Form 8-K

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) February 21, 2006

 


 

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))

 



Item 2.02. Results of Operations and Financial Condition.

 

The following information is being furnished under Item 12-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 February 21, 2006, 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 and year ended December 31, 2005. 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 December 31, 2005 (including press release dated February 21, 2006)

 

-2-


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: February 21, 2006  

/s/ Larry E. Finger


    Larry E. Finger
    Executive Vice President,
    Chief Financial Officer and Treasurer

 

-3-


EXHIBIT INDEX

 

Exh No.

  

Exhibit


99.1    Supplemental Information at December 31, 2005

 

-4-

Supplemental information

Exhibit 99.1

 

FEDERAL REALTY INVESTMENT TRUST

 

Supplemental Information

December 31, 2005

 

TABLE OF CONTENTS

 

1.    Fourth Quarter and Year-Ended 2005 Earnings Press Release    3
2.    Financial Highlights     
    

Summarized Operating Results

   7
    

Summarized Balance Sheets

   8
    

Funds From Operations / Summary of Capital Expenditures

   9
    

Market Data / Capital Availability

   10
    

Components of Rental Income

   11
3.    Summary of Debt     
    

Summary of Outstanding Debt and Capital Lease Obligations

   12
    

Summary of Debt Maturities

   13
4.    Summary of Redevelopment Opportunities    14
5.    Santana Row Summary    15
6.    2005 Acquisitions and Dispositions    16
7.    Real Estate Status Report    17
8.    Property Operating Income by Metropolitan Area    19
9.    Retail Leasing Summary    20
10.    Lease Expirations    21
11.    Portfolio Leased Statistics    22
12.    Summary of Top 25 Tenants    23
13.    Reconciliation of Net Income to FFO Guidance    24
14.    Joint Venture Disclosure     
    

Summarized Operating Results and Balance Sheets

   26
    

Summary of Outstanding Debt and Debt Maturities

   27
    

Real Estate Status Report

   28
15.    Glossary of Terms    29

 

1626 East Jefferson Street

Rockville, Maryland 20852-4041

301/998-8100


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 Current Report on Form 8-K filed on March 2, 2005, 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 we may not be able to sell the condominium units at Santana Row for the expected prices or within the anticipated time frames;

 

    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 capital;

 

    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, our quarterly reports on Form 10-Q, and the risks contained in our Current Report on Form 8-K filed with the Securities and Exchange Commission on March 2, 2005.


NEWS

RELEASE

      

LOGO

 

 

1626 East Jefferson Street 

Rockville, MD 20852-4041 

www.federalrealty.com      

 

FOR IMMEDIATE RELEASE

 

Investor and Media Inquiries    
Andrew Blocher   Suzanne O’Neill
Vice President, Capital Markets & Investor Relations   Manager, Investor Relations
301/998-8166   301/998-8358
ablocher@federalrealty.com   soneill@federalrealty.com

 

FEDERAL REALTY INVESTMENT TRUST ANNOUNCES

FOURTH QUARTER AND YEAR-END 2005 OPERATING RESULTS

 

-Record Earnings Driven By Aggressive Leasing and Successful Redevelopment-

 

ROCKVILLE, Md. (February 21, 2006) – Federal Realty Investment Trust (NYSE:FRT) today reported operating results for its fourth quarter and year-ended December 31, 2005.

 

    Funds from operations available for common shareholders (FFO) per diluted share was $3.06 and earnings per diluted share was $1.94 for 2005, compared to $2.85 and $1.41, respectively, for 2004.

 

    When compared to 2004, full year same-center property operating income increased 6.1% including redevelopments and expansions, and 4.5% excluding redevelopments and expansions.

 

    Guidance for 2006 FFO per diluted share remains unchanged at $3.30 to $3.35.

 

Financial Results

 

In fourth quarter 2005, Federal Realty reported FFO of $42.0 million, or $0.78 per diluted share. This compares to FFO of $37.1 million, or $0.70 per diluted share, reported in fourth quarter 2004. For the year ended December 31, 2005, Federal Realty reported FFO of $163.5 million, or $3.06 per diluted share. This compares to FFO of $148.7 million, or $2.85 per diluted share, for the full-year 2004, which included $3.1 million ($0.06 per diluted share) of insurance recovery for lost income from the Santana Row fire.

 

Net income available for common shareholders was $32.3 million and earnings per diluted share was $0.61 for the quarter ended December 31, 2005 versus $19.0 million and $0.36, respectively, for fourth quarter 2004. For the full year 2005, Federal Realty reported net income available for common shareholders of $103.1 million, or $1.94 per diluted share. This compares to net income available for common shareholders of $72.7 million, or $1.41 per diluted share, for the year ended December 31, 2004, which included $3.1 million of Santana Row insurance recoveries.

 

FFO is a non-GAAP supplemental earnings measure which the Trust considers meaningful in measuring its operating performance. A reconciliation of FFO and FFO per diluted share to net income available for common shareholders and earnings per diluted share, respectively, is attached to this press release.

 

– MORE –


FEDERAL REALTY INVESTMENT TRUST ANNOUNCES

FOURTH QUARTER AND YEAR-END 2005 OPERATING RESULTS

February 21, 2006

Page 2

 

Portfolio Results

 

On an annual basis, same-center property operating income in 2005 increased 6.1% including redevelopments and expansions, and 4.5% when redevelopments and expansions are excluded. On a same-center basis, including redevelopment and expansion properties, property operating income in fourth quarter 2005 increased 9.3% over fourth quarter 2004. When redevelopment and expansion properties are excluded from same-center results, property operating income increased 6.0% from fourth quarter 2004.

 

The Trust’s overall portfolio improved to 96.3% leased as of December 31, 2005, compared to 95.1% on December 31, 2004. Federal Realty’s same-center portfolio was 97.2% leased on December 31, 2005, compared to 96.7% on December 31, 2004.

 

During fourth quarter 2005, the Trust signed 107 leases for 532,500 square feet of retail space. On a comparable space basis (i.e., spaces for which there was a former tenant), the Trust leased 454,000 square feet at an average cash-basis contractual rent increase per square foot (i.e., excluding the impact of straight-line rents) of 19%. The average contractual rent on this comparable space for the first year of the new lease is $21.69 per square foot compared to the average contractual rent of $18.17 per square foot for the last year of the prior lease. The previous average contractual rent is calculated by including both the minimum rent and the 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 31% for fourth quarter 2005.

 

In 2005, Federal Realty signed 287 leases representing over 1.3 million square feet of comparable retail space at an average cash-basis contractual rent increase per square foot of 22%, and 34% on a GAAP-basis. As of December 31, 2005, Federal Realty’s average contractual minimum rent for retail and commercial space in its portfolio is $18.64 per square foot.

 

“We accomplished our significant growth in 2005 funds from operations without any material contribution from assets acquired over the course of this year,” commented Donald C. Wood, president and chief executive officer of Federal Realty Investment Trust. “Our continued strong internal growth, as well as a significant pipeline of redevelopment opportunities, provides the foundation for Federal Realty to produce consistent and reliable growth in earnings in 2006 and beyond.”

 

Federal Realty made significant progress with respect to the sale of residential condominiums at Santana Row in fourth quarter 2005 and early 2006. Through February 13, 2006, the Trust had closed sales on 152 units and had 30 units under contract, with associated gross sales proceeds of $105.3 million and $20.3 million, respectively. Federal Realty has increased its expectations of gross sales proceeds from the sale of the 219 total units at Santana Row to approximately $150 million from $135 million with sellout anticipated to be completed in 2006.

 

– MORE –


FEDERAL REALTY INVESTMENT TRUST ANNOUNCES

FOURTH QUARTER AND YEAR-END 2005 OPERATING RESULTS

February 21, 2006

Page 3

 

Special Dividend

 

As a result of the continued success of the Santana Row condominium sales, the Trust’s Board of Trustees declared a second special dividend of $0.20 per share on its common shares. The special dividend will be payable on March 30, 2006 to common shareholders of record as of March 14, 2006.

 

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 $0.555 per share on its common shares, resulting in an indicated annual rate of $2.22 per share. The regular common dividend will be payable on April 17, 2006, to common shareholders of record as of March 14, 2006.

 

Additionally, Federal Realty’s Board of Trustees declared a regular quarterly cash dividend of $0.53125 per share on the Trust’s Series B Cumulative Redeemable Preferred Shares (NYSE: FRTprB). Dividends on the Series B Cumulative Redeemable Preferred Shares will be payable on April 28, 2006, to shareholders of record on April 17, 2006.

 

Guidance

 

Federal Realty left its guidance for 2006 FFO per diluted share unchanged at a range of $3.30 to $3.35, and its 2006 earnings per diluted share guidance unchanged at a range of $1.56 to $1.61.

 

Summary of Other Quarterly Activities and Recent Developments

 

  January 10, 2006 – Federal Realty announced the acquisition of Crow Canyon Commons, a 228,000 square foot grocer-anchored community shopping center in San Ramon, Calif., for $47.5 million. The purchase increased the Trust’s Northern California portfolio to 1.7 million square feet of retail space.

 

  November 29, 2005 – Federal Realty priced a $125 million offering of senior unsecured notes. The 5.65% notes are due 2016 and were offered at par. Proceeds from the offering were primarily used to refinance debt maturities and pay down the Trust’s credit facility.

 

Conference Call Information

 

Federal Realty’s management team will present an in-depth discussion of the Trust’s operating performance on its fourth quarter and year-end 2005 earnings conference call, which is scheduled for February 22, 2006, at 11 a.m. Eastern Standard Time. To participate, please call (888) 566-5771 five to ten minutes prior to the call’s start time and use the Passcode EARNINGS (required). The conference leader is Andrew Blocher. 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 March 22, 2006, by dialing (866) 448-4809.

