FRT-12.31.2013 8-K 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) December 31, 2013
 
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 11, 2014, 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 December 31, 2013. 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, 2013 (including press release dated February 11, 2014)

    

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 11, 2014
 
 /s/ James M. Taylor, Jr.
 
 
 
 
 
 
 
James M. Taylor, Jr.
 
 
 
Executive Vice President-
 
 
 
Chief Financial Officer and Treasurer





EXHIBIT INDEX


Exh No.    Exhibit                                    
99.1        Supplemental Information at December 31, 2013    




FRT-12.31.2013-EX 99.1


FEDERAL REALTY INVESTMENT TRUST
SUPPLEMENTAL INFORMATION
December 31, 2013
 
 
 
 
TABLE OF CONTENTS
 
 
 
 
1
Fourth Quarter and Year End 2013 Earnings Press Release
 
 
 
 
2
Financial Highlights
 
 
 
Summarized Income Statements
 
 
Summarized 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
Mixed Use Projects Phase I
 
 
 
 
6
Future Development / Redevelopment Opportunities
 
 
 
 
7
2013 Significant Acquisition and Dispositions and 2014 Significant Acquisition
 
 
 
 
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 Net Income to FFO Guidance
 
 
 
 
14
30% Owned Joint Venture Disclosure
 
 
 
Summarized Income Statements and Balance Sheets
 
 
Summary of Outstanding Debt and Debt Maturities
 
 
Real Estate Status Report
 
 
 
 
15
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 11, 2014, 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 11, 2014.



2



FOR IMMEDIATE RELEASE
Investor Inquiries
Media Inquiries
Kristina Lennox
Andrea Simpson
Investor Relations Manager
Director, Marketing
301/998-8265
617/684-1511
klennox@federalrealty.com
asimpson@federalrealty.com

FEDERAL REALTY INVESTMENT TRUST ANNOUNCES FOURTH QUARTER AND
YEAR-END 2013 OPERATING RESULTS

ROCKVILLE, Md. (February 11, 2014) - Federal Realty Investment Trust (NYSE:FRT) today reported operating results for its fourth quarter and year-ended December 31, 2013.

Financial Results
Federal Realty generated funds from operations available for common shareholders (FFO) of $68.4 million, or $1.03 per diluted share for fourth quarter 2013 which was negatively impacted by a charge for early extinguishment of debt. Without the charge for early extinguishment of debt, FFO would have been $78.2 million or $1.18 per diluted share, which includes acquisition costs of $0.02 that were incurred during the quarter. This compares to FFO of $71.7 million, or $1.11 per diluted share, in fourth quarter 2012. For the year ending December 31, 2013, Federal Realty reported FFO of $289.9 million, or $4.41 per diluted share which includes the early extinguishment of debt. FFO for calendar year 2013 without the charge for early extinguishment of debt would have been $303.2 million of $4.61 per diluted share. This compares to $277.2 million, or $4.31 per diluted share, for the year ending December 31, 2012.

Net income available for common shareholders was $28.3 million and earnings per diluted share was $0.42 for fourth quarter 2013 versus $37.6 million and $0.58, respectively, for fourth quarter 2012. For the year ending December 31, 2013, Federal Realty reported net income available for common shareholders of $162.1 million and earnings per diluted share of $2.46. This compares to net income available for shareholders of $151.4 million and earnings per diluted share of $2.35 for the year ending December 31, 2012.

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 in addition to Form 8-K that was filed.



3



FEDERAL REALTY INVESTMENT TRUST ANNOUNCES FOURTH QUARTER AND
YEAR-END 2013 OPERATING RESULTS
February 11, 2014
Page 2

Portfolio Results
Same-center property operating income in 2013 increased 4.4% including redevelopments and expansions, and 4.5% excluding redevelopments and expansions compared to 2012. Both of those same-center comparisons exclude the lease termination fee from Safeway last year to more properly reflect comparability. On a quarterly-basis, same-center property operating income in fourth quarter 2013 increased 3.6% including redevelopment and expansion properties, and 4.3% excluding redevelopment and expansion properties, compared to fourth quarter 2012.

The overall portfolio was 95.8% leased as of December 31, 2013, compared to 95.3% on September 30, 2013 and 95.3% on December 31, 2012. Federal Realty’s same-center portfolio was 95.9% leased on December 31, 2013, compared to 95.4% on September 30, 2013 and 95.2% on December 31, 2012.

During fourth quarter 2013, the Trust signed 99 leases for 484,144 square feet of retail space. On a comparable space basis (i.e., spaces for which there was a former tenant), the Trust leased 395,906 square feet at an average cash-basis contractual rent increase per square foot (i.e., excluding the impact of straight-line rents) of 25%. The average contractual rent on this comparable space for the first year of the new lease is $27.24 per square foot compared to the average contractual rent of $21.73 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 any percentage rent actually paid during the last year of the lease term for the re-leased space. On a GAAP basis (i.e., including the impact of straight-line rents), rent increases per square foot for comparable retail space averaged 38% for fourth quarter 2013.

For all of 2013, Federal Realty signed 348 leases representing 1.4 million square feet of comparable retail space at an average cash-basis contractual rent increase per square foot of 20%, and 33% on a GAAP-basis. The average cash-basis contractual rent on this comparable space for the first year of the new lease is $32.41 per square foot compared to the average cash-basis contractual rent of $27.00 per square foot for the last year of the prior lease. As of December 31, 2013, Federal Realty’s average contractual minimum rent for retail and commercial space in its portfolio is $24.54 per square foot, as compared to $23.83 per square foot on December 31, 2012.

“The 2013 fourth quarter, and in fact the entire year, was another fundamentally strong one in so many respects for our company,” said Donald C. Wood, president and chief executive officer of Federal Realty Investment Trust. “Leasing activity in all the markets we serve was robust, particularly in Northern California and Boston, and we were able to drive rent increases that set us up particularly well for growth in 2014. Add to that the January 1st acquisitions of two great shopping centers in central New Jersey and a very full development pipeline set to begin to deliver in 2014; you can begin to understand our optimism for the years ahead.”



4



FEDERAL REALTY INVESTMENT TRUST ANNOUNCES FOURTH QUARTER AND
YEAR-END 2013 OPERATING RESULTS
February 11, 2014
Page 3

Summary of Other Quarterly Activities and Recent Developments
December 9, 2013 - Federal Realty issued $300 million aggregate principal amount of 3.95% senior unsecured notes due January 15, 2024. 
December 2013 - On December 27, 2013, Federal Realty redeemed its 5.95% Senior Unsecured notes (“Notes”) due 2014 for aggregate principal of $150 million.  The redemption price was approximately $158.3 million, including $3.3 million of accrued and unpaid interest. Also, in December, Federal Realty repaid $129 million of 7.50% mortgage notes due 2014. The total prepayment premium paid during the fourth quarter 2013 for both the Notes and the 7.50% mortgage notes was $9.4 million.
January 6, 2014 - Federal Realty announced the acquisition of a controlling interest in two shopping centers totaling 285,600 square feet in affluent Monmouth County, New Jersey, for a total value of $161 million. The Grove at Shrewsbury and Brook 35 are located on busy Route 35, less than three miles from the Garden State Parkway, serving the NY Metro emerging bedroom and second home communities of Shrewsbury, Red Bank, Rumson, Fair Haven, Little Silver and Middletown. The acquisition, which was effective January 1, 2014, was made using a combination of downREIT units, cash and the assumption of $68 million of fixed rate debt secured by the properties. 

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 $0.78 per share on its common shares, resulting in an indicated annual rate of $3.12 per share. The regular common dividend will be payable on April 15, 2014 to common shareholders of record on March 21, 2014.

Guidance
We have raised our 2014 guidance for FFO per diluted share to a range of $4.86 to $4.93.  Our updated earnings per diluted share guidance is $2.54 to $2.62.

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 2013 earnings conference call, which is scheduled for February 12, 2014, at 11 a.m. Eastern Standard Time. To participate, please call (800) 708-4540 five to ten minutes prior to the call start time and use the passcode 36254568 (required). Federal Realty will also provide an online webcast 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 12, 2014, by dialing (888) 843-7419 and using the passcode 36254568.

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 (excluding joint venture

5



FEDERAL REALTY INVESTMENT TRUST ANNOUNCES FOURTH QUARTER AND
YEAR-END 2013 OPERATING RESULTS
February 11, 2014
Page 4

properties) contains approximately 20 million square feet located primarily in strategically selected metropolitan markets in the Northeast, Mid-Atlantic, and California. In addition, the Trust has an ownership interest in approximately 1.0 million square feet of retail space through a joint venture in which the Trust has a 30% interest. Our operating portfolio (excluding joint venture properties) was 95.8% leased to national, regional, and local retailers as of December 31, 2013, with no single tenant accounting for more than approximately 3.5% 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 46 consecutive years, the longest record in the REIT industry. Federal Realty is an S&P MidCap 400 company and its shares are traded on the NYSE under the symbol FRT.

Safe Harbor Language
Certain matters discussed within this press release may be deemed to be forward-looking statements within the meaning of the federal securities laws. Although Federal Realty believes the expectations reflected in the forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be attained. These factors include, but are not limited to, the risk factors described in our Annual Report on Form 10-K filed on February 11, 2014, 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 renovations 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 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 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 11, 2014.





