CEDAR REALTY TRUST, INC.

Supplemental Financial Information

September 30, 2018

(unaudited)

TABLE OF CONTENTS

 

Earnings Press Release

 

4 - 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

EBITDA for Real Estate and Additional Disclosures

 

11

Summary of Outstanding Debt and Maturities

 

12

 

 

 

Portfolio Information

 

 

Real Estate Summary

 

13 - 15

Leasing Activity

 

16

Tenant Concentration

 

17

Lease Expirations

 

18

Same-Property Net Operating Income

 

19

Summary of Acquisitions, Dispositions and Real Estate Held for Sale

 

        20

 

 

 

Non-GAAP Financial Disclosures

 

        21

 

 

 

2

 


 

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, certain statements made or incorporated by reference herein are “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, and, as such, 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. Factors which could cause actual results to differ materially from current expectations include, among others: adverse general economic conditions in the United States and uncertainty in the credit and retail markets; financing risks, such as the inability to obtain new financing or refinancing on favorable terms as the result of market volatility or instability; risks related to the market for retail space generally, including reductions in consumer spending, variability in retailer demand for leased space, tenant bankruptcies, adverse impact of internet sales demand, ongoing consolidation in the retail sector and changes in economic conditions and consumer confidence; risks endemic to real estate and the real estate industry generally; the impact of the Company’s level of indebtedness on operating performance; inability of tenants to meet their rent and other lease obligations; adverse impact of new technology and e-commerce developments on the Company’s tenants; competitive risk; risks related to the geographic concentration of the Company’s properties in the Washington D.C. to Boston corridor; the effects of natural and other disasters; and the inability of the Company to realize anticipated returns from its redevelopment activities. Please refer to the documents filed by Cedar Realty Trust, Inc. with the SEC, specifically the Company’s most recent Annual Report on Form 10-K, as it may be updated or supplemented in the Company’s Quarterly Reports on Form 10-Q and the Company’s other filings with the SEC, which identify additional risk factors that could cause actual results to differ from those contained in forward-looking statements.


 

 

3

 


 

CEDAR REALTY TRUST REPORTS THIRD

QUARTER 2018 RESULTS

 

Port Washington, New York – November 1, 2018 – Cedar Realty Trust, Inc. (NYSE:CDR – the “Company”) today reported results for the third quarter ended September 30, 2018. Net income attributable to common shareholders was $0.04 per diluted share compared with net loss ($0.06) per diluted share for the comparable 2017 period.  Other highlights include:

 

Highlights

 

NAREIT-defined funds from operations (FFO) of $0.08 per diluted share

Operating funds from operations (Operating FFO) of $0.13 per diluted share

Signed 42 new and renewal leases for 193,200 square feet in the quarter

Comparable cash-basis lease spreads of 3.4%

Total portfolio 91.6% leased and same-property portfolio 92.3% leased at quarter-end

Acquired Senator Square shopping center in Washington, D.C. through a deed of lease

Sold two properties totaling $19.6 million

Refinanced four mortgages with a new unsecured $75 million seven year term loan

Reaffirmed full-year 2018 Operating FFO range of $0.58 to $0.59 per diluted share

 

“We continue progressing our portfolio repositioning strategy as our major urban mixed-use redevelopments gain momentum.  Notably, our project in Washington, D.C. was significantly advanced with the acquisition of Senator Square which sits directly across Minnesota Avenue from our East River Park shopping center.  More generally, we are pleased with our leasing efforts in the face of the secular retail headwinds and our balance sheet management with the unencumbering of four properties via a $75 million term loan financing,” commented Bruce Schanzer, President and Chief Executive Officer.

 

Financial Results

Net income attributable to common shareholders for the third quarter of 2018 was $3.5 million or $0.04 per diluted share, compared to net loss of ($5.1) million or ($0.06) per diluted share for the same period in 2017. The principal differences in the comparative three-month results are gain on sale, reversal of impairment and early extinguishment of debt charges in 2018 and preferred stock redemption costs in 2017. Net loss attributable to common shareholders for the nine months ended September 30, 2018 was ($12.4) million or ($0.15) per diluted share, compared to net loss of ($5.0) million or ($0.07) per diluted share for the same period in 2017. The principal differences in the comparative nine-month results are lease termination income, impairment charges, gain on sale and preferred stock redemption costs in 2018, and a gain on sale of an outparcel building, preferred stock redemption costs and impairment charges in 2017.

NAREIT-defined FFO for the third quarter of 2018 was $7.5 million or $0.08 per diluted share, compared to $4.6 million or $0.05 per diluted share for the same period in 2017. NAREIT-defined FFO for the nine months ended September 30, 2018 was $33.5 million or $0.36 per diluted share, compared to $27.8 million or $0.32 per diluted share for the same period in 2017. Operating FFO for the third quarter of 2018 was $12.4 million or $0.13 per diluted share, compared to $12.5 million or $0.14 per diluted share for the same period in 2017. Operating FFO for the nine-month period ended September 30, 2018 was $41.9 million or $0.45 per diluted share, compared to $35.9 million or $0.41 per diluted share for the same period in 2017. The principal difference in the comparative nine-month results is lease termination income in 2018. The principal differences between Operating FFO and NAREIT-defined FFO are preferred stock redemption costs and early extinguishment of debt charges.

Portfolio Update

During the third quarter of 2018, the Company signed 42 leases for 193,200 square feet. On a comparable space basis, the Company leased 191,200 square feet at a positive lease spread of 3.4% on a cash basis (renewals increased 9.4% and new leases decreased 5.3%). During the nine months ended September 30, 2018, the Company signed 125 leases for 1,039,100 square feet. On a comparable space basis, the Company leased 1,014,000 square feet at a negative lease spread of 3.4% on a cash basis (renewals decreased 2.4% and new leases decreased 8.8%).

Excluding six strategic leases signed in early 2018, comparable lease spread for the nine months ended September 30, 2018 would have been 4.4% (renewals increased 6.1% and new leases decreased 2.2%). These six strategic leases consisted of (a) five anchor renewals in the first quarter of 2018 totaling 303,000 square feet at reduced or flat base rental rates that the Company proactively renewed with extended rental terms, and (b) a new lease in the second quarter of 2018 for 29,000 square feet of unconventional retail space in the rear of a shopping center at a significantly reduced rental rate. These anchor tenants have good credit and generate high foot traffic at their respective properties.

 

Same-property NOI for the third quarter of 2018 decreased 0.2% excluding redevelopments and decreased 1.4% including redevelopments, compared to the same period of 2017. Same property NOI for the nine-month period increased 0.5% excluding redevelopments and decreased 0.3% including redevelopments, compared to the same period of 2017.

The Company's total portfolio, excluding properties held for sale, was 91.6% leased at September 30, 2018, compared to 91.7% at June 30, 2018 and 92.7% at September 30, 2017. The Company's same-property portfolio was 92.3% leased at September 30, 2018, compared to 92.3% at June 30, 2018 and 93.7% at September 30, 2017. The Company’s total portfolio and same-property portfolio leased percentages at September 30, 2018 were negatively impacted 134 basis points and 155 basis points, respectively, as a result of the recent Bon-Ton bankruptcy, which resulted in two anchor vacancies in April 2018 within the Company’s portfolio.


 

 

4

 


 

Acquisitions

On August 8, 2018, the Company purchased a land parcel adjacent to its Riverview Plaza property, located in Philadelphia, Pennsylvania. The purchase price for the land parcel was $1.0 million, which was comprised of $25,000 in cash and approximately 208,000 OP Units.

 

On August 21, 2018, the Company entered into a deed of lease for Senator Square, a shopping center located in Washington, D.C.  The deed of lease conveys fee title to the buildings to the Company and contains future options to acquire fee title to the land at its then fair-value, with the first such option becoming available between the 25th and the 33rd anniversaries of the lease, depending on certain property benchmarks, with additional purchase options every 10 years thereafter during the lease term.  This lease, which expires in August 2117, is presented in the Company’s financial statements as two separate components as follows: (1) a $5.7 million capital lease obligation for the fee interest in the buildings, and (2) an operating lease for the land.

Dispositions

On August 28, 2018, the Company sold Mechanicsburg Center, located in Mechanicsburg, Pennsylvania. The sales price for the property was $16.1 million, which resulted in a gain on sale of $4.9 million.

On September 28, 2018, the Company sold West Bridgewater Plaza, located in West Bridgewater, Massachusetts. The sales price for the property was $3.5 million. An impairment charge of $9.4 million has been recorded in connection with this property during 2018.

Balance Sheet

As of September 30, 2018, the Company had $135.1 million available under its revolving credit facility and reported net debt to earnings before interest, taxes, depreciation, and amortization for real estate (EBITDAre) of 7.6 times.

On July 24, 2018, the Company closed a new $75.0 million unsecured term loan maturing on July 24, 2025 which was used to repay four mortgages that matured through November 2022.  Interest on borrowings under the term loan can range from LIBOR plus 170 to 225 basis points based on the Company’s leverage ratio. Additionally, the Company entered into forward interest rate swap agreements which convert the LIBOR rates to a fixed rates through its maturity. As a result, the effective interest rate is 4.6% at September 30, 2018, based on the Company’s leverage ratio.