 

About Federal Realty

 

Federal Realty Investment Trust is an equity real estate investment trust specializing in the ownership, management, development, and redevelopment of high quality retail assets. Federal Realty’s portfolio

 

– MORE –


FEDERAL REALTY INVESTMENT TRUST ANNOUNCES

FOURTH QUARTER AND YEAR-END 2005 OPERATING RESULTS

February 21, 2006

Page 4

 

(excluding joint venture properties) contains approximately 17.6 million square feet located primarily in strategic metropolitan markets in the Northeast, Mid-Atlantic, and California. In addition, the Trust has an ownership interest in approximately 0.5 million square feet of retail space through its joint venture with Clarion Lion Properties Fund in which the Trust has a 30% interest. Our operating portfolio (excluding joint venture properties) was 96.3% leased to national, regional, and local retailers as of December 31, 2005, with no single tenant accounting for more than 2.5% 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 38 consecutive years, the longest consecutive record in the REIT industry. Shares of Federal Realty 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 current report on Form 8-K filed on March 2, 2005, 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 we may not be able to sell the condominium units at Santana Row for the expected prices or within the anticipated time frames;

 

    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 capital;

 

    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, our quarterly reports on Form 10-Q, and the risks contained in our current report on Form 8-K filed with the Securities and Exchange Commission on March 2, 2005.

 

– MORE –


Federal Realty Investment Trust

Summarized Operating Results

December 31, 2005

 

Financial Highlights

(in thousands, except per share data)

(unaudited)

 

     Three months ended
December 31,


    Twelve months ended
December 31,


 
     2005

    2004

    2005

    2004

 

CONSOLIDATED OPERATING RESULTS

                                

Revenues

                                

Rental income

   $ 103,689     $ 93,979     $ 395,403     $ 370,069  

Other property income

     3,146       2,712       9,557       10,403  

Mortgage interest income

     1,331       1,266       5,370       4,915  
    


 


 


 


       108,166       97,957       410,330       385,387  
    


 


 


 


Expenses

                                

Rental

     22,605       24,290       85,086       90,209  

Real estate taxes

     11,186       9,619       39,564       37,549  

General and administrative

     5,468       4,721       19,909       18,164  

Depreciation and amortization

     22,928       22,134       89,457       87,088  
    


 


 


 


       62,187       60,764       234,016       233,010  
    


 


 


 


Operating income

     45,979       37,193       176,314       152,377  

Other interest income

     269       419       2,215       1,504  

Interest expense

     (23,012 )     (21,223 )     (88,566 )     (85,058 )

Income from real estate partnership

     143       185       493       205  

Minority interests

     (1,231 )     (853 )     (5,234 )     (4,170 )
    


 


 


 


Income from continuing operations

     22,148       15,721       85,222       64,858  

Discontinued operations

                                

(Loss) income before gain on sale of real estate

     (422 )     1,476       (1,358 )     5,246  

Gain on sale of real estate

     13,402       4,721       30,748       14,052  
    


 


 


 


Income from discontinued operations

     12,980       6,197       29,390       19,298  
    


 


 


 


Net Income

     35,128       21,918       114,612       84,156  

Dividends on preferred stock

     (2,869 )     (2,869 )     (11,475 )     (11,475 )
    


 


 


 


Net income available for common shareholders

   $ 32,259     $ 19,049     $ 103,137     $ 72,681  
    


 


 


 


FUNDS FROM OPERATIONS AVAILABLE FOR COMMON SHAREHOLDERS

                                

Net income

   $ 35,128     $ 21,918     $ 114,612     $ 84,156  

Gain on sale of real estate

     (13,402 )     (4,721 )     (30,748 )     (14,052 )

Depreciation and amortization of real estate assets

     20,992       20,503       82,752       81,649  

Amortization of initial direct costs of leases

     1,776       1,981       6,972       7,151  

Depreciation of real estate partnership assets

     159       137       630       187  
    


 


 


 


Funds from operations

     44,653       39,818       174,218       159,091  

Dividends on preferred stock

     (2,869 )     (2,869 )     (11,475 )     (11,475 )

Income attributable to operating partnership units

     228       175       801       1,055  
    


 


 


 


Funds from operations available for common shareholders

   $ 42,012     $ 37,124     $ 163,544     $ 148,671  
    


 


 


 


Weighted average number of common shares, diluted

     53,597       52,814       53,469       52,257  
    


 


 


 


Funds from operations available for common shareholders per diluted share

   $ 0.78     $ 0.70     $ 3.06     $ 2.85  
    


 


 


 


EARNINGS PER COMMON SHARE, BASIC

                                

Income from continuing operations available for common shareholders

   $ 0.37     $ 0.25     $ 1.40     $ 1.05  

(Loss) income from discontinued operations before gain on sale of real estate

     (0.01 )     0.03       (0.03 )     0.10  

Gain on sale of real estate

     0.25       0.09       0.59       0.27  
    


 


 


 


     $ 0.61     $ 0.37     $ 1.96     $ 1.42  
    


 


 


 


Weighted average number of common shares, basic

     52,738       51,870       52,533       51,008  
    


 


 


 


EARNINGS PER COMMON SHARE, DILUTED

                                

Income from continuing operations available for common shareholders

   $ 0.36     $ 0.25     $ 1.39     $ 1.04  

(Loss) income from discontinued operations before gain on sale of real estate

     —         0.02       (0.03 )     0.10  

Gain on sale of real estate

     0.25       0.09       0.58       0.27  
    


 


 


 


     $ 0.61     $ 0.36     $ 1.94     $ 1.41  
    


 


 


 


Weighted average number of common shares, diluted

     53,189       52,372       53,050       51,547  
    


 


 


 



Federal Realty Investment Trust

Summarized Balance Sheets

December 31, 2005

 

Financial Highlights

(in thousands)

 

     December 31,
2005


    December 31,
2004


 

ASSETS

                

Real estate, at cost

                

Operating

   $ 2,727,488     $ 2,434,879  

Construction-in-progress

     50,593       130,040  

Discontinued operations

     51,240       101,357  
    


 


       2,829,321       2,666,276  

Less accumulated depreciation and amortization

     (663,750 )     (595,338 )
    


 


Net real estate

     2,165,571       2,070,938  

Cash and cash equivalents

     8,639       30,475  

Accounts and notes receivable

     38,161       34,849  

Mortgage notes receivable

     40,531       42,909  

Investment in real estate partnership

     9,375       9,631  

Other assets

     88,575       78,094  
    


 


TOTAL ASSETS    $ 2,350,852     $ 2,266,896  
    


 


LIABILITIES AND SHAREHOLDERS’ EQUITY                 

Liabilities

                

Obligations under capital leases and mortgage notes

   $ 419,713     $ 410,885  

Notes payable

     316,755       325,051  

Senior notes and debentures

     653,675       568,121  

Other liabilities

     166,669       153,351  
    


 


Total liabilities

     1,556,812       1,457,408  

Minority interests

     19,193       18,954  

Shareholders’ equity

                

Preferred stock

     135,000       135,000  

Common shares and other shareholders’ equity

     639,847       655,534  
    


 


Total shareholders’ equity

     774,847       790,534  
    


 


TOTAL LIABILITIES AND SHAREHOLDERS’ EQUITY    $ 2,350,852     $ 2,266,896  
    


 



Federal Realty Investment Trust

Funds From Operations / Summary of Capital Expenditures

December 31, 2005

 

    

Three months ended

December 31,


   

Twelve months ended

December 31,


 
     2005

    2004

    2005

    2004

 
     (in thousands, except per share data)     (in thousands, except per share data)  

Funds from Operations available for common shareholders (FFO) (1)

                                

Net income

   $ 35,128     $ 21,918     $ 114,612     $ 84,156  

Gain on sale of real estate

     (13,402 )     (4,721 )     (30,748 )     (14,052 )

Depreciation and amortization of real estate assets

     20,992       20,503       82,752       81,649  

Amortization of initial direct costs of leases

     1,776       1,981       6,972       7,151  

Depreciation of real estate partnership assets

     159       137       630       187  
    


 


 


 


Funds from operations

     44,653       39,818       174,218       159,091  

Dividends on preferred stock

     (2,869 )     (2,869 )     (11,475 )     (11,475 )

Income attributable to operating partnership units

     228       175       801       1,055  
    


 


 


 


Funds from operations available for common shareholders (2) (3)

   $ 42,012     $ 37,124     $ 163,544     $ 148,671  
    


 


 


 


Weighted average number of common shares, diluted

     53,597       52,814       53,469       52,257  
    


 


 


 


Funds from operations available for common shareholders per diluted share (2) (3)

   $ 0.78     $ 0.70     $ 3.06     $ 2.85  
    


 


 


 


Summary of Capital Expenditures

                                

Non-maintenance capital expenditures

                                

Development, redevelopment and expansions

     45,054       13,187       140,440       72,422  

Tenant improvements and incentives

     6,147       5,486       17,512       26,218  
    


 


 


 


Total non-maintenance capital expenditures

     51,201       18,673       157,952       98,640  

Maintenance capital expenditures

     4,768       4,168       8,603       10,643  
    


 


 


 


Total capital expenditures

   $ 55,969     $ 22,841     $ 166,555     $ 109,283  
    


 


 


 


Dividends and Payout Ratios

                                

Regular common dividends declared

   $ 29,354     $ 26,329     $ 114,355     $ 101,969  

Special common dividends declared

     10,573       —         10,573       —    
    


 


 


 


Common dividends declared

   $ 39,927     $ 26,329     $ 124,928     $ 101,969  
    


 


 


 


Dividend payout ratio % - FFO (3)

     95 %     71 %     76 %     69 %

Dividend payout ratio % - FFO (excluding special dividends)

     70 %     71 %     70 %     69 %

Notes:

(1) See Glossary of Terms.
(2) The year ended 2004 includes $3.1 million ($.06 per diluted share) for Santana Row fire insurance proceeds. For the three months and year ended December 31, 2005, the amount of insurance proceeds were insignificant and had no per diluted share impact.
(3) FFO available for common shareholders excludes the gain on sale of condominiums at Santana Row in 2005.


