Exhibit 99.1

 

LOGO

SUPPLEMENTAL FINANCIAL INFORMATION

DECEMBER 31, 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

December 31, 2013

(unaudited)

TABLE OF CONTENTS

 

Earnings Press Release

     3-6   

Financial Information

  

Condensed Consolidated Balance Sheets

     7   

Condensed Consolidated Statements of Operations

     8   

Supporting Schedules to Consolidated Statements

     9   

Funds From Operations and Additional Disclosures

     10   

Earnings Before Interest, Taxes, Depreciation and Amortization

     11   

Summary of Outstanding Debt

     12-13   

Summary of Debt Maturities

     14   

Portfolio Information

  

Real Estate Summary

     15-17   

Leasing Activity

     18   

Tenant Concentration

     19   

Lease Expirations

     20   

Same-Property Net Operating Income

     21   

2013 Acquisitions and Dispositions

     22   

Summary of Real Estate Held For Sale/Conveyance

     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, 2013.

 

2


CEDAR REALTY TRUST REPORTS

FOURTH QUARTER AND FULL YEAR 2013 RESULTS

Port Washington, New York – February 25, 2014 – Cedar Realty Trust, Inc. (NYSE:CDR) today reported results for the fourth quarter and year ended December 31, 2013.

Highlights

 

    Operating FFO of $0.13 per diluted share for the quarter and $0.50 for the year

 

    Same-property NOI increased 2.9% for the quarter and 1.8% for the year

 

    Signed 46 new and renewal leases for 362,000 square feet in the fourth quarter and 177 for 1.2 million square feet for the year

 

    Comparable cash-basis lease spreads of 7.1% for the fourth quarter and 9.4% for the year

 

    Total portfolio 93.6% leased and same-property portfolio 94.4% leased at year-end

 

    Closed on acquisition of a 101,000 square foot grocery-anchored shopping center in Fairfield County, Connecticut

 

    Announced replacement of dark anchor at Kempsville Crossing with a Walmart Neighborhood Market

 

    Subsequent to year-end, issued 6.9 million common shares for net proceeds of $41.3 million and closed $150 million of unsecured term loans

 

    Net debt to EBITDA of 7.5 times after adjustment for the $41.3 million equity offering

 

    Provided initial 2014 Operating FFO guidance of $0.51 to $0.54 per diluted share

“We are pleased to have successfully achieved in late 2013 the objectives set forth in the two-year strategic plan we launched in late 2011—to have a healthier balance sheet and a focused portfolio of grocery-anchored shopping centers straddling the DC to Boston corridor,” said Bruce Schanzer, President & CEO. “As we embark on 2014, we see these improvements benefitting our shareholders and look forward to continuing to add value by focusing on leasing, redevelopment, capital recycling and active balance sheet management.”

Financial Results

Operating FFO for fourth quarter 2013 was $9.2 million or $0.13 per diluted share, compared to $8.4 million or $0.12 per diluted share for the same period in 2012. Operating FFO for year ended December 31, 2013 was $36.4 million or $0.50 per diluted share. Operating FFO for year ended December 31, 2012 was $35.8 million or $0.50 per diluted share including a favorable benefit of $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.

Net income attributable to common shareholders for fourth quarter 2013 was $2.3 million or $0.03 per diluted share, compared to net income of $22.3 million or $0.31 per diluted share for the same period in 2012. Net income for fourth quarter 2013 included a gain on extinguishment of a debt and related obligations of $9.2 million and impairment charges of $4.0 million. Net income for fourth quarter 2012 included a gain on exiting the Cedar/RioCan joint venture of $30.5 million, impairment charges of $6.9 million, gains on sales of real estate of $4.4 million, and preferred stock redemption costs of $4.4 million.

Net loss attributable to common shareholders for year ended December 31, 2013 was $(1.1) million, or $(0.03) per diluted share, compared to net income of $9.9 million or $0.13 per diluted share for the same period in 2012. Net income for year ended December 31, 2013 included gains on extinguishments of debt obligations of $10.5 million, impairment charges of $2.9 million,

 

3


preferred stock redemption and early extinguishment of debt costs of $1.7 million, and gains on sales of real estate of $0.6 million. Net income for year ended December 31, 2012 included a gain on exiting the Cedar/RioCan joint venture of $30.5 million, preferred stock redemption and early debt extinguishment costs of $7.6 million, impairment charges of $5.8 million, gains on sales of real estate of $5.7 million, and $1.2 million of employee termination costs.

Portfolio Results

Same-property NOI increased 2.9% for the fourth quarter of 2013 and 1.8% for the full year 2013 compared to the comparable periods in 2012. These figures include the re-tenanting impact from replacing the dark anchor at Oakland Commons with a Walmart Neighborhood Market. Same-property NOI growth excluding this impact was 1.8% for the fourth quarter of 2013 and 1.9% for the full year of 2013.

During the fourth quarter of 2013, the Company signed 46 leases for 362,000 square feet. On a comparable space basis, the Company leased 291,000 square feet at a positive lease spread of 7.1% on a cash basis (new leases increased 4.7% and renewals increased 7.4%). Fourth quarter leasing results included a 40,000 square foot lease for a Walmart Neighborhood Market replacing the dark anchor at Kempsville Crossing with an anticipated opening date in the latter part of 2014.

For the full year 2013, the Company signed 177 leases for 1.2 million square feet. On a comparable space basis, the Company leased 1.0 million square feet at a positive lease spread of 9.4% on a cash basis (new leases increased 18.3% and renewals increased 8.2%).

The Company’s total portfolio, excluding properties held for sale, was 93.6% leased at December 31, 2013, compared to 92.8% at September 30, 2013 and 92.7% at December 31, 2012. The Company’s same-property portfolio was 94.4% leased at December 31, 2013, compared to 94.1% at September 30, 2013 and 94.5% at December 31, 2012.

Acquisition and Dispositions

During the fourth quarter of 2013, the Company acquired Big Y Shopping Center in Bethel, Connecticut, an affluent suburb in Fairfield County. The 101,000 square foot, fully-occupied, grocery-anchored shopping center was acquired for $34.5 million, unencumbered. The center is anchored by a Big Y World Class Market.