 

2018 Guidance

The Company’s full-year 2018 guidance is as follows:

 

 

Revised Guidance

Net (loss) attributable to common shareholders per diluted share

 

($0.13) - ($0.12)

NAREIT-defined FFO per diluted  share

 

$0.48 - $0.49

Operating FFO per diluted share

 

$0.58 - $0.59

 

The guidance is based, in part, on the following:

Same-property NOI excluding redevelopment properties will be relatively flat from 2017 to 2018

Bon-Ton bankruptcy impact of approximately $0.01 per share

Incremental third-party fees related to shareholder activism and ongoing litigation in connection with the termination of the former Chief Operating Officer aggregating approximately $0.01 per share

Lease termination income impact for permitting a dark anchor tenant to terminate its lease, net of foregone rental payments, of approximately $0.05 per share

Early extinguishment of debt costs of $0.05 per share and preferred stock redemption costs of $0.04 per share

Dispositions of approximately $20 million

Guidance range only reflects closed acquisitions

The principal differences between NAREIT-defined FFO and Operating FFO are early extinguishment of debt and preferred stock redemption costs.

Non-GAAP Financial Measures

NAREIT-defined FFO is a widely recognized supplemental non-GAAP measure utilized to evaluate the financial performance of a REIT. The Company considers NAREIT-defined FFO to be an appropriate measure of its financial performance because 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 other depreciable assets. The Company also considers Operating FFO to be an additional meaningful financial measure of financial performance because it excludes items the Company does not believe are indicative of its core operating performance, such as acquisition pursuit costs, amounts relating to early extinguishment of debt and preferred stock redemption costs, management transition costs and certain redevelopment costs. The Company believes Operating FFO further assists in comparing the Company's performance across reporting periods on a consistent basis by excluding such items. NAREIT-defined FFO and Operating FFO should be reviewed with GAAP net income attributable to common shareholders, the most directly comparable GAAP financial measure, when trying to understand the Company's operating performance. A reconciliation of net income (loss) attributable to common shareholders to NAREIT-defined FFO and Operating FFO for the three and nine months ended September 30, 2018 and 2017 is detailed in the attached schedule.

 

 

5

 


 

EBITDAre is a recognized supplemental non-GAAP financial measure. The Company presents EBITDAre in accordance with the definition adopted by NAREIT, which generally defines EBITDAre as net income plus interest expense, income tax expense, depreciation, amortization, and impairment write-downs of depreciated property, plus or minus losses and gains on the disposition of depreciated property, and adjustments to reflect the Company's share of EBITDAre of unconsolidated affiliates. The Company believes EBITDAre provides additional information with respect to the Company's performance and ability to meet its future debt service requirements. The Company also considers Adjusted EBITDAre to be an additional meaningful financial measure of financial performance because it excludes items the Company does not believe are indicative of its core operating performance, such as acquisition pursuit and redevelopment costs. The Company believes Adjusted EBITDAre further assists in comparing the Company's performance across reporting periods on a consistent basis by excluding such items. EBITDAre and Adjusted EBITDAre should be reviewed with GAAP net income, the most directly comparable GAAP financial measure, when trying to understand the Company's operating performance. EBITDAre and Adjusted EBITDAre do not represent cash generated from operating activities and should not be considered as an alternative to income from continuing operations or to cash flow from operating activities. The Company's computation of Adjusted EBITDAre may differ from the computations utilized by other companies and, accordingly, may not be comparable to such companies.

Same-property NOI is a widely recognized supplemental non-GAAP financial measure for REITs.  Properties are included in same-property NOI if they are 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. Consistent with the capital treatment of such costs under GAAP, tenant improvements, leasing commissions and other direct leasing costs are excluded from same-property NOI. The Company considers same-property NOI useful to investors as it provides an indication of the recurring cash generated by the Company's properties by excluding certain non-cash revenues and expenses, as well as other infrequent items such as lease termination income which tends to fluctuate more than rents from year to year. Same property NOI should be reviewed with consolidated operating income, the most directly comparable GAAP financial measure.

Supplemental Financial Information Package

The Company has issued "Supplemental Financial Information" for the period ended September 30, 2018. 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, November 1, 2018, at 5:00 PM (ET) to discuss the quarterly 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 November 1, 2018, until midnight (ET) on November 15, 2018. The replay dial-in numbers are (844) 512-2921 or (1) (412) 317-6671 for international callers. Please use passcode 13683229 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, operation and redevelopment of grocery-anchored shopping centers in high-density urban markets from Washington, D.C. to Boston. The Company's portfolio (excluding properties treated as "held for sale") comprises 58 properties, with approximately 8.7 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. Factors which could cause actual results to differ materially from current expectations include, among others:  adverse general economic conditions in the United States and uncertainty in the credit and retail markets; financing risks, such as the inability to obtain new financing or refinancing on favorable terms as the result of market volatility or instability; risks related to the market for retail space generally, including reductions in consumer spending, variability in retailer demand for leased space, tenant bankruptcies, adverse impact of internet sales demand, ongoing consolidation in the retail sector and changes in economic conditions and consumer confidence; risks endemic to real estate and the real estate industry generally; the impact of the Company's level of indebtedness on operating performance; inability of tenants to meet their rent and other lease obligations; adverse impact of new technology and e-commerce developments on the Company's tenants; competitive risk; risks related to the geographic concentration of the Company's properties in the Washington D.C. to Boston corridor; the effects of natural and other disasters; and the inability of the Company to realize anticipated returns from its redevelopment activities. 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, 2017, as it may be updated or supplemented in the Company's Quarterly Reports on Form 10-Q and the Company's other filings with the SEC, which identify additional risk factors that could cause actual results to differ from those contained in forward-looking statements.

Contact Information:

Cedar Realty Trust, Inc.

Philip R. Mays

Executive Vice President, Chief Financial Officer and Treasurer

(516) 944-4572

 

 

6

 


 

CEDAR REALTY TRUST, INC.

Condensed Consolidated Balance Sheets

 

 

 

September 30,

 

 

December 31,

 

 

 

2018

 

 

2017

 

ASSETS

 

 

 

 

 

 

 

 

Real estate, at cost

 

$

1,502,342,000

 

 

$

1,534,599,000

 

Less accumulated depreciation

 

 

(353,085,000

)

 

 

(341,943,000

)

Real estate, net

 

 

1,149,257,000

 

 

 

1,192,656,000

 

Real estate held for sale

 

 

11,348,000

 

 

 

-

 

Cash and cash equivalents

 

 

4,398,000

 

 

 

3,702,000

 

Restricted cash

 

 

-

 

 

 

3,517,000

 

Receivables

 

 

21,905,000

 

 

 

17,193,000

 

Other assets and deferred charges, net

 

 

50,645,000

 

 

 

35,350,000

 

TOTAL ASSETS

 

$

1,237,553,000

 

 

$

1,252,418,000

 

 

 

 

 

 

 

 

 

 

LIABILITIES AND EQUITY

 

 

 

 

 

 

 

 

Liabilities:

 

 

 

 

 

 

 

 

Mortgage loans payable

 

$

47,545,000

 

 

$

127,969,000

 

Capital lease obligation

 

 

5,398,000

 

 

 

-

 

Unsecured revolving credit facility

 

 

102,000,000

 

 

 

55,000,000

 

Unsecured term loans

 

 

471,954,000

 

 

 

397,156,000

 

Accounts payable and accrued liabilities

 

 

25,688,000

 

 

 

24,519,000

 

Unamortized intangible lease liabilities

 

 

14,014,000

 

 

 

17,663,000

 

Total liabilities

 

 

666,599,000

 

 

 

622,307,000

 

 

 

 

 

 

 

 

 

 

Equity:

 

 

 

 

 

 

 

 

Preferred stock

 

 

159,541,000

 

 

 

207,508,000

 

Common stock and other shareholders' equity

 

 

408,182,000

 

 

 

420,828,000

 

Noncontrolling interests

 

 

3,231,000

 

 

 

1,775,000

 

Total equity

 

 

570,954,000

 

 

 

630,111,000

 

 

 

 

 

 

 

 

 

 

TOTAL LIABILITIES AND EQUITY

 

$

1,237,553,000

 

 

$

1,252,418,000

 

 

 

 

 

 

 

 

 

 

 

 

 

7

 


 

CEDAR REALTY TRUST, INC.