6



Federal Realty Investment Trust
Summarized Income Statements
December 31, 2013
 
Three Months Ended

Year Ended
 
December 31,

December 31,
 
2013

2012

2013

2012
 
(in thousands, except per share data)
 
 
Revenue
 
 
 
 
 
 
 
Rental income
$
159,953

 
$
151,784

 
$
620,089

 
$
580,114

Other property income
2,508

 
2,369

 
12,169

 
20,211

Mortgage interest income
1,385

 
1,632

 
5,155

 
5,466

Total revenue
163,846

 
155,785

 
637,413

 
605,791

Expenses
 
 
 
 
 
 
 
Rental expenses
31,940

 
30,007

 
118,695

 
112,616

Real estate taxes
18,155

 
16,774

 
71,759

 
66,454

General and administrative
9,068

 
8,264

 
31,970

 
31,158

Depreciation and amortization
41,213

 
35,250

 
160,828

 
141,701

Total operating expenses
100,376

 
90,295

 
383,252

 
351,929

Operating income
63,470

 
65,490

 
254,161

 
253,862

Other interest income
268

 
109

 
433

 
689

Interest expense
(24,663
)
 
(27,592
)
 
(104,977
)
 
(113,336
)
Early extinguishment of debt
(9,905
)
 

 
(13,304
)
 

Income from real estate partnerships
433

 
528

 
1,498

 
1,757

Income from continuing operations
29,603

 
38,535

 
137,811

 
142,972

Discontinued operations
 
 
 
 
 
 
 
Discontinued operations - income

 
323

 
942

 
1,400

Discontinued operations - gain on sale of real estate

 

 
23,861

 

Results from discontinued operations

 
323

 
24,803

 
1,400

Income before gain on sale of real estate
29,603

 
38,858

 
162,614

 
144,372

Gain on sale of real estate

 

 
4,994

 
11,860

Net income
29,603

 
38,858

 
167,608

 
156,232

     Net income attributable to noncontrolling interests
(1,147
)
 
(1,166
)
 
(4,927
)
 
(4,307
)
Net income attributable to the Trust
28,456

 
37,692

 
162,681

 
151,925

Dividends on preferred shares
(135
)
 
(135
)
 
(541
)
 
(541
)
Net income available for common shareholders
$
28,321

 
$
37,557

 
$
162,140

 
$
151,384

 
 
 
 
 
 
 
 
EARNINGS PER COMMON SHARE, BASIC
 
 
 
 
 
 
 
Continuing operations
$
0.43

 
$
0.57

 
$
2.01

 
$
2.15

Discontinued operations

 
0.01

 
0.38

 
0.02

Gain on sale of real estate

 

 
0.08

 
0.19

 
$
0.43

 
$
0.58

 
$
2.47

 
$
2.36

 
 
 
 
 
 
 
 
Weighted average number of common shares, basic
65,965

 
64,392

 
65,331

 
63,881

 
 
 
 
 
 
 
 
EARNINGS PER COMMON SHARE, DILUTED
 
 
 
 
 
 
 
Continuing operations
$
0.42

 
$
0.57

 
$
2.00

 
$
2.14

Discontinued operations

 
0.01

 
0.38

 
0.02

Gain on sale of real estate

 

 
0.08

 
0.19

 
$
0.42

 
$
0.58

 
$
2.46

 
$
2.35

 
 
 
 
 
 
 
 
Weighted average number of common shares, diluted
66,113

 
64,550

 
65,483

 
64,056



7




Federal Realty Investment Trust
Summarized Balance Sheets
December 31, 2013
 
December 31,
 
2013
 
2012
 
(in thousands)
 
 
 
 
ASSETS
 
 
 
Real estate, at cost
 
 
 
Operating (including $265,138 and $264,506 of consolidated variable interest entities, respectively)
$
4,618,258

 
$
4,473,813

Construction-in-progress
531,205

 
288,714

Assets held for sale (discontinued operations)

 
17,147

 
5,149,463

 
4,779,674

Less accumulated depreciation and amortization (including $19,086 and $12,024 of consolidated variable interest entities, respectively)
(1,350,471
)
 
(1,224,295
)
Net real estate
3,798,992

 
3,555,379

Cash and cash equivalents
88,927

 
36,988

Accounts and notes receivable, net
84,838

 
73,861

Mortgage notes receivable, net
55,155

 
55,648

Investment in real estate partnership
32,264

 
33,169

Prepaid expenses and other assets
159,118

 
143,520

TOTAL ASSETS
$
4,219,294

 
$
3,898,565

 
 
 
 
LIABILITIES AND SHAREHOLDERS' EQUITY
 
 
 
Liabilities
 
 
 
Mortgages and capital lease obligations (including $202,782 and $205,299 of consolidated variable interest entities, respectively)
$
660,127

 
$
832,482

Notes payable
300,822

 
299,575

Senior notes and debentures
1,360,913

 
1,076,545

Accounts payable and other liabilities
321,710

 
284,950

Total liabilities
2,643,572

 
2,493,552

Redeemable noncontrolling interests
104,425

 
94,420

Shareholders' equity
 
 
 
    Preferred shares
9,997

 
9,997

    Common shares and other shareholders' equity
1,438,163

 
1,276,815

Total shareholders' equity of the Trust
1,448,160

 
1,286,812

    Noncontrolling interests
23,137

 
23,781

Total shareholders' equity
1,471,297

 
1,310,593

TOTAL LIABILITIES AND SHAREHOLDERS' EQUITY
$
4,219,294

 
$
3,898,565




8



Federal Realty Investment Trust
Funds From Operations / Summary of Capital Expenditures
December 31, 2013
 
 
 
 
 
 
 
 
Three Months Ended
 
Year Ended
 
 
December 31,
 
December 31,
 
 
2013
 
2012
 
2013
 
2012
 
 
(in thousands, except per share data)
Funds from Operations available for common shareholders (FFO) (1)
 
 
 
 
 
 
 
 
Net income
 
$
29,603

 
$
38,858

 
$
167,608

 
$
156,232

Net income attributable to noncontrolling interests
 
(1,147
)
 
(1,166
)
 
(4,927
)
 
(4,307
)
Gain on sale of real estate
 

 

15,075

(28,855
)
1,410

(11,860
)
Depreciation and amortization of real estate assets
 
37,143

 
31,283

 
144,873

 
125,611

Amortization of initial direct costs of leases
 
2,607

 
2,605

 
10,694

 
10,935

Depreciation of joint venture real estate assets
 
384

 
380

 
1,504

 
1,513

Funds from operations
 
68,590

 
71,960

 
290,897

 
278,124

Dividends on preferred shares
 
(135
)
 
(135
)
 
(541
)
 
(541
)
Income attributable to operating partnership units
 
223

 
236

 
888

 
943

Income attributable to unvested shares
 
(305
)
 
(317
)
 
(1,306
)
 
(1,289
)
FFO
 
68,373

 
71,744

 
289,938

 
277,237

Early extinguishment of debt, net of allocation to unvested shares
 
9,861

 

 
13,244

 

FFO excluding early extinguishment of debt
 
$
78,234

 
$
71,744

 
$
303,182

 
$
277,237

Weighted average number of common shares, diluted
 
66,399

 
64,873

 
65,778

 
64,389

 
 
 
 
 
 
 
 
 
FFO per diluted share
 
$
1.03

 
$
1.11

 
$
4.41

 
$
4.31

 
 
 
 
 
 
 
 
 
FFO excluding early extinguishment of debt, per diluted share
 
$
1.18

 
$
1.11

 
$
4.61

 
$
4.31

 
 
 
 
 
 
 
 
 
Summary of Capital Expenditures
 
 
 
 
 
 
 
 
Non-maintenance capital expenditures
 
 
 
 
 
 
 
 
Development, redevelopment and expansions
 
$
81,258

 
$
38,657

 
$
281,228

 
$
134,875

Tenant improvements and incentives
 
6,910

 
10,725

 
27,660

 
34,252

Total non-maintenance capital expenditures
 
88,168

 
49,382

 
308,888

 
169,127

Maintenance capital expenditures
 
9,869

 
8,520

 
21,372

 
19,286

Total capital expenditures
 
$
98,037

 
$
57,902

 
$
330,260

 
$
188,413

 
 
 
 
 
 
 
 
 
Dividends and Payout Ratios
 
 
 
 
 
 
 
 
Regular common dividends declared
 
$
52,025

 
$
47,313

 
$
198,965

 
$
182,813

 
 
 
 
 
 
 
 
 
Dividend payout ratio as a percentage of FFO
 
76
%
 
66
%
 
69
%
 
66
%
Dividend payout ratio as a percentage of FFO excluding early extinguishment of debt
 
66
%
 
66
%
 
66
%
 
66
%

Notes:
1)    See Glossary of Terms.