Federal Realty Investment Trust

Market Data / Capital Availability

December 31, 2005

 

     December 31,
2005


    December 31,
2004


 
     (in thousands, except per share data)  

Market data

                

Common shares outstanding (1)

     52,891       52,137  

Market price per common share

   $ 60.65     $ 51.65  
    


 


Common equity market capitalization

   $ 3,207,839     $ 2,692,876  

Series B preferred shares outstanding

     5,400       5,400  

Market price per Series B preferred share

   $ 25.77     $ 27.13  
    


 


Preferred equity market capitalization

   $ 139,158     $ 146,502  
    


 


Equity market capitalization

   $ 3,346,997     $ 2,839,378  

Total debt (2)

     1,390,143       1,304,057  
    


 


Total market capitalization

   $ 4,737,140     $ 4,143,435  
    


 


Total debt to market capitalization at then current market price

     29 %     31 %

Total debt to market capitalization at constant common share price of $51.65

     33 %     31 %

Fixed rate debt ratio:

                

Fixed rate debt and capital lease obligations

     88 %     87 %

Variable rate debt

     12 %     13 %
    


 


       100 %     100 %
    


 


Capital availability

                

Cash and cash equivalents on hand

   $ 8,639     $ 30,475  

Available capacity under line of credit

     244,500       245,000  

Available for issuance under shelf registration statement

     100,000       225,000  
    


 


     $ 353,139     $ 500,475  
    


 



Notes:

(1) Consists of 54,371,057 shares issued net of 1,480,360 shares held in Treasury as of December 31, 2005. As of December 31, 2004, consists of 53,616,827 shares issued net of 1,480,202 shares held in Treasury. Amounts do not include 420,426 and 449,325 Operating Partnership Units outstanding at December 31, 2005 and December 31, 2004, respectively.
(2) Total debt includes capital leases and mortgages payable, notes payable, and senior notes and debentures. It does not include the $14.2 million which is the Trust’s 30% share of the total $47.2 million debt of the partnership with Clarion Lion Properties Fund.


Federal Realty Investment Trust

Components of Rental Income

December 31, 2005

 

     Three months ended
December 31,


   Twelve months ended
December 31,


     2005

   2004

   2005

   2004

     (in thousands)    (in thousands)

Components of Rental Income (in thousands)

                           

Minimum rents

                           

Retail and commercial properties (1)

   $ 78,254    $ 71,794    $ 300,230    $ 279,494

Residential (2)

     2,131      1,741      7,407      6,759

Cost reimbursements

     19,944      16,888      76,154      71,870

Percentage rents

     1,980      1,876      6,211      5,531

Other rental income

     1,380      1,680      5,401      6,415
    

  

  

  

Total rental income

   $ 103,689    $ 93,979    $ 395,403    $ 370,069
    

  

  

  


Notes:

(1) Minimum rents include $7.3 million and $3.7 million for the twelve months ended December 31, 2005 and 2004, respectively, and $3.3 million and $1.0 million for the three months ended December 31, 2005 and 2004, to recognize minimum rents on a straight line basis as required by GAAP. Minimum rents include $2.1 million and $1.8 million for the twelve months ended December 31, 2005 and 2004, respectively and $0.5 million and $0.8 million for the three months ended December 31, 2005 and 2004, to recognize income attributable to market lease adjustments on acquired properties in accordance with SFAS 141. Minimum rents for the year and three months ended December 31, 2004 include fire insurance proceeds attributable to rental income lost at Santana Row as a result of the August 2002 fire of $3.1 million and $0.3 million, respectively. For the year and three months ended December 31, 2005, the amount of insurance proceeds was insignificant.
(2) Residential minimum rents comprise the rents at Rollingwood Apartments, The Crest at Congressional Apartments and the residential units at Santana Row. In the third quarter of 2005, we commenced closing sales of the 219 units located in Buildings Three, Four, and Six which have been classified as discontinued operations. Accordingly, the rental income for all 219 units in Buildings Three, Four, and Six have been excluded for all periods presented to assure comparability of these periods.


Federal Realty Investment Trust

Summary of Outstanding Debt and Capital Lease Obligations

December 31, 2005

 

    Maturity Date

  Interest Rate as of
December 31, 2005


    Balance as of
December 31, 2005


         
              (in thousands)          

Mortgage Loans (a)

                         

Secured Fixed Rate

                         

Leesburg Plaza

  10/01/08   6.510%     $ 9,881          

164 E Houston Street

  10/06/08   7.500%       145          

Mercer Mall

  04/01/09   8.375%       4,578          

Federal Plaza

  06/01/11   6.750%       34,675          

Tysons Station

  09/01/11   7.400%       6,505          

Crow Canyon

  08/11/13   5.400%       22,258          

Barracks Road

  11/01/15   7.950%       43,193          

Hauppauge

  11/01/15   7.950%       16,283          

Lawrence Park

  11/01/15   7.950%       30,615          

Wildwood

  11/01/15   7.950%       26,910          

Wynnewood

  11/01/15   7.950%       31,200          

Brick Plaza

  11/01/15   7.415%       32,099          

Mount Vernon

  04/15/28   5.660%  (b)     12,556          
             


       

Total Mortgage Loans

              270,898          
             


       

Notes Payable

                         

Unsecured Fixed Rate

                         

Perring Plaza Renovation

  01/31/13   10.000%       1,810          

Other

  various   various       45          

Unsecured Variable Rate

                         

Revolving credit facility

  10/08/06   LIBOR + .75%  (c)     55,500          

Term note with banks

  10/08/06   LIBOR + .95%       100,000          

Term note with banks

  10/08/08   LIBOR + .95%  (d)     150,000          

Escondido (Municipal bonds)

  10/01/16   3.760% (e)     9,400          
             


       

Total Notes Payable

              316,755          
             


       

Senior Notes and Debentures

                         

Unsecured Fixed Rate

                         

6.99% Medium Term Notes

  03/10/06   6.894% (f)     40,500          

6.125% Notes

  11/15/07   6.325% (g)     150,000          

8.75% Notes

  12/01/09   8.750%       175,000          

4.50% Notes

  02/15/11   4.500%       75,000          

5.65% Notes

  06/01/16   5.650%       125,000          

7.48% Debentures

  08/15/26   7.480% (h)     50,000          

6.82% Medium Term Notes

  08/01/27   6.820% (i)     40,000          
             


       

Subtotal

              655,500          

Unamortized Debt Discount

              (1,825 )        
             


       

Total Senior Notes and Debentures

              653,675          
             


       

Capital Lease Obligations

                         
        Various through 2077 (j)       148,815          
             


       

Total Debt and Capital Lease Obligations

 

  $ 1,390,143          
             


       
                       

Weighted Average

Effective Rate at
December 31, 2005 (k)


Total fixed rate debt and capital lease obligations

 

  $ 1,225,243     88%   7.17%

Total variable rate debt

 

    164,900     12%   5.81%
             


 
 

TOTAL DEBT AND CAPITAL LEASES OBLIGATIONS

 

  $ 1,390,143     100%   7.01%
             


 
 

 

     Three months ended
December 31,


   Year ended
December 31,


     2005

   2004

   2005

   2004

Operational Statistics

                   

Ratio of EBITDA to combined fixed charges and preferred share dividends (l)

   2.90x    2.54x    2.72x    2.49x

Ratio of Adjusted EBITDA to combined fixed charges and preferred share dividends (l)

   2.42x    2.35x    2.43x    2.36x

Notes:
(a) Mortgage loans do not include the Trust’s 30% share ($14.2 million) of the $47.2 million debt of the partnership with Clarion Lion Properties Fund.
(b) The interest rate is fixed at 5.66% for the first ten years and then will be reset to a market rate. The lender has the option to call the loan on April 15, 2013 or anytime thereafter.
(c) A $300 million three-year revolving credit facility, with a one-year extension option. The weighted average effective rate, including the amortization of deferred financing fees, was 4.25% and 3.69% for the three months and year ended December 31, 2005, respectively.
(d) In January 2004, the Trust purchased an interest rate swap on this note thereby locking in the LIBOR portion of the interest rate at 2.401% through October 2006.
(e) The bonds bear interest at a variable rate determined weekly which would enable the bonds to be remarketed at 100% of their principal amount. The weighted average effective interest rate, including the amortization of deferred financing fees, was 4.27% for the three months ended December 31, 2005.
(f) The Trust purchased interest rate swaps at issuance, thereby reducing the effective interest on these notes.
(g) The Trust purchased an interest rate lock to hedge this note offering. A loss of $1.5 million associated with this hedge is being amortized into the note offering thereby increasing the effective interest rate on these notes to 6.325%.
(h) Beginning on August 15, 2008, the debentures are redeemable by the holders thereof at the original purchase price of $1,000 per debenture.
(i) Beginning on August 1, 2007, the notes are redeemable by the holders thereof at the original purchase price of $1,000 per note.
(j) The average annualized interest rate on capital lease obligations as of December 31, 2005 is 9.08% on a basis of minimum rent and 12.07% including performance-based participation rent paid by the Trust for 2005.
(k) The weighted average effective interest rate includes the amortization of any deferred financing fees and discounts, if applicable, and excludes performance-based rent on capital lease obligations.
(l) Fixed charges consist of interest on borrowed funds (including capitalized interest), amortization of debt discount and expense and the portion of rent expense representing an interest factor. Preferred share dividends consist of dividends paid on outstanding Series B preferred shares. Adjusted EBITDA is reconciled to net income in the Glossary of Terms.


