          (372,000     (346,000     (829,000

Consolidated minority interests:

        

Share of (loss) income

     (97,000     662,000        (103,000     1,708,000   

Share of FFO

     (278,000     (1,377,000     (695,000     (2,791,000

Unconsolidated joint venture:

        

Share of income

     —          (576,000     —          (1,021,000

Share of FFO

     —          1,587,000        —          3,056,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Funds From Operations (“FFO”)

     10,263,000        10,880,000        17,208,000        16,176,000   

Adjustments for items affecting comparability:

        

Employee termination costs

     —          —          106,000        —     

Preferred stock redemption costs

     —          382,000        1,166,000        382,000   

Gain on extinguishment of debt

     (1,298,000     —          (1,298,000     —     

Early extinguishment of debt costs

     21,000        —          543,000        2,607,000   

Share-based compensation mark-to-market adjustments

     —          (20,000     —          10,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Operating Funds From Operations (“Operating FFO”)

   $ 8,986,000      $ 11,242,000      $ 17,725,000      $ 19,175,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO per diluted share:

   $ 0.14      $ 0.15      $ 0.24      $ 0.23   
  

 

 

   

 

 

   

 

 

   

 

 

 

Operating FFO per diluted share:

   $ 0.12      $ 0.16      $ 0.24      $ 0.27   
  

 

 

   

 

 

   

 

 

   

 

 

 

Weighted average number of diluted common shares:

        

Common shares

     72,301,000        71,136,000        72,122,000        70,850,000   

OP Units

     281,000        462,000        281,000        637,000   
  

 

 

   

 

 

   

 

 

   

 

 

 
     72,582,000        71,598,000        72,403,000        71,487,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Additional Disclosures (Pro-Rata Share):

        

Straight-line rents

   $ 387,000      $ 288,000      $ 878,000      $ 685,000   

Amortization of intangible lease liabilities

     991,000        1,879,000        2,070,000        3,205,000   

Non-real estate amortization

     677,000        678,000        1,234,000        1,308,000   

Share-based compensation, net

     827,000        750,000        1,548,000        1,544,000   

Maintenance capital expenditures (a)

     861,000        541,000        1,570,000        869,000   

Lease related expenditures (b)

     475,000        754,000        1,030,000        1,266,000   

Development and redevelopment capital expenditures

     4,638,000        5,233,000        8,026,000        8,015,000   

Capitalized interest and financing costs

     289,000        450,000        587,000        745,000   

 

(a) Consists of payments for building and site improvements.
(b) Consists of payments for tenant improvements and leasing commissions.

 

9


CEDAR REALTY TRUST, INC.

Earnings Before Interest, Taxes, Depreciation and Amortization

 

     Three months ended June 30,     Six months ended June 30,  
     2013     2012     2013     2012  

EBITDA Calculation

        

Income (loss) from continuing operations

   $ 2,907,000      $ 4,644,000      $ 7,268,000      $ (3,301,000

Add (deduct):

        

Interest expense (including early extinguishment of debt costs)

     9,164,000        9,721,000        18,351,000        22,483,000   

Depreciation and amortization

     9,763,000        9,768,000        19,585,000        25,467,000   

Minority interests share of consolidated joint venture EBITDA

     (792,000     (3,023,000     (1,717,000     (6,113,000

Discontinued operations:

        

Income from operations

     281,000        958,000        (228,000     2,440,000   

Interest expense (including early extinguishment of debt costs)

     415,000        1,914,000        1,346,000        3,894,000   

Depreciation and amortization

     —          28,000        —          76,000   

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

        

Depreciation and amortization

     —          1,011,000        —          2,034,000   

Interest expense

     —          844,000        —          1,731,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

EBITDA

     21,738,000        25,865,000        44,605,000        48,711,000   

Adjustments for items affecting comparability:

        

Employee termination costs

     —          —          106,000        —     

Gain on sales

     —          —          (346,000     —     

Impairment reversal

     —          —          (1,100,000     —     

Share-based compensation mark-to-market adjustments

     —          (20,000     —          10,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Adjusted EBITDA

