Document


UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 8-K
CURRENT REPORT
Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
Date of Report (Date of earliest event reported) June 30, 2017
 
Federal Realty Investment Trust
(Exact name of registrant as specified in its charter)
 
 
 
 
 
 
Maryland
 
1-07533
 
52-0782497
(State or other jurisdiction
of incorporation)
 
(Commission
File Number)
 
(IRS Employer
Identification No.)
 
 
 
 
1626 East Jefferson Street, Rockville, Maryland
 
20852-4041
(Address of principal executive offices)
 
(Zip Code)
Registrant's telephone number including area code: 301/998-8100
 
 
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):
 
¨
Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
 
¨
Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
 
¨
Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
 
¨
Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
¨
Emerging growth company
¨
If an emerging growth company, indicate by checkmark if the registrant has elected not use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.









Item 2.02. Results of Operations and Financial Condition.

The following information is being furnished under Item 2.02-Results of Operations and Financial Condition. This information, including the exhibits attached hereto, shall not be deemed “filed” for any purpose, including for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that Section. The information in this Current Report on Form 8-K shall not be deemed incorporated by reference into any filing under the Securities Act of 1933, as amended, or under the Exchange Act, regardless of any general incorporation language in such filing.

On August 2, 2017, Federal Realty Investment Trust issued supplemental data pertaining to its operations, as well as a press release, to report its financial results for the quarter ended June 30, 2017. The supplemental data and press release are furnished as Exhibit 99.1 hereto.

Item 9.01.     Financial Statements and Exhibits.

(c)    Exhibits

99.1    Supplemental information at June 30, 2017 (including press release dated August 2, 2017)

    

    
SIGNATURES


Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.



 
 
 
FEDERAL REALTY INVESTMENT TRUST
 
 
 
 
Date:
August 2, 2017
 
 /s/ Daniel Guglielmone
 
 
 
 
 
 
 
Daniel Guglielmone
 
 
 
Executive Vice President-
 
 
 
Chief Financial Officer and Treasurer








EXHIBIT INDEX


Exh No.    Exhibit                                    
99.1        Supplemental Information at June 30, 2017    




Exhibit


FEDERAL REALTY INVESTMENT TRUST
SUPPLEMENTAL INFORMATION
June 30, 2017
 
 
 
 
TABLE OF CONTENTS
 
 
 
 
1
Second Quarter 2017 Earnings Press Release
 
 
 
 
2
Financial Highlights
 
 
 
Consolidated Income Statements
 
 
Consolidated Balance Sheets
 
 
Funds From Operations / Summary of Capital Expenditures
 
 
Market Data
 
 
Components of Rental Income
 
 
 
 
3
Summary of Debt
 
 
 
Summary of Outstanding Debt and Capital Lease Obligations
 
 
Summary of Debt Maturities
 
 
 
 
4
Summary of Redevelopment Opportunities
 
 
 
 
5
Assembly Row, Pike & Rose, and Santana Row
 
 
 
 
6
Future Redevelopment Opportunities
 
 
 
 
7
2017 Significant Acquisitions and Dispositions
 
 
 
 
8
Real Estate Status Report
 
 
 
 
9
Retail Leasing Summary
 
 
 
 
10
Lease Expirations
 
 
 
 
11
Portfolio Leased Statistics
 
 
 
 
12
Summary of Top 25 Tenants
 
 
 
 
13
Reconciliation of FFO Guidance
 
 
 
 
14
Glossary of Terms
 
 
 
 
 
 
 
 
1626 East Jefferson Street
Rockville, Maryland 20852-4041
301/998-8100

1




Safe Harbor Language
Certain matters discussed within this Supplemental Information 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 13, 2017, and include the following:

risks that our tenants will not pay rent, may vacate early or may file for bankruptcy 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 redevelopment or renovation projects that we do pursue may cost more, take more time to complete or fail to perform as expected;
risk that we are investing a significant amount in ground-up development projects that may be dependent on third parties to deliver critical aspects of certain projects, requires spending a substantial amount upfront in infrastructure, and assumes receipt of public funding which has been committed but not entirely funded;
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 costs associated with the periodic maintenance and repair or renovation of space, insurance and other operations may increase, 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 capital;
risks associated with general economic conditions, including local economic conditions in our geographic markets;
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 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 REIT.

Given these uncertainties, readers are cautioned not to place undue reliance on any forward-looking statements that we make, including those in this Supplemental Information. Except as 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 review the risks contained in our Annual Report on Form 10-K, filed with the Securities and Exchange Commission on February 13, 2017.



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NEWS RELEASE
www.federalrealty.com
 
 
FOR IMMEDIATE RELEASE
 
 
 
Investor Inquiries:
Media Inquiries:
Leah Andress
Andrea Simpson
Investor Relations Associate
Vice President, Marketing
301.998.8265
617.684.1511
landress@federalrealty.com
asimpson@federalrealty.com


Federal Realty Investment Trust Announces Second Quarter 2017 Operating Results

ROCKVILLE, Md. (August 2, 2017) - Federal Realty Investment Trust (NYSE:FRT) today reported operating results for its second quarter ended June 30, 2017. Highlights of the quarter include:
Generated earnings per diluted share of $1.05 for the quarter compared to $0.78 in second quarter 2016.
Generated FFO per diluted share of $1.49 for the quarter compared to $1.42 in second quarter 2017, representing growth of 4.9%.
Generated same center property operating income growth of 3.9% for the second quarter.
Signed leases for 397,555 sf of comparable space (432,164 sf total) in the second quarter at an average rent of $45.55 psf and achieved cash basis rollover growth on those comparable spaces of 13%.
Party to a binding contract to form a new joint venture with Primestor Development, which will own an interest in seven shopping centers totaling over 1.3 million square feet on 114 acres of urban land in Latino communities in Los Angeles, California.
Opportunistically issued $300 million aggregate principal amount of 3.25% Notes due 2027 at an effective yield of 3.358% and an additional $100 million aggregate principal amount of 4.50% Notes due 2044 at an effective yield of 4.143%.
Increased the regular quarterly dividend rate on common shares to $1.00 per share, representing the 50th consecutive year of common dividend increases.
Increased 2017 FFO per diluted share guidance range to $5.86 - $5.94.

“We’re very pleased to deliver not only another quarter of record bottom line results but also the 50th year of consecutive dividend increases to our shareholders,” said Donald C. Wood, President and Chief Executive Office of Federal Realty. “At Federal Realty, we remain focused on positioning our portfolio for the next decade and beyond - through value creation in our existing assets, infill acquisitions which re-stock our redevelopment pipeline and our recently announced agreement to acquire seven properties located in markets where demand exceeds supply. Our business plan continues to exemplify balance and discipline as we navigate the challenging retail environment.”

 

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Financial Results
Net income available for common shareholders was $76.2 million and earnings per diluted share was $1.05 for second quarter 2017 versus $55.8 million and $0.78, respectively, for second quarter 2016.
In second quarter 2017, Federal Realty generated funds from operations available for common shareholders (FFO) of $108.6 million, or $1.49 per diluted share. This compares to FFO of $102.2 million, or $1.42 per diluted share, in second quarter 2016.
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 second quarter 2017, same center property operating income increased 3.9% when including properties that are being redeveloped and decreased 0.7% when excluding those properties. The vacancies impacting same center results have been released to tenants at significantly higher rents.
The overall portfolio was 94.5% leased as of June 30, 2017, compared to 94.6% on March 31, 2017 and 94.5% on June 30, 2016. Federal Realty’s same center portfolio was 95.9% leased on June 30, 2017, compared to 95.8% on March 31, 2017 and 95.9% on June 30, 2016.
During second quarter 2017, Federal Realty signed 111 leases for 432,164 square feet of retail space. On a comparable space basis (i.e., spaces for which there was a former tenant), Federal Realty leased 397,555 square feet at an average cash basis contractual rent increase (i.e., excluding the impact of straight-line rents) of 13%. The average contractual rent on this comparable space for the first year of the new leases is $45.55 per square foot compared to the average contractual rent of $40.16 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 straight-line basis, rent increases for comparable retail space averaged 27% for second quarter 2017.

Summary of Other Quarterly Activities and Recent Developments
August 1, 2017 - Federal Realty is party to a binding contract to form a new joint venture with Primestor Development Inc., the Los Angeles based owner and developer of premier retail properties serving the urban Latino communities of Southern California. The Trust will hold an approximately 90% interest in the venture. The venture will be seeded with a 100% interest in five dominant community shopping centers, plus one center under redevelopment and a 25% minority interest in a seventh shopping center. These seven properties total over 1.3 million square feet on 114 acres of urban land with tenants such as Ross Dress for Less, Marshalls, and Kroger's Food 4 Less. The Trust’s investment in the venture is expected to approximate $345 million which includes a $20 million commitment to complete the redevelopment of one of the centers.

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July 31, 2017 - Federal Realty announced the approval by its Board of Trustees of an increase in the regular dividend rate on its common shares to $1.00 per share per quarter resulting in an annualized dividend rate of $4.00 per share. The quarterly cash dividend will be payable on October 16, 2017 to common shareholders of record as of September 22, 2017. Federal Realty is the only real estate investment trust in the United States to have increased its common dividend every year for the last 50 years and one of only a small number of companies in any sector to accomplish such a record. The compound annual growth rate of the dividend increases over that 50 years is in excess of 7%.
June 20, 2017 - Federal Realty priced its public offering of $300 million aggregate principal amount of 3.25% Notes due 2027 at an effective yield of 3.358% and an additional $100 million aggregate principal amount of 4.50% Notes due 2044 at an effective yield of 4.143%. The 2044 Notes have the same terms and are of the same series as the notes that Federal Realty first issued on November 14, 2014 and again on March 16, 2015. Federal Realty has a total of $550 million of such series of notes outstanding.
May 19, 2017 - Federal Realty acquired a 90% interest in 1700 - 1730 4th Street, a 71,000 square foot single-story, mixed-use building located on Fourth Street in Berkeley, California, one of the Bay Area’s premiere and unique street-retail districts. Current tenants include CB2, California Closets, and the offices of Ingram Books.

Guidance
Federal Realty increased its 2017 guidance for FFO per diluted share to $5.86 to $5.94 and updated its 2017 earnings per diluted share guidance to $3.31 to $3.39.

Conference Call Information
Federal Realty’s management team will present an in-depth discussion of the Trust’s operating performance on its second quarter 2017 earnings conference call, which is scheduled for Thursday, August 3, 2017 at 11:00AM ET. To participate, please call 877.445.3230 five to ten minutes prior to the call start time and use the passcode 39460118 (required). A replay of the webcast will be available on Federal Realty’s website at www.federalrealty.com. A telephonic replay of the conference call will also be available through August 10, 2017 by dialing 855.859.2056; Passcode: 39460118.

About Federal Realty
Federal Realty is a recognized leader in the ownership, operation and redevelopment of high-quality retail based properties located primarily in major coastal markets from Washington, D.C. to Boston as well as San Francisco and Los Angeles. Founded in 1962, our mission is to deliver long term, sustainable growth through investing in densely populated, affluent communities where retail demand exceeds supply. Our expertise includes creating urban, mixed-

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use neighborhoods like Santana Row in San Jose, California, Pike & Rose in North Bethesda, Maryland and Assembly Row in Somerville, Massachusetts. These unique and vibrant environments that combine shopping, dining, living and working provide a destination experience valued by their respective communities. Federal Realty's 99 properties include over 2,800 tenants, in over 23 million square feet, and over 1,800 residential units.
Federal Realty has paid quarterly dividends to its shareholders continuously since its founding in 1962, and has increased its dividend rate for 50 consecutive years, the longest record in the REIT industry. Federal Realty shares are traded on the NYSE under the symbol FRT. For additional information about Federal Realty and its properties, visit www.FederalRealty.com.