Federal Realty Investment Trust

Summary of Debt Maturities

December 31, 2005

 

DEBT MATURITIES

 

(in thousands)

 

Year


   Scheduled
Amortization


   Maturities

   Total

    Percent of
Debt Maturing


    Cumulative
Percent of
Debt Maturing


 

2006

   $ 5,064    $ 196,000    $ 201,064 (1)   14.4 %   14.4 %

2007

     5,747      150,000      155,747     11.2 %   25.6 %

2008

     6,150      159,542      165,692     11.9 %   37.5 %

2009

     6,505      179,394      185,899     13.4 %   50.9 %

2010

     6,996      —        6,996     0.5 %   51.4 %

2011

     7,083      112,252      119,335     8.6 %   60.0 %

2012

     7,195      —        7,195     0.5 %   60.5 %

2013

     7,260      19,156      26,416     1.9 %   62.4 %

2014

     7,454      —        7,454     0.5 %   62.9 %

2015

     7,201      145,807      153,008     11.0 %   73.9 %

Thereafter

     138,762      224,400      363,162     26.1 %   100.0 %
    

  

  


 

     

Total

   $ 205,417    $ 1,186,551    $ 1,391,968 (2)   100.0 %      
    

  

  


 

     

Notes:
(1) Maturities in 2006 include a $100 million term loan and $55.5 million drawn under the Trust’s $300 million three-year revolving credit facility.
(2) The total debt maturities differs from the total reported on the consolidated balance sheet due to the unamortized discount recorded for GAAP purposes on certain senior notes and debentures.


Federal Realty Investment Trust

Summary of Redevelopment Opportunities

December 31, 2005

 

Current Redevelopment Opportunities (1) ($ millions)

                   

Property


  

Location


  

Opportunity


   Projected
ROI (2)


    Projected
Cost (1)


  

Cost to

Date


Projects Stabilized in 2005 (3)

                             

Andorra

   Philadelphia, PA   

Re-tenanting (new health club)

   12 %   $ 5    $ 4

Brunswick

   North Brunswick, NJ   

Re-tenanting (new health club)

   11 %   $ 3    $ 3

Pan Am

   Fairfax, VA   

Grocer expansion, small shop re-tenanting, site improvements, addition of gas station

   6 %   $ 2    $ 2

Greenlawn Plaza

   Greenlawn, NY   

Re-tenanting and new pad site (child care)

   24 %   $ 2    $ 2

Bala Cynwyd

   Philadelphia, PA   

Re-tenanting (new health club)

   34 %   $ 2    $ 2

Bristol Plaza

   Bristol, CT   

Grocer relocation, canopy and façade renovation

   10 %   $ 2    $ 1

Rutgers Plaza

   Franklin, NJ   

Grocer re-location and expansion and backfill of existing grocer space

   20 %   $ 1    $ <1
              

 

  

Subtotal: Projects Stabilized in 2005 (3) (4)

   16 %   $ 17    $ 15
              

 

  

Projects Anticipated to Stabilize in 2006 (3)                    

Santana Phase IV

   San Jose, CA   

Building 7 residential re-build

   10 %   $ 70    $ 59

Mount Vernon / South Valley

   Alexandria, VA   

Grocer expansion, small shop re-tenanting, site improvements, addition of five pad site buildings and three anchors.

   11 %   $ 35    $ 28

Mercer Mall

   Lawrenceville , NJ   

Demolish, redevelop and re-tenant

   11 %   $ 20    $ 13

Leesburg Plaza

   Leesburg, VA   

Demolish, redevelop and re-tenant the former Kmart & Peebles.

   10 %   $ 14    $ 13

Village of Shirlington - Phase II

   Arlington, VA   

Ground floor retail and parking garage as part of urban mixed-use development (by others)

   12 %   $ 7    $ 4

Brick Plaza

   Brick, NJ   

Re-tenanting (electronics)

   8 %   $ 2    $ 2
              

 

  

Subtotal: Projects Anticipated to Stabilize in 2006 (3) (4)

   11 %   $ 149    $ 119
              

 

  

Projects Anticipated to Stabilize in 2007 (3)

                   

Rockville Town Square

   Rockville, MD   

Ground floor retail as part of urban mixed-use development (by others)

   13 %   $ 39    $ 11

Willow Lawn

   Richmond, VA   

Anchor re-tenanting, small shop demolition, façade renovation, and site improvements

   9 %   $ 19    $ 5

Loehmann’s Plaza

   Falls Church, VA   

Grocer expansion, anchor relocation, façade renovation and site improvements

   15 %   $ 11    $ 3

Village of Shirlington - Phase III

   Arlington, VA   

Ground floor retail below new office development (by others)

   16 %   $ 6    $ <1

Leesburg Plaza - Pads

   Leesburg, VA   

Two new retail buildings and a bank pad site will be added

   13 %   $ 5    $ <1
              

 

  

Subtotal: Projects Anticipated to Stabilize in 2007 (3) (4)

   13 %   $ 80    $ 19
              

 

  

Total: Projects Anticipated to Stabilize in 2005, 2006 and 2007 (3) (4)

   12 %   $ 246    $ 153
              

 

  

 

Redevelopments anticipated to stabilize in 2008 and 2009 include the next phase of Bethesda Row, Galaxy Building and Flourtown representing approximately $100 million of redevelopment capital. The Trust has a pipeline of potential, future redevelopment projects including Pike 7 and Westgate Mall and future phases of Santana Row, Assembly Square and Bala Cynwyd. (3) (5)

 


Notes:

 

(1) These current redevelopment opportunities are being pursued by the Trust. There is no guaranty 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 reflects only the deal specific cash, unleveraged Incremental Property Operating Income (POI) generated by the redevelopment and is calculated as Incremental POI divided by cost. Incremental POI is the POI generated by the redevelopment after deducting rent being paid for the redevelopment space and any other space taken out of service to accomodate the redevelopment. Projected ROI 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. ROI for Mount Vernon/South Valley and Mercer Mall (properties acquired on the basis of redevelopment potential) are calculated as the increase in POI between acquisition and stabilization divided by the increase in cost basis between acquisition and stabilization.
(3) Anticipated Stabilization is the year in which 95% occupancy of the redeveloped space is anticipated to be achieved.
(4) All subtotals and totals reflect cost weighted-average ROIs.
(5) These future redevelopment opportunities are being explored by the Trust. There is no guaranty that the Trust will ultimately pursue or complete any or all of these opportunities.


Federal Realty Investment Trust

Santana Row Summary (1)

December 31, 2005

 

    

Description


  

Comments


Operational - Phases I, II and III (2) (5)

         

        Retail

   563,000 sf    Retail was 94% leased as of December 31, 2005. Pink Stripes, Bella Boutique, Lucy and Furla opened in fourth quarter 2005.

        Residential

   36 units    36 townhouse rental units in Building Eight were 94% leased on December 31, 2005.

In Progress (3) (5)

         

        Residential - for rent

        Phase IV

   256 units    256 rental units being built on the Building Seven podium. Initial occupancy commenced in April 2005 with lease-up expected to continue through 2006. As of December 31, 2005, 105 units (49 townhomes and 56 flats) have been leased at an average rental rate of $2.56 per square foot per month. Projected cost of $70 million is expected to yield 10% upon stabilization in 2006.
           

Residential - for sale

   219 units    Closings on the sale of loft and villa units commenced in August 2005 and are proceeding in all three buildings. Projected gross sales proceeds increased to approximately $150 million. (4)

Commitments/Closings:

(as of February 13, 2006)

   152 units have been closed, with associated gross sales proceeds of $105.3 million.
          30 units are under binding contracts, with associated gross sales proceeds of $20.3 million.

 

     Units Closed

   Units Under Contract

   Units Remaining

Building Three (98 lofts)    51    21    26
Building Four (100 lofts)    85    7    8
Building Six (21 villas)    16    2    3

 

Future (6)

         

Retail

   125,000 sf    Currently being master planned.

Residential

   690 units    Currently being master planned.

Hotel

   191 rooms    Currently being master planned.

Notes:

 

(1) All costs are projected final costs. Yield represents stabilized projected Property Operating Income divided by projected final costs.
(2) The portions of the property currently open and operating which include luxury and lifestyle retail components, loft, townhome and villa residential units, and the 213-room Hotel Valencia Santana Row.
(3) Developments and other significant activities being actively pursued at Santana Row.
(4) Projected gross sales proceeds represent management’s current estimate of total sales prices for the 219 units expected to be sold without taking into account any costs of sale, including, without limitation, any income taxes that may be paid.
(5) $432 million of projected costs at Santana Row is expected to yield 7% upon both of the following having occurred: (1) stabilization of Phases I - IV (net of insurance proceeds), and (2) completion of the sale of 219 condominiums expected in 2006. The projected cost includes $11 million invested in joint ventures at Santana Row.
(6) Remaining entitlements for development or sale.