During the fourth quarter of 2013, the Company completed the disposition of three properties, aggregating 393,000 leasable square feet, and two land parcels for total gross proceeds of $32.0 million. For the full year 2013, the Company completed the disposition of seven properties aggregating 851,000 leasable square feet, and three land parcels for total gross proceeds of $49.9 million.

 

4


Recent Activities

On January 13, 2014, the Company issued 6.9 million common shares for net proceeds of $41.3 million. The proceeds were initially used to reduce amounts outstanding under the Company’s revolving credit facility.

On February 11, 2014, the Company closed on $150.0 million of unsecured term loans effectively prefunding all of its 2014 mortgage debt maturities. The unsecured term loans consist of a five year $75 million term loan for which the proceeds were drawn at closing and a seven-year $75 million term loan that allows for delayed draws of the proceeds through July 1, 2014. The term loans are priced at LIBOR plus a spread based on the Company’s leverage ratio. The Company entered into forward LIBOR swap agreements that result in an effective fixed interest rate of 3.37% for the five-year term loan and 4.27% for the seven-year term loan beginning July 1, 2014, based on the Company’s leverage ratio at closing.

Balance Sheet

After adjustment for the January 13, 2014 equity offering, the Company’s net debt to EBITDA is 7.5 times and it has approximately $150 million of borrowing available under its revolving credit facility. In late 2011, the Company announced a plan to divest certain non-core assets and reduce its net debt to EBITDA ratio from in excess of 9.0 times to less than 8.0 times. The Company had reduced this ratio to 8.4 times by year-end 2012, 7.9 times by year-end 2013 and 7.5 times after the equity offering.

2014 Guidance

The Company has established its initial 2014 Operating FFO guidance at a range of $0.51 to $0.54 per diluted share. Key assumptions included in this guidance are as follows:

 

    Increase in same-property NOI of 1% to 2%

 

    Increase in occupancy of 50 to 100 basis points

 

    Acquisitions of approximately $100 million

 

    Dispositions of approximately $100 million

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 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 December 31, 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.

 

5


Investor Conference Call

The Company will host a conference call today, February 25, 2014, at 5:00 PM (ET) to discuss the fourth quarter and full year 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 February 25, 2014, until midnight (ET) on March 11, 2014. The replay dial-in numbers are (877) 870-5176 or (1) (858) 384-5517 for international callers. Please use passcode 13574656 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 65 properties, with approximately 9.4 million square feet of gross leasable area.

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, 2013, 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

Jennifer Bitterman

(516) 944-4561

 

6


CEDAR REALTY TRUST, INC.

Condensed Consolidated Balance Sheets

 

     December 31,  
     2013     2012  

ASSETS

    

Real estate

    

Land

   $ 286,518,000      $ 276,197,000   

Buildings and improvements

     1,153,336,000        1,137,205,000   
  

 

 

   

 

 

 
     1,439,854,000        1,413,402,000   

Less accumulated depreciation

     (251,605,000     (229,535,000
  

 

 

   

 

 

 

Real estate, net

     1,188,249,000        1,183,867,000   

Real estate held for sale/conveyance

     81,854,000        117,673,000   

Cash and cash equivalents

     3,973,000        7,522,000   

Restricted cash

     11,063,000        13,752,000   

Receivables

     18,492,000        17,846,000   

Other assets and deferred charges, net

     28,295,000        29,243,000   
  

 

 

   

 

 

 

TOTAL ASSETS

   $ 1,331,926,000      $ 1,369,903,000   
  

 

 

   

 

 

 

LIABILITIES AND EQUITY

    

Mortgage loans payable

   $ 516,292,000      $ 589,168,000   

Mortgage loans payable—real estate held for sale/conveyance

     22,848,000        39,306,000   

Unsecured credit facility

     203,500,000        —     

Secured credit facility

     —          156,000,000   

Accounts payable and accrued liabilities

     22,665,000        28,179,000   

Unamortized intangible lease liabilities

     26,868,000        30,502,000   

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

     4,104,000        4,998,000   
  

 

 

   

 

 

 

Total liabilities

     796,277,000        848,153,000   
  

 

 

   

 

 

 

Noncontrolling interest—limited partners’ mezzanine OP Units

     415,000        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

     337,016,000        349,987,000   
  

 

 

   

 

 

 

Total Cedar Realty Trust, Inc. shareholders’ equity

     527,677,000        513,656,000   
  

 

 

   

 

 

 

Noncontrolling interests:

    

Minority interests in consolidated joint ventures

     4,202,000        6,081,000   

Limited partners’ OP Units

     3,355,000        1,390,000   
  

 

 

   

 

 

 

Total noncontrolling interests

     7,557,000        7,471,000   
  

 

 

   

 

 

 

Total equity

     535,234,000        521,127,000   
  

 

 

   

 

 

 

TOTAL LIABILITIES AND EQUITY

   $ 1,331,926,000      $ 1,369,903,000   
  

 

 

   

 

 

 

 

7


CEDAR REALTY TRUST, INC.

Condensed Consolidated Statements of Operations

 

     Three months ended December 31,     Years ended December 31,  
     2013     2012     2013     2012  

REVENUES

        

Rents

   $ 27,682,000      $ 27,038,000      $ 109,798,000      $ 104,187,000   

Expense recoveries

     7,429,000        6,856,000        28,472,000        25,518,000   

Other

     55,000        652,000        554,000        6,021,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total revenues

     35,166,000        34,546,000        138,824,000        135,726,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

PROPERTY OPERATING EXPENSES

        

Operating, maintenance and management

     6,444,000        5,710,000        24,183,000        22,342,000   

Real estate and other property-related taxes

     4,464,000        4,358,000        17,772,000        17,023,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total property operating expenses

     10,908,000        10,068,000        41,955,000        39,365,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

PROPERTY OPERATING INCOME

     24,258,000        24,478,000        96,869,000        96,361,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

OTHER EXPENSES

        