   $ 21,738,000      $ 25,845,000      $ 43,265,000      $ 48,721,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Pro-rata share of net debt (a)

        

Pro-rata share of debt

   $ 703,201,000      $ 805,471,000      $ 703,201,000      $ 805,471,000   

Pro-rata share of unrestricted cash and cash equivalents

     (3,935,000     (8,184,000     (3,935,000     (8,184,000
  

 

 

   

 

 

   

 

 

   

 

 

 
   $ 699,266,000      $ 797,287,000      $ 699,266,000      $ 797,287,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Pro-rata fixed charges (a)

        

Interest expense (b)

   $ 8,711,000      $ 10,691,000      $ 17,353,000      $ 21,670,000   

Preferred stock dividends

     3,602,000        3,607,000        7,209,000        7,138,000   

Scheduled mortgage repayments

     2,216,000        2,576,000        4,549,000        5,216,000   
  

 

 

   

 

 

   

 

 

   

 

 

 
   $ 14,529,000      $ 16,874,000      $ 29,111,000      $ 34,024,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Debt and Coverage Ratios

        

Net debt to Adjusted EBITDA (c)

     8.0     8.6     8.1     8.6

Interest coverage ratio (based on Adjusted EBITDA)

     2.5     2.1     2.5     2.1

Fixed charge coverage ratio (based on Adjusted EBITDA)

     1.5     1.4     1.5     1.3

 

(a) Includes properties “held for sale/conveyance”.
(b) Excludes early extinguishment of debt costs.
(c) For the purposes of this computation, this ratio has been adjusted to exclude, where applicable, (i) management fee income relating to the terminated Cedar/RioCan joint venture, (ii) the results and debt related to properties in the process of being conveyed to their respective lenders, (iii) 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, and (iv) lease termination income.

 

10


CEDAR REALTY TRUST, INC.

Summary of Outstanding Debt

As of June 30, 2013

 

Property

   Percent
Owned
    Maturity
Date
     Interest
rate (a)
    Amounts  

Fixed-rate mortgages:

         

Port Richmond Village

     100     Aug 2013         6.5   $ 13,715,000   

Timpany Plaza

     100     Jan 2014         6.1     7,668,000   

Trexler Mall

     100     May 2014         5.5     19,885,000   

Coliseum Marketplace

     100     Jul 2014         6.1     11,195,000   

Fieldstone Marketplace

     100     Jul 2014         6.0     17,207,000   

King’s Plaza

     100     Jul 2014         6.0     7,311,000   

Liberty Marketplace

     100     Jul 2014         6.1     8,345,000   

Yorktowne Plaza

     100     Jul 2014         6.0     19,122,000   

Mechanicsburg Center

     100     Nov 2014         5.5     8,558,000   

Elmhurst Square Shopping Center

     100     Dec 2014         5.4     3,767,000   

New London Mall

     40     Apr 2015         4.9     27,365,000   

Oak Ridge Shopping Center

     100     May 2015         5.5     3,262,000   

Pine Grove Plaza

     100     Sep 2015         5.0     5,393,000   

Groton Shopping Center

     100     Oct 2015         5.3     11,375,000   

Southington Center

     100     Nov 2015         5.1     5,401,000   

Jordan Lane

     100     Dec 2015         5.5     12,255,000   

Oakland Mills

     100     Jan 2016         5.5     4,608,000   

Smithfield Plaza

     100     May 2016         6.2     6,751,000   

Franklin Village Plaza

     100     Aug 2016         4.1     42,585,000   

West Bridgewater

     100     Sep 2016         6.2     10,508,000   

Carman’s Plaza

     100     Oct 2016         6.2     33,500,000   

Hamburg Square

     100     Oct 2016         6.1     4,881,000   

Meadows Marketplace

     100     Nov 2016         5.6     9,729,000   

San Souci Plaza

     40     Dec 2016         6.2     27,200,000   

Camp Hill Shopping Center

     100     Jan 2017         5.5     63,817,000   

Golden Triangle

     100     Feb 2018         6.0     19,877,000   

Gold Star Plaza

     100     May 2019         7.3     1,621,000   

Swede Square

     100     Nov 2020         5.5     10,235,000   

Colonial Commons

     100     Feb 2021         5.5     27,029,000   

Townfair Center

     100     Jul 2021         5.2     15,880,000   

Virginia Little Creek

     100     Sep 2021         8.0     310,000   

The Point

     100     Nov 2022         4.5     29,727,000   

Metro Square

     100     Nov 2029         7.5     8,399,000   
         

 