Condensed Consolidated Statements of Operations

 

 

 

 

Three months ended September 30,

 

 

Nine months ended September 30,

 

 

 

2018

 

 

2017

 

 

2018

 

 

2017

 

PROPERTY REVENUES

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rents

 

$

28,120,000

 

 

$

28,362,000

 

 

$

85,732,000

 

 

$

84,790,000

 

Expense recoveries

 

 

7,747,000

 

 

 

7,436,000

 

 

 

24,800,000

 

 

 

22,796,000

 

Other

 

 

303,000

 

 

 

600,000

 

 

 

4,556,000

 

 

 

1,285,000

 

Total property revenues

 

 

36,170,000

 

 

 

36,398,000

 

 

 

115,088,000

 

 

 

108,871,000

 

PROPERTY OPERATING EXPENSES

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Operating, maintenance and management

 

 

6,394,000

 

 

 

5,578,000

 

 

 

20,182,000

 

 

 

18,084,000

 

Real estate and other property-related taxes

 

 

5,037,000

 

 

 

4,931,000

 

 

 

15,172,000

 

 

 

14,597,000

 

Total property operating expenses

 

 

11,431,000

 

 

 

10,509,000

 

 

 

35,354,000

 

 

 

32,681,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PROPERTY OPERATING INCOME

 

 

24,739,000

 

 

 

25,889,000

 

 

 

79,734,000

 

 

 

76,190,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

OTHER EXPENSES AND INCOME

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

General and administrative

 

 

3,975,000

 

 

 

4,121,000

 

 

 

12,745,000

 

 

 

12,494,000

 

Acquisition pursuit costs

 

 

-

 

 

 

-

 

 

 

-

 

 

 

156,000

 

Depreciation and amortization

 

 

9,650,000

 

 

 

9,807,000

 

 

 

30,245,000

 

 

 

30,178,000

 

Gain on sale

 

 

(4,864,000

)

 

 

-

 

 

 

(4,864,000

)

 

 

(7,099,000

)

Impairment (reversals)/charges

 

 

(707,000

)

 

 

-

 

 

 

20,689,000

 

 

 

9,850,000

 

Total other expenses and income

 

 

8,054,000

 

 

 

13,928,000

 

 

 

58,815,000

 

 

 

45,579,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

OPERATING INCOME

 

 

16,685,000

 

 

 

11,961,000

 

 

 

20,919,000

 

 

 

30,611,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NON-OPERATING INCOME AND EXPENSES

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Interest expense

 

 

(5,551,000

)

 

 

(5,544,000

)

 

 

(16,468,000

)

 

 

(16,638,000

)

Early extinguishment of debt costs

 

 

(4,829,000

)

 

 

-

 

 

 

(4,829,000

)

 

 

 

 

Total non-operating income and expense

 

 

(10,380,000

)

 

 

(5,544,000

)

 

 

(21,297,000

)

 

 

(16,638,000

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NET INCOME (LOSS)

 

 

6,305,000

 

 

 

6,417,000

 

 

 

(378,000

)

 

 

13,973,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Attributable to noncontrolling interests

 

 

(145,000

)

 

 

(117,000

)

 

 

(353,000

)

 

 

(371,000

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NET INCOME (LOSS) ATTRIBUTABLE TO CEDAR REALTY TRUST, INC.

 

 

6,160,000

 

 

 

6,300,000

 

 

 

(731,000

)

 

 

13,602,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Preferred stock dividends

 

 

(2,688,000

)

 

 

(3,535,000

)

 

 

(8,175,000

)

 

 

(10,739,000

)

Preferred stock redemption costs

 

 

-

 

 

 

(7,890,000

)

 

 

(3,507,000

)

 

 

(7,890,000

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NET INCOME (LOSS) ATTRIBUTABLE TO COMMON SHAREHOLDERS

 

$

3,472,000

 

 

$

(5,125,000

)

 

$

(12,413,000

)

 

$

(5,027,000

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NET INCOME (LOSS) PER COMMON SHARE ATTRIBUTABLE TO COMMON SHAREHOLDERS:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Basic

 

$

0.04

 

 

$

(0.06

)

 

$

(0.15

)

 

$

(0.07

)

Diluted

 

$

0.04

 

 

$

(0.06

)

 

$

(0.15

)

 

$

(0.07

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Weighted average number of common shares:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Basic

 

 

89,049,000

 

 

 

85,642,000

 

 

 

88,228,000

 

 

 

83,049,000

 

Diluted

 

 

89,875,000

 

 

 

85,642,000

 

 

 

88,228,000

 

 

 

83,049,000

 

 

 

 

8

 


 

CEDAR REALTY TRUST, INC.

Supporting Schedules to Consolidated Statements

 

 

Balance Sheets

 

September 30,

 

 

December 31,

 

 

 

 

 

 

 

 

 

 

 

2018

 

 

2017

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Construction in process (included in real estate, at cost)

 

$

20,548,000

 

 

$

12,396,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Receivables

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rents and other tenant receivables, net

 

$

4,654,000

 

 

$

3,118,000

 

 

 

 

 

 

 

 

 

Mortgage note receivable

 

 

3,500,000

 

 

 

-

 

 

 

 

 

 

 

 

 

Straight-line rents

 

 

13,751,000

 

 

 

14,075,000

 

 

 

 

 

 

 

 

 

 

 

$

21,905,000

 

 

$

17,193,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Other assets and deferred charges, net

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Lease origination costs

 

$

20,904,000

 

 

$

19,343,000

 

 

 

 

 

 

 

 

 

Interest rate swap assets

 

 

15,755,000

 

 

 

6,394,000

 

 

 

 

 

 

 

 

 

Prepaid expenses

 

 

9,961,000

 

 

 

5,377,000

 

 

 

 

 

 

 

 

 

Revolving credit facility issuance costs

 

 

1,756,000

 

 

 

2,207,000

 

 

 

 

 

 

 

 

 

Other

 

 

2,269,000

 

 

 

2,029,000

 

 

 

 

 

 

 

 

 

 

 

$

50,645,000

 

 

$

35,350,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Statements of Operations

 

Three months ended September 30,

 

 

Nine months ended September 30,

 

 

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Rents

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Base rents

 

$

26,878,000

 

 

$

27,187,000

 

 

$

80,901,000

 

 

$

81,398,000

 

Percentage rent

 

 

181,000

 

 

 

259,000

 

 

 

396,000

 

 

 

705,000

 

Straight-line rents

 

 

332,000

 

 

 

291,000

 

 

 

824,000

 

 

 

787,000

 

Amortization of intangible lease liabilities, net

 

 

729,000

 

 

 

625,000

 

 

 

3,611,000

 

 

 

1,900,000

 

 

 

$

28,120,000

 

 

$

28,362,000

 

 

$

85,732,000

 

 

$

84,790,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

9

 


 

CEDAR REALTY TRUST, INC.

Funds From Operations and Additional Disclosures

 

 

 

 

Three months ended September 30,

 

 

Nine months ended September 30,

 

 

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Net income (loss) attributable to common shareholders

 

$

3,472,000

 

 

$

(5,125,000

)

 

$

(12,413,000

)

 

$

(5,027,000

)

Real estate depreciation and amortization

 

 

9,601,000

 

 

 

9,756,000

 

 

 

30,095,000

 

 

 

30,036,000

 

Limited partners' interest

 

 

19,000

 

 

 

(21,000

)

 

 

(41,000

)

 

 

(22,000

)

Gain on sales

 

 

(4,864,000

)

 

 

-

 

 

 

(4,864,000

)

 

 

(7,099,000

)

Impairment (reversals)/charges

 

 

(707,000

)

 

 

-

 

 

 

20,689,000

 

 

 

9,850,000

 

Consolidated minority interests:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Share of income

 

 

126,000

 

 

 

138,000

 

 

 

394,000

 

 

 

393,000

 

Share of FFO

 

 

(99,000

)

 

 

(125,000

)

 

 

(343,000

)

 

 

(322,000

)

Funds From Operations ("FFO") applicable to diluted common shares

 

 

7,548,000

 

 

 

4,623,000

 

 

 

33,517,000

 

 

 

27,809,000

 

Adjustments for items affecting comparability:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Preferred stock redemption costs

 

 

-

 

 

 

7,890,000

 

 

 

3,507,000

 

 

 

7,890,000

 

Financing costs (a)

 

 

4,829,000

 

 

 

-

 

 

 

4,829,000

 

 

 

-

 

Acquisition pursuit costs

 

 

-

 

 

 

-

 

 

 

-

 

 

 

156,000

 

Redevelopment costs (b)

 

 

-

 

 

 

-

 

 

 

-

 

 

 

37,000

 

Operating Funds From Operations ("Operating FFO") applicable  to diluted common shares

 

$

12,377,000

 

 

$

12,513,000

 

 

$

41,853,000

 

 

$

35,892,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

FFO per diluted common share:

 

$

0.08

 

 

$

0.05

 

 

$

0.36

 

 

$

0.32

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Operating FFO per diluted common share:

 

$

0.13

 

 

$

0.14

 

 

$

0.45

 

 

$

0.41

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Weighted average number of diluted common shares:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Common shares and equivalents

 

 

92,961,000

 

 

 

89,434,000

 

 

 

92,179,000

 

 

 

86,825,000

 

OP Units

 

 

469,000

 

 

 

349,000

 

 

 

388,000

 

 

 

350,000

 

 

 

 

93,430,000

 

 

 

89,783,000

 

 

 

92,567,000

 

 

 

87,175,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Additional Disclosures (c):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Straight-line rents

 

$

332,000

 

 

$

291,000

 

 

$

824,000

 

 

$

787,000

 

Amortization of intangible lease liabilities

 

 

729,000

 

 

 

625,000

 

 

 

3,611,000

 

 

 

1,900,000

 

Non-real estate amortization

 

 

493,000

 

 

 

377,000

 

 

 

1,191,000

 

 

 

1,184,000

 

Share-based compensation, net

 

 

964,000

 

 

 

860,000

 

 

 

2,801,000

 

 

 

2,693,000

 

Maintenance capital expenditures (d)

 

 

2,129,000

 

 

 

1,548,000

 

 

 

4,097,000

 

 

 

3,212,000

 

Lease related expenditures (e)

 

 

2,686,000

 

 

 

949,000

 

 

 

7,167,000

 

 

 

4,446,000

 

Development and redevelopment capital expenditures

 

 

4,934,000

 

 

 

9,793,000

 

 

 

15,257,000

 

 

 

19,263,000

 

Capitalized interest and financing costs

 

 

398,000

 

 

 

198,000

 

 

 

1,125,000

 

 

 

483,000

 

 

(a)

Represents early extinguishment of debt costs.

(b)

Includes redevelopment project costs expensed pursuant to GAAP such as certain demolition and lease termination costs.