General and administrative

     4,006,000        3,278,000        13,980,000        14,277,000   

Management transition charges and employee termination costs

     —          41,000        106,000        1,172,000   

Impairment (reversals)/charges, net

     —          5,779,000        (1,100,000     5,779,000   

Acquisition transaction costs and terminated projects

     182,000        116,000        182,000        116,000   

Depreciation and amortization

     12,270,000        9,508,000        44,405,000        43,289,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total other expenses

     16,458,000        18,722,000        57,573,000        64,633,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

OPERATING INCOME

     7,800,000        5,756,000        39,296,000        31,728,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

NON-OPERATING INCOME AND EXPENSES

        

Interest expense

     (8,358,000     (9,660,000     (34,766,000     (38,480,000

Early extinguishment of debt costs

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

Interest income

     1,000        4,000        4,000        191,000   

Equity in income of unconsolidated joint venture

     —          49,000        —          1,481,000   

Gain on exit from unconsolidated joint venture

     —          30,526,000        —          30,526,000   

Gain on sales

     263,000        516,000        609,000        997,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total non-operating income and expense

     (8,094,000     21,435,000        (34,259,000     (7,892,000
  

 

 

   

 

 

   

 

 

   

 

 

 

(LOSS) INCOME FROM CONTINUING OPERATIONS

     (294,000     27,191,000        5,037,000        23,836,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

DISCONTINUED OPERATIONS

        

Income from operations

     919,000        712,000        2,690,000        5,504,000   

Impairment charges, net

     (3,977,000     (1,142,000     (3,977,000     (4,000

Gain on extinguishment of debt obligations

     9,154,000        —          10,452,000        —     

Gain on sales

     —          3,929,000        —          4,679,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total income from discontinued operations

     6,096,000        3,499,000        9,165,000        10,179,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

NET INCOME

     5,802,000        30,690,000        14,202,000        34,015,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

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

        

Minority interests in consolidated joint ventures

     95,000        (63,000     247,000        (4,335,000

Limited partners’ interest in Operating Partnership

     (12,000     (88,000     (1,000     26,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total net loss (income) attributable to noncontrolling interests

     83,000        (151,000     246,000        (4,309,000
  

 

 

   

 

 

   

 

 

   

 

 

 

NET INCOME ATTRIBUTABLE TO CEDAR REALTY TRUST, INC.

     5,885,000        30,539,000        14,448,000        29,706,000   

Preferred stock dividends

     (3,602,000     (3,804,000     (14,413,000     (14,819,000

Preferred stock redemption costs

     —          (4,443,000     (1,166,000     (4,998,000
  

 

 

   

 

 

   

 

 

   

 

 

 

NET INCOME (LOSS) ATTRIBUTABLE TO COMMON SHAREHOLDERS

   $ 2,283,000      $ 22,292,000      $ (1,131,000   $ 9,889,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

PER COMMON SHARE ATTRIBUTABLE TO COMMON SHAREHOLDERS (BASIC AND DILUTED)

        

Continuing operations

   $ (0.06   $ 0.26      $ (0.16   $ 0.05   

Discontinued operations

     0.09        0.05        0.13        0.08   
  

 

 

   

 

 

   

 

 

   

 

 

 
   $ 0.03      $ 0.31      $ (0.03   $ 0.13   
  

 

 

   

 

 

   

 

 

   

 

 

 

Weighted average number of common shares—basic and diluted

     68,474,000        68,278,000        68,381,000        68,017,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

 

8


CEDAR REALTY TRUST, INC.

Supporting Schedules to Consolidated Statements

 

     December 31,  

Balance Sheets

   2013      2012  

Construction in process (included in buildings and improvements)

   $ 7,728,000       $ 6,699,000   

Receivables

     

Rents and other tenant receivables, net

   $ 3,267,000       $ 3,317,000   

Straight-line rents

     15,210,000         13,910,000   

Other

     15,000         619,000   
  

 

 

    

 

 

 
   $ 18,492,000       $ 17,846,000   
  

 

 

    

 

 

 

Other assets and deferred charges, net

     

Lease origination costs

   $ 15,187,000       $ 14,754,000   

Financing costs

     5,194,000         5,529,000   

Prepaid expenses

     5,669,000         5,196,000   

Leasehold improvements, furniture and fixtures

     1,020,000         1,161,000   

Other

     1,225,000         2,603,000   
  

 

 

    

 

 

 
   $ 28,295,000       $ 29,243,000   
  

 

 

    

 

 

 

 

     Three months ended December 31,      Years ended December 31,  

Statements of Operations

   2013      2012      2013      2012  

Rents

           

Base rents

   $ 26,168,000       $ 25,381,000       $ 103,166,000       $ 96,897,000   

Percentage rent

     216,000         277,000         804,000         1,001,000   

Straight-line rents

     263,000         182,000         1,387,000         930,000   

Amortization of intangible lease liabilities

     1,035,000         1,198,000         4,441,000         5,359,000   
  

 

 

    

 

 

    

 

 

    

 

 

 
   $ 27,682,000       $ 27,038,000       $ 109,798,000       $ 104,187,000   
  

 

 

    

 

 

    

 

 

    

 

 

 

Other revenues

           

RioCan management fees and related leasing commissions (a)

   $ —         $ 618,000       $ 191,000       $ 2,754,000   

Lease termination income and other

     55,000         34,000         363,000         3,267,000   
  

 

 

    

 

 

    

 

 

    

 

 

 
   $ 55,000       $ 652,000       $ 554,000       $ 6,021,000   
  

 

 

    

 

 

    

 

 

    

 

 

 

 

(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.

 

9


CEDAR REALTY TRUST, INC.