 

 

Total Fixed-Rate Mortgages

       3.7 years         5.5   $ 498,481,000   
         

 

 

 
       weighted average     

 

11


CEDAR REALTY TRUST, INC.

Summary of Outstanding Debt (Continued)

As of June 30, 2013

 

Property

   Percent
Owned
    Maturity
Date
     Interest
rate (a)
    Amounts        

Variable-rate mortgage:

           

Upland Square

     100 %(b)      Oct 2014         3.0     59,951,000     
         

 

 

   

Total mortgages

       3.4 years         5.3     558,432,000     
    

 

weighted average

  

   

Unamortized discount/premium

            791,000     
         

 

 

   

Total mortgage debt, net

            559,223,000     
         

 

 

   

Credit facility, as amended (c):

           

Revolving facility

       Aug 2016         2.2     108,000,000     

Term loan

       Aug 2018         2.2     50,000,000     
         

 

 

   
       3.7 years         2.2     158,000,000     
         

 

 

   
    

 

weighted average

  

   

Total Debt (excluding debt on properties held for sale/conveyance )

       3.5 years         4.6   $ 717,223,000     
         

 

 

   
    

 

weighted average

  

   

Pro-rata share of total debt reconciliation:

           

Total debt (excluding debt on properties held for sale/conveyance)

          $ 717,223,000     

Less pro-rata share attributable to joint venture minority interests

            (32,423,000  

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

            18,401,000     
         

 

 

   

Pro-rata share of total debt

          $ 703,201,000     
         

 

 

   

Fixed to variable rate debt ratio:

           

Fixed debt

          $ 485,250,000        69.0

Variable debt

            217,951,000        31.0
         

 

 

   

 

 

 
          $ 703,201,000        100.0
         

 

 

   

 

 

 

 

(a) For variable rate debt, rate in effect as of June 30, 2013.
(b) 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.
(c) Reflects the terms and amounts of the Company’s new credit facility, which was amended and extended, on an unsecured basis, on August 1, 2013. The interest rate on the prior facility, as of June 30, 2013, was 2.8% per annum.
(d) See “Summary of Real Estate Held For Sale/Conveyance”.

 

12


CEDAR REALTY TRUST, INC.

Summary of Debt Maturities

As of June 30, 2013

 

Year

   Scheduled
Amortization
     Balloon
Payments
     Credit
Facility
    Total (a)  

2013

   $ 4,210,000       $ 13,690,000       $ —        $ 17,900,000   

2014

     7,865,000         159,335,000         —          167,200,000   

2015

     5,786,000         63,192,000         —          68,978,000   

2016

     4,691,000         135,014,000         108,000,000 (b)      247,705,000   

2017

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

2018

     2,389,000         31,941,000         50,000,000 (b)      84,330,000   

2019

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

2020

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

2021

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

2022

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

Thereafter

     4,499,000         472,000         —          4,971,000   
  

 

 

    

 

 

    

 

 

   

 

 

 
   $ 38,755,000       $ 519,677,000       $  158,000,000        716,432,000   
  

 

 

    

 

 

    

 

 

   

Unamortized discount/premium

  

    791,000   
          

 

 

 
  $ 717,223,000   
          

 

 

 

 

(a) Excludes debt on properties held for sale/conveyance.
(b) Reflects the terms and amounts of the amended credit facility. The amount due in 2016 is subject to two one-year extension options.

 

13


CEDAR REALTY TRUST, INC.