Federal Realty Investment Trust

2005 Acquisitions and Dispositions

Through December 31, 2005

 

Federal Realty Investment Trust Acquisitions

 

Date


  

Property


  

City / State


   GLA

   Purchase price

  

Anchor tenants


                    (in thousands)     

March 1, 2005

  

Assembly Square/Sturtevant Street

   Somerville, MA    551,233    $ 66,400   

K-Mart, TJ Maxx, Bed Bath and Beyond, Christmas Tree Shops

December 29, 2005

  

Crow Canyon

   San Ramon, CA    227,685      47,472   

Albertson’s, Loehmann’s, Rite Aid

              
  

    

Total

             778,918    $ 113,872     
              
  

    

 

Federal Realty Investment Trust Dispositions

 

 

Date


  

Property


  

City / State


   GLA

   Sales price

    
                    (in thousands)     

February 15, 2005

  

420 South Mill Avenue

  

Tempe, AZ

   15,966    $ 7,385     

February 15, 2005

  

501 South Mill Avenue

  

Tempe, AZ

   24,013      6,265     

June 2, 2005

  

Andary Building

  

Winter Park, FL

   3,600      1,560     

June 2, 2005

  

Cone Building

  

Winter Park, FL

   24,846      9,500     

July 12, 2005

  

Shaw’s Plaza

  

Carver, MA

   75,307      3,960     

August - December 2005

  

Santana Row condominiums - 130 units

  

San Jose, CA

   N/A      89,188     

Various

  

Other

        N/A      1,401     
              
  

    

Total

             143,732    $ 119,259     
              
  

    


Federal Realty Investment Trust

Real Estate Status Report

December 31, 2005

 

Property Name


 

MSA Description


  Year
Acquired


  Total
Investment


    Ownership
Percentage


    GLA (1)

  % Leased

    Mortgage or
Capital Lease
Obligation


  Grocery
Anchor
GLA (2)


 

Grocery Anchor (2)


 

Other Principal Tenants


            (in thousands)                     (in thousands)            

East Region

                                                 

Washington Metropolitan Area

Bethesda Row

 

Washington, DC-MD-VA

  1993-98   $ 82,821       (3)   440,000   98 %   $ 12,576   40,000  

Giant Food

 

Barnes & Noble / Landmark Theater

Congressional Plaza

 

Washington, DC-MD-VA

  1965     68,678 (4)   64.1 %   338,000   100 %         28,000  

Whole Foods

 

Buy Buy Baby / Container Store / Tower Records

Courthouse Center

 

Washington, DC-MD-VA

  1997     4,597       (5)   38,000   100 %                  

Falls Plaza

 

Washington, DC-MD-VA

  1967     8,165     100.0 %   73,000   100 %         51,000  

Giant Food

   

Falls Plaza-East

 

Washington, DC-MD-VA

  1972     3,387     100.0 %   71,000   100 %                

CVS / Staples

Federal Plaza

 

Washington, DC-MD-VA

  1989     62,251     100.0 %   247,000   100 %     34,676          

TJ Maxx / CompUSA / Ross

Friendship Center

 

Washington, DC-MD-VA

  2001     33,309     100.0 %   119,000   100 %                

Borders / Linens ‘n Things / Maggiano’s

Gaithersburg Square

 

Washington, DC-MD-VA

  1993     23,802     100.0 %   196,000   95 %                

Bed, Bath & Beyond / Borders / Ross

Idylwood Plaza

 

Washington, DC-MD-VA

  1994     15,084     100.0 %   73,000   100 %         30,000  

Whole Foods

   

Laurel

 

Washington, DC-MD-VA

  1986     46,100     100.0 %   387,000   97 %         61,000  

Giant Food

 

Marshalls / Toys R Us

Leesburg Plaza

 

Washington, DC-MD-VA

  1998     28,841       (5)   236,000   95 %     9,881   55,000  

Giant Food

 

Pier One / Office Depot

Loehmann’s Plaza

 

Washington, DC-MD-VA

  1983     26,084     100.0 %   251,000   98 %                

Bally’s / Loehmann’s

Mid-Pike Plaza

 

Washington, DC-MD-VA

  1982     17,764       (6)   309,000   100 %     10,041          

Linens ‘n Things / Toys R Us / Bally’s / AC Moore / Filene’s Basement

Mount Vernon

 

Washington, DC-MD-VA

  2003     41,077       (5)   277,000   100 %     12,556   54,000  

Shoppers Food Warehouse

 

Bed, Bath & Beyond / Michaels

Old Keene Mill

 

Washington, DC-MD-VA

  1976     5,277     100.0 %   92,000   97 %         24,000  

Whole Foods

   

Pan Am

 

Washington, DC-MD-VA

  1993     27,187     100.0 %   227,000   100 %         63,000  

Safeway

 

Micro Center / Michaels

Pentagon Row

 

Washington, DC-MD-VA

  1999     87,382     100.0 %   296,000   99 %         45,000  

Harris Teeter

 

Bally’s / Bed, Bath & Beyond / DSW / Cost Plus

Pike 7

 

Washington, DC-MD-VA

  1997     33,689     100.0 %   164,000   100 %                

Staples / TJ Maxx / Tower Records

Quince Orchard

 

Washington, DC-MD-VA

  1993     19,876     100.0 %   252,000   99 %         24,000  

Magruders

 

Circuit City / Staples

Rockville Town Square

 

Washington, DC-MD-VA

  N/A     10,742       (7)   N/A   N/A                    

Rollingwood Apartments

 

Washington, DC-MD-VA

  1971     6,807     100.0 %   N/A   94 %                  

Sam’s Park & Shop

 

Washington, DC-MD-VA

  1995     12,170     100.0 %   51,000   100 %                

Petco

South Valley

 

Washington, DC-MD-VA

  2003     21,531       (5)   221,000   95 %                

Home Depot / TJ Maxx

Tower

 

Washington, DC-MD-VA

  1998     19,006     100.0 %   109,000   90 %                

Virginia Fine Wine / Talbots

Tyson’s Station

 

Washington, DC-MD-VA

  1978     3,429     100.0 %   50,000   97 %     6,505          

Trader Joes

Village at Shirlington

 

Washington, DC-MD-VA

  1995     33,837     100.0 %   201,000   99 %                

Cineplex Odeon / Carlyle Grand Café

Wildwood

 

Washington, DC-MD-VA

  1969     17,496     100.0 %   85,000   100 %     26,910   20,000  

Balducci’s

 

CVS

           


       
 

                 

Total Washington Metropolitan Area

    760,389           4,803,000   98 %                  

New York / New Jersey

                                         

Allwood

 

Bergen-Passaic, NJ

  1988     4,404       (6)   50,000   100 %     3,061   50,000  

Stop & Shop

   

Blue Star

 

Middlesex-Somerset-Hunterdon, NJ

  1988     39,786       (6)   410,000   100 %     23,366   43,000  

Shop Rite

 

Kohl’s / Michaels / Toys R Us / Marshalls

Brick Plaza

 

Monmouth-Ocean, NJ

  1989     55,411     100.0 %   409,000   100 %     32,099   66,000  

A&P

 

Loews Theatre / Barnes & Noble / Sports Authority

Brunswick

 

Middlesex-Somerset-Hunterdon, NJ

  1988     23,716       (6)   303,000   96 %     9,727   55,000  

A&P

 

A.J. Wright / L.A. Fitness

Clifton

 

Bergen-Passaic, NJ

  1988     5,434       (6)   80,000   99 %     2,847          

Drug Fair / Dollar Express

Forest Hills

 

New York, NY

  1997     24,036     100.0 %   86,000   100 %                

Midway Theatre / Duane Reade / Gap

Fresh Meadows

 

New York, NY

  1997     66,038     100.0 %   403,000   95 %                

Filene’s Basement / Kohl’s / Cineplex Odeon

Greenlawn Plaza

 

Nassau-Suffolk, NY

  2000     11,964     100.0 %   102,000   100 %         46,000  

Waldbaum’s

   

Hamilton

 

Trenton, NJ

  1988     8,288       (6)   190,000   94 %     4,220   53,000  

Shop Rite

 

AC Moore / Stevens Furniture

Hauppauge

 

Nassau-Suffolk, NY

  1998     26,616     100.0 %   131,000   100 %     16,283   61,000  

Shop Rite

 

AC Moore

Huntington

 

Nassau-Suffolk, NY

  1988     22,777       (6)   279,000   100 %     12,492          

Buy Buy Baby / Toys R Us / Bed, Bath & Beyond / Barnes & Noble

Mercer Mall

 

Trenton, NJ

  2003     94,614       (6)   499,000   96 %     58,887   75,000  

Shop Rite

 

Bed, Bath & Beyond / DSW / TJ Maxx / Raymour & Flanigan

Rutgers

 

Middlesex-Somerset-Hunterdon, NJ

  1988     16,496       (6)   267,000   97 %     11,268   74,000  

Stop & Shop

 

Kmart

Troy

 

Newark, NJ

  1980     20,096     100.0 %   202,000   100 %         64,000  

Pathmark

 

AC Moore / Comp USA / Toys R Us

           


       
 

                 

Total New York / New Jersey

    419,676           3,411,000   98 %                  

Philadelphia Metropolitan Area

Andorra

 

Philadelphia, PA-NJ

  1988     22,917     100.0 %   267,000   99 %         24,000  

Acme Markets

 

Kohl’s / Staples / L.A. Fitness

Bala Cynwyd

 

Philadelphia, PA-NJ

  1993     26,050     100.0 %   280,000   100 %         45,000  

Acme Markets

 

Lord & Taylor / L.A. Fitness

Ellisburg Circle

 

Philadelphia, PA-NJ

  1992     29,128     100.0 %   267,000   100 %         47,000  

Genuardi’s

 

Bed, Bath & Beyond / Stein Mart

Feasterville

 

Philadelphia, PA-NJ

  1980     11,680     100.0 %   111,000   100 %         53,000  

Genuardi’s

 

OfficeMax

Flourtown

 

Philadelphia, PA-NJ

  1980     9,295     100.0 %   187,000   54 %         42,000  

Genuardi’s

   

Langhorne Square

 

Philadelphia, PA-NJ

  1985     17,891     100.0 %   216,000   89 %         55,000  

Redner’s Warehouse Mkts.