Funds From Operations and Additional Disclosures

 

     Three months ended December 31,     Years ended December 31,  
     2013     2012     2013     2012  

Net income (loss) attributable to common shareholders

   $ 2,283,000      $ 22,292,000      $ (1,131,000   $ 9,889,000   

Real estate depreciation and amortization

     12,493,000        9,758,000        45,280,000        44,335,000   

Limited partners’ interest

     12,000        88,000        1,000        (26,000

Impairment charges, net

     3,977,000        6,921,000        2,877,000        5,783,000   

Gain on exit from unconsolidated joint venture

     —          (30,526,000     —          (30,526,000

Gain on sales

     (263,000     (4,445,000     (609,000     (5,676,000

Consolidated minority interests:

        

Share of (loss) income

     (95,000     63,000        (247,000     4,335,000   

Share of FFO

     (283,000     (484,000     (1,303,000     (4,562,000

Unconsolidated joint venture:

        

Share of income

     —          (49,000     —          (1,481,000

Share of FFO

     —          158,000        —          4,646,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Funds From Operations (“FFO”)

     18,124,000        3,776,000        44,868,000        26,717,000   

Adjustments for items affecting comparability:

        

Management transition charges and employee termination costs

     —          41,000        106,000        1,172,000   

Preferred stock redemption costs

     —          4,443,000        1,166,000        4,998,000   

Gain on extinguishment of debt obligations

     (9,154,000     —          (10,452,000     —     

Early extinguishment of debt costs

     —          —          543,000        2,607,000   

Share-based compensation mark-to-market adjustments

     —          —          —          10,000   

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

     182,000        116,000        182,000        309,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Operating Funds From Operations (“Operating FFO”)

   $ 9,152,000      $ 8,376,000      $ 36,413,000      $ 35,813,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO per diluted share:

   $ 0.25      $ 0.05      $ 0.62      $ 0.37   
  

 

 

   

 

 

   

 

 

   

 

 

 

Operating FFO per diluted share:

   $ 0.13      $ 0.12      $ 0.50      $ 0.50   
  

 

 

   

 

 

   

 

 

   

 

 

 

Weighted average number of diluted common shares:

        

Common shares

     72,283,000        71,876,000        72,204,000        71,338,000   

OP Units

     375,000        281,000        297,000        459,000   
  

 

 

   

 

 

   

 

 

   

 

 

 
     72,658,000        72,157,000        72,501,000        71,797,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Additional Disclosures (Pro-Rata Share):

        

Straight-line rents

   $ 296,000      $ 184,000      $ 1,469,000      $ 1,250,000   

Amortization of intangible lease liabilities

     972,000        1,140,000        4,083,000        5,596,000   

Non-real estate amortization

     371,000        680,000        2,231,000        2,606,000   

Share-based compensation, net

     1,009,000        947,000        3,701,000        3,551,000   

Maintenance capital expenditures (a)

     1,578,000        1,215,000        4,600,000        4,237,000   

Lease related expenditures (b)

     918,000        501,000        2,930,000        2,513,000   

Development and redevelopment capital expenditures

     3,087,000        3,040,000        13,655,000        17,340,000   

Capitalized interest and financing costs

     80,000        314,000        915,000        1,314,000   

 

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

 

10


CEDAR REALTY TRUST, INC.

Earnings Before Interest, Taxes, Depreciation and Amortization

 

     Three months ended December 31,     Years ended December 31,  
     2013     2012     2013     2012  

EBITDA Calculation

        

(Loss) income from continuing operations

   $ (294,000   $ 27,191,000      $ 5,037,000      $ 23,836,000   

Add (deduct):

        

Interest expense (including early extinguishment of debt costs)

     8,358,000        9,660,000        34,872,000        41,087,000   

Depreciation and amortization

     12,270,000        9,508,000        44,405,000        43,289,000   

Minority interests share of consolidated joint venture EBITDA

     (802,000     (1,082,000     (3,363,000     (10,272,000

Discontinued operations:

        

Income from operations

     919,000        712,000        2,690,000        5,504,000   

Interest expense (including early extinguishment of debt costs)

     511,000        948,000        2,892,000        7,299,000   

Depreciation and amortization

     314,000        340,000        1,258,000        1,385,000   

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

        

Depreciation and amortization

     —          99,000        —          3,154,000   

Interest expense

     —          73,000        —          2,605,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

EBITDA

     21,276,000        47,449,000        87,791,000        117,887,000   

Adjustments for items affecting comparability:

        

Management transition charges and employee termination costs

     —          41,000        106,000        1,172,000   

Gain on exit from unconsolidated joint venture

     —          (30,526,000     —          (30,526,000

Gain on sales

     (263,000     (516,000     (609,000     (997,000

Impairment charges/(reversals), net

     —          5,779,000        (1,100,000     5,779,000   

Share-based compensation mark-to-market adjustments

     —          —          —          10,000   

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

     182,000        116,000        182,000        309,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Adjusted EBITDA

   $ 21,195,000      $ 22,343,000      $ 86,370,000      $ 93,634,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Pro-rata share of net debt (a)

        

Pro-rata share of debt

   $ 710,126,000      $ 752,140,000      $ 710,126,000      $ 752,140,000   

Pro-rata share of unrestricted cash and cash equivalents

     (2,862,000     (9,153,000     (2,862,000     (9,153,000
  

 

 

   

 

 

   

 

 

   

 

 

 
   $ 707,264,000      $ 742,987,000      $ 707,264,000      $ 742,987,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Pro-rata fixed charges (a)

        

Interest expense (b)

   $ 8,110,000      $ 9,743,000      $ 33,829,000      $ 41,730,000   

Preferred stock dividends

     3,602,000        3,804,000        14,413,000        14,819,000   

Scheduled mortgage repayments

     2,188,000        2,509,000        8,925,000        9,456,000   
  

 

 

   

 

 

   

 

 

   

 

 

 
   $ 13,900,000      $ 16,056,000      $ 57,167,000      $ 66,005,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Debt and Coverage Ratios

        

Net debt to Adjusted EBITDA (c)

     7.9 x(d)      8.4     8.0     8.6

Interest coverage ratio (based on Adjusted EBITDA)

     2.6     2.3     2.6     2.2

Fixed charge coverage ratio (based on Adjusted EBITDA)

     1.5     1.4     1.5     1.4

 

(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 sold, conveyed, or in the process of being conveyed to their respective lenders, (iii) lease termination income, (iv) employee separation charges, and (v) for the 2012 periods, all EBITDA relating to the Cedar/RioCan joint venture, partially offset by only those corporate overhead savings actually realized.
(d) This ratio is 7.5x after adjustment for the January 13, 2014 equity offering.