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 13, 2017, and include the following:
risks that our tenants will not pay rent, may vacate early or may file for bankruptcy 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 renovation projects that we do pursue may cost more, take more time to complete, or fail to perform as expected;
risks that we are investing a significant amount in ground-up development projects that may not perform as planned, may be dependent on third parties to deliver critical aspects of certain projects, requires spending a substantial amount upfront in infrastructure, and assumes receipt of public funding which has been committed but not entirely funded;
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 costs associated with the periodic maintenance and repair or renovation of space, insurance and other operations may increase, 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 capital;
risks associated with general economic conditions, including local economic conditions in our geographic markets;
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 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 REIT.

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 with the Securities and Exchange Commission on February 13, 2017.




6




Federal Realty Investment Trust
 
 
 
 
 
 
 
Consolidated Income Statements
 
 
 
 
 
 
 
June 30, 2017
 
 
 
 
 
 
 
 
Three Months Ended

Six Months Ended
 
June 30,

June 30,
 
2017

2016

2017
 
2016
 
(in thousands, except per share data)
 
(unaudited)
REVENUE
 
 
 
 
 
 
 
Rental income
$
204,246

 
$
192,935

 
$
408,693

 
$
388,243

Other property income
3,068

 
3,488

 
5,258

 
5,800

Mortgage interest income
735

 
1,558

 
1,487

 
2,282

Total revenue
208,049

 
197,981

 
415,438

 
396,325

EXPENSES
 
 
 
 
 
 
 
Rental expenses
37,128

 
36,978

 
78,237

 
79,797

Real estate taxes
26,522

 
23,397

 
51,612

 
46,191

General and administrative
8,643

 
9,036

 
16,910

 
17,046

Depreciation and amortization
52,666

 
48,435

 
104,045

 
96,234

Total operating expenses
124,959

 
117,846

 
250,804

 
239,268

OPERATING INCOME
83,090

 
80,135

 
164,634

 
157,057

Other interest income
68

 
77

 
174

 
180

Interest expense
(23,907
)
 
(23,101
)
 
(47,665
)
 
(46,830
)
(Loss) income from real estate partnerships
(114
)
 

 
(114
)
 
41

INCOME FROM CONTINUING OPERATIONS
59,137

 
57,111

 
117,029

 
110,448

Gain on sale of real estate and change in control of interests, net
18,996

 
1,787

 
19,174

 
27,513

NET INCOME
78,133

 
58,898

 
136,203

 
137,961

   Net income attributable to noncontrolling interests
(1,842
)
 
(2,957
)
 
(3,722
)
 
(5,065
)
NET INCOME ATTRIBUTABLE TO THE TRUST
76,291

 
55,941

 
132,481

 
132,896

Dividends on preferred shares
(135
)
 
(135
)
 
(271
)
 
(271
)
NET INCOME AVAILABLE FOR COMMON SHAREHOLDERS
$
76,156

 
$
55,806

 
$
132,210

 
$
132,625

EARNINGS PER COMMON SHARE, BASIC
 
 
 
 
 
 
 
Continuing operations
$
0.79

 
$
0.78

 
$
1.57

 
$
1.50

Gain on sale of real estate and change in control of interests, net
0.26

 
0.01

 
0.26

 
0.38

 
$
1.05

 
$
0.79

 
$
1.83

 
$
1.88

Weighted average number of common shares, basic
72,001

 
70,797

 
71,928

 
70,270

EARNINGS PER COMMON SHARE, DILUTED
 
 
 
 
 
 
 
Continuing operations
$
0.79

 
$
0.77

 
$
1.57

 
$
1.50

Gain on sale of real estate and change in control of interests, net
0.26

 
0.01

 
0.26

 
0.38

 
$
1.05

 
$
0.78

 
$
1.83

 
$
1.88

Weighted average number of common shares, diluted
72,124

 
70,974

 
72,061

 
70,451



7




Federal Realty Investment Trust
Consolidated Balance Sheets
June 30, 2017
 
June 30,
 
December 31,
 
2017
 
2016
 
(in thousands, except share and per share data)
 
(unaudited)
 
 
ASSETS
 
 
 
Real estate, at cost
 
 
 
Operating (including $1,265,976 and $1,226,918 of consolidated variable interest entities, respectively)
$
6,371,714

 
$
6,125,957

Construction-in-progress
719,713

 
599,260

Asset held for sale

 
33,856

 
7,091,427

 
6,759,073

Less accumulated depreciation and amortization (including $226,193 and $209,239 of consolidated variable interest entities, respectively)
(1,808,326
)
 
(1,729,234
)
Net real estate
5,283,101

 
5,029,839

Cash and cash equivalents
96,326

 
23,368

Accounts and notes receivable, net
168,996

 
116,749

Mortgage notes receivable, net
30,429

 
29,904

Investment in real estate partnerships
13,973

 
14,864

Prepaid expenses and other assets
210,678

 
208,555

TOTAL ASSETS
$
5,803,503

 
$
5,423,279

LIABILITIES AND SHAREHOLDERS’ EQUITY
 
 
 
Liabilities
 
 
 
Mortgages payable (including $383,304 and $439,120 of consolidated variable interest entities, respectively)
$
414,891

 
$
471,117

Capital lease obligations
71,573

 
71,590

Notes payable
279,316

 
279,151

Senior notes and debentures
2,377,208

 
1,976,594

Accounts payable and accrued expenses
190,459

 
201,756

Dividends payable
71,714

 
71,440

Security deposits payable
16,618

 
16,285

Other liabilities and deferred credits
143,002

 
115,817

Total liabilities
3,564,781

 
3,203,750

Commitments and contingencies
 
 
 
Redeemable noncontrolling interests
152,045

 
143,694

Shareholders’ equity
 
 
 
Preferred shares, authorized 15,000,000 shares, $.01 par: 5.417% Series 1 Cumulative Convertible Preferred Shares, (stated at liquidation preference $25 per share), 399,896 shares issued and outstanding
9,997

 
9,997

Common shares of beneficial interest, $.01 par, 100,000,000 shares authorized, 72,251,477 and 71,995,897 shares issued and outstanding, respectively
725

 
722

Additional paid-in capital
2,741,803

 
2,718,325

Accumulated dividends in excess of net income
(759,058
)
 
(749,734
)
Accumulated other comprehensive loss
(1,100
)
 
(2,577
)
Total shareholders’ equity of the Trust
1,992,367

 
1,976,733

Noncontrolling interests
94,310

 
99,102

Total shareholders’ equity
2,086,677

 
2,075,835

TOTAL LIABILITIES AND SHAREHOLDERS’ EQUITY
$
5,803,503

 
$
5,423,279


8




Federal Realty Investment Trust
 
 
 
 
 
 
 
 
Funds From Operations / Summary of Capital Expenditures
 
 
June 30, 2017
 
 
 
 
 
 
 
 
 
 
Three Months Ended
 
Six Months Ended
 
 
June 30,
 
June 30,
 
 
2017
 
2016
 
2017
 
2016
 
 
(in thousands, except per share data)
Funds from Operations available for common shareholders (FFO) (1)
 
 
 
 
 
 
 
 
Net income
 
$
78,133

 
$
58,898

 
$
136,203

 
$
137,961

Net income attributable to noncontrolling interests
 
(1,842
)
 
(2,957
)
 
(3,722
)
 
(5,065
)
Gain on sale of real estate and change in control of interests, net
 
(18,814
)
 
(701
)
 
(18,884
)
 
(26,427
)
Depreciation and amortization of real estate assets
 
45,634

 
42,299

 
90,316

 
84,027

Amortization of initial direct costs of leases
 
5,066

 
4,265

 
9,750

 
8,469

Funds from operations
 
108,177

 
101,804

 
213,663

 
198,965

Dividends on preferred shares (2)
 

 
(135
)
 

 
(271
)
Income attributable to operating partnership units
 
783

 
792

 
1,567

 
1,647

Income attributable to unvested shares
 
(357
)
 
(264
)
 
(707
)
 
(569
)
FFO
 
$
108,603

 
$
102,197

 
$
214,523

 
$
199,772

Weighted average number of common shares, diluted
 
73,019

 
71,816

 
72,956

 
71,327

FFO per diluted share
 
$
1.49

 
$
1.42

 
$
2.94

 
$
2.80

 
 
 
 
 
 
 
 
 
Summary of Capital Expenditures
 
 
 
 
 
 
 
 
Non-maintenance capital expenditures
 
 
 
 
 
 
 
 
Development, redevelopment and expansions
 
$
109,821

 
$
95,413

 
$
215,647

 
$
165,221

Tenant improvements and incentives
 
12,587

 
8,269

 
21,737

 
15,428

Total non-maintenance capital expenditures
 
122,408

 
103,682

 
237,384

 
180,649

Maintenance capital expenditures
 
6,471

 
5,492

 
9,898

 
7,181

Total capital expenditures
 
$
128,879

 
$
109,174

 
$
247,282

 
$
187,830

 
 
 
 
 
 
 
 
 
Dividends and Payout Ratios
 
 
 
 
 
 
 
 
Regular common dividends declared
 
$
70,755

 
$
67,018

 
$
141,451

 
$
133,589

 
 
 
 
 
 
 
 
 
Dividend payout ratio as a percentage of FFO
 
65
%
 
66
%
 
66
%
 
67
%

Notes:
1)
See Glossary of Terms.
2)
For the three and six months ended June 30, 2017, dividends on preferred stock are not deducted in the calculation of FFO, as the related shares are dilutive and included in "weighted average common shares, diluted."

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Federal Realty Investment Trust
Market Data
June 30, 2017
 
 
 
June 30,
 
 
 
2017
 
2016
 
 
 
(in thousands, except per share data)
Market Data
 
 
 
 
 
Common shares outstanding and operating partnership units (1)
 
73,039

 
72,186

 
Market price per common share
 
$
126.39

 
$
165.55

 
Common equity market capitalization including operating partnership units
 
$
9,231,399

 
$
11,950,392

 
 
 
 
 
 
 
Series 1 preferred shares outstanding (2)
 
400

 
400

 
Liquidation price per Series 1 preferred share
 
$
25.00

 
$
25.00

 
Series 1 preferred equity market capitalization
 
$
10,000

 
$
10,000

 
 
 
 
 
 
 
Equity market capitalization
 
$
9,241,399

 
$
11,960,392

 
 
 
 
 
 
 
Total debt (3)
 
3,142,988

 
2,664,953

 
 
 
 
 
 
 
Total market capitalization
 
$
12,384,387

 
$
14,625,345

 
 
 
 
 
 
 
Total debt to market capitalization at market price per common share
 
25
%
 
18
%
 
 
 
 
 
 
 
Fixed rate debt ratio:
 
 
 
 
 
Fixed rate debt and capital lease obligations (4)
 
100
%
 
96
%
 
Variable rate debt
 
%
 
4
%
 
 
 
100
%
 
100
%
Notes:
1)
Amounts include 787,962 and 768,765 operating partnership units outstanding at June 30, 2017 and 2016, respectively.
2)
These shares, issued March 8, 2007, are unregistered.
3)
Total debt includes capital leases, mortgages payable, notes payable, senior notes and debentures, net of premiums and discounts from our consolidated balance sheet.
4)
Fixed rate debt includes our $275.0 million term loan as the rate is effectively fixed by two interest rate swap agreements.