9



Federal Realty Investment Trust
Market Data
December 31, 2013
 
 
 
December 31,
 
 
 
2013
 
2012
 
 
 
(in thousands, except per share data)
Market Data
 
 
 
 
 
Common shares outstanding (1)
 
66,701

 
64,815

 
Market price per common share
 
$
101.41

 
$
104.02

 
Common equity market capitalization
 
$
6,764,148

 
$
6,742,056

 
 
 
 
 
 
 
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
 
$
6,774,148

 
$
6,752,056

 
 
 
 
 
 
 
Total debt (3)
 
2,321,862

 
2,208,602

 
 
 
 
 
 
 
Total market capitalization
 
$
9,096,010

 
$
8,960,658

 
 
 
 
 
 
 
Total debt to market capitalization
 
26%
 
25%
 
 
 
 
 
 
 
Fixed rate debt ratio:
 
 
 
 
 
Fixed rate debt and capital lease obligations (4)
 
100%
 
100%
 
Variable rate debt
 
<1%
 
<1%
 
 
 
100%
 
100%
Notes:
1)
Amounts do not include 285,722 and 320,646 Operating Partnership Units outstanding at December 31, 2013 and 2012, 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. It does not include $17.1 million at both December 31, 2013 and 2012, which is the Trust's 30% share of the total mortgages payable, of $56.9 million and $57.2 million at December 31, 2013 and 2012, respectively, of the partnership with a discretionary fund created and advised by ING Clarion Partners.
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
 
 
 
 
 
 
 
December 31, 2013
 
 
 
 
 
 
 
 
Three Months Ended
 
Year Ended
 
December 31,
 
December 31,
 
2013
 
2012
 
2013
 
2012
 
(in thousands)
Minimum rents
 
 
 
 
 
 
 
Retail and commercial (1)
$
113,430

 
$
108,469

 
$
448,058

 
$
420,989

Residential (2)
7,377

 
7,144

 
28,902

 
27,611

Cost reimbursements
32,728

 
30,048

 
122,578

 
112,424

Percentage rents
3,323

 
3,401

 
9,359

 
8,568

Other
3,095

 
2,722

 
11,192

 
10,522

Total rental income
$
159,953

 
$
151,784

 
$
620,089

 
$
580,114


Notes:
1)
Minimum rents include $1.7 million and $2.3 million for the three months ended December 31, 2013 and 2012, respectively, and $5.4 million and $6.1 million for the year ended December 31, 2013 and 2012, respectively, to recognize minimum rents on a straight-line basis. In addition, minimum rents include $0.8 million and $0.3 million for the three months ended December 31, 2013 and 2012, respectively, and $3.1 million and $1.1 million for the year ended December 31, 2013 and 2012, respectively, to recognize income from the amortization of in-place leases.
2)
Residential minimum rents consist of the rental amounts for residential units at Rollingwood Apartments, the Crest at Congressional Plaza Apartments, Santana Row, Bethesda Row, and Chelsea Residential.




11



Federal Realty Investment Trust
Summary of Outstanding Debt and Capital Lease Obligations
December 31, 2013
 
 
As of December 31, 2013
 
 
Stated maturity date
 
Stated interest rate
 
Balance
 
 
 
Weighted average effective rate (7)
 
 
 
 
 
 
(in thousands)
 
 
 
 
 
Mortgages Payable (1) (11)
 
 
 
 
 
 
 
 
 
 
 
Secured fixed rate
 
 
 
 
 
 
 
 
 
 
 
Melville Mall (2)
9/1/2014
 
5.25%
 
$
20,705

 
 
 
 
 
 
THE AVENUE at White Marsh
1/1/2015
 
5.46%
 
54,112

 
 
 
 
 
 
Barracks Road
11/1/2015
 
7.95%
 
37,069

 
 
 
 
 
 
Hauppauge
11/1/2015
 
7.95%
 
13,974

 
 
 
 
 
 
Lawrence Park
11/1/2015
 
7.95%
 
26,275

 
 
 
 
 
 
Wildwood
11/1/2015
 
7.95%
 
23,095

 
 
 
 
 
 
Wynnewood
11/1/2015
 
7.95%
 
26,777

 
 
 
 
 
 
Brick Plaza
11/1/2015
 
7.42%
 
27,254

 
 
 
 
 
 
East Bay Bridge
3/1/2016
 
5.13%
 
61,980

 
 
 
 
 
 
Plaza El Segundo
8/5/2017
 
6.33%
 
175,000

 
 
 
 
 
 
Rollingwood Apartments
5/1/2019
 
5.54%
 
22,521

 
 
 
 
 
 
29th Place
1/31/2021
 
5.91%
 
5,119

 
 
 
 
 
 
Montrose Crossing
1/10/2022
 
4.20%
 
77,341

 
 
 
 
 
 
Chelsea
1/15/2031
 
5.36%
 
7,269

 
 
 
 
 
 
Subtotal
 
 
 
 
578,491

 
 
 
 
 
 
Net unamortized premium
 
 
 
 
9,965

 
 
 
 
 
 
Total mortgages payable
 
 
 
 
588,456

 
 
 
5.57
%
 
 
 
 
 
 
 
 
 
 
 
 
 
Notes payable
 
 
 
 
 
 
 
 
 
 
 
Unsecured fixed rate
 
 
 
 
 
 
 
 
 
 
 
Term Loan (3)
11/21/2018
 
LIBOR + 1.30%
 
275,000

 
 
 
 
 
 
Various (4)
Various through 2028
 
5.73%
 
16,422

 
 
 
 
 
 
Unsecured variable rate
 
 
 
 
 
 
 
 
 
 
 
Escondido (Municipal bonds) (5)
10/1/2016
 
0.09%
 
9,400

 
 
 
 
 
 
Revolving Credit Facility (6)
4/21/2017
 
LIBOR + 0.90%
 

 
 
 
 
 
 
Total notes payable
 
 
 
 
300,822

 
 
 
3.26
%
(8)
 
 
 
 
 
 
 
 
 
 
 
 
Senior notes and debentures
 
 
 
 
 
 
 
 
 
 
 
Unsecured fixed rate
 
 
 
 
 
 
 
 
 
 
 
5.65% notes
6/1/2016
 
5.65%
 
125,000

 
 
 
 
 
 
6.20% notes
1/15/2017
 
6.20%
 
200,000

 
 
 
 
 
 
5.90% notes
4/1/2020
 
5.90%
 
150,000

 
 
 
 
 
 
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

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

 
 
 
 
 
 
Subtotal
 
 
 
 
1,369,200

 
 
 
 
 
 
Net unamortized discount
 
 
 
(8,287
)
 
 
 
 
 
 
Total senior notes and debentures
 
 
 
1,360,913

 
 
 
4.55
%
 
 
 
 
 
 
 
 
 
 
 
 
 
Capital lease obligations
 
 
 
 
 
 
 
 
 
 
 
Various
Various through 2106
 
Various
 
71,671

 
 
 
8.04
%
 
Total debt and capital lease obligations
 
 
 
 
$
2,321,862

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total fixed rate debt and capital lease obligations
 
 
 
$
2,312,462

 
100
%
 
4.76%
 
Total variable rate debt
 
 
 
9,400

 
<1%

 
1.41%
(8)
Total debt and capital lease obligations
 
 
 
$
2,321,862

 
100
%
 
4.76%
(8)

12



 
Three Months Ended
 
Year Ended
 
December 31,
 
December 31,
 
2013
2012
 
2013
2012
Operational Statistics
 
 
 
 
 
 
 
 
 
Excluding early extinguishment of debt:
 
 
 
 
 
 
 
 
 
Ratio of EBITDA to combined fixed charges and preferred share dividends (9)(10)
3.48

x
3.33

x
 
3.65

x
3.29

x
Ratio of adjusted EBITDA to combined fixed charges and preferred share dividends (9)(10)
3.48

x
3.33

x
 
3.41

x
3.20

x
Including early extinguishment of debt:
 
 
 
 
 
 
 
 
 
Ratio of EBITDA to combined fixed charges and preferred share dividends (9)
2.62

x
3.33

x
 
3.29

x
3.29

x
Ratio of adjusted EBITDA to combined fixed charges and preferred share dividends (9)
2.62

x
3.33

x
 
3.08

x
3.20

x

Notes:
1)
Mortgages payable do not include our 30% share ($17.1 million) of the $56.9 million debt of the partnership with a discretionary fund created and advised by ING Clarion Partners.
2)
We acquired control of Melville Mall through a 20-year master lease and secondary financing. Because we control the activities that most significantly impact this property and retain substantially all of the economic benefit and risk associated with it, this property is consolidated and the mortgage loan is reflected on the balance sheet, though it is not our legal obligation.
3)
We entered into two interest rate swap agreements to fix the variable rate portion of our $275.0 million term loan at 1.72% from December 1, 2011 through November 1, 2018. The swap agreements effectively fix the rate on the term loan at 3.02% and thus the loan is included in fixed rate debt.
4)
The interest rate of 5.73% represents the weighted average interest rate for twelve unsecured fixed rate notes payable. These notes mature between November 15, 2014 and to October 31, 2028.
5)
The bonds require monthly interest only payments through maturity. 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 property is not encumbered by a lien.
6)
The maximum amount drawn under our revolving credit facility during the three months ended December 31, 2013 was $72.0 million, and the weighted average interest rate on borrowings under our revolving credit facility, before amortization of debt fees was 1.08%. The maximum amount drawn under our revolving credit facility was $76.0 million during 2013, and the weighted average effective interest rate on borrowings under our revolving credit facility, before amortization of debt fees, was 1.27% for 2013.
7)
The weighted average effective interest rate includes the amortization of any deferred financing fees, discounts and premiums, if applicable, except as described in Note 8.
8)
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 balance on December 31, 2013. In addition, the weighted average effective interest rate is calculated using the fixed rate on our term loan of 3.02% as the result of the interest rate swap agreements discussed in Note 3. The term loan is included in fixed rate debt.
9)
Fixed charges consist of interest on borrowed funds (including capitalized interest), amortization of debt discount/premium and debt costs, costs related to the early extinguishment of debt, and the portion of rent expense representing an interest factor. EBITDA includes a gain on sale of real estate of $28.9 million and $11.9 million for the year ended December 31, 2013 and 2012, respectively. Adjusted EBITDA is reconciled to net income in the Glossary of Terms.
10)
Fixed charges exclude the $9.9 million and $13.3 million of early extinguishment of debt charge for the three months and year ended December 31, 2013, respectively, related to the make-whole premiums paid as part of the early redemptions of our 5.40% and 5.95% senior notes, and the prepayment premium paid as part of the early payoff of our 7.50% mortgage loans.
11)
Effective January 1, 2014, with the acquisition of the Grove at Shrewsbury and Brook 35 Plaza, we assumed three mortgage loans with principal balances of $11.5 million, $45.4 million, and $11.4 million. These mortgage loans have stated interest rates of 5.46%, 5.82%, 6.38%. and maturity dates of July 1, 2014, October 1, 2017, and March 1, 2018, respectively.