(c)

These additional disclosures are presented to assist with understanding the Company’s real estate operations and capital requirements.  These amounts should not be considered independently or as a substitute for the Company’s consolidated financial statements reported under GAAP.

(d)

Consists of payments for building and site improvements.

(e)

Consists of payments for tenant improvements and leasing commissions.

 

 

 

 

10

 


 

CEDAR REALTY TRUST, INC.

EBITDA for Real Estate (“EBITDAre”) and Additional Disclosures

 

 

 

 

Three months ended September 30,

 

 

Nine months ended September 30,

 

 

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Net income (loss)

 

$

6,305,000

 

 

$

6,417,000

 

 

$

(378,000

)

 

$

13,973,000

 

Interest expense

 

 

5,551,000

 

 

 

5,544,000

 

 

 

16,468,000

 

 

 

16,638,000

 

Depreciation and amortization

 

 

9,650,000

 

 

 

9,807,000

 

 

 

30,245,000

 

 

 

30,178,000

 

Gain on sales

 

 

(4,864,000

)

 

 

-

 

 

 

(4,864,000

)

 

 

(7,099,000

)

Impairment (reversals)/charges

 

 

(707,000

)

 

 

-

 

 

 

20,689,000

 

 

 

9,850,000

 

EBITDAre

 

 

15,935,000

 

 

 

21,768,000

 

 

 

62,160,000

 

 

 

63,540,000

 

Adjustments for items affecting comparability:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisition pursuit costs

 

 

-

 

 

 

-

 

 

 

-

 

 

 

156,000

 

Financing costs (a)

 

 

4,829,000

 

 

 

-

 

 

 

4,829,000

 

 

 

-

 

Redevelopment costs (b)

 

 

-

 

 

 

-

 

 

 

-

 

 

 

37,000

 

Adjusted EBITDAre

 

$

20,764,000

 

 

$

21,768,000

 

 

$

66,989,000

 

 

$

63,733,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net debt (c)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Debt, excluding issuance costs

 

$

624,917,000

 

 

$

631,458,000

 

 

$

624,917,000

 

 

$

631,458,000

 

Capital lease obligation

 

 

5,704,000

 

 

 

-

 

 

 

5,704,000

 

 

 

-

 

Unrestricted cash and cash equivalents

 

 

(4,395,000

)

 

 

(2,240,000

)

 

 

(4,395,000

)

 

 

(2,240,000

)

 

 

$

626,226,000

 

 

$

629,218,000

 

 

$

626,226,000

 

 

$

629,218,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fixed charges (c)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Interest expense

 

$

5,502,000

 

 

$

5,379,000

 

 

$

16,495,000

 

 

$

16,005,000

 

Preferred stock dividends

 

 

2,688,000

 

 

 

3,535,000

 

 

 

8,175,000

 

 

 

10,739,000

 

Scheduled mortgage repayments

 

 

587,000

 

 

 

804,000

 

 

 

2,083,000

 

 

 

2,399,000

 

 

 

$

8,777,000

 

 

$

9,718,000

 

 

$

26,753,000

 

 

$

29,143,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Debt and Coverage Ratios (d)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net debt to Adjusted EBITDAre

 

 

7.6

x

 

 

7.3

x

 

 

7.7

x

 

 

7.5

x

Interest coverage ratio (based on Adjusted EBITDAre)

 

 

3.8

x

 

 

4.0

x

 

 

3.7

x

 

 

4.0

x

Fixed charge coverage ratio (based on Adjusted EBITDAre)

 

 

2.4

x

 

 

2.2

x

 

 

2.3

x

 

 

2.2

x

 

(a)

Represents early extinguishment of debt costs.

(b)

Includes redevelopment project costs expensed pursuant to GAAP such as certain demolition and lease termination costs.

(c)

Includes properties "held for sale".

(d)

For the purposes of these computations, these ratios have been adjusted to include the annualized results of properties acquired, and to exclude, where applicable, (i) the results related to properties sold, and (ii) lease termination income.

 

 

 

11

 


 

CEDAR REALTY TRUST, INC.

Summary of Outstanding Debt and Maturities

As of September 30, 2018

 

 

 

Maturity

 

Interest

 

 

 

 

 

 

 

Dates

 

Rates

 

 

Amounts

 

Secured fixed-rate debt:

 

 

 

 

 

 

 

 

 

 

Franklin Village Plaza mortgage

 

Jun 2026

 

3.9%

 

 

 

47,917,000

 

Senator Square capital lease obligation (a)

 

Sep 2050

 

5.3%

 

 

 

5,704,000

 

 

 

 

 

 

 

 

 

 

 

 

Unsecured debt:

 

 

 

 

 

 

 

 

 

 

Variable-rate (b):

 

 

 

 

 

 

 

 

 

 

Revolving credit facility (c)

 

Sep 2021

 

3.5%

 

 

 

102,000,000

 

Term loan

 

Sep 2022

 

3.4%

 

 

 

50,000,000

 

 

 

 

 

 

 

 

 

 

 

 

Fixed-rate (d):

 

 

 

 

 

 

 

 

 

 

Term loan

 

Feb 2021

 

3.6%

 

 

 

75,000,000

 

Term loan

 

Feb 2022

 

3.0%

 

 

 

50,000,000

 

Term loan

 

Sep 2022

 

2.8%

 

 

 

50,000,000

 

Term loan

 

Apr 2023

 

3.2%

 

 

 

100,000,000

 

Term loan

 

Sep 2024

 

3.3%

 

 

 

75,000,000

 

Term loan

 

Jul 2025

 

4.6%

 

 

 

75,000,000

 

Total unsecured debt

 

weighted average

 

3.4%

 

 

 

577,000,000

 

 

 

 

 

 

 

 

 

 

 

 

Total debt

 

weighted average

 

3.4%

 

 

 

630,621,000

 

 

 

 

 

 

 

 

 

 

 

 

Unamortized mortgage, capital lease and term loan issuance costs

 

 

 

(3,724,000

)

 

 

 

 

 

 

Total debt

 

 

$

626,897,000

 

 

 

 

 

 

 

Fixed to variable rate debt ratio:

 

 

 

 

 

 

 

 

 

 

Fixed-rate debt

 

 

 

75.9%

 

 

$

478,621,000

 

Variable-rate debt

 

 

 

24.1%

 

 

 

152,000,000

 

 

 

 

 

100.0%

 

 

$

630,621,000

 

 

 

 

 

Mortgage Loan

 

 

Capital Lease

 

 

Revolving

 

 

Term

 

 

 

 

 

Year

 

Payable

 

 

Obligation

 

 

Credit Facility

 

 

Loans

 

 

Amounts

 

2018

 

$

243,000

 

 

$

8,000

 

 

$

-

 

 

$

-

 

 

$

251,000

 

2019

 

 

995,000

 

 

 

32,000

 

 

 

-

 

 

 

-

 

 

 

1,027,000

 

2020

 

 

1,034,000

 

 

 

33,000

 

 

 

-

 

 

 

-

 

 

 

1,067,000

 

2021

 

 

1,074,000

 

 

 

35,000

 

 

 

102,000,000

 

(c)

 

75,000,000

 

 

 

178,109,000

 

2022

 

 

1,116,000

 

 

 

37,000

 

 

 

-

 

 

 

150,000,000

 

 

 

151,153,000

 

2023

 

 

1,160,000

 

 

 

39,000

 

 

 

-

 

 

 

100,000,000

 

 

 

101,199,000

 

2024

 

 

1,206,000

 

 

 

41,000

 

 

 

-

 

 

 

75,000,000

 

 

 

76,247,000

 

2025

 

 

1,253,000

 

 

 

44,000

 

 

 

-

 

 

 

75,000,000

 

 

 

76,297,000

 

2026

 

 

39,836,000

 

 

 

48,000

 

 

 

-

 

 

 

-

 

 

 

39,884,000

 

Thereafter

 

 

-

 

 

 

5,387,000

 

 

 

-

 

 

 

-

 

 

 

5,387,000

 

 

 

$

47,917,000

 

 

$

5,704,000

 

 

$

102,000,000

 

 

$

475,000,000

 

 

$

630,621,000

 

 

 

(a)

Maturity date reflects the first date the Company has the right to acquire the underlying land on the capital lease obligation.

(b)

For variable-rate debt, rate in effect as of September 30, 2018.

(c)

Subject to a one-year extension at the Company's option.

(d)

The interest rates on these term loans consist of LIBOR plus a credit spread based on the Company's leverage ratio, for which the Company has interest rate swaps which convert the LIBOR rates to fixed rates. Accordingly, these term loans are presented as fixed-rate debt.

 

 

12

 


 

CEDAR REALTY TRUST, INC.

Real Estate Summary

As of September 30, 2018

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Average

 

 

 

 

 

 

 

 

 

Year

 

 

 

 

 

 

Percent

 

 

base rent per

 

 

Major Tenants (a)

 

Property Description

 

acquired

 

 

GLA

 

 

occupied

 

 

leased sq. ft.