10




Federal Realty Investment Trust
 
 
 
 
 
 
 
Components of Rental Income
 
 
 
 
 
 
 
June 30, 2017
 
 
 
 
 
 
 
 
Three Months Ended
 
Six Months Ended
 
June 30,
 
June 30,
 
2017
 
2016
 
2017
 
2016
 
(in thousands)
 
 
 
 
Minimum rents (1)
 
 
 
 
 
 
 
Retail and commercial
$
144,276

 
$
137,432

 
$
286,419

 
$
272,018

Residential
13,441

 
12,141

 
26,944

 
23,590

Cost reimbursements
39,877

 
36,637

 
81,395

 
78,439

Percentage rents
2,397

 
2,482

 
5,220

 
5,551

Other
4,255

 
4,243

 
8,715

 
8,645

Total rental income
$
204,246

 
$
192,935

 
$
408,693

 
$
388,243


Notes:
1)
Minimum rents include $3.8 million and $2.7 million for the three months ended June 30, 2017 and 2016, respectively, and $7.4 million and $4.7 million for the six months ended June 30, 2017 and 2016, respectively, to recognize minimum rents on a straight-line basis. In addition, minimum rents include $1.3 million and $0.4 million for the three months ended June 30, 2017 and 2016, respectively, and $2.4 million and $0.7 million for the six months ended June 30, 2017 and 2016, respectively, to recognize income from the amortization of in-place leases.



11




Federal Realty Investment Trust
Summary of Outstanding Debt and Capital Lease Obligations
June 30, 2017
 
 
As of June 30, 2017
 
 
Stated maturity date
 
Stated interest rate
 
Balance
 
 
 
Weighted average effective rate (3)
 
 
 
 
 
 
(in thousands)
 
 
 
 
 
Mortgages Payable
 
 
 
 
 
 
 
 
 
 
 
Secured fixed rate
 
 
 
 
 
 
 
 
 
 
 
The Grove at Shrewsbury (East)
10/1/2017
 
5.82%
 
$
42,004

 
 
 
 
 
 
The Grove at Shrewsbury (West)
3/1/2018
 
6.38%
 
10,670

 
 
 
 
 
 
Rollingwood Apartments
5/1/2019
 
5.54%
 
21,053

 
 
 
 
 
 
The Shops at Sunset Place
9/1/2020
 
5.62%
 
67,628

 
 
 
 
 
 
29th Place
1/31/2021
 
5.91%
 
4,449

 
 
 
 
 
 
THE AVENUE at White Marsh
1/1/2022
 
3.35%
 
52,705

 
 
 
 
 
 
Montrose Crossing
1/10/2022
 
4.20%
 
71,898

 
 
 
 
 
 
Plaza El Segundo
6/5/2027
 
3.83%
 
125,000

 
 
 
 
 
 
Brook 35
7/1/2029
 
4.65%
 
11,500

 
 
 
 
 
 
Chelsea
1/15/2031
 
5.36%
 
6,423

 
 
 
 
 
 
Subtotal
 
 
 
 
413,330

 
 
 
 
 
 
Net unamortized premium and debt issuance costs
 
 
 
1,561

 
 
 
 
 
 
Total mortgages payable
 
 
 
 
414,891

 
 
 
4.00%
 
 
 
 
 
 
 
 
 
 
 
 
 
Notes payable
 
 
 
 
 
 
 
 
 
 
 
Unsecured fixed rate
 
 
 
 
 
 
 
 
 
 
 
Term loan (1)
11/21/2018
 
LIBOR + 0.90%
 
275,000

 
 
 
 
 
 
Various
Various through 2028
 
11.31%
 
5,141

 
 
 
 
 
 
Unsecured variable rate
 
 
 
 
 
 
 
 
 
 
 
Revolving credit facility (2)
4/20/2020
 
LIBOR + 0.825%
 

 
 
 
 
 
 
Subtotal
 
 
 
 
280,141

 
 
 
 
 
 
Net unamortized debt issuance costs
 
 
 
(825
)
 
 
 
 
 
 
Total notes payable
 
 
 
 
279,316

 
 
 
2.98%
(4)
 
 
 
 
 
 
 
 
 
 
 
 
Senior notes and debentures
 
 
 
 
 
 
 
 
 
 
 
Unsecured fixed rate
 
 
 
 
 
 
 
 
 
 
 
5.90% notes
4/1/2020
 
5.90%
 
150,000

 
 
 
 
 
 
2.55% notes
1/15/2021
 
2.55%
 
250,000

 
 
 
 
 
 
3.00% notes
8/1/2022
 
3.00%
 
250,000

 
 
 
 
 
 
2.75% notes
6/1/2023
 
2.75%
 
275,000

 
 
 
 
 
 
3.95% notes
1/15/2024
 
3.95%
 
300,000

 
 
 
 
 
 
7.48% debentures
8/15/2026
 
7.48%
 
29,200

 
 
 
 
 
 
3.25% notes
7/15/2027
 
3.25%
 
300,000

 
 
 
 
 
 
6.82% medium term notes
8/1/2027
 
6.82%
 
40,000

 
 
 
 
 
 
4.50% notes
12/1/2044
 
4.50%
 
550,000

 
 
 
 
 
 
3.625% notes
8/1/2046
 
3.625%
 
250,000

 
 
 
 
 
 
Subtotal
 
 
 
 
2,394,200

 
 
 
 
 
 
Net unamortized discount and debt issuance costs
 
 
 
(16,992
)
 
 
 
 
 
 
Total senior notes and debentures
 
 
 
2,377,208

 
 
 
3.93%
 
 
 
 
 
 
 
 
 
 
 
 
 
Capital lease obligations
 
 
 
 
 
 
 
 
 
 
 
Various
Various through 2106
 
Various
 
71,573

 
 
 
8.04%
 
Total debt and capital lease obligations
 
 
 
 
$
3,142,988

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total fixed rate debt and capital lease obligations
 
 
 
$
3,142,988

 
100
%
 
3.95%
 
Total variable rate debt
 
 
 

 
%
 
—%
(4)
Total debt and capital lease obligations
 
 
 
$
3,142,988

 
100
%
 
3.95%
(4)

12




 
Three Months Ended
 
Six Months Ended
 
June 30,
 
June 30,
 
2017
 
2016
 
2017
 
2016
Operational Statistics
 
 
 
 
 
 
 
Ratio of EBITDA to combined fixed charges and preferred share dividends (5)
5.11x
 
4.70x
 
4.80x
 
5.04x
Ratio of adjusted EBITDA to combined fixed charges and preferred share dividends (5)
4.43x
 
4.63x
 
4.45x
 
4.55x

Notes:
1)
We entered into two interest rate swap agreements to fix the variable rate portion of our $275.0 million term loan at 1.72% through November 1, 2018. The swap agreements effectively fix the rate on the term loan at 2.62% and thus, the loan is included in fixed rate debt.
2)
The maximum amount drawn under our revolving credit facility during both the three and six months ended June 30, 2017, was $344.0 million. The weighted average interest rate on borrowings under our revolving credit facility, before amortization of debt fees, for both the three and six months ended June 30, 2017, was 1.8%.
3)
The weighted average effective interest rate includes the amortization of any debt issuance costs and discounts and premiums, if applicable, except as described in Note 4.
4)
The weighted average effective interest rate excludes $0.5 million in quarterly financing fees and quarterly debt fee amortization on our revolving credit facility which had no outstanding balance on June 30, 2017. In addition, the weighted average effective interest rate is calculated using the fixed rate on our term loan of 2.62% as the result of the interest rate swap agreements discussed in Note 1. The term loan is included in fixed rate debt.
5)
Fixed charges consist of interest on borrowed funds (including capitalized interest), amortization of debt discount/premium and debt costs, and the portion of rent expense representing an interest factor. EBITDA includes a gain on sale of real estate and change in control of interests of $20.7 million and $1.8 million for the three months ended June 30, 2017 and 2016, respectively, and $20.9 million and $27.5 million for the six months ended June 30, 2017 and 2016, respectively. Adjusted EBITDA is reconciled to net income in the Glossary of Terms.

13




Federal Realty Investment Trust
Summary of Debt Maturities
June 30, 2017
Year
Scheduled Amortization
 
Maturities
 
Total
 
Percent of Debt Maturing
 
Cumulative Percent of Debt Maturing
 
Weighted Average Rate (4)
 
 
(in thousands)
 
 
 
 
 
 
 
2017
$
3,115

 
$
41,732

 
$
44,847

 
1.4
%
 
1.4
%
 
3.0
%
 
2018
5,525

 
285,502

(1)
291,027

 
9.2
%
 
10.6
%
 
2.9
%
 
2019
5,455

 
20,160

 
25,615

 
0.8
%
 
11.4
%
 
5.7
%
 
2020
4,769

 
210,593

(2)
215,362

 
6.8
%
 
18.2
%
 
5.3
%
(5)
2021
3,110

 
253,625

 
256,735

 
8.1
%
 
26.3
%
 
2.8
%
 
2022
1,237

 
366,323

 
367,560

 
11.7
%
 
38.0
%
 
3.5
%
 
2023
1,237

 
330,010

 
331,247

 
10.5
%
 
48.5
%
 
3.9
%
 
2024
1,003

 
300,000

 
301,003

 
9.5
%
 
58.0
%
 
4.2
%
 
2025
543

 

 
543

 
%
 
58.0
%
 
%
 
2026
490

 
29,200

 
29,690

 
1.0
%
 
59.0
%
 
7.5
%
 
Thereafter
19,115

 
1,276,500

 
1,295,615

 
41.0
%
 
100.0
%
 
4.2
%
 
Total
$
45,599

 
$
3,113,645

 
$
3,159,244

(3)
100.0
%
 
 
 
 
 
Notes:
1)
Our $275.0 million unsecured term loan matures on November 21, 2018, subject to a one-year extension at our option.
2)
Our $800.0 million revolving credit facility matures on April 20, 2020, subject to two six-month extensions at our option. As of June 30, 2017, there was no balance outstanding under this credit facility.
3)
The total debt maturities differs from the total reported on the consolidated balance sheet due to the unamortized net premium/(discount) and debt issuance costs on certain mortgage loans, notes payable, and senior notes as of June 30, 2017.
4)
The weighted average rate reflects the weighted average interest rate on debt maturing in the respective year.
5)
The weighted average rate excludes $0.5 million in quarterly financing fees and quarterly debt fee amortization on our revolving credit facility.