Real Estate Summary

As of June 30, 2013

 

          Percent     Year             Percent     Average
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   $ 11.66       TJ Maxx      30,000   

Jordan Lane

   CT      100     2005         177,504         99.2     10.92       Stop & Shop      60,632   
                   CW Price      39,280   
                   Retro Fitness      20,283   

New London Mall

   CT      40     2009         259,293         93.8     14.39       Shop Rite      64,017   
                   Marshalls      30,354   
                   Home Goods      25,432   
                   Petsmart      23,500   
                   A.C. Moore      20,932   

Oakland Commons

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

Southington Center

   CT      100     2003         155,842         98.5     6.99       Wal-Mart      95,482   
                   NAMCO      20,000   

The Brickyard

   CT      100     2004         249,200         68.7     7.71       Home Depot      103,003   
                   Kohl’s      58,966   
          

 

 

    

 

 

   

 

 

       

Total Connecticut

             1,049,125         88.9     10.23         
          

 

 

    

 

 

   

 

 

       

Maryland

                     

Kenley Village

   MD      100     2005         51,894         72.3     8.60       Food Lion      29,000   

Metro Square

   MD      100     2008         71,896         100.0     18.98       Shoppers Food Warehouse      58,668   

Oakland Mills

   MD      100     2005         58,224         100.0     13.52       Food Lion      43,470   

San Souci Plaza

   MD      40     2009         264,134         82.2     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     11.51       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         92.3     13.58       Food Lion      37,692   
          

 

 

    

 

 

   

 

 

       

Total Maryland

             835,972         91.2     10.59         
          

 

 

    

 

 

   

 

 

       

Massachusetts

                     

Fieldstone Marketplace

   MA      100     2005/2012         193,970         95.2     11.46       Shaw’s      68,000   
                   Flagship Cinema      41,975   
                   New Bedford Wine and Spirits      15,180   

Franklin Village Plaza

   MA      100     2004/2012         304,366         92.6     20.47       Stop & Shop      75,000   
                   Marshalls      26,890   
                   Team Fitness      15,807   

Kings Plaza

   MA      100     2007         168,243         93.6     6.20       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         79.9     9.07       Hannaford Brothers      42,598   
                   Dollar Tree      16,798   

The Shops at Suffolk Downs

   MA      100     2005         121,251         88.0     12.98       Stop & Shop      74,977   

Timpany Plaza

   MA      100     2007         183,775         98.1     6.93       Stop & Shop      59,947   
                   Big Lots      28,027   
                   Gardner Theater      27,576   

Webster Plaza (fka Price Chopper Plaza)

   MA      100     2007         101,824         82.7     10.92       Price Chopper      58,545   

West Bridgewater Plaza

   MA      100     2007         133,039         87.7     9.32       Shaw’s      57,315   
                   Big Lots      25,000   
                   Planet Fitness      15,000   
          

 

 

    

 

 

   

 

 

       

Total Massachusetts

             1,308,927         91.2     11.93         
          

 

 

    

 

 

   

 

 

       

New Jersey

                     

Carll’s Corner

   NJ      100     2007         129,582         88.5     9.07       Acme Markets      55,000   
                   Peebles      18,858   

Pine Grove Plaza

   NJ      100     2003         86,089         88.9     11.32       Peebles      24,963   

Washington Center Shoppes

   NJ      100     2001         157,394         93.4     8.87       Acme Markets      66,046   
                   Planet Fitness      20,742   
          

 

 

    

 

 

   

 

 

       

Total New Jersey

             373,065         90.7     9.49         
          

 

 

    

 

 

   

 

 

       

 

14


CEDAR REALTY TRUST, INC.