 

11


CEDAR REALTY TRUST, INC.

Summary of Outstanding Debt

As of December 31, 2013

 

     Percent     Maturity      Interest        

Property

   Owned     Date      rate (a)     Amounts  

Fixed-rate mortgages:

         

Trexler Mall

     100     May 2014         5.5   $ 19,645,000 (b) 

Coliseum Marketplace

     100     Jul 2014         6.1     11,097,000 (b) 

Fieldstone Marketplace

     100     Jul 2014         6.0     17,046,000 (b) 

Kings Plaza

     100     Jul 2014         6.0     7,231,000 (b) 

Liberty Marketplace

     100     Jul 2014         6.1     8,231,000 (b) 

Yorktowne Plaza

     100     Jul 2014         6.0     18,911,000 (b) 

Mechanicsburg Center

     100     Nov 2014         5.5     8,404,000 (b) 

Elmhurst Square

     100     Dec 2014         5.4     3,723,000 (b) 

New London Mall

     40     Apr 2015         4.9     27,365,000   

Oak Ridge Shopping Center

     100     May 2015         5.5     3,231,000   

Pine Grove Plaza

     100     Sep 2015         5.0     5,329,000   

Groton Shopping Center

     100     Oct 2015         5.3     11,275,000   

Southington Center

     100     Nov 2015         5.1     5,339,000   

Jordan Lane

     100     Dec 2015         5.5     12,125,000   

Oakland Mills

     100     Jan 2016         5.5     4,559,000   

Smithfield Plaza

     100     May 2016         6.2     6,702,000   

Franklin Village Plaza

     100     Aug 2016         4.1     42,180,000   

West Bridgewater Plaza

     100     Sep 2016         6.2     10,434,000   

Carman’s Plaza

     100     Oct 2016         6.2     33,500,000   

Hamburg Square

     100     Oct 2016         6.1     4,833,000   

Meadows Marketplace

     100     Nov 2016         5.6     9,633,000   

San Souci Plaza

     40     Dec 2016         6.2     27,200,000   

Camp Hill

     100     Jan 2017         5.5     63,382,000   

Golden Triangle

     100     Feb 2018         6.0     19,697,000   

Gold Star Plaza

     100     May 2019         7.3     1,509,000   

Swede Square

     100     Nov 2020         5.5     10,159,000   

Colonial Commons

     100     Feb 2021         5.5     26,784,000   

Virginia Little Creek

     100     Sep 2021         8.0     297,000   

The Point

     100     Nov 2022         4.5     29,492,000   

Metro Square

     100     Nov 2029         7.5     8,274,000   
         

 

 

 

Total fixed-rate mortgages

     3.2 years         5.5 %    $ 457,587,000   
         

 

 

 
       weighted average     

 

12


CEDAR REALTY TRUST, INC.

Summary of Outstanding Debt (Continued)

As of December 31, 2013

 

     Percent     Maturity      Interest              

Property

   Owned     Date      rate (a)     Amounts        

Variable-rate mortgage:

           

Upland Square

     100     Oct 2014         2.9     58,085,000 (b)   
         

 

 

   

Total mortgages

     2.9 years         5.2 %      515,672,000     
       weighted average       

Net unamortized (discount)/premium

            620,000     
         

 

 

   

Total mortgage debt, net

            516,292,000     
         

 

 

   

Credit facility:

           

Revolving facility

       Aug 2016         2.3     153,500,000     

Term loan

       Aug 2018         2.3     50,000,000     
         

 

 

   
     3.1 years         2.3 %      203,500,000     
         

 

 

   
    

 

weighted average

  

   

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

       3.0 years         4.4 %    $ 719,792,000     
         

 

 

   
       weighted average       

Pro-rata share of total debt reconciliation:

           

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

          $ 719,792,000     

Less pro-rata share attributable to joint venture minority interests

            (32,514,000  

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

            22,848,000     
         

 

 

   

Pro-rata share of total debt

          $ 710,126,000     
         

 

 

   

Fixed to variable rate debt ratio:

           

Fixed debt

          $ 448,541,000        63.2

Variable debt

            261,585,000        36.8
         

 

 

   

 

 

 
          $ 710,126,000        100.0
         

 

 

   

 

 

 

 

(a) For variable rate debt, rate in effect as of December 31, 2013.
(b) To be refinanced with the proceeds from unsecured term loans which closed on February 11, 2014, comprised of a $75.0 million five-year term loan and a $75.0 million seven-year term loan.
(c) See “Summary of Real Estate Held For Sale/Conveyance”.

 

13


CEDAR REALTY TRUST, INC.

Summary of Debt Maturities

As of December 31, 2013

 

     Secured Debt     Unsecured Debt         
     Scheduled      Balloon     Revolving     Term         
          Year    Amortization      Payments     Credit Facility     Loan      Total (a)  

2014

   $ 7,503,000       $ 150,176,000 (b)    $ —        $ —         $ 157,679,000   

2015

     5,406,000         63,192,000        —          —           68,598,000   

2016

     4,291,000         135,014,000        153,500,000 (c)      —           292,805,000   

2017

     2,474,000         60,478,000        —          —           62,952,000   

2018

     2,186,000         18,007,000        —          50,000,000         70,193,000   

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   

2023

     524,000         —          —          —           524,000   

Thereafter

     3,975,000         472,000        —          —           4,447,000   
  

 

 

    

 

 

   

 

 

   

 

 

    

 

 

 
   $ 32,778,000       $ 482,894,000      $ 153,500,000      $ 50,000,000         719,172,000   
  

 

 

    

 

 

   

 

 

   

 

 

    

Net unamortized (discount)/premium

  

     620,000   
            

 

 

 
             $ 719,792,000   
            

 

 

 

 

(a) Excludes debt on properties held for sale/conveyance.
(b) To be refinanced with the proceeds from unsecured term loans which closed on February 11, 2014, comprised of a $75.0 million five-year term loan and a $75.0 million seven-year term loan.
(c) Subject to two one-year extension options.

 

14


CEDAR REALTY TRUST, INC.