14




Federal Realty Investment Trust
 
 
 
 
 
Summary of Redevelopment Opportunities
 
 
 
 
June 30, 2017
 
 
 
 
 
 
 
 
 
 
 
 
 
The following redevelopment opportunities have received or will shortly receive all necessary approvals to proceed and are actively being worked on by the Trust. (1)
Property
Location
Opportunity
Projected ROI (2)
Projected Cost (1)
Cost to Date
Anticipated Stabilization (3)
 
 
 
 
(in millions)
(in millions)
 
 
 
 
 
 
The Point
El Segundo, CA
Addition of 90,000 square feet of retail and 25,000 square feet of office space
7
%

$88


$86

2017
Cocowalk
Coconut Grove, FL
Shopping center redevelopment to include demolition of three story east wing of the property and construction of a 77,000 square foot 5-story office building with an additional 13,000 square feet of ground floor retail
6%-7%

$73-$77


$3

2020
Towson Residential
Towson, MD
New 105 unit 5-story apartment building with above grade parking
6
%

$20


$17

2018
Plaza Del Mercado
Silver Spring, MD
Demolition of former grocery anchor space to construct spaces for new grocery anchor and fitness center tenants
8
%

$15


$15

Stabilized
Tower Shops
Davie, FL
Addition of 50,000 square foot pad building
12
%

$15


$14

Stabilized
Del Mar Village
Boca Raton, FL
Demolition of small shop spaces and relocation of tenants to accommodate new 37,000 square foot fitness center tenant
7
%

$11


$5

2018
Montrose Crossing
Rockville, MD
Demolition of 10,000 square foot restaurant building to construct an 18,000 square foot multi-tenant pad building
11
%

$10


$2

2018
Pike 7
Vienna, VA
Addition of 8,300 square foot multi-tenant retail pad building
7
%

$10


$4

2019
Willow Lawn
Richmond, VA
Demolition of small shop and mini anchor spaces to construct new 49,000 square foot anchor space to accommodate new sporting goods retailer and new 17,000 square foot building for relocation of existing tenant
7
%

$10


$2

2018
Mercer Mall
Lawrenceville, NJ
Redevelopment of recently acquired office building pre-leased to a single tenant user
7
%

$9


$4

2018
The AVENUE at White Marsh
White Marsh, MD
Addition of two new pad sites totaling 13,000 square feet, a new 3,600 square foot restaurant building, and a drive up ATM
10
%

$5


$4

2017
Santana Row
San Jose, CA
Addition of two retail kiosks and open air plaza upgrades
8
%

$5


$5

Stabilized
Free State Shopping Center
Bowie, MD
Demolition of 26,000 square foot vacant building to allow for construction of new 12,500 square foot pad building for new daycare tenant
8
%

$4


$4

Stabilized
Eastgate Crossing
Chapel Hill, NC
New 7,400 square foot multi-tenant pad building on site of existing gas station
9
%

$3


$3

Stabilized
Total Active Redevelopment projects (4)
 
8
%
$278-$282


$168

 
Notes:
(1)
There is no guarantee that the Trust will ultimately complete any or all of these opportunities, that the Projected Return on Investment (ROI) or Projected Costs will be the amounts shown or that stabilization will occur as anticipated. The projected ROI and Projected Cost are management's best estimate based on current information and may change over time.
(2)
Projected ROI for redevelopment projects generally reflects only the deal specific cash, unleveraged incremental Property Operating Income (POI) generated by the redevelopment and is calculated as Incremental POI divided by incremental cost. Incremental POI is the POI generated by the redevelopment after deducting rent being paid or management's estimate of rent to be paid for the redevelopment space and any other space taken out of service to accommodate the redevelopment. Projected ROI for redevelopment projects does NOT include peripheral impacts, such as the impact on future lease rollovers at the property or the impact on the long-term value of the property.
(3)
Stabilization is generally the year in which 95% physical occupancy of the redeveloped space is achieved. Economic stabilization may occur at a later point in time.
(4)
All subtotals and totals reflect cost weighted-average ROIs.


15




Federal Realty Investment Trust
 
 
 
 
 
 
 
 
 
 
 
Assembly Row, Pike & Rose, and Santana Row
 
 
 
 
 
 
 
 
 
 
 
June 30, 2017
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Projected POI Delivered (as a % of Total)
 
 
 
 
 
 
Projected
 
Total
Costs to
 
For Year Ended December 31, (2)
 
 
Property (1)
Location
Opportunity
 
ROI (3)
 
Cost (4)
Date
 
2017
2018
2019
 
Expected Opening Timeframe
 
 
 
 
 
 
(in millions)
(in millions)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Assembly Row
Somerville, MA
 
 
 
 
 
 
 
 
 
 
 
 
Phase II

 - 161,000 SF of retail
 
7%
 (5)
$280 - 295
$222
 
50%
90%
 
First retail tenants opened in 2Q 2017, remaining tenants projected to open through 2Q 2018


 - 447 residential units
 




 



 


 - 159 boutique hotel rooms
 




 



 
741,500 SF Partners Healthcare office space
(built by Partners) opened in 2016


 - 122 for-sale condominium units
 
 (6)
$74 - 79
$51
 



 
Projected closings to commence 2Q 2018
Future Phases

 - 2M SF of commercial
 
TBD

TBD

 



 



 - 826 residential units
 




 



 




 




 



 

Pike & Rose
North Bethesda, MD

 




 



 

Phase I

 - 159,000 SF of retail
 
6-7%
 (7)
$265 - 270
$266
 
75%
90%
100%
 
Retail & office open


 - 80,000 SF of office
 




 



 
Residential opened in 2014 (174 units) and


 - 493 residential units
 




 



 
2015/16 (319 units)
Phase II

 - 216,000 SF of retail
 
6-7%
 (5)
$200 - 207
$148
 
65%
85%
 
First retail tenant, REI, opened in 2Q 2017, remaining tenants projected to open through 2Q 2018


 - 272 residential units
 




 



 


 - 177 hotel rooms
 




 



 



 - 99 for-sale condominium units
 
 (6)
$53 - 58
$43
 



 
Projected closings to commence 2Q 2018
Future Phases

 - 1M SF of commercial
 
TBD

TBD

 



 



 - 741 residential units
 




 



 




 




 
 
 
 
 
 
Santana Row
San Jose, CA
 
 
 
 
 
 
 
 
 
 
 
 
700 Santana Row
 
 - 284,000 SF of office
 
7%
 
$205 - 215
$30
 
TBD
 
Commenced construction 4Q 2016
 
 
 - 29,000 SF of retail & 1,300
parking spaces
 
 
 
 
 
 
 
 
 
 
Opening projected 2019
Future Phases
 
 - 321,000 SF of commercial
 
TBD
 
TBD

 
 
 
 
 
 
 
 
 - 395 residential units
 
 
 
 
 
 
 
 
 
 
 
Notes:
(1)
Anticipated opening dates, total cost, projected return on investment (ROI), and projected POI percentages are subject to adjustment as a result of factors inherent in the development process, some of which may not be

under the direct control of the Company. Refer to the Company's filings with the Securities and Exchange Commission on Form 10-K and Form 10-Q for other risk factors.
(2)
Percentage figures reflect (i) the projected POI (herein defined) for the stated year divided by (ii) the current projected annual stabilized POI for the Property. These percentages are projections only and we cannot give any

assurances that these amounts will actually be achieved.
(3)
Projected ROI for development projects reflects the unleveraged Property Operating Income (POI) generated by the development and is calculated as POI divided by cost.
(4)
Projected costs for Assembly Row and Pike & Rose include an allocation of infrastructure costs for the entire project.
(5)
Costs are net of expected reimbursement by third parties and land sale proceeds from expected exercise of option. Phase II total costs include our share of the costs in the hotel.
(6)
Condominiums shown at cost; the projected ROI for Phase II does not assume any incremental profit on the sale of condominium units; for return calculation purposes, condominiums are assumed to be sold at cost.
(7)
Excludes approximately $7 million of costs incurred to date of which we have claims for recovery against 3rd parties.

16




Federal Realty Investment Trust
Assembly Row Site Plan
June 30, 2017
https://cdn.kscope.io/cdc4ac6a10319d6477ca39135f312d89-assembly4q19.jpg

17




Federal Realty Investment Trust
Pike & Rose Site Plan
June 30, 2017
https://cdn.kscope.io/cdc4ac6a10319d6477ca39135f312d89-pikenrose4q16v2a02.jpg

18




Federal Realty Investment Trust
Future Redevelopment Opportunities
June 30, 2017
 
We have identified the following potential opportunities to create future shareholder value. Executing these opportunities could be subject to government approvals, tenant consents, market conditions, etc. Work on many of these new opportunities is in its preliminary stages and may not ultimately come to fruition. This list will change from time to time as we identify hurdles that cannot be overcome in the near term, and focus on those opportunities that are most likely to lead to the creation of shareholder value over time.
 
 
 
 
 
 
 
 
Pad Site Opportunities - Opportunities to add both single tenant and multi-tenant stand alone pad buildings at existing retail properties. Many of these opportunities are "by right" and construction is awaiting appropriate retailer demand.
 
Bethesda Row
Bethesda, MD
 
Fresh Meadows
Queens, NY
 
 
 
Dedham Plaza
Dedham, MA
 
Melville Mall
Huntington, NY
 
 
 
Escondido Promenade
Escondido, CA
 
Mercer Mall
Lawrenceville, NJ
 
 
 
Federal Plaza
Rockville, MD
 
Pan Am
Fairfax, VA
 
 
 
Flourtown
Flourtown, PA
 
Wildwood
Bethesda, MD
 
 
 


 


 
 
Property Expansion or Conversion - Opportunities at successful retail properties to convert previously underutilized land into new GLA and to convert other existing uses into more productive uses for the property.
 
Barracks Road
Charlottesville, VA
 
Northeast
Philadelphia, PA
 
 
 
Bethesda Row
Bethesda, MD
 
Riverpoint Center
Chicago, IL
 
 
 
Brick
Brick, NJ
 
The Shops at Sunset Place
South Miami, FL
 
 
 
Crossroads
Highland Park, IL
 
Third Street Promenade
Santa Monica, CA
 
 
 
Darien
Darien, CT
 
Troy
Parsippany, NJ
 
 
 
Fourth Street
Berkeley, CA
 
Wildwood
Bethesda, MD
 
 
 
Fresh Meadows
Queens, NY
 


 
 
 
 
 
 
 
 
 
 
Residential Opportunities - Opportunity to add residential units to existing retail and mixed-use properties.
 
Barracks Road
Charlottesville, VA
 
Graham Park Plaza
Falls Church, VA
 
 
 
Bala Cynwyd
Bala Cynwyd, PA
 
Village at Shirlington
Arlington, VA
 
 
 


 


 
 
Longer Term Mixed-Use Opportunities
 
Assembly Row (1)
Somerville, MA
 
San Antonio Center
Mountain View, CA
 
 
 
Bala Cynwyd
Bala Cynwyd, PA
 
Santana Row (3)
San Jose, CA
 
 
 
Pike 7 Plaza
Vienna, VA
 
Santana Row - Winchester Theater site
San Jose, CA
 
 
 
Pike & Rose (2)
North Bethesda, MD
 
 
 
 
 
 
 
 
 
 
 
 
 
Notes:
 
 
 
 
 
 
(1)
Assembly Row
Remaining entitlements after Phase II include approximately 2 million square feet of commercial-use buildings and 826 residential units.
(2)
Pike & Rose
Remaining entitlements after Phase II include 1 million square feet of commercial-use buildings and 741 residential units.
(3)
Santana Row
Remaining entitlements include approximately 321,000 square feet of commercial space and 395 residential units.