Real Estate Summary (Continued)

As of June 30, 2013

 

          Percent     Year             Percent     Average
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     17.43       Pathmark      52,211   
          

 

 

    

 

 

   

 

 

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

Pennsylvania

                     

Academy Plaza

   PA      100     2001         137,592         90.4     13.74       Acme Markets      50,918   

Camp Hill

   PA      100     2002         470,117         99.3     13.70       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     6.75       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         84.4     12.88       Giant Foods      67,815   
                   Dick’s Sporting Goods      56,000   
                   LA 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         93.0     20.08       Giant Foods      78,815   

Fairview Commons

   PA      100     2007         42,314         53.3     9.23       Family Dollar      10,789   

Fairview Plaza

   PA      100     2003         71,979         100.0     12.45       Giant Foods      61,637   

Fort Washington Center

   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     12.83       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     11.92       Giant Foods      32,000   

Hamburg Square

   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     4.98       Sears      26,150   
                   Peebles      22,060   

Lake Raystown Plaza

   PA      100     2004         142,559         95.7     12.33       Giant Foods      63,835   
                   Tractor Supply      32,711   

Liberty Marketplace

   PA      100     2005         68,200         96.5     17.03       Giant Foods      55,000   

Meadows Marketplace

   PA      100     2004/2012         91,518         100.0     15.50       Giant Foods      67,907   

Mechanicsburg Center

   PA      100     2005         51,500         100.0     21.78       Giant Foods      51,500   

Newport Plaza

   PA      100     2003         64,489         100.0     11.56       Giant Foods      43,400   

Northside Commons

   PA      100     2008         69,136         97.7     9.34       Redner’s      53,019   

Palmyra Shopping Center

   PA      100     2005         111,051         94.5     6.55       Weis Markets      46,912   
                   Goodwill      18,104   

Port Richmond Village

   PA      100     2001         154,908         93.3     12.60       Thriftway      40,000   
                   Pep Boys      20,615   
                   City Stores, Inc.      15,200   

River View Plaza

   PA      100     2003         226,786         89.8     18.93       United Artists      77,700   
                   Avalon Carpet      25,000   
                   Pep Boys      22,000   
                   Staples      18,000   

South Philadelphia

   PA      100     2003         283,415         78.7     14.68       Shop Rite      54,388   
                   Ross Dress For Less      31,349   
                   LA Fitness      31,000   
                   Modell’s      20,000   

 

15


CEDAR REALTY TRUST, INC.

Real Estate Summary (Continued)

As of June 30, 2013

 

          Percent     Year             Percent     Average
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         100.0     16.46       LA Fitness      37,200   

The Commons

   PA      100     2004         203,426         85.1     7.72       Bon-Ton      54,500   
                   Shop ’n Save      52,654   
                   TJ Maxx      24,404   

The Point

   PA      100     2000         268,037         96.5     12.41       Burlington Coat Factory      76,665   
                   Giant Foods      76,627   
                   A.C. Moore      24,890   
                   Staples      24,000   

Townfair Center

   PA      100     2004         218,610         100.0     8.95       Lowe’s Home Centers      95,173   
                   Giant Eagle      83,821   
                   Michaels      17,592   

Trexler Mall

   PA      100     2005         339,279         88.7     9.78       Kohl’s      90,230   
                   Bon-Ton      62,000   
                   Lehigh Wellness
Partners
     30,594   
                   Trexlertown Fitness
Club
     28,870   
                   Marshalls      28,488   

Trexlertown Plaza

   PA      100     2006         313,929         91.5     12.31       Giant Foods      78,335   
                   Hobby Lobby      57,512   
                   Redner’s      47,900   
                   Big Lots      33,824   
                   Tractor Supply      19,097   

Upland Square

   PA      100 % (b)      2007         391,578         94.8     16.86       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

             5,243,647         92.1     12.58         
          

 

 

    

 

 

   

 

 

       

Virginia

                     

Annie Land Plaza

   VA      100     2006         42,500         97.2     9.47       Food Lion      29,000   

Coliseum Marketplace

   VA      100     2005         105,998         100.0     16.04       Farm Fresh      57,662   
                   Michaels      23,981   

Elmhurst Square

   VA      100     2006         66,250         87.2     9.28       Food Lion      38,272   

Fredericksburg Way

   VA      100     2005         63,000         100.0     18.47       Ukrop’s Supermarket      63,000   

General Booth Plaza

   VA      100     2005         71,639         96.6     12.96       Farm Fresh      53,758   

Glen Allen Shopping Center

   VA      100     2005         63,328         100.0     6.61       Giant Foods      63,328   

Kempsville Crossing

   VA      100     2005         94,477         96.1     11.16       Farm Fresh      73,878   

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     9.30       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   

Virginia Little Creek

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

 

 

    

 

 

   

 

 

       

Total Virginia

             817,392         97.5     11.47         
          

 

 

    

 

 

   

 

 

       

Total (92.7% leased at June 30, 2013)

  

     9,822,210         92.0   $ 11.96         
          

 

 

    

 

 

   

 

 

       

 

(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.

