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News Release

Federal Realty Investment Trust Announces First Quarter 2009 Operating Results
-- Strong core operations drive year-over-year results up 6.5% -
ROCKVILLE, Md., May 6, 2009 /PRNewswire-FirstCall via COMTEX/ -- Federal Realty Investment Trust (NYSE: FRT) today reported operating results for its first quarter ended March 31, 2009.

(Logo: http://www.newscom.com/cgi-bin/prnh/20050907/DCW070LOGO )

Financial Results

Federal Realty reported funds from operations available for common shareholders (FFO) of $37.8 million or $0.64 per diluted share, and net income available for common shareholders of $10.3 million or earnings per diluted share of $0.17. The Trust's reported results include a provision for litigation of $20.6 million, or $0.35 per diluted share related to a tentative ruling issued on April 22 awarding damages associated with a previously disclosed lawsuit involving a property adjacent to Santana Row. Excluding the litigation provision, FFO per diluted share increased 6.5% to $0.99 in first quarter 2009 compared to $0.93 in first quarter 2008, while total FFO increased to $58.3 million from $55.2 million reported in first quarter 2008. Net income available for common shareholders excluding the litigation provision was $31.0 million and earnings per diluted share was $0.52 for the quarter ended March 31, 2009 versus $29.9 million and $0.51, respectively, for first quarter 2008. Additional information regarding the litigation can be found in the Trust's supplemental report furnished to the SEC on Form 8-K.

FFO is a non-GAAP supplemental earnings measure which the Trust considers meaningful in measuring its operating performance. A reconciliation of FFO to net income is attached to this press release.

Portfolio Results

In first quarter 2009, same-center property operating income, including redevelopment and expansion properties, increased 1.4% over first quarter 2008. When redevelopment and expansion properties are excluded from same-center results, property operating income for first quarter 2009 decreased 2.1% compared to first quarter 2008.

The overall portfolio was 94.2% leased as of March 31, 2009, compared to 95.0% on December 31, 2008 and 96.1% on March 31, 2008. Federal Realty's same-center portfolio was 94.5% leased on March 31, 2009, compared to 95.4% on December 31, 2008 and 96.4% on March 31, 2008.

During the first quarter of 2009, Federal Realty signed 69 leases for 233,000 square feet of retail space. On a comparable space basis (i.e., spaces for which there was a former tenant), the Trust leased 232,000 square feet at an average cash-basis contractual rent increase per square foot (i.e., excluding the impact of straight-line rents) of 16%. The average contractual rent on this comparable space for the first year of the new leases is $31.42 per square foot, compared to the average contractual rent of $26.99 per square foot for the last year of the prior leases. The previous average contractual rent was calculated by including both the minimum rent and any percentage rent actually paid during the last year of the lease term for the re-leased space. On a GAAP basis (i.e., including the impact of straight-line rents), rent increases per square foot for comparable retail space averaged 26% for first quarter 2009. As of March 31, 2009, Federal Realty's average contractual, cash basis minimum rent for retail and commercial space in its portfolio was $21.88 per square foot.

Refinancing Updates

On May 4, Federal Realty closed a new $372 million unsecured term loan, proceeds of which were utilized to retire the Trust's outstanding $200 million unsecured term loan and provide capital to retire the 8.75% Notes due December 1, 2009. The term loan, which bears interest at an annual rate of LIBOR (subject to a 1.50% floor) plus 300 basis points, will mature in July 2011. The term loan was increased from its initial size of $200 million, reflecting significant demand from high-quality financial institutions for the Trust's credit at market leading terms.

In April, Federal Realty closed a $24.1 million, ten-year loan secured by Rollingwood Apartments in Silver Spring, Maryland at an effective annual interest rate of 5.72%. The Trust has also obtained a commitment of approximately $139 million for a five-year loan secured by four retail assets located in Northern Virginia that is expected to bear interest at an effective annual rate of 7.72%. This secured financing is expected to close during the second quarter of 2009.

As a result of these financing activities, Federal Realty anticipates that it will have adequate capital to retire all of its 2009 debt maturities, will have significant capacity on its $300 million unsecured credit facility and will have no additional debt maturities until 2011.