19




Federal Realty Investment Trust
 
2017 Significant Acquisitions and Dispositions
 
June 30, 2017
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2017 Significant Acquisitions 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Date
 
Property
 
City/State
 
GLA
 
Purchase Price
 
Principal Tenants
 
 
 
 
 
 
 
(in square feet)
 
(in millions)
 
 
 
February 1, 2017
 
Hastings Ranch Plaza
 
Pasadena, California
 
274,000
 
$
29.5

 
Marshalls / HomeGoods / CVS / Sears
(1)
March 31, 2017
 
Riverpoint Center
 
Chicago, Illinois
 
211,000
 
$
107.0

 
Jewel Osco / Marshalls / Old Navy
 
May 19, 2017
 
Fourth Street
 
Berkeley, California
 
71,000
 
$
23.9

 
CB2 / Ingram Book Group
(2)
(1)
We acquired the leasehold interest in Hastings Ranch Plaza. The land is controlled under a long-term ground lease that expires on April 30, 2054.
(2)
The acquisition was completed through a newly formed entity for which we own a 90% interest.
2017 Significant Dispositions
On April 4, 2017 and June 28, 2017, the sale transactions at our Assembly Row property in Somerville, Massachusetts related to the purchase options on our Partners HealthCare and AvalonBay ground lease parcels, respectively, closed. The total sales price was $53.3 million, which resulted in a gain of $15.4 million.



20




Federal Realty Investment Trust
Real Estate Status Report
June 30, 2017
Property Name
 
MSA Description
Real Estate at Cost
Mortgage and/or Capital Lease Obligation (1)
Acreage
 
GLA (2)
 
% Leased (2)
Residential Units
 Grocery Anchor GLA
 
Grocery Anchor
Other Retail Tenants
 
 
 
(in thousands)
 (in thousands)
 
 
 
 
 
 
 
 
 
 
  Washington Metropolitan Area
 
 
 
 
 
 
 
 
 
 
 
 
Barcroft Plaza

Washington, DC-MD-VA
$
43,215



10

 
115,000

 
90
%


46,000

 
Harris Teeter

Bethesda Row

Washington, DC-MD-VA
227,229



17

 
534,000

 
96
%
180

40,000

 
Giant Food
Apple / Equinox / Barnes & Noble / Multiple Restaurants
Congressional Plaza
(3)
Washington, DC-MD-VA
101,583



21

 
325,000

 
97
%
194

25,000

 
The Fresh Market
Buy Buy Baby / Saks Fifth Avenue Off 5th / Container Store / Last Call Studio by Neiman Marcus
Courthouse Center

Washington, DC-MD-VA
4,923


2

 
35,000

 
66
%


 


Falls Plaza/Falls Plaza-East

Washington, DC-MD-VA
13,977


10

 
144,000

 
95
%

51,000

 
Giant Food
CVS / Staples
Federal Plaza

Washington, DC-MD-VA
68,767


18

 
249,000

 
98
%

14,000

 
Trader Joe's
TJ Maxx / Micro Center / Ross Dress For Less
Free State Shopping Center

Washington, DC-MD-VA
64,383


29

 
265,000

 
94
%

73,000


Giant Food
TJ Maxx / Ross Dress For Less / Office Depot
Friendship Center

Washington, DC-MD-VA
37,570


1

 
119,000

 
100
%


 

Marshalls / Nordstrom Rack / DSW / Maggiano's
Gaithersburg Square

Washington, DC-MD-VA
27,219


16

 
207,000

 
97
%


 

Bed, Bath & Beyond / Ross Dress For Less / Ashley Furniture HomeStore
Graham Park Plaza

Washington, DC-MD-VA
34,923



19

 
260,000

 
89
%

58,000

 
Giant Food
Stein Mart
Idylwood Plaza

Washington, DC-MD-VA
16,795


7

 
73,000

 
97
%

30,000

 
Whole Foods

Laurel

Washington, DC-MD-VA
56,334



26

 
389,000

 
86
%

61,000

 
Giant Food
Marshalls / L.A. Fitness
Leesburg Plaza

Washington, DC-MD-VA
36,209



26

 
236,000

 
92
%

55,000

 
Giant Food
Petsmart / Gold's Gym / Office Depot
Montrose Crossing
(3)
Washington, DC-MD-VA
155,371

71,898

36

 
364,000

 
94
%

73,000

 
Giant Food
Marshalls / Old Navy / Barnes & Noble / Bob's Discount Furniture
Mount Vernon/South Valley/7770 Richmond Hwy
(5)
Washington, DC-MD-VA
84,303



29

 
569,000

 
96
%

62,000

 
Shoppers Food Warehouse
TJ Maxx / Home Depot / Bed, Bath & Beyond / Gold's Gym
Old Keene Mill

Washington, DC-MD-VA
7,343


10

 
92,000

 
100
%

24,000

 
Whole Foods
Walgreens / Planet Fitness
Pan Am

Washington, DC-MD-VA
29,215


25

 
227,000

 
98
%

65,000

 
Safeway
Micro Center / CVS / Michaels
Pentagon Row

Washington, DC-MD-VA
99,119



14

 
298,000

 
85
%

45,000

 
Harris Teeter
TJ Maxx / Bed, Bath & Beyond / DSW
Pike & Rose
(4)
Washington, DC-MD-VA
537,922


24

 
287,000

 
100
%
493


 

iPic Theater / Sport & Health / Nike / Multiple Restaurants
Pike 7 Plaza

Washington, DC-MD-VA
42,979


13

 
164,000

 
100
%


 

TJ Maxx / DSW / Crunch Fitness / Staples
Plaza del Mercado

Washington, DC-MD-VA
46,121



10

 
117,000

 
92
%

18,000


Aldi
CVS / L.A. Fitness
Quince Orchard

Washington, DC-MD-VA
38,451



16

 
267,000

 
97
%

19,000

 
Aldi
HomeGoods / L.A. Fitness / Staples
Rockville Town Square
(6)
Washington, DC-MD-VA
50,275

4,465

12

 
187,000

 
95
%

25,000

 
Dawson's Market
CVS / Gold's Gym / Multiple Restaurants
Rollingwood Apartments

Washington, DC-MD-VA
10,646

21,053

14

 
N/A

 
97
%
282


 


Sam's Park & Shop

Washington, DC-MD-VA
12,743


1

 
49,000

 
83
%


 

Petco
Tower Shopping Center

Washington, DC-MD-VA
22,001



12

 
112,000

 
90
%

26,000

 
L.A. Mart
Talbots / Total Wine & More
Tyson's Station

Washington, DC-MD-VA
4,632



5

 
50,000

 
95
%

11,000

 
Trader Joe's

Village at Shirlington
(6)
Washington, DC-MD-VA
64,085

6,618

16

 
266,000

 
90
%

28,000

 
Harris Teeter
AMC / Carlyle Grand Café
Wildwood

Washington, DC-MD-VA
20,159


12

 
83,000

 
99
%

20,000

 
Balducci's
CVS
 

Total Washington Metropolitan Area
1,958,492


451

 
6,083,000

 
94
%


 
 
 
 
 
 
 
 

 
 
 
 

 
 
 
 
  California
 
 
 
 

 
 
 
 

 
 
 
 
Colorado Blvd

Los Angeles-Long Beach-Anaheim, CA
19,517


1

 
69,000

 
99
%

 
 
 
Pottery Barn / Banana Republic
Crow Canyon Commons

San Ramon, CA
90,142


22

 
241,000

 
96
%


32,000

 
Sprouts
Orchard Supply Hardware / Rite Aid
East Bay Bridge

San Francisco-Oakland-Fremont, CA
178,832


32

 
439,000

 
100
%


59,000


Pak-N-Save
Home Depot / Target / Nordstrom Rack
Escondido Promenade
(3)
San Diego, CA
48,797

 
18

 
299,000

 
98
%




TJ Maxx / Dick’s Sporting Goods / Ross Dress For Less / Toys R Us
Fourth Street
(3)
San Francisco-Oakland-San Jose, CA
23,836

 
3

 
71,000

 
55
%
 
 
 
 
CB2 / Ingram Book Group
Hastings Ranch Plaza

Los Angeles-Long Beach-Anaheim, CA
22,393

 
15

 
274,000

 
100
%

 
 
 
Marshalls / HomeGoods / CVS / Sears

21




Federal Realty Investment Trust
Real Estate Status Report
June 30, 2017
Property Name
 
MSA Description
Real Estate at Cost
Mortgage and/or Capital Lease Obligation (1)
Acreage
 
GLA (2)
 
% Leased (2)
Residential Units
 Grocery Anchor GLA
 
Grocery Anchor
Other Retail Tenants
 
 
 
(in thousands)
 (in thousands)
 
 
 
 
 
 
 
 
 
 
Hermosa Avenue
 
Los Angeles-Long Beach-Anaheim, CA
6,021

 
< 1

 
23,000

 
87
%





Hollywood Blvd
 
Los Angeles-Long Beach-Anaheim, CA
46,722

 
3

 
180,000

 
91
%




Marshalls / DSW / L.A. Fitness / La La Land
Kings Court
(5)
San Jose, CA
11,667

 
8

 
79,000

 
100
%


31,000


Lunardi's Super Market
CVS
Old Town Center
 
San Jose, CA
37,206

 
8

 
98,000

 
98
%




Anthropologie / Banana Republic / Gap
Plaza El Segundo / The Point
(3)
Los Angeles-Long Beach-Anaheim, CA
280,219

125,000

50

 
494,000

 
94
%


66,000


Whole Foods
Anthropologie / HomeGoods / Dick's Sporting Goods / Multiple Restaurants
Santana Row
 
San Jose, CA
823,160

 
45

 
885,000

 
98
%
662




Crate & Barrel / H&M / Container Store / Multiple Restaurants
San Antonio Center
(5)
San Francisco-Oakland-San Jose, CA
73,555

 
33

 
376,000

 
95
%


11,000


Trader Joe's
Walmart / Kohl's / 24 Hour Fitness
Third Street Promenade
 
Los Angeles-Long Beach-Anaheim, CA
78,291

 
2

 
209,000

 
96
%




Banana Republic / Old Navy / J. Crew / Abercrombie & Fitch
Westgate Center
 
San Jose, CA
151,695

 
44

 
647,000

 
98
%


38,000


Walmart Neighborhood Market
Target / Nordstrom Rack / Nike Factory / Burlington
150 Post Street
 
San Francisco, CA
36,618

 
< 1

 
105,000

 
83
%




Shreve & Co.
 