 

16


CEDAR REALTY TRUST, INC.

Leasing Activity

 

                                       Tenant      Average  
     Leases      Square      New Rent      Prior Rent      Cash Basis     Improvements      Lease  
     Signed      Feet      Per. Sq. Ft (a)      Per. Sq. Ft (a)      % Change     Per. Sq. Ft (b)      Term (Yrs)  

Total Comparable Leases

                   

2nd Quarter 2013

     33         343,600       $ 12.82       $ 11.62         10.3   $ 1.45         4.9   

1st Quarter 2013

     36         162,700       $ 13.80       $ 12.75         8.2   $ 5.29         5.3   

4th Quarter 2012

     37         175,200       $ 16.27       $ 15.02         8.3   $ 2.27         5.3   

3rd Quarter 2012

     34         176,000       $ 12.56       $ 11.29         11.3   $ 2.06         5.6   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

Total (c)

     140         857,500       $ 13.66       $ 12.46         9.6   $ 2.47         5.2   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

New Leases—Comparable

  

2nd Quarter 2013

     8         15,700       $ 24.02       $ 20.39         17.8   $ 31.84         7.7   

1st Quarter 2013

     10         39,300       $ 11.32       $ 10.07         12.3   $ 21.93         7.5   

4th Quarter 2012

     11         45,400       $ 18.41       $ 16.72         10.1   $ 8.75         7.7   

3rd Quarter 2012

     7         22,500       $ 16.18       $ 12.62         28.2   $ 16.15         8.4   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

Total (c)

     36         122,900       $ 16.45       $ 14.31         14.9   $ 17.27         7.7   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

Renewals—Comparable

  

2nd Quarter 2013

     25         327,900       $ 12.28       $ 11.20         9.7   $ 0.00         4.8   

1st Quarter 2013

     26         123,400       $ 14.59       $ 13.60         7.3   $ 0.00         4.6   

4th Quarter 2012

     26         129,800       $ 15.52       $ 14.43         7.6   $ 0.00         4.5   

3rd Quarter 2012

     27         153,500       $ 12.03       $ 11.09         8.5   $ 0.00         5.1   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

Total

     104         734,600       $ 13.19       $ 12.15         8.6   $ 0.00         4.8   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

Total Comparable and Non-Comparable

  

2nd Quarter 2013

     37         349,500       $ 12.95         N/A         N/A      $ 1.49         4.9   

1st Quarter 2013

     40         225,400       $ 12.12         N/A         N/A      $ 6.34         6.5   

4th Quarter 2012

     40         189,500       $ 16.03         N/A         N/A      $ 2.32         5.6   

3rd Quarter 2012

     37         184,900       $ 12.78         N/A         N/A      $ 4.06         5.8   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

Total

     154         949,300       $ 13.33         N/A         N/A      $ 3.31         5.6   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

 

(a) 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.
(b) Includes tenant allowance and landlord work. Excludes first generation space.
(c) For spaces vacant less than 12 months, the results for the trailing four quarters are as follows:

 

     Leases      Square      Cash Basis  
     Signed      Feet      % Change  

Total Comparable Leases

     122         786,500         9.8

New Leases—Comparable

     18         51,900         26.6

 

17


CEDAR REALTY TRUST, INC.