"I am very pleased with our first quarter results, especially in terms of the steady leasing activity we were able to achieve despite a continuing difficult economic environment," said Donald C. Wood, president and chief executive officer of the Trust. "The combination of strong operating results and support for our financing activities is a testament to the strength and quality of our portfolio and our sustainable low-risk business strategy."

Regular Quarterly Dividends

Federal Realty also announced today that its Board of Trustees left the regular dividend rate on its common shares unchanged, declaring a regular quarterly cash dividend of $0.65 per share on its common shares, resulting in an indicated annual rate of $2.60 per share. The regular common dividend will be payable in cash on July 15, 2009 to common shareholders of record on June 24, 2009.


Federal Realty left its guidance, excluding the provision for litigation, for 2009 FFO per diluted share unchanged at a range of $3.80 to $3.92, and provided 2009 earnings per diluted share guidance of $1.88 to $2.00. Guidance for 2009 assumes an approximately $10 million increase in interest expense relative to 2008 associated with addressing the Trust's fourth quarter 2009 debt maturities significantly in advance of the actual maturity dates, repaying the credit facility with excess proceeds from the Trust's capital raising activities and projected changes in short-term interest rates.

Conference Call Information

Federal Realty's management team will present an in-depth discussion of the Trust's operating performance on its first quarter 2009 earnings conference call, which is scheduled for May 7, 2009, at 11 a.m. Eastern Daylight Time. To participate, please call (866) 271-6130 five to ten minutes prior to the call start time and use the passcode FRT EARNINGS (required). Federal Realty will also provide an online Web Simulcast on the Company's Web site, www.federalrealty.com, which will remain available for 30 days following the call. A telephone recording of the call will also be available through June 5, 2009, by dialing (888) 286-8010 and using the passcode 91157379.

About Federal Realty

Federal Realty Investment Trust is an equity real estate investment trust specializing in the ownership, management and redevelopment of high quality retail assets. Federal Realty's portfolio (excluding joint venture properties) contains approximately 18.1 million square feet located primarily in strategically selected metropolitan markets in the Northeast, Mid-Atlantic, and California. In addition, the Trust has an ownership interest in approximately 1.0 million square feet of retail space through a joint venture in which the Trust has a 30% interest. Our operating portfolio (excluding joint venture properties) was 94.2% leased to national, regional, and local retailers as of March 31, 2009, with no single tenant accounting for more than approximately 2.6% of annualized base rent. Federal Realty has paid quarterly dividends to its shareholders continuously since its founding in 1962, and has increased its dividend rate for 41 consecutive years, the longest record in the REIT industry. Federal Realty is an S&P MidCap 400 company and its shares are traded on the NYSE under the symbol FRT.

Safe Harbor Language

Certain matters discussed within this press release may be deemed to be forward-looking statements within the meaning of the federal securities laws. Although Federal Realty believes the expectations reflected in the forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be attained. These factors include, but are not limited to, the risk factors described in our Annual Report on Form 10-K filed on February 26, 2009 and include the following:

    --  risks that our tenants will not pay rent or that we may be unable to
        renew leases or re-let space at favorable rents as leases expire;
    --  risks that we may not be able to proceed with or obtain necessary
        approvals for any redevelopment or renovation project, and that
        completion of anticipated or ongoing property redevelopments or
        renovations may cost more, take more time to complete, or fail to
        perform as expected;
    --  risks that the number of properties we acquire for our own account, and
        therefore the amount of capital we invest in acquisitions, may be
        impacted by our real estate partnership;
    --  risks normally associated with the real estate industry, including risks
        that occupancy levels at our properties and the amount of rent that we
        receive from our properties may be lower than expected, that new
        acquisitions may fail to perform as expected, that competition for
        acquisitions could result in increased prices for acquisitions, that
        environmental issues may develop at our properties and result in
        unanticipated costs, and, because real estate is illiquid, that we may
        not be able to sell properties when appropriate;
    --  risks that our growth will be limited if we cannot obtain additional
    --  risks of financing, such as our ability to consummate additional
        financings or obtain replacement financing on terms which are acceptable
        to us, our ability to close any pending financing activities, our
        ability to meet existing financial covenants and the limitations imposed
        on our operations by those covenants, and the possibility of increases
        in interest rates that would result in increased interest expense; and
    --  risks related to our status as a real estate investment trust, commonly
        referred to as a REIT, for federal income tax purposes, such as the
        existence of complex tax regulations relating to our status as a REIT,
        the effect of future changes in REIT requirements as a result of new
        legislation, and the adverse consequences of the failure to qualify as a