 
Total California
1,928,671


284

 
4,489,000

 
96
%

 
 
 
 
 
 
 
 
 


 
 
 
 

 
 
 
 
  NY Metro/New Jersey







 


 
 

 
 
 
 
Brick Plaza

Monmouth-Ocean, NJ
73,144


46

 
422,000

 
69
%


 

AMC / Barnes & Noble / Ulta / DSW
Brook 35
(3) (5)
New York-Northern New Jersey-Long Island, NY-NJ-PA
47,232

11,500

11

 
98,000

 
100
%


 

Banana Republic / Gap / Coach / Williams-Sonoma
Darien

New Haven-Bridgeport-Stamford-Waterbury
49,526


9

 
95,000

 
96
%

45,000

 
Stop & Shop
Equinox
Fresh Meadows

New York, NY
87,505


17

 
404,000

 
99
%

15,000

 
Island of Gold
AMC / Kohl's / Michaels
Greenlawn Plaza

Nassau-Suffolk, NY
31,692


13

 
106,000

 
94
%

46,000

 
Greenlawn Farms
Tuesday Morning
Greenwich Avenue

New Haven-Bridgeport-Stamford-Waterbury
14,127


1

 
36,000

 
100
%


 

Saks Fifth Avenue
Hauppauge

Nassau-Suffolk, NY
28,872


15

 
134,000

 
99
%

61,000

 
Shop Rite
A.C. Moore
Huntington

Nassau-Suffolk, NY
47,051


21

 
279,000

 
99
%


 

Nordstrom Rack / Bed, Bath & Beyond / Buy Buy Baby / Michaels
Huntington Square

Nassau-Suffolk, NY
12,178


18

 
74,000

 
85
%


 

Barnes & Noble
Melville Mall

Nassau-Suffolk, NY
86,118


21

 
251,000

 
95
%


 

Marshalls / Dick's Sporting Goods / Field & Stream / Macy's Backstage
Mercer Mall
(6)
Trenton, NJ
125,513

55,583

50

 
530,000

 
98
%

75,000

 
Shop Rite
TJ Maxx / Nordstrom Rack / Bed, Bath & Beyond / REI
The Grove at Shrewsbury
(3) (5)
New York-Northern New Jersey-Long Island, NY-NJ-PA
124,113

52,674

21

 
192,000

 
100
%


 

Lululemon / Anthropologie / Pottery Barn / Williams-Sonoma
Troy

Newark, NJ
35,210


19

 
211,000

 
67
%


 

L.A. Fitness / Michaels


Total NY Metro/New Jersey
762,281



262

 
2,832,000

 
91
%

 
 
 
 
 
 
 
 
 


 
 
 
 

 
 
 
 
  Philadelphia Metropolitan Area
 
 


 
 
 
 

 
 
 
 
Andorra

Philadelphia, PA-NJ
25,793


22

 
264,000

 
94
%

24,000

 
Acme Markets
Kohl's / L.A. Fitness / Staples
Bala Cynwyd

Philadelphia, PA-NJ
40,613


23

 
295,000

 
100
%

45,000

 
Acme Markets
Lord & Taylor / Michaels / L.A. Fitness
Ellisburg

Philadelphia, PA-NJ
34,422


28

 
268,000

 
94
%

47,000

 
Whole Foods
Buy Buy Baby / Stein Mart
Flourtown

Philadelphia, PA-NJ
16,941



24

 
156,000

 
98
%

75,000

 
Giant Food
Movie Tavern
Langhorne Square

Philadelphia, PA-NJ
21,955


21

 
227,000

 
97
%

55,000

 
Redner's Warehouse Mkts.
Marshalls / Planet Fitness

22




Federal Realty Investment Trust
Real Estate Status Report
June 30, 2017
Property Name
 
MSA Description
Real Estate at Cost
Mortgage and/or Capital Lease Obligation (1)
Acreage
 
GLA (2)
 
% Leased (2)
Residential Units
 Grocery Anchor GLA
 
Grocery Anchor
Other Retail Tenants
 
 
 
(in thousands)
 (in thousands)
 
 
 
 
 
 
 
 
 
 
Lawrence Park

Philadelphia, PA-NJ
35,118


29

 
373,000

 
97
%

53,000

 
Acme Markets
TJ Maxx / HomeGoods / Barnes & Noble
Northeast

Philadelphia, PA-NJ
29,812



19

 
288,000

 
86
%


 

Marshalls / Burlington / A.C. Moore
Town Center of New Britain

Philadelphia, PA-NJ
15,164



17

 
124,000

 
90
%

36,000

 
Giant Food
Rite Aid / Dollar Tree
Willow Grove

Philadelphia, PA-NJ
30,141


13

 
211,000

 
96
%


 

Marshalls / HomeGoods / Barnes & Noble
Wynnewood

Philadelphia, PA-NJ
42,827


14

 
251,000

 
100
%

98,000

 
Giant Food
Bed, Bath & Beyond / Old Navy / DSW


Total Philadelphia Metropolitan Area
292,786


210

 
2,457,000

 
95
%

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
  New England





 

 


 
 
 
 
Assembly Row / Assembly Square Marketplace
(4)
Boston-Cambridge-Quincy, MA-NH
642,609


65

 
779,000

 
98
%


 

TJ Maxx / AMC / LEGOLAND Discovery Center / Multiple Restaurants & Outlets
Atlantic Plaza

Boston-Worcester-Lawrence-Lowell-Brockton, MA
25,597


13

 
123,000

 
96
%

64,000

 
Stop & Shop

Campus Plaza

Boston-Worcester-Lawrence-Lowell-Brockton, MA
30,506



15

 
116,000

 
98
%


46,000

 
Roche Bros.
Burlington
Chelsea Commons

Boston-Cambridge-Quincy, MA-NH
42,856

6,423

37

 
222,000

 
99
%
56

16,000

 
Sav-A-Lot
Home Depot / Planet Fitness
Dedham Plaza

Boston-Cambridge-Quincy, MA-NH
38,915



19

 
241,000

 
93
%


80,000

 
Star Market
Planet Fitness
Linden Square

Boston-Cambridge-Quincy, MA-NH
148,043


19

 
223,000

 
96
%


50,000

 
Roche Bros.
CVS
North Dartmouth

Boston-Cambridge-Quincy, MA-NH
9,368


28

 
48,000

 
100
%


48,000

 
Stop & Shop

Queen Anne Plaza

Boston-Cambridge-Quincy, MA-NH
18,294


17

 
149,000

 
100
%


50,000

 
Big Y Foods
TJ Maxx / HomeGoods
Saugus Plaza

Boston-Cambridge-Quincy, MA-NH
15,259


15

 
169,000

 
100
%


55,000

 
Super Stop & Shop
Kmart


Total New England
971,447


228

 
2,070,000

 
98
%


 
 
 
 
 
 
 
 
 

 
 
 
 

 
 
 
 
  South Florida





 

 


 
 
 
 
Cocowalk
(3) (7)
Miami-Ft Lauderdale
109,308


3

 
211,000

 
75
%


 

Gap / Cinepolis Theaters / Youfit Health Club
Del Mar Village

Miami-Ft Lauderdale
64,129


17

 
196,000

 
94
%

44,000

 
Winn Dixie
CVS
The Shops at Sunset Place
(3)
Miami-Ft Lauderdale
121,683

67,628

10

 
523,000

 
79
%


 

AMC / L.A. Fitness / Barnes & Noble / Restoration Hardware Outlet
Tower Shops

Miami-Ft Lauderdale
97,114


67

 
421,000

 
99
%

12,000

 
Trader Joe's
TJ Maxx / Ross Dress For Less / Best Buy / DSW


Total South Florida
392,234



97

 
1,351,000

 
87
%

 
 
 
 
 
 
 
 
 


 
 
 
 

 
 
 
 
  Baltimore







 


 



 
 
 
 
Governor Plaza

Baltimore, MD
27,385


24

 
243,000

 
100
%

16,500

 
Aldi
Dick's Sporting Goods / A.C. Moore
Perring Plaza

Baltimore, MD
30,959


29

 
395,000

 
100
%

58,000

 
Shoppers Food Warehouse
Home Depot / Micro Center / Burlington
THE AVENUE at White Marsh
(5)
Baltimore, MD
111,861

52,705

35

 
311,000

 
99
%


 

AMC / Ulta / Old Navy / Barnes & Noble
The Shoppes at Nottingham Square

Baltimore, MD
17,472


4

 
32,000

 
100
%


 


White Marsh Plaza

Baltimore, MD
25,419


7

 
80,000

 
96
%

54,000

 
Giant Food

White Marsh Other

Baltimore, MD
53,198


22

 
73,000

 
97
%


 




Total Baltimore
266,294


121

 
1,134,000

 
99
%

 
 
 
 
 
 
 
 
 
 
 
 
 
 

 
 
 
 
  Chicago





 

 


 
 
 
 
Crossroads

Chicago, IL
31,953



14

 
168,000

 
83
%


 

L.A. Fitness / Binny's / Guitar Center

23




Federal Realty Investment Trust
Real Estate Status Report
June 30, 2017
Property Name
 
MSA Description
Real Estate at Cost
Mortgage and/or Capital Lease Obligation (1)
Acreage
 
GLA (2)
 
% Leased (2)
Residential Units
 Grocery Anchor GLA
 
Grocery Anchor
Other Retail Tenants
 
 
 
(in thousands)
 (in thousands)
 
 
 
 
 
 
 
 
 
 
Finley Square

Chicago, IL
37,217


21

 
279,000

 
87
%




 

Bed, Bath & Beyond / Buy Buy Baby / Petsmart / Portillo's
Garden Market

Chicago, IL
14,139


2

 
140,000

 
98
%

63,000

 
Mariano's Fresh Market
Walgreens
North Lake Commons

Chicago, IL
17,834


13

 
129,000

 
89
%


77,000

 
Jewel Osco

Riverpoint Center

Chicago, IL
119,951

 
17

 
211,000

 
97
%

86,000

 
Jewel Osco
Marshalls / Old Navy


Total Chicago
221,094


67

 
927,000

 
91
%

 
 
 
 
 
 
 
 
 
 
 
 
 
 

 
 
 
 
  Other





 

 


 
 
 
 
Barracks Road

Charlottesville, VA
65,366



40

 
498,000

 
97
%

99,000

 
Harris Teeter / Kroger
Anthropologie / Nike / Bed, Bath & Beyond / Old Navy
Bristol Plaza

Hartford, CT
31,376


22

 
266,000

 
97
%

74,000

 
Stop & Shop
TJ Maxx
Eastgate Crossing

Raleigh-Durham-Chapel Hill, NC
32,237


17

 
158,000

 
97
%

13,000

 
Trader Joe's
Ulta / Stein Mart / Petco
Gratiot Plaza

Detroit, MI
19,820


20

 
217,000

 
100
%

69,000

 
Kroger
Bed, Bath & Beyond / Best Buy / DSW
Lancaster
(6)
Lancaster, PA
14,000

4,907

11

 
127,000

 
98
%

75,000

 
Giant Food
Michaels
29th Place

Charlottesville, VA
40,898

4,449

15

 
169,000

 
97
%


 

HomeGoods / DSW / Stein Mart / Staples
Willow Lawn

Richmond-Petersburg, VA
94,431



37

 
462,000

 
99
%

66,000

 
Kroger
Old Navy / Ross Dress For Less / Gold's Gym / DSW


Total Other
298,128


162

 
1,897,000

 
98
%

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Grand Total
 
 
$
7,091,427

$
484,903

1,882

 
23,240,000

 
95
%
1,867

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Notes:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(1)
The mortgage or capital lease obligations differ from the total reported on the consolidated balance sheet due to the unamortized discount, premium, and/or debt issuance costs on certain mortgage payables.
(2)
Represents the GLA and the percentage leased of the commercial portion of the property. Some of our properties include office space which is included in this square footage. Excludes newly created redevelopment square footage not yet in service, as well as residential and hotel square footage.
(3)
The Trust has a controlling financial interest in this property.
(4)
Portion of property is currently under development. See further discussion in the Assembly Row and Pike & Rose schedules.
(5)
All or a portion of the property is owned in a "downREIT" partnership, of which a wholly owned subsidiary of the Trust is the sole general partner, with third party partners holding operating partnership units.
(6)
All or a portion of property subject to capital lease obligation.
(7)
This property includes interests in five buildings in addition to our initial acquisition.



24




Federal Realty Investment Trust
 
Retail Leasing Summary (1)
 
June 30, 2017
 
 
 
Total Lease Summary - Comparable (2)
 
Quarter
Number of Leases Signed
 
% of Comparable Leases Signed
 
GLA Signed
 
Contractual Rent (3) Per Sq. Ft.
 