13



Federal Realty Investment Trust
Summary of Debt Maturities
December 31, 2013
Year
Scheduled Amortization
 
Maturities
 
Total
 
Percent of Debt Maturing
 
Cumulative Percent of Debt Maturing
 
Weighted Average Rate (3)
 
 
(in thousands)
 
 
 
 
 
 
 
2014
$
10,149

 
$
30,127

 
$
40,276

 
1.7
%
 
1.7
%
 
4.5
%
 
2015
8,016

 
198,391

 
206,407

 
8.9
%
 
10.6
%
 
7.3
%
 
2016
3,240

 
194,013

 
197,253

 
8.5
%
 
19.1
%
 
4.5
%
 
2017
3,144

 
375,000

(1)
378,144

 
16.3
%
 
35.4
%
 
5.7
%
(4)
2018
3,324

 
275,000

 
278,324

 
12.0
%
 
47.4
%
 
3.2
%
 
2019
3,172

 
20,160

 
23,332

 
1.0
%
 
48.4
%
 
5.7
%
 
2020
3,176

 
150,000

 
153,176

 
6.6
%
 
55.0
%
 
6.0
%
 
2021
3,099

 
3,625

 
6,724

 
0.3
%
 
55.3
%
 
6.1
%
 
2022
1,226

 
313,618

 
314,844

 
13.6
%
 
68.9
%
 
3.5
%
 
2023
1,283

 
330,010

 
331,293

 
14.3
%
 
83.2
%
 
3.9
%
 
Thereafter
21,210

 
369,201

 
390,411

 
16.8
%
 
100.0
%
 
5.0
%
 
Total
$
61,039

 
$
2,259,145

 
$
2,320,184

(2)
100.0
%
 
 
 
 
 
Notes:
1)
Our $600.0 million unsecured revolving credit facility matures on April 21, 2017, subject to a one-year extension at our option. As of December 31, 2013, there was no balance outstanding on our revolving credit facility.
2)
The total debt maturities differs from the total reported on the consolidated balance sheet due to the unamortized net discount or premium on certain mortgage loans, senior notes and debentures as of December 31, 2013.
3)
The weighted average rate reflects the weighted average interest rate on debt maturing in the respective year.
4)
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
 
 
 
 
December 31, 2013
 
 
 
 
 
 
 
 
 
 
 
 
 
The following development and redevelopment opportunities have received or will shortly receive all necessary approvals to proceed and are actively being worked on by the Trust (1) ($ millions)
 
Property
Location
Opportunity
Projected ROI (2)
Projected Cost (2)
Cost to Date
Anticipated Stabilization (3)
Projects Stabilized in 2013 (4)
 
 
 
 
Chelsea Commons
Chelsea, MA
Addition of a 56 unit apartment building with above grade parking
7
%

$12


$12

Stabilized
29th Place
Charlottesville, VA
Renovate canopy and reconfigure anchor spaces to accommodate new tenants.
10
%

$6


$6

Stabilized
Total: Projects Stabilized in 2013 (3) (4)
8
%

$18


$18

 
 
 
 
 
 
Active Redevelopment Projects
 
 
 
 
The Point
El Segundo, CA
Addition of 90,000 square feet of retail, and 25,000 square feet of office space
8
%

$80


$30

2015
Santana Row - Lot 8B
San Jose, CA
Addition of a 5-story rental apartment building, which will include 212 residential units and associated parking
8
%

$75


$66

2014
Westgate Center
San Jose, CA
Façade and interior mall renovation, addition of food court and pad site
9
%

$20


$15

2014/2015
Shops at Willow Lawn
Richmond, VA
Demo interior mall, relocate mall tenants, construct new exterior GLA, and gas station
10
%

$11


$9

2014
Mercer Mall
Lawrenceville, NJ
Addition of 26,000 square feet of space including new in-line space, addition of bank pad and reconfiguration of existing pad site
12
%

$9


$1

2015
Quince Orchard
Gaithersburg, MD
Property repositioning through demo of non-functional small shop space, creation of new anchor box, rightsizing of national office products tenant, and creation of new visible small shop space
23
%

$6


$0

2015
Ellisburg
Cherry Hill, NJ
Property repositioning through retenanting, including new grocer and façade renovation
18
%

$4


$3

2014
Hollywood Blvd. - Petersen Building
Hollywood, CA
Redevelop/retenant building and reconfigure space to accommodate 2nd floor tenant
19
%

$4


$1

2014
Barracks Road
Charlottesville, VA
11,800 square foot multi-tenant pad building
13
%

$4


$3

2014
Pentagon Row
Arlington, VA
Ice rink expansion and 1,500 square feet of new retail space
9
%

$2


$2

2014
Brick
Brick, NJ
New restaurant pad building
18
%

$1


$0

2014
Huntington Square
East Northport, NY
Infrastructure investment to create additional restaurant capacity
10
%

$1


$0

2015
Total Active Redevelopment projects (4)

9
%

$217


$130

 

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 development projects reflects the deal specific cash, unleveraged Property Operating Income (POI) generated by the development and is calculated as POI divided by cost. Projected ROI for development and 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 the year in which 95% occupancy of the redeveloped space is achieved.
4)
All subtotals and totals reflect cost weighted-average ROIs.


15



Federal Realty Investment Trust
 
 
 
 
 
 
 
Mixed Use Projects Phase I
 
 
 
 
 
 
December 31, 2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Phase I of the following development projects is currently being constructed by the Trust.
 
 
 
Property
Location
Opportunity
Projected ROI (2)
Total Cost (3)
Costs to Date
Anticipated Stabilization
Expected Opening Timeframe
Anchor and other significant tenants
Pike & Rose (Mid-Pike) - Phase I (1)
Rockville, MD
Ground up mixed use development on site of existing Mid-Pike Shopping Center. Phase I of development involves demolition of roughly 25% of existing GLA, and construction of 493 residential units, 151,000 square feet of retail, and 79,000 square feet of office space.
8% - 9%
$245 - $255

$106

2015/2016
•174 unit residential building opening Spring 2014 •Grand Opening of Retail Fall 2014 •Office and 319 unit residential building to deliver in 2015
iPic Theater, Sport & Health, Del Frisco's Grille, M Street Kitchen
Assembly Row - Phase I (1)
Somerville, MA
Ground up mixed use development. Initial phase consists of 450 residential units (by AvalonBay), in addition to 98,000 square feet of office space and approximately 326,000 square feet of retail space (including a restaurant pad site). A new Orange Line T-Stop will also be constructed by Massachusetts Bay Transit Authority, as part of Phase I.
5% - 6%
$190 - $200

$115

2015
•Opening in Summer 2014 •T Station open Summer 2014
•Office to deliver in 2015
AMC Theater, LEGOLand Discovery Center, Saks Off 5th, Nike, Brooks Brothers, Legal C Bar, Earl's, Papagayo
 
 
Total Mixed Use Projects Phase I
7%
$435 - $455

$221

 
 
 


Notes:
(1)
Anticipated opening dates, total cost, projected return on investment (ROI), anticipated stabilization, and significant tenants for centers under development 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)
Projected ROI for development projects reflects the deal specific cash, unleveraged Property Operating Income (POI) generated by the development and is calculated as POI divided by cost.
(3)
Projected costs include an allocation of infrastructure costs for the entire project.


16



Federal Realty Investment Trust
Future Development Opportunities
December 31, 2013
 
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.
 
THE AVENUE @ White Marsh
Baltimore, MD
 
Flourtown
Flourtown, PA
 
 
 
Bethesda Row
Bethesda, MD
 
Fresh Meadows
Queens, NY
 
 
 
Dedham Plaza
Dedham, MA
 
Melville Mall
Huntington, NY
 
 
 
East Bay Bridge
Oakland, CA
 
Mercer Mall
Lawrenceville, NJ
 
 
 
Eastgate
Chapel Hill, NC
 
Pan Am
Fairfax, VA
 
 
 
Escondido
Escondido, CA
 
Troy
Parsippany, NJ
 
 
 
Federal Plaza
Rockville, MD
 
Wildwood
Bethesda, MD
 
 
 
Finley Square
Downers Grove, IL
 
 
 
 
 
 
 
 
 
 
 
 
 
Property Expansion or Conversion - Opportunities at successful retail properties to convert previously underutilized land into new GLA and to convert other existing uses into additional retail GLA.
 