 

 

Name

 

GLA

 

Connecticut

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bethel Shopping Center

 

 

2013

 

 

 

101,105

 

 

 

95.1

%

 

$

24.08

 

 

Big Y

 

 

63,817

 

Brickyard Plaza

 

 

2004

 

 

 

227,598

 

 

 

97.0

%

 

 

8.45

 

 

Home Depot

 

 

103,003

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Kohl's

 

 

58,966

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Michaels

 

 

21,429

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Petsmart

 

 

20,405

 

Groton Shopping Center

 

 

2007

 

 

 

130,264

 

 

 

100.0

%

 

 

12.29

 

 

TJ Maxx

 

 

30,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Goodwill

 

 

21,306

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Aldi

 

 

17,664

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Planet Fitness

 

 

17,500

 

Jordan Lane

 

 

2005

 

 

 

177,504

 

 

 

97.5

%

 

 

11.45

 

 

Stop & Shop

 

 

60,632

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fallas

 

 

39,280

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Cardio Fitness

 

 

20,283

 

New London Mall

 

 

2009

 

 

 

259,566

 

 

 

92.1

%

 

 

14.87

 

 

Shop Rite

 

 

64,017

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Marshalls

 

 

30,627

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Home Goods

 

 

25,432

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Petsmart

 

 

23,500

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

A.C. Moore

 

 

20,932

 

Oakland Commons

 

 

2007

 

 

 

90,100

 

 

 

100.0

%

 

 

6.37

 

 

Walmart

 

 

54,911

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bristol Ten Pin

 

 

35,189

 

Southington Center

 

 

2003

 

 

 

155,842

 

 

 

98.5

%

 

 

7.72

 

 

Walmart

 

 

95,482

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NAMCO

 

 

20,000

 

Total Connecticut

 

 

 

 

 

 

1,141,979

 

 

 

96.6

%

 

 

11.86

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Delaware

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Christina Crossing

 

 

2017

 

 

 

119,353

 

 

 

82.8

%

 

 

17.49

 

 

Shop Rite

 

 

68,621

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Maryland / Washington, D.C.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

East River Park

 

 

2015

 

 

 

150,038

 

 

 

98.0

%

 

 

21.68

 

 

Safeway

 

 

40,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

District of Columbia

 

 

34,400

 

Metro Square

 

 

2008

 

 

 

71,896

 

 

 

100.0

%

 

 

18.11

 

 

Shoppers Food Warehouse

 

 

58,668

 

Oakland Mills

 

 

2005

 

 

 

58,224

 

 

 

91.0

%

 

 

12.06

 

 

LA Mart

 

 

39,279

 

San Souci Plaza (b)

 

 

2009

 

 

 

264,134

 

 

 

82.6

%

 

 

11.15

 

 

Shoppers Food Warehouse

 

 

61,466

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Marshalls

 

 

27,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Home Goods

 

 

19,688

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Maximum Health and Fitness

 

 

15,612

 

Senator Square

 

 

2018

 

 

 

61,687

 

 

 

93.9

%

 

 

22.01

 

 

Unity Health Care

 

 

18,750

 

Shoppes at Arts District

 

 

2016

 

 

 

35,676

 

 

 

100.0

%

 

 

35.97

 

 

Busboys and Poets

 

 

9,889

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Yes! Organic Market

 

 

7,169

 

Valley Plaza

 

 

2003

 

 

 

190,939

 

 

 

95.8

%

 

 

5.75

 

 

K-Mart

 

 

95,810

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Ollie's Bargain Outlet

 

 

41,888

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tractor Supply

 

 

32,095

 

Yorktowne Plaza

 

 

2007

 

 

 

158,982

 

 

 

76.9

%

 

 

13.29

 

 

Food Lion

 

 

37,692

 

Total Maryland / Washington, D.C.

 

 

 

 

 

 

991,576

 

 

 

89.7

%

 

 

14.40

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Massachusetts

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fieldstone Marketplace

 

2005/2012

 

 

 

150,123

 

 

 

92.3

%

 

 

11.48

 

 

Shaw's

 

 

68,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Work Out World

 

 

32,250

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Bedford Wine and Spirits

 

 

15,180

 

Franklin Village Plaza

 

2004/2012

 

 

 

303,524

 

 

 

90.1

%

 

 

21.64

 

 

Stop & Shop

 

 

75,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Marshalls

 

 

26,890

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Boost Fitness

 

 

15,807

 

Kings Plaza

 

 

2007

 

 

 

168,243

 

 

 

95.2

%

 

 

7.62

 

 

Fun Z Trampoline Park

 

 

42,997

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fallas

 

 

28,504

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Ocean State Job Lot

 

 

20,300

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Savers

 

 

19,339

 

Norwood Shopping Center

 

 

2006

 

 

 

97,756

 

 

 

98.2

%

 

 

10.33

 

 

Big Y

 

 

42,598

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Planet Fitness

 

 

18,830

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Dollar Tree

 

 

16,798

 

The Shops at Suffolk Downs

 

 

2005

 

 

 

121,320

 

 

 

98.7

%

 

 

14.14

 

 

Stop & Shop

 

 

74,977

 

 

 

13

 


 

CEDAR REALTY TRUST, INC.

Real Estate Summary (Continued)

As of September 30, 2018

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Average

 

 

 

 

 

 

 

 

 

Year

 

 

 

 

 

 

Percent

 

 

base rent per

 

 

Major Tenants (a)

 

Property Description

 

acquired

 

 

GLA

 

 

occupied

 

 

leased sq. ft.

 

 

Name

 

GLA

 

Massachusetts (continued)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Timpany Plaza

 

 

2007

 

 

 

183,775

 

 

 

88.9

%

 

 

7.70

 

 

Stop & Shop

 

 

59,947

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Big Lots

 

 

28,027

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Gardner Theater

 

 

27,576

 

Webster Commons

 

 

2007

 

 

 

98,984

 

 

 

96.7

%

 

 

11.50

 

 

Big Lots

 

 

37,024

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Planet Fitness

 

 

18,681

 

Total Massachusetts

 

 

 

 

 

 

1,123,725

 

 

 

93.2

%

 

 

13.15

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Jersey

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Pine Grove Plaza

 

 

2003

 

 

 

86,089

 

 

 

90.7

%

 

 

11.75

 

 

Peebles

 

 

24,963

 

The Shops at Bloomfield Station

 

 

2016

 

 

 

63,844

 

 

 

89.9

%

 

 

19.43

 

 

Super Foodtown

 

 

28,505

 

Washington Center Shoppes

 

 

2001

 

 

 

157,394

 

 

 

91.1

%

 

 

10.29

 

 

Acme Markets

 

 

66,046

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Planet Fitness

 

 

20,742

 

Total New Jersey

 

 

 

 

 

 

307,327

 

 

 

90.8

%

 

 

12.58

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New York

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Carman's Plaza

 

 

2007

 

 

 

194,181

 

 

 

84.8

%

 

 

19.77

 

 

24 Hour Fitness

 

 

53,404

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Key Foods

 

 

32,570

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Department of Motor Vehicle

 

 

19,310

 

Pennsylvania

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Academy Plaza

 

 

2001

 

 

 

137,415

 

 

 

90.8

%

 

 

15.82

 

 

Acme Markets

 

 

50,918

 

Camp Hill

 

 

2002

 

 

 

423,671

 

 

 

99.7

%

 

 

15.13

 

 

Boscov's

 

 

159,040

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Giant Foods

 

 

92,939

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LA Fitness

 

 

45,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Barnes & Noble

 

 

24,908

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Staples

 

 

20,000

 

Colonial Commons

 

 

2011

 

 

 

408,642

 

 

 

91.9

%

 

 

13.34

 

 

Giant Foods

 

 

67,815

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Dick's Sporting Goods

 

 

56,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Home Goods

 

 

31,436

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Ross Dress For Less

 

 

30,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Marshalls

 

 

27,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

JoAnn Fabrics

 

 

25,500

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

David's Furniture

 

 

24,970

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Old Navy

 

 

15,500

 

Crossroads II (b)

 

 

2008

 

 

 

133,717

 

 

 

93.5

%

 

 

19.74

 

 

Giant Foods

 

 

78,815

 

Fairview Commons

 

 

2007

 

 

 

52,964

 

 

 

66.7

%

 

 

10.85

 

 

Grocery Outlet

 

 

16,650

 

Fort Washington Center

 

 

2002

 

 

 

41,000

 

 

 

100.0

%

 

 

16.00

 

 

LA Fitness

 

 

41,000

 

Gold Star Plaza

 

 

2006

 

 

 

71,720

 

 

 

100.0

%

 

 

9.20

 

 

Redner's

 

 

48,920

 

Golden Triangle

 

 

2003

 

 

 

202,790

 

 

 

95.5

%

 

 

12.25

 

 

LA Fitness

 

 

44,796

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Marshalls

 

 

30,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Staples

 

 

24,060

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Just Cabinets

 

 

18,665

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Aldi

 

 

15,242

 

Halifax Plaza

 

 

2003

 

 

 

51,510

 

 

 

100.0

%

 

 

13.15

 

 

Giant Foods

 

 

32,000

 

Hamburg Square

 

 

2004

 

 

 

99,580

 

 

 

67.4

%

 

 

6.86

 

 

Redner's

 

 

56,780

 

Lawndale Plaza

 

 

2015

 

 

 

92,773

 

 

 

98.0

%

 

 

18.41

 

 

Shop Rite

 

 

63,342

 

Meadows Marketplace

 

2004/2012

 

 

 

91,518

 

 

 

92.0

%

 

 

15.47

 

 

Giant Foods

 

 

67,907

 

Newport Plaza

 

 

2003

 

 

 

64,489

 

 

 

100.0

%

 

 

12.74

 

 

Giant Foods

 

 

43,400

 

Northside Commons

 

 

2008

 

 

 

69,136

 

 

 

100.0

%

 

 

10.15

 

 

Redner's

 

 

53,019

 

Palmyra Shopping Center

 

 

2005

 

 

 

111,051

 

 

 

89.5

%

 

 

7.67

 

 

Weis Markets

 

 

46,912

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Goodwill

 

 

18,104

 

Port Richmond Village

 

 

2001

 

 

 

125,578

 

 

 

90.4

%

 

 

14.49

 

 

Thriftway

 

 

40,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Pep Boys

 

 

20,615

 

Quartermaster Plaza

 

 

2014

 

 

 

456,602

 

 

 

93.5

%

 

 

14.52

 

 

Home Depot

 

 

150,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BJ's Wholesale Club

 

 

117,718

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Planet Fitness

 

 

23,146

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Staples

 

 

20,388

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Petsmart

 

 

19,089

 

 

 

14

 


 

CEDAR REALTY TRUST, INC.