Prior Rent (4) Per Sq. Ft.
 
 Annual Increase in Rent
 
Cash Basis % Increase Over Prior Rent
 
Straight-lined Basis % Increase Over Prior Rent
 
Weighted Average Lease Term (5)
 
Tenant Improvements & Incentives (6)
 
Tenant Improvements & Incentives Per Sq. Ft.
 
2nd Quarter 2017
100

 
100
%
 
397,555

 
$
45.55

 
$
40.16

 
$
2,144,347

 
13
%
 
27
%
 
9.6

 
$
18,524,282

 
$
46.60


1st Quarter 2017
102

 
100
%
 
523,869

 
$
34.91

 
$
31.31

 
$
1,884,636

 
11
%
 
23
%
 
8.1

 
$
19,672,170

 
$
37.55

(7)
4th Quarter 2016
77

 
100
%
 
274,622

 
$
37.10

 
$
32.27

 
$
1,325,040

 
15
%
 
27
%
 
7.2

 
$
9,874,657

 
$
35.96

(7)
3rd Quarter 2016
93

 
100
%
 
427,021

 
$
31.25

 
$
27.40

 
$
1,641,966

 
14
%
 
27
%
 
8.3

 
$
15,287,078

 
$
35.80


Total - 12 months
372

 
100
%
 
1,623,067

 
$
36.92

 
$
32.61

 
$
6,995,989

 
13
%
 
26
%
 
8.4

 
$
63,358,187

 
$
39.04

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
New Lease Summary - Comparable (2)
 
Quarter
Number of Leases Signed
 
% of Comparable Leases Signed
 
GLA Signed
 
Contractual Rent (3) Per Sq. Ft.
 
Prior Rent (4) Per Sq. Ft.
 
 Annual Increase in Rent
 
Cash Basis % Increase Over Prior Rent
 
Straight-lined Basis % Increase Over Prior Rent
 
Weighted Average Lease Term (5)
 
Tenant Improvements & Incentives (6)
 
Tenant Improvements & Incentives Per Sq. Ft.
 
2nd Quarter 2017
37

 
37
%
 
161,605

 
$
34.63

 
$
29.36

 
$
850,568

 
18
%
 
31
%
 
8.9

 
$
10,708,134

 
$
66.26


1st Quarter 2017
45

 
44
%
 
288,388

 
$
35.45

 
$
30.21

 
$
1,509,806

 
17
%
 
31
%
 
10.2

 
$
19,226,044

 
$
66.67

(7)
4th Quarter 2016
28

 
36
%
 
115,640

 
$
45.50

 
$
34.45

 
$
1,278,167

 
32
%
 
53
%
 
9.6

 
$
9,592,450

 
$
82.95

(7)
3rd Quarter 2016
39

 
42
%
 
168,213

 
$
35.12

 
$
28.99

 
$
1,030,672

 
21
%
 
35
%
 
11.1

 
$
10,692,617

 
$
63.57


Total - 12 months
149

 
40
%
 
733,846

 
$
36.78

 
$
30.41

 
$
4,669,213

 
21
%
 
36
%
 
10.0

 
$
50,219,245

 
$
68.43

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Renewal Lease Summary - Comparable (2) (9)
 
Quarter
Number of Leases Signed
 
% of Comparable Leases Signed
 
GLA Signed
 
Contractual Rent (3) Per Sq. Ft.
 
Prior Rent (4) Per Sq. Ft.
 
 Annual Increase in Rent
 
Cash Basis % Increase Over Prior Rent
 
Straight-lined Basis % Increase Over Prior Rent
 
Weighted Average Lease Term (5)
 
Tenant Improvements & Incentives (6)
 
Tenant Improvements & Incentives Per Sq. Ft.
 
2nd Quarter 2017
63

 
63
%
 
235,950

 
$
53.04

 
$
47.55

 
$
1,293,779

 
12
%
 
25
%
 
9.8

 
$
7,816,148

 
$
33.13

(8)
1st Quarter 2017
57

 
56
%
 
235,481

 
$
34.24

 
$
32.65

 
$
374,830

 
5
%
 
14
%
 
5.4

 
$
446,126

 
$
1.89


4th Quarter 2016
49

 
64
%
 
158,982

 
$
30.99

 
$
30.69

 
$
46,873

 
1
%
 
6
%
 
4.5

 
$
282,207

 
$
1.78


3rd Quarter 2016
54

 
58
%
 
258,808

 
$
28.74

 
$
26.37

 
$
611,294

 
9
%
 
21
%
 
6.0

 
$
4,594,461

 
$
17.75


Total - 12 months
223

 
60
%
 
889,221

 
$
37.04

 
$
34.43

 
$
2,326,776

 
8
%
 
19
%
 
7.1

 
$
13,138,942

 
$
14.78


 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Lease Summary - Comparable and Non-comparable (2) (10)
 
Quarter
 
 
 
 
 
 
 
 
Number of Leases Signed
 
GLA Signed
 
 Contractual Rent (3) Per Sq. Ft.
 
Weighted Average Lease Term (5)
 
Tenant Improvements & Incentives (6)
 
Tenant Improvements & Incentives Per Sq. Ft.
 
2nd Quarter 2017
 
 
 
 
 
 
 
 
111

 
432,164
 
 
$
46.16

 
9.5

 
$
19,131,023

 
$
44.27

 
1st Quarter 2017
 
 
 
 
 
 
 
 
114

 
591,765
 
 
$
34.87

 
8.3

 
$
24,718,054

 
$
41.77

 
4th Quarter 2016
 
 
 
 
 
 
 
 
89

 
347,604
 
 
$
38.25

 
8.2

 
$
11,290,441

 
$
32.48

 
3rd Quarter 2016
 
 
 
 
 
 
 
 
102

 
452,836
 
 
$
32.06

 
8.5

 
$
17,575,645

 
$
38.81

 
Total - 12 months
 
 
 
 
 
 
 
 
416

 
1,824,369
 
 
$
37.49

 
8.7

 
$
72,715,163

 
$
39.86

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Notes:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(1)
Leases on this report represent retail activity only; office and residential leases are not included.
(2)
Comparable leases represent those leases signed on spaces for which there was a former tenant.
(3)
Contractual rent represents contractual minimum rent under the new lease for the first 12 months of the term.
(4)
Prior rent represents minimum rent and percentage rent, if any, paid by the prior tenant in the final 12 months of the term.
(5)
Weighted average is determined on the basis of contractual rent for the first 12 months of the term.
(6)
See Glossary of Terms.
(7)
Approximately $3.5 million ($2.28 per square foot) in 1st Quarter 2017 and $0.3 million ($0.74 per square foot) in 4th Quarter 2016 of the Tenant Improvements & Incentives are for properties under active redevelopment (e.g. Montrose Crossing and Willow Lawn) and are included in the Projected Cost for those projects on the Summary of Redevelopment Opportunities.
(8)
Approximately $7.5 million of the Tenant Improvements & Incentives is attributable to one 20 year anchor tenant renewal; total Tenant Improvements & Incentives without this lease would be $1.58 per square foot.
(9)
Renewal leases represent expiring leases rolling over with the same tenant in the same location. All other leases are categorized as new.
(10)
The Number of Leases Signed, GLA Signed, Contractual Rent Per Sq Ft and Weighted Average Lease Term columns include information for leases signed at our Assembly Row and Pike & Rose projects. The Tenant Improvements & Incentives and Tenant Improvements & Incentives Per Sq Ft columns do not include the tenant improvements and incentives on leases signed for those projects; these amounts for leases signed for Assembly Row and Pike & Rose are included in the Projected Cost column for those projects shown on the Assembly Row and Pike & Rose schedule.


25




Federal Realty Investment Trust
Lease Expirations
June 30, 2017
 
 
 
 
 
 
 
 
 
 
 
 
Assumes no exercise of lease options
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Anchor Tenants (1)
 
Small Shop Tenants
 
Total
Year
 Expiring SF
 % of Anchor SF
 Minimum Rent PSF (2)
 
 Expiring SF
 % of Small Shop SF
 Minimum Rent PSF (2)
 
 Expiring SF (4)
 % of Total SF
 Minimum Rent PSF (2)
2017
209,000

1
%
$
13.31

 
382,000

5
%
$
33.17

 
591,000

3
%
$
26.13

2018
1,474,000

10
%
$
18.56

 
890,000

13
%
$
38.63

 
2,364,000

11
%
$
26.11

2019
2,057,000

14
%
$
19.01

 
823,000

12
%
$
38.42

 
2,881,000

13
%
$
24.55

2020
1,407,000

10
%
$
17.20

 
895,000

13
%
$
40.86

 
2,303,000

11
%
$
26.40

2021
1,592,000

11
%
$
21.48

 
894,000

13
%
$
43.43

 
2,485,000

12
%
$
29.37

2022
1,919,000

13
%
$
18.10

 
876,000

12
%
$
40.29

 
2,795,000

13
%
$
25.06

2023
877,000

6
%
$
20.61

 
511,000

7
%
$
45.40

 
1,388,000

6
%
$
29.74

2024
869,000

6
%
$
16.19

 
484,000

7
%
$
45.00

 
1,352,000

6
%
$
26.49

2025
853,000

6
%
$
22.48

 
473,000

7
%
$
40.68

 
1,326,000

6
%
$
28.98

2026
539,000

4
%
$
25.92

 
319,000

5
%
$
45.87

 
857,000

4
%
$
33.34

Thereafter
2,777,000

19
%
$
22.63

 
455,000

6
%
$
48.68

 
3,233,000

15
%
$
26.30

Total (3)
14,573,000

100
%
$
19.93

 
7,002,000

100
%
$
41.47

 
21,575,000

100
%
$
26.92

 
 
 
 
 
 
 
 
 
 
 
 
Assumes all lease options are exercised
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Anchor Tenants (1)
 
Small Shop Tenants
 
Total
Year
 Expiring SF
 % of Anchor SF
 Minimum Rent PSF (2)
 
 Expiring SF
 % of Small Shop SF
 Minimum Rent PSF (2)
 
 Expiring SF (4)
 % of Total SF
 Minimum Rent PSF (2)
2017
54,000

0
%
$
6.23

 
279,000

4
%
$
32.65

 
332,000

1
%
$
28.37

2018
485,000

3
%
$
20.40

 
550,000

8
%
$
39.92

 
1,035,000

5
%
$
30.77

2019
531,000

4
%
$
19.95

 
546,000

8
%
$
38.69

 
1,078,000

5
%
$
29.45

2020
259,000

2
%
$
18.31

 
577,000

8
%
$
40.10

 
837,000

4
%
$
33.35

2021
406,000

3
%
$
23.55

 
520,000

7
%
$
46.20

 
926,000

4
%
$
36.27

2022
343,000

2
%
$
24.18

 
571,000

8
%
$
38.95

 
914,000

4
%
$
33.41

2023
405,000

3
%
$
19.69

 
432,000

6
%
$
41.75

 
836,000

4
%
$
31.07

2024
501,000

3
%
$
20.86

 
361,000

5
%
$
43.85

 
862,000

4
%
$
30.49

2025
362,000

3
%
$
22.05

 
419,000

6
%
$
41.17

 
781,000

4
%
$
32.31

2026
403,000

3
%
$
27.32

 
390,000

6
%
$
42.15

 
793,000

4
%
$
34.62

Thereafter
10,824,000

74
%
$
19.37

 
2,357,000

34
%
$
42.94

 
13,181,000

61
%
$
23.58

Total (3)
14,573,000

100
%
$
19.93

 
7,002,000

100
%
$
41.47

 
21,575,000

100
%
$
26.92

 
 
 
 
 
 
 
 
 
 
 
 
Notes:
 
 
 
 
 
 
 
 
 
 
 
(1)
Anchor is defined as a tenant leasing 10,000 square feet or more.
(2)
Minimum Rent reflects in-place contractual (defined as cash-basis excluding rent abatements) rent as of June 30, 2017.
(3)
Represents occupied square footage as of June 30, 2017.
(4)
Individual items may not add up to total due to rounding.