Assembly Row
Somerville, MA
 
Mercer Mall
Lawrenceville, NJ
 
 
 
Barracks Road
Charlottesville, VA
 
Montrose Crossing
Rockville, MD
 
 
 
Bethedsa Row
Bethesda, MD
 
Third Street Promenade
Santa Monica, CA
 
 
 
Crossroads
Highland Park, IL
 
Tower Shops
Davie, FL
 
 
 
Darien
Darien, CT
 
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
 
Leesburg Plaza
Leesburg, VA
 
 
 
Congressional Plaza
Rockville, MD
 
Village of Shirlington
Arlington, VA
 
 
 
Del Mar Village
Boca Raton, FL
 
Towson land parcel
Towson, MD
 
 
 
 
 
 
 
 
 
 
Longer Term Mixed-Use Opportunities
 
Assembly Row (1)
Somerville, MA
 
Pike & Rose (Mid-Pike) (2)
Rockville, MD
 
 
 
Bala Cynwyd
Bala Cynwyd, PA
 
Santana Row (3)
San Jose, CA
 
 
 
Pike 7
Vienna, VA
 


 
 
 
 
 
 
 
 
 
 
(1
)
Assembly Row
Remaining entitlements after Phase 1 include approximately 1.9 million square feet of commercial-use buildings, 1,650 residential units, and a 200 room hotel. Additionally, the parcel of land we acquired in October 2013 adjacent to our Assembly Row project includes an additional 0.3 million of commercial entitlements.
(2
)
Pike & Rose (Mid-Pike)
Remaining entitlements after Phase 1 include 1.5 million square feet of commercial-use buildings, and 1,090 residential units.
(3
)
Santana Row
Current remaining entitlements for this property include 348 residential units and 305,000 square feet of commercial space for retail and office.

17




 
 
2013 Significant Acquisition and Dispositions and 2014 Significant Acquisition
 
 
 
 
 
 
 
 
 
 
Significant Acquisition
 
 
 
 
 
 
 
Date
Property
City/State
GLA
 
Purchase price
 
Principal Tenants
 
 
 
 
(in square feet)
 
(in millions)
 
 
 
April 3, 2013
Darien
Darien, CT
95,000
 
$
47.3

 
Equinox / Stop & Shop
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Significant Dispositions
 
 
 
 
 
 
 
Date
Property
City/State
GLA
 
Sales Price
 
 
 
 
 
 
(in square feet)
 
(in millions)
 
 
 
July 22, 2013
Fifth Avenue
San Diego, CA
18,000
 
$
15.3

 
 
 
September 10, 2013
Forest Hills
Forest Hills, NY
48,000
 
$
20.4

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Subsequent Event - 2014 Significant Acquisition
 
 
 
 
 
 
Effective Date
Property
City/State
GLA
 
Gross Property Value
 
Principal Tenants
 
 
 
 
(in square feet)
 
(in millions)
 
 
 
January 1, 2014
The Grove at Shrewsbury/ Brook 35 Plaza
Shrewsbury, NJ/ Sea Girt, NJ
286,000
 
$
161.0

(1)
Anthropologie / Banana Republic / Brooks Brothers / Coach / Pottery Barn / Williams-Sonoma
 
 
 
 
 
 
 
 
 
(1) Our effective economic interest approximates 84% and was funded by the assumption of our share of $68 million of mortgage debt, 632,000 downREIT units, and $13 million of cash.

 


18



Federal Realty Investment Trust
Real Estate Status Report
December 31, 2013
Property Name
 
MSA Description
 Year Acquired
Real Estate at Cost
Mortgage and/or Capital Lease Obligation (1)
GLA (2)
% Leased
% Occupied (3)
Average Rent PSF (4)
 Grocery Anchor GLA
 
Grocery Anchor
Other Principal Tenants
 
 
 
 
(in thousands)
 (in thousands)
 
 
 
 
 
 
 
 
  Washington Metropolitan Area
 
 
 
 
 
 
 
 
 
 
 
Bethesda Row

Washington, DC-MD-VA
1993-2006/2008/2010
$
220,387



533,000

99
%
99
%

$47.09

40,000

 
Giant Food
Apple Computer / Barnes & Noble / Equinox / Landmark Theater
Congressional Plaza
(6)
Washington, DC-MD-VA
1965
75,801


328,000

99
%
99
%
35.31

25,000

 
Fresh Market
Buy Buy Baby / Container Store / Last Call Studio by Neiman Marcus
Courthouse Center

Washington, DC-MD-VA
1997
4,694


35,000

60
%
60
%
22.76


 


Falls Plaza/Falls Plaza-East

Washington, DC-MD-VA
1967/1972
12,870


144,000

100
%
100
%
31.86

51,000

 
Giant Food
CVS / Staples
Federal Plaza

Washington, DC-MD-VA
1989
65,650



248,000

100
%
100
%
32.87

14,000

 
Trader Joe's
TJ Maxx / Micro Center / Ross Dress For Less
Friendship Center

Washington, DC-MD-VA
2001
36,184


119,000

100
%
100
%
29.50


 

DSW / Maggiano's / Nordstrom Rack
Gaithersburg Square

Washington, DC-MD-VA
1993
25,595


207,000

77
%
77
%
28.52


 

Bed, Bath & Beyond / Ross Dress For Less
Idylwood Plaza

Washington, DC-MD-VA
1994
16,695



73,000

100
%
100
%
44.11

30,000

 
Whole Foods

Laurel

Washington, DC-MD-VA
1986
51,178


388,000

77
%
77
%
21.84

61,000

 
Giant Food
L.A. Fitness / Marshalls
Leesburg Plaza

Washington, DC-MD-VA
1998
35,403



236,000

97
%
97
%
23.70

55,000

 
Giant Food
Petsmart / Pier 1 Imports / Office Depot
Loehmann's Plaza

Washington, DC-MD-VA
1983
33,625



261,000

92
%
92
%
27.04

58,000

 
Giant Food
L.A. Fitness / Loehmann's Dress Shop
Mid-Pike Plaza/Pike & Rose
(7)
Washington, DC-MD-VA
1982/2007
182,364


59,000

100
%
96
%
35.69


 

Toys R Us
Montrose Crossing
(6)
Washington, DC-MD-VA
2011/2013
152,685

77,341

363,000

100
%
100
%
24.44

73,000

 
Giant Food
Marshalls / Sports Authority / Barnes & Noble / A.C. Moore
Mount Vernon/South Valley/7770 Richmond Hwy
(8)
Washington, DC-MD-VA
2003/2006
80,198


572,000

94
%
94
%
16.36

62,000

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

Washington, DC-MD-VA
1976
6,571


92,000

100
%
100
%
35.27

24,000

 
Whole Foods
Walgreens
Pan Am

Washington, DC-MD-VA
1993
28,684



227,000

100
%
100
%
21.55

65,000

 
Safeway
Micro Center / Michaels
Pentagon Row

Washington, DC-MD-VA
1998/2010
96,352


297,000

98
%
97
%
36.48

45,000

 
Harris Teeter
L.A. Fitness / Bed, Bath & Beyond / DSW
Pike 7

Washington, DC-MD-VA
1997
36,172


164,000

100
%
100
%
40.82


 

DSW / Staples / TJ Maxx
Quince Orchard

Washington, DC-MD-VA
1993
27,744



261,000

76
%
75
%
20.20


 

L.A. Fitness / Staples
Rockville Town Square
(5)
Washington, DC-MD-VA
2006-2007
50,628

4,524

187,000

96
%
96
%
30.60


 

CVS / Gold's Gym
Rollingwood Apartments

Washington, DC-MD-VA
1971
9,635

22,521

N/A

96
%
94
%
N/A


 


Sam's Park & Shop

Washington, DC-MD-VA
1995
12,830


49,000

97
%
97
%
39.31


 

Petco
Tower

Washington, DC-MD-VA
1998
21,222



112,000

91
%
91
%
24.37

26,000

 
L.A. Mart
Talbots
Tyson's Station

Washington, DC-MD-VA
1978
4,466



49,000

95
%
95
%
42.70

11,000

 
Trader Joe's

Village at Shirlington
(5)
Washington, DC-MD-VA
1995
59,426

6,446

261,000

96
%
96
%
34.20

28,000

 
Harris Teeter
AMC Loews / Carlyle Grand Café
Wildwood
 
Washington, DC-MD-VA
1969
18,469

23,095

84,000

94
%
94
%
89.46

20,000

 
Balducci's
CVS
 

Total Washington Metropolitan Area
1,365,528


5,349,000

94
%
94
%
31.02


 
 
 
  Philadelphia Metropolitan Area





 
 
 
 
 
 
Andorra

Philadelphia, PA-NJ
1988
25,546


265,000

95
%
95
%
15.31

24,000

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

Philadelphia, PA-NJ
1993
39,962


295,000

96
%
96
%
22.78

45,000

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

Philadelphia, PA-NJ
1992
31,561


268,000

90
%
87
%
14.64


 

Buy Buy Baby / Stein Mart
Flourtown

Philadelphia, PA-NJ
1980
13,915


160,000

97
%
95
%
20.81

75,000

 
Giant Food

Langhorne Square

Philadelphia, PA-NJ
1985
20,827


219,000

100
%
94
%
15.47

55,000

 
Redner's Warehouse Mkts.
Marshalls
Lawrence Park

Philadelphia, PA-NJ
1980
31,316

26,275

354,000

97
%
97
%
18.56

53,000

 
Acme Markets
Kaplan Career Institute / TJ Maxx / HomeGoods
Northeast

Philadelphia, PA-NJ
1983
24,644


288,000

97
%
97
%
12.50


 

Burlington Coat Factory / Home Gallery / Marshalls
Town Center of New Britain

Philadelphia, PA-NJ
2006
14,712


124,000

87
%
87
%
9.55

36,000

 
Giant Food
Rite Aid
Willow Grove

Philadelphia, PA-NJ
1984
29,793


212,000

99
%
99
%
19.03


 

HomeGoods / Marshalls / Barnes & Noble
Wynnewood

Philadelphia, PA-NJ
1996
37,630

26,777

251,000

98
%
95
%
26.42

98,000

 
Giant Food
Bed, Bath & Beyond / Old Navy


Total Philadelphia Metropolitan Area
269,906


2,436,000

96
%
95
%
17.89


 
 
 
  California





 
 
 
 
 
 