Tenant Concentration (Based on Annualized Base Rent)

As of June 30, 2013

 

     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

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

LA Fitness

     7         282,000         2.9     4,574,000         16.22         4.2

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     1,944,000         10.02         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         207,000         2.1     1,514,000         7.31         1.4

United Artist

     1         78,000         0.8     1,425,000         18.27         1.3

Shaw’s

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

Shoppers Food Warehouse

     2         120,000         1.2     1,237,000         10.31         1.1

Ukrop’s

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

Kohl’s

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

Marshalls

     5         143,000         1.5     1,110,000         7.76         1.0

Carmike Cinema

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

TJ Maxx

     4         106,000         1.1     1,007,000         9.50         0.9

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
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

 

Sub-total top twenty tenants

     90         3,814,000         38.8     45,906,000         12.04         42.5

Remaining tenants

     820         5,218,000         53.1     62,158,000         11.91         57.5
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

 

Sub-total all tenants (b)

     910         9,032,000         92.0   $ 108,064,000       $ 11.96         100.0
          

 

 

    

 

 

    

 

 

 

Vacant space

     N/A         790,000         8.0        
  

 

 

    

 

 

    

 

 

         

Total

     910         9,822,000         100.0        
  

 

 

    

 

 

    

 

 

         

 

(a) Several of the tenants listed above share common ownership with other tenants:

(1) Giant Foods and Stop & Shop, (2) Farm Fresh, Shoppers Food Warehouse, and Shop ’n Save (GLA of 53,000; annualized base rent of $120,000), (3) Marshalls, TJ Maxx and Home Goods (GLA of 51,000; annualized base rent of $583,000), and (4) Shaw’s and Acme Markets (GLA of 172,000; annualized base rent of $756,000).

(b) Comprised of large tenants (15,000 or more GLA) and small tenants as follows:

 

                         Annualized      Percentage  
                  Annualized      base rent      annualized  
     GLA      % of GLA     base rent      per sq. ft.      base rents  

Large tenants

     6,425,000         71.1   $ 64,327,000       $ 10.01         59.5

Small tenants

     2,607,000         28.9     43,737,000         16.78         40.5
  

 

 

    

 

 

   

 

 

    

 

 

    

 

 

 

Total

     9,032,000         100.0   $ 108,064,000       $ 11.96         100.0
  

 

 

    

 

 

   

 

 

    

 

 

    

 

 

 

 

18


CEDAR REALTY TRUST, INC.

Lease Expirations

As of June 30, 2013

 

                                       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

     22         60,000         0.7   $ 697,000       $ 11.62         0.6

2013

     73         222,000         2.5     3,703,000         16.68         3.4

2014

     147         1,021,000         11.3     9,784,000         9.58         9.1

2015

     144         1,210,000         13.4     13,150,000         10.87         12.2

2016

     121         927,000         10.3     10,437,000         11.26         9.7

2017

     116         920,000         10.2     12,028,000         13.07         11.1

2018

     87         777,000         8.6     10,623,000         13.67         9.8

2019

     38         627,000         6.9     6,969,000         11.11         6.4

2020

     39         963,000         10.7     9,026,000         9.37         8.4

2021

     37         419,000         4.6     6,348,000         15.15         5.9

2022

     20         139,000         1.5     1,894,000         13.63         1.8

2023

     20         233,000         2.6     2,585,000         11.09         2.4

Thereafter

     46         1,514,000         16.8     20,820,000         13.75         19.3
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

 

All tenants

     910         9,032,000         100.0   $ 108,064,000       $ 11.96         100.0
          

 

 

    

 

 

    

 

 

 

Vacant space

     N/A         790,000         N/A           
  

 

 

    

 

 

    

 

 

         

Total portfolio

     910         9,822,000         N/A           
  

 

 

    

 

 

    

 

 

         

 

19


CEDAR REALTY TRUST, INC.