26




Federal Realty Investment Trust
 
 
 
 
 
 
 
Portfolio Leased Statistics
 
 
 
 
 
 
 
June 30, 2017
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Overall Portfolio Statistics (1)
At June 30, 2017
 
At June 30, 2016
 
 
 
 
 
 
 
 
Type
Size

Leased

Leased %

 
Size

Leased

Leased %

 
 
 
 
 
 
 
 
Retail Properties (2) (3) (4) (sf)
23,240,000

21,971,000

94.5
%
 
22,294,000

21,078,000

94.5
%
 
 
 
 
 
 
 
 
Residential Properties (units)
1,867

1,816

97.3
%
 
1,867

1,723

92.3
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same Center Statistics (1)
At June 30, 2017
 
At June 30, 2016
 
 
 
 
 
 
 
 
Type
Size

Leased

Leased %

 
Size

Leased

Leased %

 
 
 
 
 
 
 
 
Retail Properties (2) (4) (5) (sf)
18,322,000

17,565,000

95.9
%
 
18,332,000

17,589,000

95.9
%
 
 
 
 
 
 
 
 
Residential Properties (units) (5)
1,326

1,290

97.3
%
 
1,326

1,275

96.2
%
 
 
 
 
 
 
 
 

Notes:
(1)
See Glossary of Terms.
(2)
Leasable square feet excludes redevelopment square footage not yet placed in service.
(3)
At June 30, 2017 leased percentage was 97.1% for anchor tenants and 89.6% for small shop tenants.
(4)
Occupied percentage was 93.0% and 92.9% at June 30, 2017 and 2016, respectively, and same center occupied percentage was 94.6% and 94.9% at June 30, 2017 and 2016, respectively.
(5)
Excludes properties purchased, sold or under redevelopment or development.



27




Federal Realty Investment Trust
Summary of Top 25 Tenants
June 30, 2017
 
 
 
 
 
 
 
 
 
Rank

 
Tenant Name
Credit Ratings (S&P/Moody's/Fitch) (1)
Annualized Base Rent

Percentage of Total Annualized Base Rent (3)

Tenant GLA

Percentage of Total GLA (3)

Number of Stores Leased

 
 
 
 
 
 
 
 
 
1

 
Ahold USA, Inc.
BBB / Baa2 / BBB
$
17,440,000

3.00
%
1,036,000

4.46
%
17

2

 
TJX Companies, The
A+ / A2 / NR
$
15,742,000

2.71
%
885,000

3.81
%
27

3

 
Gap, Inc., The
BB+ / Baa2 / BB+
$
13,258,000

2.28
%
366,000

1.57
%
27

4

 
Bed, Bath & Beyond, Inc.
BBB+ / Baa1 / NR
$
13,170,000

2.27
%
736,000

3.17
%
20

5

 
Splunk, Inc.
NR / NR / NR
$
10,276,000

1.77
%
235,000

1.01
%
1

6

 
L.A. Fitness International LLC
B+ / B2 / NR
$
9,833,000

1.69
%
426,000

1.83
%
10

7

 
CVS Corporation
BBB+ / Baa1 / NR
$
8,508,000

1.46
%
207,000

0.89
%
17

8

 
AMC Entertainment Inc.
B+ / B2 / B
$
6,850,000

1.18
%
317,000

1.36
%
6

9

 
Ascena Retail Group, Inc. (Dress Barn, Loft, Lou & Grey, Ann Taylor, Catherine's, Justice, Lane Bryant)
BB- / Ba3 / NR
$
6,330,000

1.09
%
203,000

0.87
%
34

10

 
Dick's Sporting Goods, Inc.
NR / NR / NR
$
6,208,000

1.07
%
257,000

1.11
%
6

11

 
DSW, Inc
NR / NR / NR
$
5,908,000

1.02
%
243,000

1.05
%
12

12

 
Home Depot, Inc.
A / A2 / A
$
5,674,000

0.98
%
438,000

1.88
%
5

13

 
Best Buy Co., Inc.
BBB- / Baa1 / BBB-
$
5,610,000

0.97
%
186,000

0.80
%
4

14

 
Barnes & Noble, Inc.
NR / NR / NR
$
5,535,000

0.95
%
244,000

1.05
%
9

15

 
Michaels Stores, Inc.
BB- / Ba2 / NR
$
5,331,000

0.92
%
286,000

1.23
%
12

16

 
Bank of America, N.A.
BBB+ / Baa1 / A
$
5,245,000

0.90
%
97,000

0.42
%
21

17

 
Nordstrom, Inc.
BBB+ / Baa1 / BBB+
$
4,913,000

0.85
%
195,000

0.84
%
5

18

 
AB Acquisition LLC (Acme, Safeway)
NR / B1 / NR
$
4,786,000

0.82
%
489,000

2.10
%
8

19

 
Kroger Co., The
BBB / Baa1 / BBB
$
4,677,000

0.80
%
419,000

1.80
%
9

20

 
Whole Foods Market, Inc.
BBB- / Baa3 / NR
$
4,642,000

0.80
%
167,000

0.72
%
4

21

 
Ross Stores, Inc.
A- / A3 / NR
$
4,245,000

0.73
%
238,000

1.02
%
8

22

 
Saks & Company
B / B2 / NR
$
4,090,000

0.70
%
100,000

0.43
%
3

23

 
Starbucks Corporation
A / A2 / A
$
3,998,000

0.69
%
66,000

0.28
%
40

24

 
Staples, Inc.
BBB- / Baa2 / BB+
$
3,884,000

0.67
%
171,000

0.74
%
9

25

 
Wells Fargo Bank, N.A.
A / A2 / AA-
$
3,822,000

0.66
%
48,000

0.21
%
14

 
 
Totals - Top 25 Tenants
 
$
179,975,000

30.97
%
8,055,000

34.66
%
328

 
 
 
 
 
 
 
 
 
 
 
Total:
 
$
581,130,000

(2)
23,240,000

(4)
2,888

 
 
 
 
 
 
 
 
 
Notes:
 
 
 
 
 
 
(1)
 
Credit ratings are as of June 30, 2017. Subsequent rating changes have not been reflected.
(2)
 
Reflects aggregate, annualized in-place contractual (defined as cash-basis excluding rent abatements) minimum rent for all occupied spaces as of June 30, 2017.
(3)
 
Individual items may not add up to total due to rounding.
(4)
 
Excludes redevelopment square footage not yet placed in service.



28




Federal Realty Investment Trust
 
 
 
Reconciliation of FFO Guidance
 
 
 
June 30, 2017
 
 
 
 
 
 
 
The following table provides a reconciliation of the range of estimated earnings per diluted share to estimated FFO per diluted share for the full year 2017. Estimates include the impact of the pending acquisition announced on August 1, 2017, but do not include the impact from potential acquisitions or dispositions which have not closed as of August 2, 2017.
 
 
 
 
 
 
 
 
 
Full Year 2017 Guidance Range
 
 
 
Low
 
High
Estimated net income available to common shareholders, per diluted share
$
3.31

 
$
3.39

Adjustments:
 
 
 
Estimated gain on sale of real estate, net
(0.26
)
 
(0.26
)
Estimated depreciation and amortization of real estate
2.55

 
2.55

Estimated amortization of initial direct costs of leases
0.25

 
0.25

Estimated FFO per diluted share
$
5.86

 
$
5.94


Note:
See Glossary of Terms. Individual items may not add up to total due to rounding.

29




Glossary of Terms

Adjusted EBITDA: Adjusted EBITDA is a non-GAAP measure that means net income or loss plus depreciation and amortization, net interest expense, income taxes, gain or loss on sale of real estate, and impairments of real estate, if any. Adjusted EBITDA is presented because it approximates a key performance measure in our debt covenants, but it should not be considered an alternative measure of operating results or cash flow from operations as determined in accordance with GAAP. The reconciliation of net income to EBITDA and Adjusted EBITDA for the three and six months ended June 30, 2017 and 2016 is as follows:
 
Three Months Ended
 
Six Months Ended
 
June 30,
 
June 30,
 
2017
 
2016
 
2017
 
2016
 
(in thousands)
Net income
$
78,133

 
$
58,898

 
136,203

 
137,961

Depreciation and amortization
52,666

 
48,435

 
104,045

 
96,234

Interest expense
23,907

 
23,101

 
47,665

 
46,830

Provision for income tax (1)
1,698

 

 
1,698

 

Other interest income
(68
)
 
(77
)
 
(174
)
 
(180
)
EBITDA
156,336

 
130,357

 
289,437

 
280,845

Gain on sale of real estate and change in control of interests
(20,694
)
 
(1,787
)
 
(20,872
)
 
(27,513
)
Adjusted EBITDA
$
135,642

 
$
128,570

 
$
268,565

 
$
253,332

(1) Provision for income tax related to condominium sales gains.

Funds From Operations (FFO): FFO is a supplemental measure of real estate companies' operating performances. The National Association of Real Estate Investment Trusts (“NAREIT”) defines FFO as follows: net income, computed in accordance with GAAP plus real estate related depreciation and amortization and excluding extraordinary items and gains and losses on sale of real estate, and impairment write-downs of depreciable real estate. NAREIT developed FFO as a relative measure of performance and liquidity of an equity REIT in order to recognize that the value of income-producing real estate historically has not depreciated on the basis determined under GAAP. However, FFO does not represent cash flows from operating activities in accordance with GAAP (which, unlike FFO, generally reflects all cash effects of transactions and other events in the determination of net income); should not be considered an alternative to net income as an indication of our performance; and is not necessarily indicative of cash flow as a measure of liquidity or ability to pay dividends. We consider FFO a meaningful, additional measure of operating performance primarily because it excludes the assumption that the value of real estate assets diminishes predictably over time, and because industry analysts have accepted it as a performance measure. Comparison of our presentation of FFO to similarly titled measures for other REITs may not necessarily be meaningful due to possible differences in the application of the NAREIT definition used by such REITs.

Property Operating Income: Rental income, other property income and mortgage interest income, less rental expenses and real estate taxes.

Overall Portfolio: Includes all operating properties owned in reporting period.

Same Center: Information provided on a same center basis is provided for only those properties that were owned, operated, and consolidated for the entirety of both periods being compared, excludes properties that were redeveloped, expanded or under development and properties purchased or sold at any time during the periods being compared. Same center growth statistics are calculated on a GAAP basis.

Tenant Improvements and Incentives: Represents not only the total dollars committed for the improvement (fit-out) of a space as it relates to a specific lease and, except for redevelopments, may also include base building costs (i.e. expansion, escalators or new entrances) which are required to make the space leasable. Incentives include amounts paid to tenants as an inducement to sign a lease that do not represent building improvements.


30