 

Marshalls

Lawrence Park

 

Philadelphia, PA-NJ

  1980     28,301     100.0 %   354,000   99 %     30,615   53,000  

Acme Markets

 

CHI / TJ Maxx / CVS

Northeast

 

Philadelphia, PA-NJ

  1983     22,111     100.0 %   287,000   92 %                

Burlington Coat / Marshalls / Tower Records

Willow Grove

 

Philadelphia, PA-NJ

  1984     26,533     100.0 %   215,000   100 %                

Barnes & Noble / Marshalls / Toys R Us

Wynnewood

 

Philadelphia, PA-NJ

  1996     35,534     100.0 %   255,000   98 %     31,200   98,000  

Genuardi’s

 

Bed, Bath & Beyond / Borders / Old Navy

           


       
 

                 

Total Philadelphia Metropolitan Area

    229,440           2,439,000   94 %                  

Boston

                                                 

Assembly
Square/Sturtevant
Street

 

Boston-Worcester-Lawrence-Lowell-Brockton, MA

  2005     103,382     100.0 %   552,000   100 %                

Bed, Bath & Beyond / Christmas Tree Shops / Kmart / Staples / TJ Maxx

Dedham Plaza

 

Boston-Worcester-Lawrence-Lowell-Brockton, MA

  1993     29,894     100.0 %   241,000   93 %         80,000  

Star Market

 

Pier One

Queen Anne Plaza

 

Boston-Worcester-Lawrence-Lowell-Brockton, MA

  1994     14,983     100.0 %   149,000   100 %         50,000  

Victory Supermarket

 

TJ Maxx

Saugus Plaza

 

Boston-Worcester-Lawrence-Lowell-Brockton, MA

  1996     13,533     100.0 %   171,000   100 %         55,000  

Super Stop & Shop

 

Kmart

           


       
 

                 

Total Boston

    161,792           1,113,000   99 %                  


Federal Realty Investment Trust

Real Estate Status Report

December 31, 2005

 

Property Name


 

MSA Description


  Year
Acquired


  Total
Investment


  Ownership
Percentage


    GLA (1)

  % Leased

    Mortgage or
Capital Lease
Obligation


  Grocery
Anchor
GLA (2)


 

Grocery Anchor (2)


 

Other Principal Tenants


            (in thousands)                   (in thousands)            

Chicago

                                               

Crossroads

 

Chicago, IL

  1993     22,406   100.0 %   173,000   96 %                

Comp USA / Golfsmith / Guitar Center

Finley Square

 

Chicago, IL

  1995     29,012   100.0 %   314,000   99 %                

Bed, Bath & Beyond / Sports Authority

Garden Market

 

Chicago, IL

  1994     11,139   100.0 %   140,000   96 %         63,000  

Dominick’s

 

Walgreens

North Lake Commons

 

Chicago, IL

  1994     13,078   100.0 %   129,000   96 %         77,000  

Dominick’s

   
           

       
 

                 

Total Chicago

    75,635         756,000   97 %                  

East Region - Other

Barracks Road

 

Charlottesville, VA

  1985     41,251   100.0 %   483,000   100 %     43,193   91,000  

Harris Teeter / Kroger

 

Bed, Bath & Beyond / Barnes & Noble / Old Navy

Bristol Plaza

 

Hartford, CT

  1995     23,517   100.0 %   277,000   95 %         74,000  

Stop & Shop

 

TJ Maxx

Eastgate

 

Raleigh-Durham-Chapel Hill, NC

  1986     17,091   100.0 %   157,000   88 %         23,000  

Earth Fare

 

Stein Mart

Governor Plaza

 

Baltimore, MD

  1985     18,971   100.0 %   268,000   80 %                

Bally’s / Comp USA / Office Depot

Gratiot Plaza

 

Detroit, MI

  1973     18,039   100.0 %   217,000   100 %         69,000  

Farmer Jacks

 

Bed, Bath & Beyond / Best Buy / DSW

Greenwich Avenue

 

New Haven-Bridgeport-Stamford-Waterbury

  1995     15,993   100.0 %   42,000   100 %                

Saks Fifth Avenue

Lancaster

 

Lancaster, PA

  1980     10,816     (6)   107,000   100 %     4,907   39,000  

Giant Food

 

Michaels

Perring Plaza

 

Baltimore, MD

  1985     26,275   100.0 %   401,000   100 %         58,000  

Shoppers Food Warehouse

 

Home Depot / Burlington Coat Factory / Jo-Ann Stores

Shops at Willow Lawn

 

Richmond-Petersburg, VA

  1983     63,763   100.0 %   467,000   86 %         60,000  

Kroger

 

Old Navy / Tower Records / Staples

           

       
 

                 

Total East Region - Other

    235,716         2,419,000   94 %                  

Total East Region

    1,882,648         14,941,000   97 %                  

West Region

California

                                               

Colorado Blvd

 

Los Angeles-Long Beach, CA

  1996-
1998
    16,707   100.0 %   69,000   97 %                

Pottery Barn / Banana Republic

Crow Canyon

 

San Ramon, CA

  2005     50,585     (8)   228,000   98 %     22,258   58,000  

Albertson’s

 

Loehmann’s / Rite Aid

Escondido

 

San Diego, CA

  1996     25,887   70.0 %   222,000   100 %                

Cost Plus / TJ Maxx / Toys R Us

Fifth Ave

 

San Diego, CA

  1996-
1997
    12,718     (9)   51,000   99 %                

Urban Outfitters

Hermosa Ave

 

Los Angeles-Long Beach, CA

  1997     4,721   90.0 %   23,000   100 %                  

Hollywood Blvd

 

Los Angeles-Long Beach, CA

  1999     27,984   90.0 %   149,000   78 %                

Hollywood Entertainment Museum

Kings Court

 

San Jose, CA

  1998     11,433     (5)   79,000   100 %         25,000  

Lunardi’s Super Market

 

Longs Drug Store

Old Town Center

 

San Jose, CA

  1997     33,371   100.0 %   95,000   98 %                

Borders / Gap Kids / Banana Republic

Santana Row (Phase I, II & III)

 

San Jose, CA

  1997     482,977   100.0 %   563,000   94 %                

Crate & Barrel / Container Store / Best Buy / Borders / CineArts Theatre

Third St Promenade

 

Los Angeles-Long Beach, CA

  1996-
2000
    75,428     (10)   211,000   100 %                

J. Crew / Banana Republic / Old Navy / Abercrombie & Fitch

Westgate

 

San Jose, CA

  2004     114,761   100.0 %   646,000   98 %         38,000  

Safeway

 

Target / Burlington Coat Factory / Barnes & Noble / Ross

150 Post Street

 

San Francisco, CA

  1997     36,147   100.0 %   103,000   86 %                

Brooks Brothers

           

       
 

                 

Total California

    892,719         2,439,000   96 %                  

West Region - Other

Houston St

 

San Antonio, TX

  1998     62,955   100.0 %   171,000   67 %     145          

Hotel Valencia

Total West Region

    955,674         2,610,000   94 %                  
           

       
 

 

           

Grand Total

          $ 2,838,322         17,551,000   96 %   $ 419,713            
           

       
 

 

           

Notes:
(1) Excludes redevelopment square footage not yet in service, Santana Row residential, future phases of Santana Row, Rollingwood and The Crest at Congressional Apartments.
(2) Grocery anchor is defined as a grocery tenant leasing 15,000 square feet or more.
(3) Portion of property subject to capital lease obligation.
(4) Total investment includes dollars associated with the 146 units of The Crest at Congressional.
(5) Property 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) Property subject to capital lease obligation.
(7) Currently under contract to acquire the retail square footage upon completion of development.
(8) Property is currently parked with a Section 1031 exchange agent for a potential “reverse” exchange.
(9) Consists of four properties, three at 100% and one at 90%.
(10) Consists of nine properties, eight at 100% and one at 90%.


Federal Realty Investment Trust

Property Operating Income by Metropolitan Area (1)

December 31, 2005

 

     Year ended
December 31, 2005


 
     (in thousands)  

Washington Metro

   $ 105,265  

California

     54,456  

New York / New Jersey

     43,086  

Philadelphia Metro

     31,878  

Other (2)

     50,995  
    


Total property operating income

     285,680  

Interest income

     2,215  

Income from real estate partnership

     493  

Interest expense

     (88,566 )

General and administrative expense

     (19,909 )

Depreciation and amortization

     (89,457 )

Minority interests

     (5,234 )
    


Income from continuing operations

     85,222  

Results from discontinued operations

     29,390  
    


Net income

   $ 114,612  
    



Notes:

 

(1) Property operating income consists of rental income, other property income and mortgage interest income, less rental expenses and real estate taxes and excludes the operating results from discontinued operations.
(2) Comprised of properties located in regions that have fewer than five properties.


Federal Realty Investment Trust

Retail Leasing Summary (1)

December 31, 2005

 

Renewal Lease Summary - Comparable (2) (7)

 

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.


4th Quarter 2005

   55   66 %   266,018    $ 19.78    $ 18.31    $ 389,590   8 %   18 %   5.2    $ 2,522,399    $ 9.48

3rd Quarter 2005

   49   61 %   197,246    $ 24.64    $ 23.10    $ 303,787   7 %   17 %   6.0    $ 469,514    $ 2.38

2nd Quarter 2005

   47   66 %   121,201    $ 28.51    $ 26.12    $ 289,432   9 %   18 %   4.9    $ 267,390    $ 2.21

1st Quarter 2005

   34   64 %   162,672    $ 25.43    $ 22.86    $ 418,304   11 %   22 %   7.1    $ —      $ —  
    
 

 
  

  

  

 

 

 
  

  

Total - 12 months

   185   64 %   747,137    $ 23.71    $ 21.83    $ 1,401,113   9 %   19 %   5.8    $ 3,259,303    $ 4.36
    
 

 
  

  

  

 

 

 
  

  

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.