Real Estate Summary (Continued)

As of September 30, 2018

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Average

 

 

 

 

 

 

 

 

 

Year

 

 

 

 

 

 

Percent

 

 

base rent per

 

 

Major Tenants (a)

 

Property Description

 

acquired

 

 

GLA

 

 

occupied

 

 

leased sq. ft.

 

 

Name

 

GLA

 

Pennsylvania (continued)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Riverview Plaza

 

 

2003

 

 

 

236,217

 

 

 

85.4

%

 

 

21.13

 

 

United Artists

 

 

77,700

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Avalon Carpet

 

 

25,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Pep Boys

 

 

22,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Staples

 

 

18,000

 

South Philadelphia

 

 

2003

 

 

 

251,881

 

 

 

83.1

%

 

 

14.74

 

 

Shop Rite

 

 

54,388

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Ross Dress For Less

 

 

31,349

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LA Fitness

 

 

31,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Modell's

 

 

20,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Kid City

 

 

16,623

 

Swede Square

 

 

2003

 

 

 

100,816

 

 

 

97.0

%

 

 

18.30

 

 

LA Fitness

 

 

37,200

 

The Commons

 

 

2004

 

 

 

203,309

 

 

 

61.7

%

 

 

9.51

 

 

Pat Catans

 

 

52,654

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

TJ Maxx

 

 

24,404

 

The Point

 

 

2000

 

 

 

268,037

 

 

 

96.6

%

 

 

13.25

 

 

Burlington Coat Factory

 

 

76,665

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Giant Foods

 

 

76,627

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

A.C. Moore

 

 

24,890

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Staples

 

 

24,000

 

Trexler Mall

 

 

2005

 

 

 

337,297

 

 

 

79.3

%

 

 

11.24

 

 

Kohl's

 

 

88,248

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Lehigh Wellness Partners

 

 

33,227

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Maxx Fitness

 

 

28,870

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Marshalls

 

 

28,488

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Home Goods

 

 

28,181

 

Trexlertown Plaza

 

 

2006

 

 

 

325,171

 

 

 

89.5

%

 

 

13.97

 

 

Giant Foods

 

 

78,335

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Hobby Lobby

 

 

57,512

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Burlington Coat Factory

 

 

40,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Big Lots

 

 

33,824

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tractor Supply

 

 

19,097

 

Total Pennsylvania

 

 

 

 

 

 

4,356,884

 

 

 

89.7

%

 

 

14.07

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Virginia

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Coliseum Marketplace

 

 

2005

 

 

 

106,648

 

 

 

100.0

%

 

 

17.20

 

 

Kroger

 

 

57,662

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Michaels

 

 

23,981

 

Elmhurst Square

 

 

2006

 

 

 

66,254

 

 

 

92.5

%

 

 

10.21

 

 

Food Lion

 

 

38,272

 

General Booth Plaza

 

 

2005

 

 

 

71,639

 

 

 

100.0

%

 

 

14.56

 

 

Food Lion

 

 

53,758

 

Glen Allen Shopping Center

 

 

2005

 

 

 

63,328

 

 

 

100.0

%

 

 

7.14

 

 

Publix

 

 

63,328

 

Kempsville Crossing

 

 

2005

 

 

 

79,512

 

 

 

92.8

%

 

 

11.60

 

 

Walmart

 

 

41,975

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Farm Fresh

 

 

16,938

 

Oak Ridge Shopping Center

 

 

2006

 

 

 

38,700

 

 

 

92.2

%

 

 

11.13

 

 

Food Lion

 

 

33,000

 

Suffolk Plaza

 

 

2005

 

 

 

67,216

 

 

 

100.0

%

 

 

9.90

 

 

Kroger

 

 

67,216

 

Total Virginia

 

 

 

 

 

 

493,297

 

 

 

97.2

%

 

 

12.25

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total                     (91.6% leased at September 30, 2018)

 

 

 

8,728,322

 

 

 

91.3

%

 

$

13.68

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(a)

Major tenants are determined as tenants with 15,000 or more sq. ft. of GLA, tenants at single-tenant properties, or the largest tenants at a property, based on GLA.

(b)

Although the ownership percentage for these joint ventures are 40% and 60%, respectively, the Company has included 100% of these joint ventures’ results of operations in its calculations, based on partnership promotes, additional equity interests, and/or other terms of the related joint venture agreements.

 

 

15

 


 

CEDAR REALTY TRUST, INC.

Leasing Activity (a)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

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

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

3rd Quarter 2018

 

 

41

 

 

 

191,200

 

 

$

12.22

 

 

$

11.82

 

 

3.4%

 

 

$

13.33

 

 

 

7.4

 

2nd Quarter 2018 (c)

 

 

31

 

 

 

244,100

 

 

$

12.60

 

 

$

12.38

 

 

1.8%

 

 

$

5.63

 

 

 

6.6

 

1st Quarter 2018 (d)

 

 

48

 

 

 

578,700

 

 

$

13.06

 

 

$

14.08

 

 

-7.2%

 

 

$

4.22

 

 

 

7.2

 

4th Quarter 2017

 

 

37

 

 

 

268,500

 

 

$

12.02

 

 

$

11.63

 

 

3.3%

 

 

$

12.21

 

 

 

6.2

 

Total

 

 

157

 

 

 

1,282,500

 

 

$

12.63

 

 

$

12.91

 

 

-2.2%

 

 

$

7.52

 

 

 

6.9

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Leases - Comparable

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

3rd Quarter 2018

 

 

16

 

 

 

81,700

 

 

$

10.79

 

 

$

11.39

 

 

-5.3%

 

 

$

31.19

 

 

 

8.9

 

2nd Quarter 2018 (c)

 

 

7

 

 

 

47,500

 

 

$

9.62

 

 

$

12.62

 

 

-23.8%

 

 

$

28.96

 

 

 

11.9

 

1st Quarter 2018

 

 

10

 

 

 

46,900

 

 

$

14.73

 

 

$

14.79

 

 

-0.5%

 

 

$

16.34

 

 

 

5.8

 

4th Quarter 2017

 

 

21

 

 

 

135,400

 

 

$

12.34

 

 

$

12.01

 

 

2.7%

 

 

$

24.22

 

 

 

8.8

 

Total

 

 

54

 

 

 

311,500

 

 

$

11.88

 

 

$

12.36

 

 

-3.9%

 

 

$

25.59

 

 

 

8.9

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Renewals - Comparable

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

3rd Quarter 2018

 

 

25

 

 

 

109,500

 

 

$

13.29

 

 

$

12.14

 

 

9.4%

 

 

$

0.00

 

 

 

6.3

 

2nd Quarter 2018

 

 

24

 

 

 

196,600

 

 

$

13.32

 

 

$

12.33

 

 

8.1%

 

 

$

0.00

 

 

 

5.3

 

1st Quarter 2018 (d)

 

 

38

 

 

 

531,800

 

 

$

12.91

 

 

$

14.02

 

 

-7.9%

 

 

$

3.15

 

 

 

7.3

 

4th Quarter 2017

 

 

16

 

 

 

133,100

 

 

$

11.69

 

 

$

11.25

 

 

3.9%

 

 

$

0.00

 

 

 

3.4

 

Total

 

 

103

 

 

 

971,000

 

 

$

12.87

 

 

$

13.08

 

 

-1.6%

 

 

$

1.72

 

 

 

6.3

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Comparable and Non-Comparable

 

3rd Quarter 2018

 

 

42

 

 

 

193,200

 

 

$

12.61

 

 

N/A

 

 

N/A

 

 

$

13.19

 

 

 

7.4

 

2nd Quarter 2018

 

 

35

 

 

 

267,200

 

 

$

12.80

 

 

N/A

 

 

N/A

 

 

$

6.62

 

 

 

6.7

 

1st Quarter 2018

 

 

48

 

 

 

578,700

 

 

$

13.06

 

 

N/A

 

 

N/A

 

 

$

4.22

 

 

 

7.2

 

4th Quarter 2017

 

 

38

 

 

 

271,500

 

 

$

12.07

 

 

N/A

 

 

N/A

 

 

$

12.37

 

 

 

6.3

 

Total

 

 

163

 

 

 

1,310,600

 

 

$

12.73

 

 

N/A

 

 

N/A

 

 

$

7.72

 

 

 

6.9

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(a)

Leases on this schedule represent retail activity only; office leases are not included. 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 costs of tenant specific landlord work and tenant allowances provided to tenants.  Excludes first generation space.

(c)

Includes one lease for 29,000 square feet of unconventional retail space in the rear of a shopping center at a significantly reduced rental rate. Excluding this new lease, the second quarter of 2018 would have reported new lease spreads of 3.2% and total lease spreads of 7.5%.