Given these uncertainties, readers are cautioned not to place undue reliance on any forward-looking statements that we make, including those in this press release. Except as may be required by law, we make no promise to update any of the forward-looking statements as a result of new information, future events or otherwise. You should carefully review the risks and risk factors included in our Annual Report on Form 10-K filed February 26, 2009.

    Investor and Media Inquiries
    Gina Birdsall                      Janelle Stevenson
    Investor Relations                 Corporate Communications
    301/998-8265                       301/998-8185
    gbirdsall@federalrealty.com        jmstevenson@federalrealty.com

    Federal Realty Investment Trust
    Summarized Balance Sheets
    March 31, 2009

                                                   March 31,   December 31,
                                                       2009          2008
                                                       ----          ----
                                                        (in thousands)
    ASSETS                                       (unaudited)

    Real estate, at cost
      Operating                                  $3,568,470    $3,567,035
      Construction-in-progress                      125,074       106,650
                                                    -------       -------
                                                  3,693,544     3,673,685
    Less accumulated depreciation and
     amortization                                  (865,987)     (846,258)
                                                   --------      --------
    Net real estate                               2,827,557     2,827,427

    Cash and cash equivalents                        22,460        15,223
    Accounts and notes receivable                    71,781        73,688
    Mortgage notes receivable                        46,495        45,780
    Investment in real estate partnership            28,726        29,252
    Prepaid expenses and other assets                93,943       101,406
                                                     ------       -------
    TOTAL ASSETS                                 $3,090,962    $3,092,776
                                                 ==========    ==========


      Mortgages payable and capital lease
       obligations                                 $446,362      $452,810
      Notes payable                                 353,856       336,391
      Senior notes and debentures                   950,401       956,584
      Accounts payable and other liabilities        218,716       200,037
                                                    -------       -------
    Total liabilities                             1,969,335     1,945,822

    Shareholders' equity
        Preferred stock                               9,997         9,997
        Common shares and other shareholders'
         equity                                   1,079,497     1,104,605
                                                  ---------     ---------
    Total shareholders' equity of the Trust       1,089,494     1,114,602
        Noncontrolling interest                      32,133        32,352
                                                     ------        ------
    Total shareholders' equity                    1,121,627     1,146,954
                                                  ---------     ---------
                                                 ==========    ==========

    Federal Realty Investment Trust
    Summarized Income Statements
    March 31, 2009
                                                         Three months
                                                        ended March 31,
                                                         2009      2008
                                                         ----      ----
                                                        (in thousands,
                                                    except per share data)

      Rental income                                  $127,330  $121,867
      Other property income                             2,604     3,386
      Mortgage interest income                          1,267     1,116
                                                        -----     -----
        Total revenue                                 131,201   126,369
                                                      -------   -------

      Rental expenses                                  28,705    27,266
      Real estate taxes                                13,892    12,385
      General and administrative                        5,145     6,942
      Litigation provision                             20,632         -
      Depreciation and amortization                    28,592    25,389
                                                       ------    ------
        Total operating expenses                       96,966    71,982
                                                       ------    ------
    Operating income                                   34,235    54,387

      Other interest income                                90       339
      Interest expense                                (23,569)  (24,353)
      Income from real estate partnership                 202       331
                                                          ---       ---
    Income from continuing operations                  10,958    30,704

    Discontinued operations
      Income from discontinued operations                   -       614
      Gain on sale of real estate from discontinued
       operations                                         915         -
                                                          ---       ---
        Results from discontinued operations              915       614
                                                          ---       ---
    Net income                                         11,873    31,318

       Net income attributable to noncontrolling
        interests                                      (1,389)   (1,332)
                                                       ------    ------
    Net income attributable to the Trust               10,484    29,986