Colorado Blvd

Los Angeles-Long Beach, CA
1996/1998
18,121


69,000

100
%
100
%
38.51




Pottery Barn / Banana Republic
Crow Canyon

San Ramon, CA
2005/2007
85,453



242,000

95
%
93
%
20.37




Loehmann's Dress Shop / Rite Aid

19



Federal Realty Investment Trust
Real Estate Status Report
December 31, 2013
Property Name
 
MSA Description
 Year Acquired
Real Estate at Cost
Mortgage and/or Capital Lease Obligation (1)
GLA (2)
% Leased
% Occupied (3)
Average Rent PSF (4)
 Grocery Anchor GLA
 
Grocery Anchor
Other Principal Tenants
 
 
 
 
(in thousands)
 (in thousands)
 
 
 
 
 
 
 
 
East Bay Bridge
 
San Francisco-Oakland-Fremont, CA
2012
167,509

61,980

438,000

100
%
100
%
15.56

59,000

 
Pak-N-Save
Home Depot / Michaels / Target
Escondido
(6)
San Diego, CA
1996/2010
47,016


297,000

98
%
97
%
23.13




TJ Maxx / Toys R Us / Dick’s Sporting Goods / Ross Dress For Less
Hermosa Ave

Los Angeles-Long Beach, CA
1997
5,835


22,000

100
%
100
%
36.32





Hollywood Blvd
(6)
Los Angeles-Long Beach, CA
1999
41,142


140,000

99
%
91
%
28.87

15,000


Fresh & Easy
DSW / L.A. Fitness
Kings Court
(8)
San Jose, CA
1998
11,644


80,000

99
%
90
%
29.32

25,000


Lunardi's Super Market
CVS
Old Town Center

San Jose, CA
1997
37,199


96,000

94
%
94
%
35.07




Anthropologie / Banana Republic / Gap
Plaza El Segundo
(6)(9)
Los Angeles-Long Beach, CA
2011
225,584

175,000

381,000

100
%
100
%
37.35

66,000


Whole Foods
Anthropologie / Best Buy / Container Store / Dick's Sporting Goods / H&M / HomeGoods
Santana Row

San Jose, CA
1997
673,964


650,000

96
%
96
%
48.72




Crate & Barrel / Container Store / Best Buy / CineArts Theatre / Hotel Valencia / H&M
Third St Promenade

Los Angeles-Long Beach, CA
1996-2000
78,106


209,000

97
%
91
%
64.88




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

San Jose, CA
2004
134,565


636,000

94
%
92
%
14.11

38,000


Walmart Neighborhood Market
Target / Burlington Coat Factory / Ross Dress For Less / Michaels / Nordstrom Rack
150 Post Street
 
San Francisco, CA
1997
37,026

 
103,000

93
%
93
%
43.60

 
 

Brooks Brothers / H&M


Total California

1,563,164


3,363,000

97
%
95
%
31.11



 
 
  New York / New Jersey





 
 
 
 
 
 
Brick Plaza

Monmouth-Ocean, NJ
1989
59,755

27,254

416,000

91
%
91
%
16.60

66,000


A&P
AMC Loews / Barnes & Noble / Sports Authority
Darien
 
New Haven-Bridgeport-Stamford-Waterbury
2013
48,116

 
95,000

97
%
97
%
27.39

45,000

 
Stop & Shop
Equinox
Fresh Meadows

New York, NY
1997
79,370


406,000

100
%
100
%
29.06

15,000


Island of Gold
AMC Loews / Kohl's / Michaels / Modell's
Greenwich Avenue

New Haven-Bridgeport-Stamford-Waterbury
1995
13,969



35,000

100
%
100
%
61.00




Saks Fifth Avenue
Hauppauge

Nassau-Suffolk, NY
1998
27,799

13,974

134,000

100
%
100
%
27.60

61,000


Shop Rite
AC Moore
Huntington

Nassau-Suffolk, NY
1988/2007
43,490


279,000

100
%
100
%
25.33




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

Nassau-Suffolk, NY
2010
11,389


74,000

93
%
87
%
26.28




Barnes & Noble
Melville Mall
(11)
Nassau-Suffolk, NY
2006
69,583

20,705

246,000

100
%
100
%
19.43

54,000


Waldbaum's
Dick’s Sporting Goods / Kohl's / Marshalls
Mercer Mall
(5)
Trenton, NJ
2003
109,981

55,794

501,000

98
%
98
%
21.63

75,000


Shop Rite
Bed, Bath & Beyond / DSW / TJ Maxx / Raymour & Flanigan
Troy

Newark, NJ
1980
30,175


207,000

99
%
99
%
20.08

64,000


Pathmark
L.A. Fitness


Total New York / New Jersey

493,627


2,393,000

98
%
97
%
23.48



 
 
  New England







 
 
 
 
 
 
Assembly Square Marketplace/Assembly Row
(7)
Boston-Cambridge-Quincy, MA-NH
2005-2011
359,716


336,000

100
%
100
%
17.55




AC Moore / Bed, Bath & Beyond / Christmas Tree Shops / Kmart / Staples / Sports Authority / TJ Maxx
Chelsea Commons

Boston-Cambridge-Quincy, MA-NH
2006-2008
42,719

7,269

222,000

100
%
100
%
11.28

16,000


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

Boston-Cambridge-Quincy, MA-NH
1993
34,580


241,000

98
%
97
%
14.93

80,000


Star Market

Linden Square

Boston-Cambridge-Quincy, MA-NH
2006
146,378


224,000

94
%
94
%
44.85

50,000


Roche Bros.
CVS
North Dartmouth

Boston-Cambridge-Quincy, MA-NH
2006
9,368


48,000

100
%
100
%
15.71

48,000


Stop & Shop

Queen Anne Plaza

Boston-Cambridge-Quincy, MA-NH
1994
18,143


149,000

100
%
100
%
15.92

50,000


Hannaford
TJ Maxx / HomeGoods
Saugus Plaza

Boston-Cambridge-Quincy, MA-NH
1996
14,815


170,000

99
%
99
%
11.63

55,000


Super Stop & Shop
Kmart


Total New England

625,719


1,390,000

99
%
98
%
19.25



 
 
  Baltimore







 
 
 
 
 
 
Governor Plaza

Baltimore, MD
1985
26,633


267,000

100
%
100
%
18.04

16,500


Aldi
L.A. Fitness / Dick’s Sporting Goods

20



Federal Realty Investment Trust
Real Estate Status Report
December 31, 2013
Property Name
 
MSA Description
 Year Acquired
Real Estate at Cost
Mortgage and/or Capital Lease Obligation (1)
GLA (2)
% Leased
% Occupied (3)
Average Rent PSF (4)
 Grocery Anchor GLA
 
Grocery Anchor
Other Principal Tenants
 
 
 
 
(in thousands)
 (in thousands)
 
 
 
 
 
 
 
 
Perring Plaza

Baltimore, MD
1985
29,898


395,000

95
%
95
%
13.86

58,000


Shoppers Food Warehouse
Home Depot / Burlington Coat Factory / Jo-Ann Stores / Micro Center
THE AVENUE at White Marsh
(8)
Baltimore, MD
2007
97,179

54,112

297,000

100
%
100
%
23.27




AMC Loews / Old Navy / Barnes & Noble / AC Moore
The Shoppes at Nottingham Square

Baltimore, MD
2007
17,344


32,000

100
%
100
%
45.30





White Marsh Plaza

Baltimore, MD
2007
25,089



80,000

97
%
97
%
20.69

54,000


Giant Food

White Marsh Other

Baltimore, MD
2007
36,196


70,000

98
%
98
%
30.80







Total Baltimore

232,339


1,141,000

98
%
98
%
19.75



 
 
  Chicago







 
 
 
 
 
 
Crossroads

Chicago, IL
1993
31,063


168,000

93
%
93
%
21.26




Golfsmith / Guitar Center / L.A. Fitness
Finley Square

Chicago, IL
1995
32,546


313,000

98
%
98
%
11.52




Bed, Bath & Beyond / Buy Buy Baby / Petsmart
Garden Market

Chicago, IL
1994
12,304


140,000

95
%
89
%
12.24

63,000


Mariano's Fresh Market
Walgreens
North Lake Commons

Chicago, IL
1994
16,526


129,000

92
%
92
%
12.21







Total Chicago

92,439


750,000

95
%
94
%
13.93



 
 
  South Florida







 
 
 
 
 
 
Courtyard Shops

Miami-Ft Lauderdale
2008
40,587



130,000

94
%
94
%
20.32

49,000


Publix

Del Mar Village

Miami-Ft Lauderdale
2008
55,907


179,000

79
%
79
%
15.34

44,000


Winn Dixie
CVS
Tower Shops

Miami-Ft Lauderdale
2011
78,072


369,000

98
%
98
%
17.55




Best Buy / DSW / Old Navy / Ross Dress For Less / TJ Maxx / Ulta


Total South Florida

174,566


678,000

92
%
92
%
17.60



 
 
  Other







 
 
 
 
 
 
Barracks Road

Charlottesville, VA
1985
59,177

37,069

497,000

97
%
97
%
23.60

99,000


Harris Teeter / Kroger
Anthropologie / Bed, Bath & Beyond / Barnes & Noble / Old Navy / Michaels / Ulta
Bristol Plaza