(d)

Includes five anchor tenants totaling 303,000 square feet the Company proactively renewed and extended the rental terms at reduced or flat base rental rates. Excluding these five anchor renewals, the first quarter of 2018 would have reported renewal spreads of 3.5% and total lease spreads of 2.8%. These anchor tenants have good credit and generate high foot traffic at their respective properties.

(e)

Excluding the five anchor tenant renewals in the first quarter of 2018 in Note (d) and the one new lease in the second quarter of 2018 in Note (c), the results would have been as follows:

 

 

 

Leases

 

 

Square

 

 

Cash Basis

 

Adjusted Trailing Four Quarters

 

Signed

 

 

Feet

 

 

% Change

 

Total Comparable Leases

 

 

151

 

 

 

950,400

 

 

4.1%

 

New Leases - Comparable

 

 

53

 

 

 

282,600

 

 

0.1%

 

Renewals - Comparable

 

 

98

 

 

 

667,900

 

 

5.8%

 

Total Comparable and Non-Comparable

 

 

158

 

 

 

1,007,400

 

 

N/A

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

16

 


 

CEDAR REALTY TRUST, INC.

Tenant Concentration (Based on Annualized Base Rent)

As of September 30, 2018

 

 

 

Number

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Annualized

 

 

Percentage

 

 

 

of

 

 

 

 

 

 

Percentage

 

 

Annualized

 

 

base rent

 

 

annualized

 

Tenant

 

stores

 

 

GLA

 

 

of GLA

 

 

base rent

 

 

per sq. ft.

 

 

base rents

 

Top twenty tenants (a):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Giant Foods

 

 

8

 

 

 

538,000

 

 

 

6.2

%

 

$

8,857,000

 

 

$

16.46

 

 

 

8.1

%

Shop Rite

 

 

4

 

 

 

250,000

 

 

 

2.9

%

 

 

4,159,000

 

 

 

16.64

 

 

 

3.8

%

Stop & Shop

 

 

4

 

 

 

271,000

 

 

 

3.1

%

 

 

2,966,000

 

 

 

10.94

 

 

 

2.7

%

LA Fitness

 

 

5

 

 

 

199,000

 

 

 

2.3

%

 

 

2,766,000

 

 

 

13.90

 

 

 

2.5

%

Dollar Tree

 

 

22

 

 

 

226,000

 

 

 

2.6

%

 

 

2,574,000

 

 

 

11.39

 

 

 

2.4

%

Big Y

 

 

2

 

 

 

106,000

 

 

 

1.2

%

 

 

2,006,000

 

 

 

18.92

 

 

 

1.8

%

Home Depot

 

 

2

 

 

 

253,000

 

 

 

2.9

%

 

 

1,977,000

 

 

 

7.81

 

 

 

1.8

%

Staples

 

 

5

 

 

 

106,000

 

 

 

1.2

%

 

 

1,773,000

 

 

 

16.73

 

 

 

1.6

%

BJ's Wholesale Club

 

 

1

 

 

 

118,000

 

 

 

1.4

%

 

 

1,683,000

 

 

 

14.26

 

 

 

1.5

%

United Artists

 

 

1

 

 

 

78,000

 

 

 

0.9

%

 

 

1,538,000

 

 

 

19.72

 

 

 

1.4

%

Kroger

 

 

2

 

 

 

125,000

 

 

 

1.4

%

 

 

1,528,000

 

 

 

12.22

 

 

 

1.4

%

Marshalls

 

 

6

 

 

 

170,000

 

 

 

1.9

%

 

 

1,497,000

 

 

 

8.81

 

 

 

1.4

%

Food Lion

 

 

4

 

 

 

163,000

 

 

 

1.9

%

 

 

1,460,000

 

 

 

8.96

 

 

 

1.3

%

Shoppers Food Warehouse

 

 

2

 

 

 

120,000

 

 

 

1.4

%

 

 

1,267,000

 

 

 

10.56

 

 

 

1.2

%

Planet Fitness

 

 

5

 

 

 

99,000

 

 

 

1.1

%

 

 

1,237,000

 

 

 

12.49

 

 

 

1.1

%

Walmart

 

 

3

 

 

 

192,000

 

 

 

2.2

%

 

 

1,193,000

 

 

 

6.21

 

 

 

1.1

%

Redner's

 

 

3

 

 

 

159,000

 

 

 

1.8

%

 

 

1,159,000

 

 

 

7.29

 

 

 

1.1

%

Kohl's

 

 

2

 

 

 

147,000

 

 

 

1.7

%

 

 

1,113,000

 

 

 

7.57

 

 

 

1.0

%

Home Goods

 

 

4

 

 

 

105,000

 

 

 

1.2

%

 

 

1,044,000

 

 

 

9.94

 

 

 

1.0

%

Petsmart

 

 

3

 

 

 

63,000

 

 

 

0.7

%

 

 

971,000

 

 

 

15.41

 

 

 

0.9

%

Sub-total top twenty tenants

 

 

88

 

 

 

3,488,000

 

 

 

40.0

%

 

 

42,768,000

 

 

 

12.26

 

 

 

39.2

%

Remaining tenants

 

 

752

 

 

 

4,481,000

 

 

 

51.3

%

 

 

66,235,000

 

 

 

14.78

 

 

 

60.8

%

Sub-total all tenants (b)

 

 

840

 

 

 

7,969,000

 

 

 

91.3

%

 

$

109,003,000

 

 

$

13.68

 

 

 

100.0

%

Vacant space

 

N/A

 

 

 

759,000

 

 

 

8.7

%

 

 

 

 

 

 

 

 

 

 

 

 

Total

 

 

840

 

 

 

8,728,000

 

 

 

100.0

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(a)

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

(1) Giant Foods, Stop & Shop, and Food Lion, (2) Shoppers Food Warehouse and Farm Fresh (GLA of 17,000; annualized base rent of $93,000), and (3) Marshalls, Home Goods, and TJ Maxx (GLA of 54,000; annualized base rent of $467,000).

(b)

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

 

 

 

 

 

 

 

Percentage

 

 

 

 

 

 

Annualized

 

 

Percentage

 

 

 

Occupied

 

 

of occupied

 

 

Annualized

 

 

base rent

 

 

annualized

 

 

 

GLA

 

 

GLA

 

 

base rent

 

 

per sq. ft.

 

 

base rents

 

Large tenants

 

 

5,553,000

 

 

 

69.7

%

 

$

60,190,000

 

 

$

10.84

 

 

 

55.2

%

Small tenants

 

 

2,416,000

 

 

 

30.3

%

 

 

48,813,000

 

 

 

20.20

 

 

 

44.8

%

Total

 

 

7,969,000

 

 

 

100.0

%

 

$

109,003,000

 

 

$

13.68

 

 

 

100.0

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

17

 


 

CEDAR REALTY TRUST, INC.

Lease Expirations

As of September 30, 2018

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Annualized

 

 

Percentage

 

 

 

Number

 

 

 

 

 

 

Percentage

 

 

Annualized

 

 

expiring

 

 

of annualized

 

Year of lease

 

of leases

 

 

GLA

 

 

of GLA

 

 

expiring

 

 

base rents

 

 

expiring

 

expiration

 

expiring

 

 

expiring

 

 

expiring

 

 

base rents

 

 

per sq. ft.

 

 

base rents

 

Month-To-Month

 

 

45

 

 

 

173,000

 

 

 

2.2

%

 

$

2,772,000

 

 

$

16.02

 

 

 

2.5

%

2018

 

 

24

 

 

 

183,000

 

 

 

2.3

%

 

 

3,312,000

 

 

 

18.10

 

 

 

3.0

%

2019

 

 

113

 

 

 

715,000

 

 

 

9.0

%

 

 

9,924,000

 

 

 

13.88

 

 

 

9.1

%

2020

 

 

139

 

 

 

1,416,000

 

 

 

17.8

%

 

 

17,400,000

 

 

 

12.29

 

 

 

16.0

%

2021

 

 

129

 

 

 

978,000

 

 

 

12.3

%

 

 

14,688,000

 

 

 

15.02

 

 

 

13.5

%

2022

 

 

105

 

 

 

614,000

 

 

 

7.7

%

 

 

9,420,000

 

 

 

15.34

 

 

 

8.6

%

2023

 

 

71

 

 

 

593,000

 

 

 

7.4

%

 

 

8,292,000

 

 

 

13.98

 

 

 

7.6

%

2024

 

 

48

 

 

 

788,000

 

 

 

9.9

%

 

 

9,420,000

 

 

 

11.95

 

 

 

8.6

%

2025

 

 

35

 

 

 

526,000

 

 

 

6.6

%

 

 

7,320,000

 

 

 

13.92

 

 

 

6.7

%

2026

 

 

28

 

 

 

223,000

 

 

 

2.8

%

 

 

3,576,000

 

 

 

16.04

 

 

 

3.3

%

2027

 

 

34

 

 

 

319,000

 

 

 

4.0

%

 

 

4,236,000

 

 

 

13.28

 

 

 

3.9

%

2028

 

 

31

 

 

 

378,000

 

 

 

4.7

%

 

 

4,536,000

 

 

 

12.00

 

 

 

4.2

%

Thereafter

 

 

38

 

 

 

1,063,000

 

 

 

13.3

%

 

 

14,107,000

 

 

 

13.25

 

 

 

12.9

%

All tenants

 

 

840

 

 

 

7,969,000

 

 

 

100.0

%

 

$

109,003,000

 

 

$

13.68

 

 

 

100.0

%

Vacant space

 

N/A

 

 

 

759,000

 

 

N/A

 

 

 

 

 

 

 

 

 

 

 

 

 

Total portfolio

 

 

840

 

 

 

8,728,000

 

 

N/A

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

18

 


 

CEDAR REALTY TRUST, INC.