      Dividends on preferred stock                       (135)     (135)
    Net income available for common shareholders      $10,349   $29,851
                                                      =======   =======

      Continuing operations                             $0.16     $0.50
      Discontinued operations                            0.01      0.01
                                                        $0.17     $0.51
                                                        =====     =====

      Weighted average number of common shares,
       basic                                           58,841    58,503
                                                       ======    ======

      Continuing operations                             $0.16     $0.50
      Discontinued operations                            0.01      0.01
                                                        $0.17     $0.51
                                                        =====     =====

      Weighted average number of common shares,
       diluted                                         58,960    58,780
                                                       ======    ======

    Federal Realty Investment Trust
    Funds From Operations
    March 31, 2009

                                                             Three months
                                                            ended March 31,
                                                              2009     2008
                                                              ----     ----
                                                            (in thousands,
                                                       except per share data)

    Funds from Operations available for common
      shareholders (FFO) (1)
    Net income attributable to the Trust                   $10,484  $29,986
    Gain on sale of real estate                               (915)       -
    Depreciation and amortization of real estate assets     25,436   22,950
    Amortization of initial direct costs of leases           2,667    2,022
    Depreciation of joint venture real estate assets           354      330
                                                               ---      ---
      Funds from operations                                 38,026   55,288
    Dividends on preferred stock                              (135)    (135)
    Income attributable to operating partnership units           -      232
    Income attributable to unvested shares                    (130)    (196)
                                                              ----     ----
      FFO (3)                                               37,761   55,189
      Litigation provision, net of allocation to unvested
       shares (3)                                           20,565        -
                                                            ------      ---
    FFO excluding litigation provision (3)                 $58,326  $55,189
                                                           =======  =======

    FFO per diluted share (2)                                $0.64    $0.93
    Litigation provision per diluted share (3)                0.35        -
                                                              ----      ---
    FFO per diluted share excluding litigation
     provision (2) (3)                                       $0.99    $0.93
                                                             =====    =====

      Weighted average number of common shares, diluted     58,960   59,161
                                                            ======   ======

    (1) See Glossary of Terms.
    (2) Effective January 1, 2009, we adopted FSP EITF No. 03-6-1,
        "Determining Whether Instruments Granted in Share-Based Payment
        Transactions are Participating Securities", and consequently have
        calculated FFO per diluted share under the two-class method, as
        defined in SFAS No. 128, for all periods presented.  The
        implementation resulted in a decrease to the March 31, 2008 reported
        FFO per diluted share from $0.94 to $0.93.
    (3) FFO includes a charge of $20.6 million, or $0.35 per diluted share,
        related to litigation regarding a parcel of land located adjacent to
        our Santana Row property.  FFO excluding litigation provision
        excludes this $20.6 million charge.  See additional information in
        the litigation update section of this Form 8-K.

    Federal Realty Investment Trust
    Reconciliation of Net Income to FFO Guidance
    March 31, 2009

                                                           2009 Guidance
                                                       (Dollars in millions
                                                          except per share
    Funds from Operations available for common
      shareholders (FFO)
    Net income attributable to the Trust                     $90    $98
    Gain on sale of real estate                                1      1
    Depreciation and amortization of real estate & real
     estate partnership assets                               104    104
    Amortization of initial direct costs of leases             9      9
                                                             ---    ---
    Funds from operations                                    204    211
    Dividends on preferred stock                              (1)    (1)
    Income attributable to operating partnerships units        1      1
    Income attributable to unvested shares                    (1)    (1)
                                                              --     --
    FFO                                                      204    212
    Litigation provision (2)                                  21     21
                                                              --     --
    FFO excluding litigation provision                      $226   $233
                                                            ====   ====

    Weighted average number of common shares, diluted       59.4   59.4

    FFO per diluted share                                  $3.44  $3.56
    Litigation provision (2)                                0.36   0.36
                                                            ----   ----
    FFO per diluted share excluding litigation provision   $3.80  $3.92
                                                           =====  =====

    (1) Individual items may not add up to total due to rounding.
    (2) See additional information in the litigation update section of this
        Form 8-K.

SOURCE Federal Realty Investment Trust