Hartford, CT
1995
29,646


267,000

94
%
94
%
12.52

74,000


Stop & Shop
TJ Maxx
Eastgate

Raleigh-Durham-Chapel Hill, NC
1986
26,827


153,000

93
%
93
%
23.23

13,000


Trader Joe's
Stein Mart
Gratiot Plaza

Detroit, MI
1973
19,055


217,000

99
%
99
%
11.82

69,000


Kroger
Bed, Bath & Beyond / Best Buy / DSW
Houston St

San Antonio, TX
1998
61,485


175,000

90
%
90
%
24.46




Hotel Valencia / Walgreens
Lancaster
(10)
Lancaster, PA
1980
13,538

4,907

127,000

97
%
97
%
16.72

75,000


Giant Food
Michaels
29th Place

Charlottesville, VA
2007
39,931

5,119

169,000

96
%
96
%
16.89




DSW / HomeGoods / Staples / Stein Mart
Shops at Willow Lawn

Richmond-Petersburg, VA
1983
82,516


439,000

92
%
92
%
17.11

66,000


Kroger
Old Navy / Staples / Ross Dress For Less


Total Other

332,175


2,044,000

95
%
95
%
18.55



 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Grand Total



$
5,149,463

$
650,162

19,544,000

96
%
95
%
$
24.54

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Notes:
 
 
 
 
 
 
 
 
 
 
 
 
 
(1)
The mortgage or capital lease obligations differ from the total reported on the consolidated balance sheet due to the unamortized discount or premium on certain mortgage payables.
(2)
Excludes newly created redevelopment square footage not yet in service, as well as residential and hotel square footage.
(3)
For purposes of this schedule, "occupied" refers to spaces where the lease term has commenced.
(4)
Calculated as the aggregate, annualized in-place contractual (cash basis) minimum rent for all occupied spaces divided by the aggregate GLA of all occupied spaces.
(5)
Portion of property subject to capital lease obligation.
(6)
The Trust has a controlling financial interest in this property.
(7)
Portion of property is currently under development. See further discussion in Mixed Use Phase I schedule.
(8)
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.
(9)
Includes a 100% owned, 8.1 acre land parcel to be used for The Point redevelopment.
(10)
Property subject to capital lease obligation.
(11)
On October 16, 2006, the Trust acquired control of Melville Mall through a 20 year master lease and secondary financing. Since the Trust controls this property and retains substantially all of the economic benefit and risks associated with it, we consolidate this property and its operations.

21



Federal Realty Investment Trust
 
Retail Leasing Summary (1)
 
December 31, 2013
 
 
 
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 2013
82

 
100
%
 
395,906

 
$
27.24

 
$
21.73

 
$
2,182,320

 
25
%
 
38
%
 
7.4

 
$
7,040,879

 
$
17.78

(7)
3rd Quarter 2013
89

 
100
%
 
273,505

 
$
39.12

 
$
32.66

 
$
1,767,856

 
20
%
 
34
%
 
7.1

 
$
5,355,091

 
$
19.58

(7)
2nd Quarter 2013
102

 
100
%
 
446,334

 
$
30.96

 
$
25.42

 
$
2,476,132

 
22
%
 
37
%
 
7.7

 
$
8,518,843

 
$
19.09

(7)
1st Quarter 2013
75

 
100
%
 
254,282

 
$
35.78

 
$
31.89

 
$
989,501

 
12
%
 
22
%
 
8.6

 
$
7,291,311

 
$
28.67

 
Total - 12 months
348

 
100
%
 
1,370,027

 
$
32.41

 
$
27.00

 
$
7,415,809

 
20
%
 
33
%
 
7.7

 
$
28,206,124

 
$
20.59

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
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 2013
27

 
33
%
 
109,673

 
$
31.45

 
$
23.43

 
$
878,831

 
34
%
 
52
%
 
9.6

 
$
6,458,712

 
$
58.89

(7)
3rd Quarter 2013
32

 
36
%
 
104,298

 
$
44.09

 
$
31.78

 
$
1,283,589

 
39
%
 
57
%
 
9.2

 
$
4,636,228

 
$
44.45

(7)
2nd Quarter 2013
48

 
47
%
 
233,544

 
$
31.30

 
$
22.21

 
$
2,122,806

 
41
%
 
60
%
 
10.2

 
$
8,499,743

 
$
36.39

(7)
1st Quarter 2013
29

 
39
%
 
138,922

 
$
29.47

 
$
23.69

 
$
803,391

 
24
%
 
32
%
 
12.5

 
$
7,278,811

 
$
52.39

 
Total - 12 months
136

 
39
%
 
586,437

 
$
33.17

 
$
24.49

 
$
5,088,617

 
35
%
 
51
%
 
10.4

 
$
26,873,494

 
$
45.83

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Renewal Lease Summary - Comparable (2) (8)
 
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 2013
55

 
67
%
 
286,233

 
$
25.63

 
$
21.08

 
$
1,303,489

 
22
%
 
31
%
 
6.3

 
$
582,167

 
$
2.03

(7)
3rd Quarter 2013
57

 
64
%
 
169,207

 
$
36.06

 
$
33.19

 
$
484,267

 
9
%
 
20
%
 
5.6

 
$
718,863

 
$
4.25

 
2nd Quarter 2013
54

 
53
%
 
212,790

 
$
30.60

 
$
28.94

 
$
353,326

 
6
%
 
18
%
 
4.8

 
$
19,100

 
$
0.09

 
1st Quarter 2013
46

 
61
%
 
115,360

 
$
43.39

 
$
41.77

 
$
186,110

 
4
%
 
15
%
 
5.4

 
$
12,500

 
$
0.11

 
Total - 12 months
212

 
61
%
 
783,590

 
$
31.85

 
$
28.88

 
$
2,327,192

 
10
%
 
21
%
 
5.6

 
$
1,332,630

 
$
1.70

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Lease Summary - Comparable and Non-comparable (2) (9)
 
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 2013
 
 
 
 
 
 
 
 
99

 
484,144
 
 
$
27.84

 
8.0

 
$
7,723,079

 
$
15.95

 
3rd Quarter 2013
 
 
 
 
 
 
 
 
102

 
398,637
 
 
$
34.20

 
8.4

 
$
6,813,820

 
$
17.09

 
2nd Quarter 2013
 
 
 
 
 
 
 
 
110

 
480,107
 
 
$
32.26

 
7.9

 
$
8,973,443

 
$
18.69

 
1st Quarter 2013
 
 
 
 
 
 
 
 
80

 
266,451
 
 
$
36.67

 
8.8

 
$
7,358,311

 
$
27.62

 
Total - 12 months
 
 
 
 
 
 
 
 
391

 
1,629,339
 
 
$
32.14

 
8.2

 
$
30,868,653

 
$
18.95

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
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 $1.5 million ($3.09 per square foot) in 4th Quarter 2013, $2.5 million ($6.23 per square foot) in 3rd Quarter 2013 and $4.1 million ($6.75 per square foot) in 2nd Quarter 2013 of the Tenant Improvements & Incentives are for properties under active redevelopment (e.g. Westgate Center, Willow Lawn, Barracks Road, Hollywood Boulevard) and are included in the Projected Cost for those projects on the Summary of Development and Redevelopment Opportunities.
(8)
Renewal leases represent expiring leases rolling over with the same tenant in the same location. All other leases are categorized as new.
(9)
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 information 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 Mixed Use Projects Phase I schedule.

22



Federal Realty Investment Trust
Lease Expirations
December 31, 2013
 
 
 
 
 
 
 
 
 
 
 
 
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)
2014
362,000

3
%
$
18.02

 
828,000

11
%
$
30.32

 
1,190,000

6
%
$
26.58

2015
816,000

7
%
$
14.81

 
979,000

13
%
$
33.10

 
1,796,000

10
%
$
24.78

2016
878,000

8
%
$
16.86

 
1,118,000

15
%
$
34.55

 
1,997,000

11
%
$
26.76

2017
1,451,000

13
%
$
16.97

 
1,099,000

14
%
$
35.58

 
2,550,000

14
%
$
24.99

2018
1,485,000

14
%
$
14.75

 
920,000

12
%
$
37.96

 
2,405,000

13
%
$
23.63

2019
1,660,000

15
%
$
16.76

 
536,000

7
%
$
34.92

 
2,196,000

12
%
$
21.20

2020
547,000

5
%
$
18.28

 
377,000

5
%
$
34.37

 
924,000

5
%
$
24.85

2021
673,000

6
%
$
20.61

 
431,000

6
%
$
37.39

 
1,104,000

6
%
$
27.17

2022
786,000

7
%
$
16.89

 
447,000

6
%
$
39.02

 
1,232,000

6
%
$
24.95

2023
490,000

5
%
$
23.37

 
425,000

6
%
$
36.74

 
914,000

5
%
$
29.63

Thereafter
1,856,000

17
%
$
16.75

 
380,000

5
%
$
43.58

 
2,236,000

12
%
$
21.31

Total (3)
11,004,000

100
%
$
17.03

 
7,540,000

100
%
$
35.50

 
18,544,000

100
%
$
24.54

 
 
 
 
 
 
 
 
 
 
 
 
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)
2014
161,000

1
%
$
14.27

 
613,000

8
%
$
30.02

 
773,000

4
%
$
26.77

2015
58,000

1
%
$
51.07

 
565,000

8
%
$
33.98

 
623,000

3
%
$
35.57

2016
83,000

1
%
$
16.27

 
544,000

7
%
$
37.67

 
627,000

3
%
$
34.83

2017
215,000

2
%
$
22.71

 
617,000

8
%
$
37.75

 
832,000

5
%
$
33.87

2018
317,000

3
%
$
15.62

 
498,000

7
%
$
40.97

 
816,000

5
%
$
31.09

2019
439,000

4
%
$
17.76

 
392,000

5
%
$
37.43

 
831,000

5
%
$
27.04

2020
143,000

1
%
$
19.89

 
399,000

5
%
$
32.13

 
542,000

3
%
$
28.90

2021
215,000

2
%
$
15.43

 
589,000

8
%
$
34.67

 
804,000

4
%
$
29.50

2022
135,000

1
%
$
24.05

 
470,000

6
%
$
32.85

 
605,000

3
%
$
30.90

2023
348,000

3
%
$
16.79

 
373,000

5
%
$
38.29

 
721,000

4
%
$
27.91

Thereafter
8,890,000

81
%
$
16.64

 
2,480,000

33
%
$
35.58

 
11,370,000

61
%
$
20.77

Total (3)
11,004,000

100
%
$
17.03

 
7,540,000

100
%
$
35.50

 
18,544,000

100
%
$
24.54

 
 
 
 
 
 
 
 
 
 
 
 
Notes:
 
 
 
 
 
 
 
 
 
 
 
(1)
Anchor is defined as a tenant leasing 15,000 square feet or more.
(2)
Minimum Rent reflects in-place contractual (cash-basis) rent as of December 31, 2013.
(3)
Represents occupied square footage as of December 31, 2013.
(4)
Individual items may not add up to total due to rounding.