Same-Property Net Operating Income ("Same-property NOI")

 

Same-Property NOI (a)

 

Three months ended September 30,

 

 

Nine months ended September 30,

 

 

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Base Rents

 

$

21,450,000

 

 

$

21,390,000

 

 

$

62,956,000

 

 

$

62,554,000

 

Expense Recoveries

 

 

5,964,000

 

 

 

5,724,000

 

 

 

18,273,000

 

 

 

17,218,000

 

Total Revenues

 

 

27,414,000

 

 

 

27,114,000

 

 

 

81,229,000

 

 

 

79,772,000

 

Operating expenses

 

 

8,068,000

 

 

 

7,729,000

 

 

 

24,318,000

 

 

 

23,167,000

 

Same-Property NOI

 

$

19,346,000

 

 

$

19,385,000

 

 

$

56,911,000

 

 

$

56,605,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Occupied

 

91.9%

 

 

92.4%

 

 

92.0%

 

 

92.6%

 

Leased

 

92.3%

 

 

93.7%

 

 

92.4%

 

 

93.9%

 

Average base rent

 

$

13.22

 

 

$

13.08

 

 

$

13.16

 

 

$

13.02

 

Number of same properties

 

48

 

 

48

 

 

47

 

 

47

 

Same-Property NOI growth

 

-0.2%

 

 

0.5%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same-Property NOI Reconciliation (a)

 

Three months ended September 30,

 

 

Nine months ended September 30,

 

 

 

2018

 

 

2017

 

 

2018

 

 

2017

 

Operating income

 

$

16,685,000

 

 

$

11,961,000

 

 

$

20,919,000

 

 

$

30,611,000

 

Add (deduct):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

General and administrative

 

 

3,975,000

 

 

 

4,121,000

 

 

 

12,745,000

 

 

 

12,494,000

 

Acquisition pursuit costs

 

 

-

 

 

 

-

 

 

 

-

 

 

 

156,000

 

Gain on sales

 

 

(4,864,000

)

 

 

-

 

 

 

(4,864,000

)

 

 

(7,099,000

)

Impairment (reversals)/charges

 

 

(707,000

)

 

 

-

 

 

 

20,689,000

 

 

 

9,850,000

 

Depreciation and amortization

 

 

9,650,000

 

 

 

9,807,000

 

 

 

30,245,000

 

 

 

30,178,000

 

Straight-line rents

 

 

(332,000

)

 

 

(291,000

)

 

 

(824,000

)

 

 

(787,000

)

Amortization of intangible lease liabilities

 

 

(729,000

)

 

 

(625,000

)

 

 

(3,611,000

)

 

 

(1,900,000

)

Other adjustments

 

 

50,000

 

 

 

(67,000

)

 

 

(73,000

)

 

 

(157,000

)

NOI related to properties not defined as same-property

 

 

(4,382,000

)

 

 

(5,521,000

)

 

 

(18,315,000

)

 

 

(16,741,000

)

Same-Property NOI

 

$

19,346,000

 

 

$

19,385,000

 

 

$

56,911,000

 

 

$

56,605,000

 

 

(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 excluding properties classified as "held for sale". 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.

 

 

 

19

 


 

CEDAR REALTY TRUST, INC.

Summary of Acquisitions, Dispositions and Real Estate Held For Sale

 

 

 

 

 

 

 

 

 

 

 

Date

 

 

Purchase

 

 

Acquisitions

 

Location

 

GLA

 

 

Acquired

 

 

Price

 

 

Land parcel adjacent to Riverview Plaza

 

Philadelphia, PA

 

n/a

 

 

8/8/2018

 

 

$

1,000,000

 

 

Senator Square Buildings

 

Washington, D.C.

 

 

61,687

 

 

8/21/2018

 

 

 

5,727,000

 

(a)

 

 

 

 

 

 

 

 

 

 

 

 

$

6,727,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Date

 

 

Sales

 

 

Dispositions

 

Location

 

GLA

 

 

Sold

 

 

Price

 

 

Mechanicsburg Center

 

Mechanicsburg, PA

 

 

51,500

 

 

8/28/2018

 

 

$

16,100,000

 

 

West Bridgewater Plaza

 

West Bridgewater, PA

 

 

133,039

 

 

9/28/2018

 

 

 

3,500,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

19,600,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Average

 

 

 

 

 

 

 

 

 

 

Percent

 

 

base rent per

 

 

Real Estate Held for Sale

 

Location

 

GLA

 

 

occupied

 

 

leased sq. ft.

 

 

Carll's Corner

 

Bridgeton, NJ

 

 

129,582

 

 

 

39.1

%

 

$

8.14

 

 

Maxatawny Marketplace

 

Maxatawny, PA

 

 

68,730

 

 

 

100.0

%

 

 

11.85

 

 

 

 

 

 

 

198,312

 

 

 

60.2

%

 

$

10.27

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(a)

The Company entered into a deed of lease, which conveys fee title in the buildings at Senator Square to the Company and contains future options to acquire fee title in the land at its then fair-value. The lease expires at the earliest of the Company exercising one of its purchase options to acquire the land or August 2117. This lease is presented in the Company’s financial statements as two separate components as follows: (1) a $5.7 million capital lease obligation for the fee interest in the buildings, and (2) an operating lease for the land.

 

 

 

20

 


 

CEDAR REALTY TRUST, INC.

Non-GAAP Financial Disclosures

Funds From Operations (“FFO”) and Operating Funds From Operations (“Operating FFO”)

FFO is a widely recognized supplemental non-GAAP measure utilized to evaluate the financial performance of a REIT. The Company presents FFO in accordance with the definition adopted by the National Association of Real Estate Investments Trusts (“NAREIT”). NAREIT generally defines FFO as net income attributable to common shareholders (determined in accordance with GAAP), excluding gains (losses) from sales of real estate properties, impairment provisions on real estate properties, plus real estate related depreciation and amortization, and adjustments for partnerships and joint ventures to reflect FFO on the same basis. The Company considers FFO to be an appropriate measure of its financial performance because 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 other depreciable assets.

The Company also considers Operating FFO to be an additional meaningful financial measure of financial performance because it excludes items the Company does not believe are indicative of its core operating performance, such as acquisition pursuit costs, amounts relating to early extinguishment of debt and preferred stock redemption costs, management transition costs and certain redevelopment costs. The Company believes Operating FFO further assists in comparing the Company’s performance across reporting periods on a consistent basis by excluding such items.

FFO and Operating FFO should be reviewed with GAAP net income attributable to common shareholders, the most directly comparable GAAP financial measure, when trying to understand the Company’s operating performance. FFO and Operating FFO do not represent cash generated from operating activities and should not be considered as an alternative to net income attributable to common shareholders or to cash flow from operating activities. The Company’s computations of FFO and Operating FFO may differ from the computations utilized by other REITs and, accordingly, may not be comparable to such REITs.

Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (“EBITDAre”) and Adjusted EBITDAre

 

EBITDAre is a recognized supplemental non-GAAP financial measure. The Company presents EBITDAre in accordance with the definition adopted by NAREIT, which generally defines EBITDAre as net income plus interest expense, income tax expense, depreciation, amortization, and impairment write-downs of depreciated property, plus or minus losses and gains on the disposition of depreciated property, and adjustments to reflect the Company’s share of EBITDAre of unconsolidated affiliates. The Company believes EBITDAre provides additional information with respect to the Company’s performance and ability to meet its future debt service requirements.

 

The Company also considers Adjusted EBITDAre to be an additional meaningful financial measure of financial performance because it excludes items the Company does not believe are indicative of its core operating performance, such as acquisition pursuit and redevelopment costs. The Company believes Adjusted EBITDAre further assists in comparing the Company’s performance across reporting periods on a consistent basis by excluding such items.

 

EBITDAre and Adjusted EBITDAre should be reviewed with GAAP net income, the most directly comparable GAAP financial measure, when trying to understand the Company’s operating performance. EBITDAre and Adjusted EBITDAre do not represent cash generated from operating activities and should not be considered as an alternative to income from continuing operations or to cash flow from operating activities. The Company’s computation of Adjusted EBITDAre may differ from the computations utilized by other companies and, accordingly, may not be comparable to such companies.

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

Same-property NOI is a widely recognized supplemental non-GAAP financial measure for REITs.  Properties are included in same-property NOI if they are 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. Consistent with the capital treatment of such costs under GAAP, tenant improvements, leasing commissions and other direct leasing costs are excluded from same-property NOI. The Company considers same-property NOI useful to investors as it provides an indication of the recurring cash generated by the Company’s properties by excluding certain non-cash revenues and expenses, as well as other infrequent items such as lease termination income which tends to fluctuate more than rents from year to year.

Same-property NOI should be reviewed with consolidated operating income, the most directly comparable GAAP financial measure. Same-property NOI should not be considered as an alternative to consolidated operating income prepared in accordance with GAAP or as a measure of liquidity. The Company’s computations of same-property NOI may differ from the computations utilized by other REITs and, accordingly, may not be comparable to such REITs.

 

 

21