Real Estate Summary

As of December 31, 2013

 

                                  Average              
          Percent     Year           Percent     base rent per     

Major Tenants (a)

 

Property Description

   State    owned     acquired    GLA      occupied     leased sq. ft.     

Name

   GLA  

Connecticut

                     

Big Y Shopping Center

   CT      100   2013      101,105         100.0   $ 22.69       Big Y      63,817   

Groton Shopping Center

   CT      100   2007      117,186         82.3     11.74       TJ Maxx      30,000   

Jordan Lane

   CT      100   2005      177,504         99.2     10.98       Stop & Shop      60,632   
                   CW Price      39,280   
                   Retro Fitness      20,283   

New London Mall

   CT      40   2009      259,566         94.8     14.55       Shop Rite      64,017   
                   Marshalls      30,627   
                   Home Goods      25,432   
                   Petsmart      23,500   
                   A.C. Moore      20,932   

Oakland Commons

   CT      100   2007      90,100         100.0     6.37       Walmart      54,911   
                   Bristol Ten Pin      35,189   

Southington Center

   CT      100   2003      155,842         98.5     6.99       Walmart      95,482   
                   NAMCO      20,000   

The Brickyard

   CT      100   2004      237,596         72.1     7.74       Home Depot      103,003   
                   Kohl’s      58,966   
          

 

 

    

 

 

   

 

 

       

Total Connecticut

             1,138,899         90.8     11.52         
          

 

 

    

 

 

   

 

 

       

Maryland

                     

Kenley Village

   MD      100   2005      51,894         73.7     8.88       Food Lion      29,000   

Metro Square

   MD      100   2008      71,896         100.0     19.06       Shoppers Food Warehouse      58,668   

Oakland Mills

   MD      100   2005      58,224         100.0     13.72       Food Lion      43,470   

San Souci Plaza

   MD      40   2009      264,134         79.5     10.22       Shoppers Food Warehouse      61,466   
                   Marshalls      27,000   
                   Maximum Health and Fitness      15,612   

St. James Square

   MD      100   2005      39,903         100.0     11.53       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         93.8     13.49       Food Lion      37,692   
          

 

 

    

 

 

   

 

 

       

Total Maryland

             835,972         90.7     10.65         
          

 

 

    

 

 

   

 

 

       

Massachusetts

                     

Fieldstone Marketplace

   MA      100   2005/2012      193,970         95.2     10.46       Shaw’s      68,000   
                   Flagship Cinema      41,975   
                   New Bedford Wine and Spirits      15,180   

Franklin Village Plaza

   MA      100   2004/2012      303,461         93.9     20.28       Stop & Shop      75,000   
                   Marshalls      26,890   
                   Team Fitness      15,807   

Kings Plaza

   MA      100   2007      168,243         93.6     6.23       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     8.92       Hannaford Brothers      42,598   
                   Planet Fitness      18,830   
                   Dollar Tree      16,798   

The Shops at Suffolk Downs

   MA      100   2005      121,320         97.5     12.78       Stop & Shop      74,977   

Timpany Plaza

   MA      100   2007      183,775         98.1     6.98       Stop & Shop      59,947   
                   Big Lots      28,027   
                   Gardner Theater      27,576   

Webster Plaza (f/k/a Price Chopper Plaza)

   MA      100   2007      101,824         80.0     10.92       Price Chopper      58,545   

West Bridgewater Plaza

   MA      100   2007      133,039         87.7     9.45       Shaw’s      57,315   
                   Big Lots      25,000   
                   Planet Fitness      15,000   
          

 

 

    

 

 

   

 

 

       

Total Massachusetts

             1,308,091         93.6     11.72         
          

 

 

    

 

 

   

 

 

       

New Jersey

                     

Carll’s Corner

   NJ      100   2007      129,582         84.7     8.68       Acme Markets      55,000   
                   Peebles      18,858   

Pine Grove Plaza

   NJ      100   2003      86,089         90.2     11.04       Peebles      24,963   

Washington Center Shoppes

   NJ      100   2001      157,394         94.2     9.07       Acme Markets      66,046   
                   Planet Fitness      20,742   
          

 

 

    

 

 

   

 

 

       

Total New Jersey

             373,065         90.0     9.40         
          

 

 

    

 

 

   

 

 

       

 

15


CEDAR REALTY TRUST, INC.

Real Estate Summary (Continued)

As of December 31, 2013

 

                                  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     17.48       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         91.2     14.09       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         95.4     7.14       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      461,905         90.8     13.22       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   
                   Old Navy      15,500   

Crossroads II

   PA      100 %(b)    2008      133,717         93.0     20.14       Giant Foods      78,815   

Fairview Commons

   PA      100   2007      42,314         53.3     10.08       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     12.89       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     11.96       Giant Foods      32,000   

Hamburg Square

   PA      100   2004      99,580         96.4     6.53       Redner’s      56,780   
                   Peebles      19,683   

Liberty Marketplace

   PA      100   2005      68,200         98.2     17.95       Giant Foods      55,000   

Meadows Marketplace

   PA      100   2004/2012      91,518         100.0     15.57       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     11.71       Giant Foods      43,400   

Northside Commons

   PA      100   2008      69,136         100.0     9.49       Redner’s      53,019   

Palmyra Shopping Center

   PA      100   2005      111,051         94.5     6.61       Weis Markets      46,912   
                   Goodwill      18,104   

Port Richmond Village

   PA      100   2001      154,908         98.2     13.12       Thriftway      40,000   
                   Pep Boys      20,615   
                   City Stores, Inc.      15,200   

River View Plaza

   PA      100   2003      226,786         92.7     19.15       United Artists      77,700   
                   Avalon Carpet      25,000   
                   Pep Boys      22,000   
                   Staples      18,000   

South Philadelphia

   PA      100   2003      283,415         82.5     14.49       Shop Rite      54,388   
                   Ross Dress For Less      31,349   
                   LA Fitness      31,000   

 

16


CEDAR REALTY TRUST, INC.

Real Estate Summary (Continued)

As of December 31, 2013

 

                                  Average              
          Percent     Year           Percent     base rent per     

Major Tenants (a)

 

Property Description

   State    owned     acquired    GLA      occupied     leased sq. ft.     