4th Quarter 2005

   28   34 %   187,935    $ 24.40    $ 17.98    $ 1,206,955   36 %   50 %   12.7    $ 3,764,025    $ 20.03

3rd Quarter 2005

   31   39 %   197,380    $ 23.86    $ 17.27    $ 1,300,320   38 %   52 %   13.6    $ 5,405,665    $ 27.39

2nd Quarter 2005

   24   34 %   120,207    $ 32.37    $ 19.10    $ 1,594,789   69 %   95 %   12.8    $ 1,775,952    $ 14.77

1st Quarter 2005

   19   36 %   62,410    $ 27.05    $ 21.97    $ 316,818   23 %   36 %   8.0    $ 1,785,819    $ 28.61
    
 

 
  

  

  

 

 

 
  

  

Total - 12 months

   102   36 %   567,932    $ 26.19    $ 18.41    $ 4,418,882   42 %   59 %   12.5    $ 12,731,461    $ 22.42
    
 

 
  

  

  

 

 

 
  

  

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.


4th Quarter 2005

   83   100 %   453,953    $ 21.69    $ 18.17    $ 1,596,545   19 %   31 %   8.7    $ 6,286,424    $ 13.85

3rd Quarter 2005

   80   100 %   394,626    $ 24.25    $ 20.19    $ 1,604,107   20 %   32 %   9.7    $ 5,875,179    $ 14.89

2nd Quarter 2005

   71   100 %   241,408    $ 30.43    $ 22.63    $ 1,884,221   34 %   51 %   9.0    $ 2,043,342    $ 8.46

1st Quarter 2005

   53   100 %   225,082    $ 25.88    $ 22.61    $ 735,122   14 %   25 %   7.3    $ 1,785,819    $ 7.93
    
 

 
  

  

  

 

 

 
  

  

Total - 12 months

   287   100 %   1,315,069    $ 24.78    $ 20.35    $ 5,819,995   22 %   34 %   8.8    $ 15,990,764    $ 12.16
    
 

 
  

  

  

 

 

 
  

  

 

Total Lease Summary - Comparable and Non-comparable (2)

 

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.


4th Quarter 2005

   107    532,500    $ 23.64    9.4    $ 8,738,711    $ 16.41

3rd Quarter 2005

   93    441,018    $ 24.70    9.8    $ 7,049,748    $ 15.99

2nd Quarter 2005

   84    268,926    $ 30.78    9.1    $ 2,965,405    $ 11.03

1st Quarter 2005

   60    256,897    $ 25.39    7.5    $ 2,696,110    $ 10.49
    
  
  

  
  

  

Total - 12 months

   344    1,499,341    $ 25.53    9.1    $ 21,449,974    $ 14.31
    
  
  

  
  

  


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. Non-comparable leases represent those leases signed on spaces for which there was no former tenant, or expansion square footage for leases rolling over for which there was no 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 paid by the prior tenant in the final 12 months of the term.
(5) Weighted average is determined on the basis of square footage.
(6) See Glossary of Terms.
(7) Renewal leases represent expiring leases rolling over with the same tenant. All other leases are categorized as new.


Federal Realty Investment Trust

Lease Expirations

December 31, 2005

 

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

   % of
Total SF


    Minimum Rent
PSF (2)


2006

   154,000    2 %   $ 11.03    660,000    9 %   $ 23.79    815,000    5 %   $ 21.38

2007

   901,000    9 %   $ 9.47    986,000    14 %   $ 24.84    1,887,000    11 %   $ 17.50

2008

   893,000    9 %   $ 11.17    928,000    13 %   $ 23.64    1,821,000    11 %   $ 17.52

2009

   1,153,000    12 %   $ 11.67    965,000    14 %   $ 27.12    2,118,000    13 %   $ 18.71

2010

   634,000    7 %   $ 12.99    929,000    13 %   $ 24.41    1,564,000    9 %   $ 19.78

2011

   578,000    6 %   $ 15.10    726,000    10 %   $ 28.69    1,304,000    8 %   $ 22.66

2012

   666,000    7 %   $ 11.20    430,000    6 %   $ 31.91    1,096,000    7 %   $ 19.32

2013

   607,000    6 %   $ 14.29    283,000    4 %   $ 32.88    891,000    5 %   $ 20.21

2014

   651,000    7 %   $ 18.56    274,000    4 %   $ 34.05    926,000    6 %   $ 23.15

2015

   564,000    6 %   $ 14.19    284,000    4 %   $ 30.41    847,000    5 %   $ 19.62

Thereafter

   2,749,000    29 %   $ 13.49    598,000    8 %   $ 21.61    3,344,000    20 %   $ 14.94
    
  

 

  
  

 

  
  

 

Total (3)

   9,550,000    100 %   $ 12.98    7,063,000    100 %   $ 26.30    16,613,000    100 %   $ 18.64
    
  

 

  
  

 

  
  

 

Assumes 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

   % of
Total SF


    Minimum Rent
PSF (2)


2006

   34,000    0 %   $ 1.79    442,000    6 %   $ 25.43    476,000    3 %   $ 23.76

2007

   229,000    2 %   $ 9.61    523,000    7 %   $ 25.12    752,000    5 %   $ 20.40

2008

   255,000    3 %   $ 11.52    587,000    8 %   $ 24.00    842,000    5 %   $ 20.22

2009

   231,000    2 %   $ 11.39    564,000    8 %   $ 28.34    795,000    5 %   $ 23.42

2010

   126,000    1 %   $ 12.49    498,000    7 %   $ 26.63    623,000    4 %   $ 23.78

2011

   61,000    1 %   $ 14.86    568,000    8 %   $ 24.68    629,000    4 %   $ 23.73

2012

   235,000    2 %   $ 13.39    471,000    7 %   $ 28.03    706,000    4 %   $ 23.17

2013

   155,000    2 %   $ 13.08    316,000    4 %   $ 27.16    470,000    3 %   $ 22.53

2014

   304,000    3 %   $ 13.11    395,000    6 %   $ 29.83    699,000    4 %   $ 22.56

2015

   216,000    2 %   $ 15.31    444,000    6 %   $ 26.25    660,000    4 %   $ 22.67

Thereafter

   7,704,000    81 %   $ 13.13    2,255,000    32 %   $ 26.07    9,961,000    60 %   $ 16.06
    
  

 

  
  

 

  
  

 

Total (3)

   9,550,000    100 %   $ 12.98    7,063,000    100 %   $ 26.30    16,613,000    100 %   $ 18.64
    
  

 

  
  

 

  
  

 


Notes:

 

(1) Anchor is defined as a tenant leasing 15,000 square feet or more.
(2) Minimum Rent reflects in-place contractual rent as of December 31, 2005.
(3) Represents occupied square footage as of December 31, 2005.


Federal Realty Investment Trust

Portfolio Leased Statistics

December 31, 2005

 

Overall Portfolio Statistics (1)

 

     At December 31, 2005

    At December 31, 2004

 

Type


   Size

   Leased

   Leased %

    Size

   Leased

   Leased %

 

Retail Properties (2) (sf)

   17,551,000    16,900,000    96.3 %   16,891,000    16,069,000    95.1 %

Residential Properties (3) (units)

   464    436    94.0 %   683    639    93.6 %
Same Center Statistics (1)                                 
     At December 31, 2005

    At December 31, 2004

 

Type


   Size

   Leased

   Leased %

    Size

   Leased

   Leased %

 

Retail Properties (2) (4) (sf)

   13,346,000    12,966,000    97.2 %   13,361,000    12,920,000    96.7 %

Residential Properties (3) (units)

   428    402    93.9 %   428    412    96.3 %

Notes:

 

(1) See Glossary of Terms.
(2) Leasable square feet; excludes redevelopment square footage not yet placed in service.
(3) Overall portfolio statistics at December 31, 2005 include Rollingwood, The Crest at Congressional and the residential units in Building Eight (36 units) at Santana Row. Residential units in Buildings Three, Four, Six and Seven at Santana Row are excluded from overall portfolio statistics as we have either commenced closing sales of the units (Buildings Three, Four and Six - 219 units) or the units are still under development and have not reached stabilization (Building Seven - 256 units). Overall portfolio statistics at December 31, 2004 included Rollingwood, The Crest at Congressional and the residential units in Buildings Three, Four, Six and Eight (255 units) at Santana Row. Same center statistics at December 31, 2005 and 2004 include only Rollingwood and The Crest at Congressional.
(4) Excludes properties purchased, sold or under redevelopment.