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

Same-Property NOI (a) (b)

 

     Three months ended June 30,  
     2013     2012  

Base Rents

   $ 21,875,000      $ 21,515,000   

Expense Recoveries

     5,617,000        5,583,000   
  

 

 

   

 

 

 

Total Revenues

     27,492,000        27,098,000   

Operating expenses

     8,041,000        7,842,000   
  

 

 

   

 

 

 

NOI

   $ 19,451,000      $ 19,256,000   
  

 

 

   

 

 

 

Occupied

     93.4     92.5

Leased

     93.9     93.8

Number of same properties

     61        61   

NOI growth, excluding dark anchor impact (c)

     1.4%   
     Six months ended June 30,  
     2013     2012  

Base Rents

   $ 43,562,000      $ 43,101,000   

Expense Recoveries

     12,457,000        11,733,000   
  

 

 

   

 

 

 

Total Revenues

     56,019,000        54,834,000   

Operating expenses

     17,016,000        16,058,000   
  

 

 

   

 

 

 

NOI

   $ 39,003,000      $ 38,776,000   
  

 

 

   

 

 

 

Occupied

     93.4     92.5

Leased

     93.9     93.8

Number of same properties

     61        61   

NOI growth, excluding dark anchor impact (c)

     1.3%   

 

(a) Same- property NOI includes properties that were owned and operated for the entirety of both periods being compared, except for properties undergoing significant 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. Results for the six months ended June 30, 2013 were also negatively impacted by significantly higher snow removal costs. If snow removal costs for 2013 were the same as 2012, same-property NOI for the six months ended June 30, 2013 would have increased to 1.6%.

 

20


CEDAR REALTY TRUST, INC.

Dispositions

 

                 Date      Sales  

Property

   Location    GLA      Sold      Price  

East Chestnut

   Lancaster, PA      21,180         1/3/2013       $ 3,100,000   

Huntingdon Plaza land parcel

   Huntingdon, PA      N/A         3/29/2013         390,000   

Columbia Mall

   Bloomsburg, PA      352,544         4/17/2013         2,775,000   

Heritage Crossing

   Limerick, PA      28,098         5/9/2013         9,400,000   

Westlake Discount Drug Mart

   Westlake, OH      55,775         6/5/2013         2,240,000   
           

 

 

 

Total

            $ 17,905,000   
           

 

 

 

 

21


CEDAR REALTY TRUST, INC.

Summary of Real Estate Held for Sale/Conveyance

As of June 30, 2013

 

                               Average      Debt  
            Percent            Percent     base rent per             Maturity      Interest  

Property Description

   State      owned     GLA      occupied     leased sq. ft.      Amounts      Date      rate  

Ohio Discount Drug Mart Portfolio

  

Gahanna Discount Drug Mart Plaza (a)

     OH         100     48,667         82.3   $ 13.90       $ 4,749,000         Nov 2016         10.8 %(b) 

Single-Tenant/Triple-Net-Lease Property

                     

McCormick Place (a)

     OH         100     46,000         100.0     4.50         2,547,000         Aug 2017         11.1 %(b) 

Mall

                     

Shore Mall (c)

     NJ         100     344,179         98.6     7.46            

Other Non-Core Assets

                     

Dunmore Shopping Center

     PA         100     101,080         89.2     6.34            

Maxatawny Marketplace

     PA         100     59,514         89.2     12.09            

Oakhurst Plaza

     PA         100     111,869         66.2     15.02            

Roosevelt II (a)

     PA         100     180,088         0.0     —           11,105,000         Mar 2012         6.5
       

 

 

    

 

 

   

 

 

    

 

 

       

Total Properties Held for Sale/Conveyance

          891,397         72.1   $ 8.75       $ 18,401,000         
       

 

 

    

 

 

   

 

 

    

 

 

       

Land Parcels Previously Acquired for Development

                     

Four land parcels in Pennsylvania

     PA         100     42 acres                 

Shore Mall

     NJ         100     50 acres                 
       

 

 

               

Total Land Parcels Previously Acquired for Development

          92 acres                 
       

 

 

               

 

(a) Properties 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 the default interest rates noted above which are approximately 500 basis points higher than the stated rates.
(c) Property in the process of being demalled. The above statistics reflect the completion of demalling.

 

22


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, amounts relating to early extinguishment of debt, mark-to-market adjustments related to share-based compensation, and preferred stock redemption costs.

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 related to share-based compensation, management transition charges and employee termination costs, gain on sales of real estate, and impairment charges/reversals. 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.

 

23