Name

   GLA  
                   Modell’s      20,000   

Pennsylvania (continued)

                     

Swede Square

   PA      100   2003      100,816         100.0     16.69       LA Fitness      37,200   

The Commons

   PA      100   2004      203,426         87.5     7.87       Bon-Ton      54,500   
                   Shop ’n Save      52,654   
                   TJ Maxx      24,404   

The Point

   PA      100   2000      268,037         96.5     12.45       Burlington Coat Factory      76,665   
                   Giant Foods      76,627   
                   A.C. Moore      24,890   
                   Staples      24,000   

Trexler Mall

   PA      100   2005      339,279         89.5     9.94       Kohl’s      90,230   
                   Bon-Ton      62,000   
                   Lehigh Wellness Partners      33,227   
                   Trexlertown Fitness Club      28,870   
                   Marshalls      28,488   

Trexlertown Plaza

   PA      100   2006      313,929         90.6     12.29       Giant Foods      78,335   
                   Hobby Lobby      57,512   
                   Redner’s      47,900   
                   Big Lots      33,824   
                   Tractor Supply      19,097   

Upland Square

   PA      100   2007      394,598         94.0     16.87       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

             4,738,325         93.4     13.08         
          

 

 

    

 

 

   

 

 

       
                     

Virginia

                     

Annie Land Plaza

   VA      100   2006      42,500         97.2     9.50       Food Lion      29,000   

Coliseum Marketplace

   VA      100   2005      105,998         100.0     16.05       Farm Fresh      57,662   
                   Michaels      23,981   

Elmhurst Square

   VA      100   2006      66,250         97.0     10.26       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     13.05       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      79,209         42.8     11.67       Farm Fresh      16,938   

Oak Ridge Shopping Center

   VA      100   2006      38,700         92.2     10.59       Food Lion      33,000   

Smithfield Plaza

   VA      100   2005/2008      134,664         93.7     9.17       Farm Fresh      45,544   
                   Roses Express      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

             802,124         92.2 %      11.59         
          

 

 

    

 

 

   

 

 

       

Total (93.6% leased at December 31, 2013)

             9,390,558         92.6 %    $ 12.31         
          

 

 

    

 

 

   

 

 

       

 

(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 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, loan guaranties, and/or other terms of the related joint venture agreement.

 

17


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

  

4th Quarter 2013

     40         291,000       $ 9.11       $ 8.51         7.1   $ 0.78         4.4   

3rd Quarter 2013

     52         215,800       $ 13.62       $ 12.28         10.9   $ 1.87         4.3   

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   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

Total (c)

     161         1,013,100       $ 12.08       $ 11.05         9.4   $ 1.97         4.7   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

New Leases—Comparable

  

4th Quarter 2013

     7         20,300       $ 13.17       $ 12.58         4.7   $ 11.18         6.7   

3rd Quarter 2013

     7         25,300       $ 17.24       $ 12.58         37.0   $ 15.95         8.2   

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   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

Total (c)

     32         100,600       $ 15.16       $ 12.82         18.3   $ 19.80         7.5   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

Renewals—Comparable

  

4th Quarter 2013

     33         270,700       $ 8.81       $ 8.20         7.4   $ 0.00         4.2   

3rd Quarter 2013

     45         190,500       $ 13.14       $ 12.24         7.3   $ 0.00         3.7   

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   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

Total

     129         912,500       $ 11.74       $ 10.85         8.2   $ 0.00         4.4   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

Total Comparable and Non-Comparable

  

4th Quarter 2013

     46         361,500       $ 9.44         N/A         N/A      $ 0.84         5.9   

3rd Quarter 2013

     54         227,400       $ 14.29         N/A         N/A      $ 1.77         4.5   

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   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

Total

     177         1,163,800       $ 11.96         N/A         N/A      $ 2.28         5.5   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

 

(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

     145         966,100         9.6

New Leases—Comparable

     16         53,700         33.2

 

18


CEDAR REALTY TRUST, INC.

Tenant Concentration (Based on Annualized Base Rent)

As of December 31, 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

     13         848,000         9.0   $ 12,759,000       $ 15.05         11.9

LA Fitness

     7         282,000         3.0     4,574,000         16.22         4.3

Farm Fresh

     6         307,000         3.3     3,290,000         10.72         3.1

Stop & Shop

     4         271,000         2.9     2,805,000         10.35         2.6

Dollar Tree

     22         208,000         2.2     2,183,000         10.50         2.0

Food Lion

     7         243,000         2.6     1,925,000         7.92         1.8

Shop Rite

     2         118,000         1.3     1,744,000         14.78         1.6

Staples

     5         104,000         1.1     1,729,000         16.63         1.6

Redner’s

     4         207,000         2.2     1,514,000         7.31         1.4

United Artists

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

Big Y

     1         64,000         0.7     1,404,000         21.94         1.3

Shaw’s

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

Shoppers Food Warehouse

     2         120,000         1.3     1,237,000         10.31         1.2

Ukrop’s Supermarket

     1         63,000         0.7     1,163,000         18.46         1.1

Kohl’s

     2         149,000         1.6     1,113,000         7.47         1.0

Marshalls

     5         143,000         1.5     1,111,000         7.77         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

Walmart

     2         150,000         1.6     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

     92         3,687,000         39.3     45,056,000         12.22         42.1

Remaining tenants

     807         5,010,000         53.3     62,040,000         12.38         57.9
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

 

Sub-total all tenants (b)

     899         8,697,000         92.6   $ 107,096,000       $ 12.31         100.0
          

 

 

    

 

 

    

 

 

 

Vacant space

     N/A         694,000         7.4        
  

 

 

    

 

 

    

 

 

         

Total

     899         9,391,000         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 $781,000).

(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

     6,099,000         70.1   $ 62,628,000       $ 10.27         58.5

Small tenants

     2,598,000         29.9     44,468,000         17.12         41.5
  

 

 

    

 

 

   

 

 

    

 

 

    

 

 

 

Total

     8,697,000         100.0   $ 107,096,000       $ 12.31         100.0
  

 

 

    

 

 

   

 

 

    

 

 

    

 

 

 

 

19


CEDAR REALTY TRUST, INC.