Federal Realty Investment Trust

Summary of Top 25 Tenants

December 31, 2005

 

Rank

  

Tenant Name


  

Annualized

Base Rent


    Percentage of
Total Annualized
Base Rent


    Tenant GLA

    Percentage of
Total GLA


    Number of
Stores
Leased


  1    Ahold USA, Inc.    $ 7,463,000     2.41 %   601,000     3.42 %   10
  2    Bed, Bath & Beyond, Inc.    $ 6,742,000     2.18 %   509,000     2.90 %   12
  3    Safeway, Inc.    $ 6,609,000     2.13 %   481,000     2.74 %   8
  4    Gap, Inc.    $ 6,321,000     2.04 %   224,000     1.28 %   11
  5    TJX Companies    $ 5,709,000     1.84 %   536,000     3.06 %   16
  6    CVS Corporation    $ 3,809,000     1.23 %   142,000     0.81 %   13
  7    Barnes & Noble, Inc.    $ 3,703,000     1.20 %   174,000     0.99 %   7
  8    Best Buy Stores, L.P.    $ 3,394,000     1.10 %   97,000     0.55 %   2
  9    Wakefern Food Corporation    $ 3,077,000     0.99 %   232,000     1.32 %   4
10    Retail Ventures (DSW/Filene’s Basement)    $ 2,994,000     0.97 %   155,000     0.88 %   5
11    Borders Group, Inc.    $ 2,939,000     0.95 %   129,000     0.73 %   5
12    Michaels Stores, Inc.    $ 2,858,000     0.92 %   189,000     1.08 %   9
13    OPNET Technologies, Inc.    $ 2,552,000     0.82 %   60,000     0.34 %   1
14    Staples, Inc.    $ 2,462,000     0.79 %   128,000     0.73 %   7
15    MTS, Inc. (Tower Records)    $ 2,441,000     0.79 %   91,000     0.52 %   5
16    Great Atlantic & Pacific Tea Co    $ 2,408,000     0.78 %   236,000     1.35 %   4
17    CompUSA, Inc.    $ 2,378,000     0.77 %   134,000     0.76 %   5
18    The Container Store, Inc.    $ 2,354,000     0.76 %   52,000     0.30 %   2
19    L.A. Fitness International LLC    $ 2,306,000     0.74 %   148,000     0.84 %   3
20    Dollar Tree Stores, Inc.    $ 2,278,000     0.74 %   173,000     0.99 %   16
21    Dress Barn, Inc.    $ 2,244,000     0.72 %   109,000     0.62 %   15
22    Home Depot, Inc.    $ 2,207,000     0.71 %   218,000     1.24 %   3
23    Albertsons, Inc.    $ 2,198,000     0.71 %   260,000     1.48 %   5
24    Office Depot, Inc.    $ 2,108,000     0.68 %   142,000     0.81 %   6
25    Bally’s Health & Tennis    $ 2,104,000     0.68 %   156,000     0.89 %   5
         


 

 

 

 
     Totals - Top 25 Tenants    $ 85,657,000     27.66 %   5,377,000     30.64 %   179
         


 

 

 

 
     Total:    $ 309,663,000  (1)         17,551,000  (2)         2,230

Notes:

 

(1) Reflects annual in-place contractual rent as of December 31, 2005.
(2) Excludes redevelopment square footage not yet placed in service.


Federal Realty Investment Trust

Reconciliation of Net Income to FFO Guidance

December 31, 2005

 

    2006 Guidance

 
    ($ millions except per share
amounts) (1)


 

Net income

  $ 95     to   $ 98  

Cumulative effect of change in accounting (SFAS No. 123R)

  $ (2 )       $ (2 )

Depreciation and amortization of real estate & joint venture assets

    88           88  

Amortization of initial direct costs of leases

    7           7  
   


     


Funds from operations

    188           191  

Income attributable to operating partnership units

    1           1  

Dividends on preferred stock

    (11 )         (11 )
   


     


Funds from operations available for common shareholders

    177     to     180  
   


     


Weighted Average Shares (diluted)

    53.8              
   


           

Funds from operations available for common shareholders per diluted share

  $ 3.30     to   $ 3.35  
   


     



Note:

 

(1) Individual items may not add up to total due to rounding.


Federal Realty Investment Trust

Joint Venture Disclosure

December 31, 2005

 

Clarion Lion Properties Fund


Federal Realty Investment Trust

Summarized Operating Results and Balance Sheets - Joint Venture

December 31, 2005

 

Financial Highlights

(in thousands)

 

CONSOLIDATED OPERATING RESULTS


   Three months ended
December 31, 2005


    Twelve months ended
December 31, 2005


 

Revenues

                

Rental income

   $ 2,166     $ 8,275  

Other property income

     37       109  
    


 


       2,203       8,384  

Expenses

                

Rental

     413       1,531  

Real estate taxes

     168       647  

Depreciation and amortization

     530       2,099  
    


 


       1,111       4,277  
    


 


Operating income

     1,092       4,107  

Interest expense

     (615 )     (2,464 )
    


 


Net Income

   $ 477     $ 1,643  
    


 


                  

CONSOLIDATED BALANCE SHEETS


  

As of

December 31, 2005


   

As of

December 31, 2004


 

ASSETS

                

Real estate, at cost

   $ 81,768     $ 80,970  

Less accumulated depreciation and amortization

     (2,718 )     (625 )
    


 


Net real estate investments

     79,050       80,345  

Cash and cash equivalents

     1,452       2,108  

Accounts receivable and other assets

     3,599       3,419  
    


 


TOTAL ASSETS

   $ 84,101     $ 85,872  
    


 


LIABILITIES AND PARTNERS’ CAPITAL

                

Liabilities

                

Mortgages

   $ 47,225     $ 47,225  

Other liabilities

     5,506       6,544  
    


 


Total liabilities

     52,731       53,769  

Partners’ Capital

     31,370       32,103  
    


 


TOTAL LIABILITIES AND PARTNERS’ CAPITAL

   $ 84,101     $ 85,872  
    


 



Federal Realty Investment Trust

Summary of Outstanding Debt and Debt Maturities - Joint Venture

December 31, 2005

 

OUTSTANDING DEBT

 

Mortgage Loans


   Maturity

  

Interest Rate as of

December 31, 2005


    Balance

                (in thousands)

Secured Fixed Rate

                 

Campus Plaza

   12/01/09    4.530 % (a)   $ 11,000

Pleasant Shops

   12/01/09    4.530 % (a)     12,400

Plaza del Mercado

   07/05/14    5.770 % (b)     13,325

Atlantic Plaza

   12/01/14    5.120 % (a)     10,500
               

Total Fixed Rate Debt

              $ 47,225
               

 

DEBT MATURITIES

 

(in thousands)

 

Year


   Scheduled
Amortization


   Maturities

   Total

  

Percent of

Debt Maturing


    Cumulative
Percent of
Debt Maturing


 

2006

     —        —        —      —       —    

2007

     70      —        70    0.2 %   0.2 %

2008

     175      —        175    0.4 %   0.6 %

2009

     185      23,400      23,585    49.9 %   50.5 %

2010

     196      —        196    0.4 %   50.9 %

2011

     208      —        208    0.4 %   51.3 %

2012

     220      —        220    0.5 %   51.8 %

2013

     233      —        233    0.5 %   52.3 %

2014

     142      22,396      22,538    47.7 %   100.0 %
    

  

  

  

     

Total

   $ 1,429    $ 45,796    $ 47,225    100.0 %      
    

  

  

  

     

Notes:

 

(a) Interest only until maturity.
(b) Loan is interest only until July 5, 2007, after which principal and interest payments are due based on a 30-year amortization schedule.


Federal Realty Investment Trust

Real Estate Status Report - Joint Venture

December 31, 2005

 

Property Name


 

MSA Description


  Year
Acquired


  Total
Investment


  GLA

  % Leased

   

Mortgage or

Capital Lease

Obligation


  Grocery
Anchor
GLA (1)


  Grocery Anchor (1)

  

Other Principal Tenants


            (in thousands)             (in thousands)             

East Region

                                      

Washington Metropolitan Area

                                  

Plaza del Mercado

  Washington, DC-MD-VA   2004   20,903   96,000   98 %   13,325   25,000   Giant Food    CVS
           
 
 

                

Total Washington Metropolitan Area

      20,903   96,000   98 %                 

New England

                                  

Atlantic Plaza

  Boston-Worcester-Lawrence-Lowell-Brockton, MA   2004   16,319   123,000   97 %   10,500   63,000   Shaw’s
Supermarket
   Sears

Campus Plaza

  Boston-Worcester-Lawrence-Lowell-Brockton, MA   2004   21,940   117,000   99 %   11,000   46,000   Roche
Brothers
   Burlington Coat Factory

Pleasant Shops

  Boston-Worcester-Lawrence-Lowell-Brockton, MA   2004   22,606   130,000   96 %   12,400   38,000   Foodmaster    Marshalls
           
 
 

                

Total New England

      60,865   370,000   97 %                 

Total East Region

      81,768   466,000   97 %                 
           
 
 

 
            

Grand Totals

          81,768   466,000   97 %   47,225             
           
 
 

 
            

Note:

 

(1) Grocery anchor is defined as a grocery tenant leasing 15,000 square feet or more.


Glossary of Terms

 

Adjusted EBITDA: Adjusted EBITDA is a non-GAAP measure that means net income or loss plus interest expense, income taxes, depreciation and amortization; adjusted for gain or loss on sale of assets and impairment provisions. Adjusted EBITDA is presented because we believe that it provides useful information to investors regarding our ability to service debt and because it approximates a key covenant in material notes. Adjusted EBITDA should not be considered an alternative measure of operating results or cash flow from operations as determined in accordance with GAAP. The reconciliation of Adjusted EBITDA, to net income for the years ended December 31, 2005 and 2004 is as follows:

 

     For the Years Ended
December 31,


 
     (in thousands)  
     2005

    2004

 

Net income

   $ 114,612     $ 84,156  

Depreciation and amortization

     91,503       90,438  

Interest expense

     88,566       85,058  

Other interest income

     (2,216 )     (1,509 )
    


 


EBITDA

     292,465       258,143  

(Gain) on sale of real estate

     (30,748 )     (14,052 )
    


 


Adjusted EBITDA

   $ 261,717     $ 244,091  
    


 


 

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: income available for common shareholders before depreciation and amortization of real estate assets and before extraordinary items less gains and losses on sale of 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 because it primarily 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 and excluding operating results from discontinued operations.

 

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 and operated 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.

 

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 but 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.