Lease Expirations

As of December 31, 2013

 

Year of lease expiration

   Number
of leases
expiring
     GLA
expiring
     Percentage
of GLA
expiring
    Annualized
expiring base
rents
     Annualized
expiring base
rents per sq. ft.
     Percentage
of annualized
expiring

base rents
 

Month-To-Month

     42         138,000         1.6   $ 1,788,000       $ 12.96         1.7

2014

     124         674,000         7.7     7,452,000         11.06         7.0

2015

     143         1,115,000         12.8     12,684,000         11.38         11.8

2016

     130         903,000         10.4     10,512,000         11.64         9.8

2017

     119         925,000         10.6     12,396,000         13.40         11.6

2018

     104         814,000         9.4     11,580,000         14.23         10.8

2019

     60         850,000         9.8     8,580,000         10.09         8.0

2020

     39         943,000         10.8     8,868,000         9.40         8.3

2021

     37         442,000         5.1     6,432,000         14.55         6.0

2022

     23         148,000         1.7     2,160,000         14.59         2.0

2023

     25         235,000         2.7     3,336,000         14.20         3.1

2024

     16         303,000         3.5     4,140,000         13.66         3.9

Thereafter

     37         1,207,000         13.9     17,168,000         14.22         16.0
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

 

All tenants

     899         8,697,000         100.0   $ 107,096,000       $ 12.31         100.0
          

 

 

    

 

 

    

 

 

 

Vacant space

     N/A         694,000         N/A           
  

 

 

    

 

 

    

 

 

         

Total portfolio

     899         9,391,000         N/A           
  

 

 

    

 

 

    

 

 

         

 

20


CEDAR REALTY TRUST, INC.

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

Same-Property NOI (a) (b)

 

    Three months ended
December 31,
 
    2013     2012  

Base Rents

  $ 20,938,000      $ 20,506,000   

Expense Recoveries

    6,219,000        5,733,000   
 

 

 

   

 

 

 

Total Revenues

    27,157,000        26,239,000   

Operating expenses

    8,327,000        7,946,000   
 

 

 

   

 

 

 

NOI

  $ 18,830,000      $ 18,293,000   
 

 

 

   

 

 

 

Occupied

    94.1     93.9

Leased

    94.4     94.5

Average base rent

  $ 12.12      $ 11.91   

Number of same properties

    57        57   

NOI growth, excluding dark anchor re-tenanting impact

    1.8%   
    Years ended December 31,  
    2013     2012  

Base Rents

  $ 82,854,000      $ 81,582,000   

Expense Recoveries

    23,716,000        22,083,000   
 

 

 

   

 

 

 

Total Revenues

    106,570,000        103,665,000   

Operating expenses

    32,379,000        30,773,000   
 

 

 

   

 

 

 

NOI

  $ 74,191,000      $ 72,892,000   
 

 

 

   

 

 

 

Occupied

    94.1     93.9

Leased

    94.4     94.5

Average base rent

  $ 12.12      $ 11.91   

Number of same properties

    57        57   

NOI growth, excluding dark anchor re-tenanting impact

    1.9%   

 

(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.

 

 

21


CEDAR REALTY TRUST, INC.

2013 Acquisitions and Dispositions

 

 

Acquisition

               Date      Purchase  

Property

   Location    GLA      Acquired      Price  

Big Y Shopping Center

   Bethel, CT      101,105         11/18/2013       $ 34,500,000   
           

 

 

 

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   

Dunmore Shopping Center

   Dunmore, PA      101,080         11/8/2013         4,000,000   

Upland Square land parcel

   Pottstown, PA      N/A         11/8/2013         1,700,000   

Roosevelt II

   Philadelphia, PA      180,088         11/14/2013         13,878,000 (a) 

Oakhurst Plaza

   Harrisburg, PA      111,869         12/11/2013         11,000,000   

Oregon Pike land parcel

   Lancaster, PA      N/A         12/23/2013         1,451,000   
           

 

 

 

Total

            $ 49,934,000   
           

 

 

 

 

(a) Lender accepted a deed-in-lieu of foreclosure on the property. Sales price represents mortgage loan payable, accrued interest and other expenses forgiven upon title transfer.

 

 

22


CEDAR REALTY TRUST, INC.

Summary of Real Estate Held for Sale/Conveyance

As of December 31, 2013

 

                               Average      Debt  
            Percent            Percent     base rent per             Maturity      Interest  

Property Description

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

Gahanna Discount Drug Mart Plaza (a)

     OH         100     48,667         82.3   $ 13.90       $ 4,659,000         Nov 2016         10.8 %(a) 

Harbor Square (f/k/a Shore Mall)

     NJ         100     344,823         98.6     7.49            

Huntingdon Plaza

     PA         100     142,845         71.9     4.98            

Lake Raystown Plaza

     PA         100     142,559         95.7     12.33            

Maxatawny Marketplace

     PA         100     59,514         93.3     12.09            

McCormick Place (a)

     OH         100     46,000         100.0     4.50         2,484,000         Aug 2017         11.1 %(a) 

Townfair Center

     PA         100     218,610         100.0     8.73         15,705,000         Jul 2018         5.2
       

 

 

    

 

 

   

 

 

    

 

 

       

Total Properties Held for Sale/Conveyance

          1,003,018         93.6 %    $ 8.61       $ 22,848,000         
       

 

 

    

 

 

   

 

 

    

 

 

       

 

(a) Properties in the process of being conveyed to their respective lenders, either through short sale, foreclosure, or deed-in-lieu of foreclosure processes. Until the conveyances of the properties are completed, interest is being recorded (but not paid) at the default interest rates noted above.

 

23


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, preferred stock redemption costs, gain on extinguishment of debt obligations, amounts relating to early extinguishment of debt, share-based compensation mark-to-market adjustments, and acquisition transaction 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 management transition charges and employee termination costs, gain on exit from unconsolidated joint venture, gain on sales of real estate, impairment charges/reversals, share-based compensation mark-to-market adjustments, and acquisition transaction costs. 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.

 

24