23



Federal Realty Investment Trust
 
 
 
 
 
 
 
Portfolio Leased Statistics
 
 
 
 
 
 
 
December 31, 2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Overall Portfolio Statistics (1)
At December 31, 2013
 
At December 31, 2012
 
 
 
 
 
 
 
 
 
Type
 
Size

Leased

Leased %

 
Size

Leased

Leased %

 
 
 
 
 
 
 
 
 
Retail Properties (2) (3) (4) (sf)
19,544,000

18,714,000

95.8
%
 
19,554,000

18,640,000

95.3
%
 
 
 
 
 
 
 
 
 
Residential Properties (units)
1,169

1,108

94.8
%
 
1,058

1,007

95.2
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same Center Statistics (1)
At December 31, 2013
 
At December 31, 2012
 
 
 
 
 
 
 
 
 
Type
 
Size

Leased

Leased %

 
Size

Leased

Leased %

 
 
 
 
 
 
 
 
 
Retail Properties (2) (4) (5) (sf)
17,074,000

16,378,000

95.9
%
 
17,050,000

16,239,000

95.2
%
 
 
 
 
 
 
 
 
 
Residential Properties (units)
1,058

997

94.2
%
 
1,058

1,007

95.2
%
 
 
 
 
 
 
 
 
 
Notes:
 
 
 
 
 
 
 
 
(1)
See Glossary of Terms.
(2)
Leasable square feet excludes redevelopment square footage not yet placed in service.
(3)
At December 31, 2013 leased percentage was 99.1% for anchor tenants and 91.3% for small shop tenants.
(4)
Occupied percentage was 95.1% and 94.9% at December 31, 2013 and 2012, respectively and same center occupied percentage was 95.4% and 94.9% at December 31, 2013 and 2012, respectively.
(5)
Excludes properties purchased, sold or under redevelopment.



24



Federal Realty Investment Trust
Summary of Top 25 Tenants
December 31, 2013
 
 
 
 
 
 
 
 
Rank

 
Tenant Name
Annualized Base Rent

Percentage of Total Annualized Base Rent (4)

Tenant GLA

Percentage of Total GLA (4)

Number of Stores Leased

 
 
 
 
 
 
 
 
1

 
Ahold USA, Inc.
$
15,925,000

3.50
%
939,000

4.80
%
15

2

 
Bed, Bath & Beyond, Inc.
$
12,393,000

2.72
%
728,000

3.72
%
19

3

 
TJX Companies
$
10,350,000

2.27
%
682,000

3.49
%
20

4

 
L.A. Fitness International LLC
$
8,276,000

1.82
%
417,000

2.13
%
11

5

 
Gap, Inc.
$
7,934,000

1.74
%
252,000

1.29
%
14

6

 
CVS Corporation
$
6,708,000

1.47
%
189,000

0.97
%
16

7

 
DSW, Inc
$
5,922,000

1.30
%
206,000

1.05
%
9

8

 
Best Buy Stores, L.P.
$
5,806,000

1.28
%
212,000

1.08
%
6

9

 
Home Depot, Inc.
$
5,360,000

1.18
%
438,000

2.24
%
5

10

 
Barnes & Noble, Inc.
$
5,075,000

1.12
%
214,000

1.09
%
8

11

 
Michaels Stores, Inc.
$
4,606,000

1.01
%
266,000

1.36
%
11

12

 
Whole Foods Market, Inc.
$
4,424,000

0.97
%
167,000

0.85
%
4

13

 
Dick's Sporting Goods, Inc.
$
4,375,000

0.96
%
206,000

1.05
%
5

14

 
Staples, Inc.
$
3,679,000

0.81
%
187,000

0.96
%
9

15

 
Ross Stores, Inc.
$
3,591,000

0.79
%
208,000

1.06
%
7

16

 
Riverbed Technology, Inc
$
3,579,000

0.79
%
83,000

0.42
%
2

17

 
PETsMART, Inc.
$
3,246,000

0.71
%
150,000

0.77
%
6

18

 
Dress Barn, Inc.
$
3,185,000

0.70
%
133,000

0.68
%
19

19

 
Wells Fargo Bank, N.A.
$
3,183,000

0.70
%
51,000

0.26
%
14

20

 
Bank of America, N.A.
$
3,150,000

0.69
%
64,000

0.33
%
20

21

 
Kohl's Corporation
$
3,119,000

0.69
%
322,000

1.65
%
3

22

 
A.C. Moore, Inc.
$
3,107,000

0.68
%
161,000

0.82
%
7

23

 
Sports Authority Inc.
$
3,080,000

0.68
%
179,000

0.92
%
4

24

 
Container Store, Inc.
$
3,071,000

0.67
%
74,000

0.38
%
3

25

 
Wakefern Food Corporation
$
2,945,000

0.65
%
136,000

0.70
%
2

 
 
Totals - Top 25 Tenants
$
136,089,000

29.90
%
6,664,000

34.07
%
239

 
 
 
 
 
 
 
 
 
 
Total: (1)
$
455,094,000

(2)
19,544,000

(3)
2,497

 
 
 
 
 
 
 
 
Notes:
 
 
 
 
 
(1
)
 
Does not include amounts related to leases these tenants have with our partnership with a discretionary fund created and advised by ING Clarion Partners.
(2
)
 
Reflects aggregate, annualized in-place contractual (defined as cash-basis including adjustments for concessions) minimum rent for all occupied spaces as of December 31, 2013.
(3
)
 
Excludes redevelopment square footage not yet placed in service.
(4
)
 
Individual items may not add up to total due to rounding.



25



Federal Realty Investment Trust
 
 
 
Reconciliation of Net Income to FFO Guidance
 
 
 
December 31, 2013
 
 
 
 
 
 
 
 
2014 Guidance
 
(Dollars in millions except
 
 per share amounts) (1)
Funds from Operations available for common shareholders (FFO)
 
 
 
Net income
$
180

 
$
185

Net income attributable to noncontrolling interests
(8
)
 
(8
)
Depreciation and amortization of real estate & joint venture real estate assets
148

 
148

Amortization of initial direct costs of leases
11

 
11

Funds from operations
331

 
336

Dividends on preferred shares
(1
)
 
(1
)
Income attributable to operating partnership units
3

 
3

Income attributable to unvested shares
(1
)
 
(1
)
FFO
$
332

 
$
337

 
 
 
 
Weighted average number of common shares, diluted
68.3

 
68.3

 
 
 
 
FFO per diluted share
$
4.86

 
$
4.93

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



26



Federal Realty Investment Trust
Summarized Income Statements and Balance Sheets - 30% Owned Joint Venture
December 31, 2013
 
Three Months Ended
 
Year Ended
 
December 31,
 
December 31,
 
2013
 
2012
 
2013
 
2012
 
(in thousands)
CONSOLIDATED INCOME STATEMENTS
 
 
 
 
 
 
 
Revenues
 
 
 
 
 
 
 
   Rental income
$
4,955

 
$
4,972

 
$
19,030

 
$
18,984

   Other property income
39

 
9

 
179

 
67

 
4,994

 
4,981

 
19,209

 
19,051

Expenses
 
 
 
 
 
 
 
   Rental
907

 
846

 
3,516

 
3,007

   Real estate taxes
636

 
579

 
2,483

 
2,227

   Depreciation and amortization
1,407

 
1,385

 
5,506

 
5,508

 
2,950

 
2,810

 
11,505

 
10,742

   Operating income
2,044

 
2,171

 
7,704

 
8,309

Interest expense
(840
)
 
(843
)
 
(3,363
)
 
(3,376
)
Net income
$
1,204

 
$
1,328

 
$
4,341

 
$
4,933

 
 
 
 
 
 
 
 
 
December 31,
 
 
 
 
 
2013
 
2012
 
 
 
 
 
(in thousands)
 
 
 
 
CONSOLIDATED BALANCE SHEETS
 
 
 
 
 
 
 
ASSETS
 
 
 
 
 
 
 
Real estate, at cost
$
210,703

 
$
209,056

 
 
 
 
  Less accumulated depreciation and amortization
(39,836
)
 
(34,547
)
 
 
 
 
Net real estate
170,867

 
174,509

 
 
 
 
Cash and cash equivalents
2,210

 
2,735

 
 
 
 
Other assets
5,668

 
5,536

 
 
 
 
TOTAL ASSETS
$
178,745

 
$
182,780

 
 
 
 
 
 
 
 
 
 
 
 
LIABILITIES AND PARTNERS' CAPITAL
 
 
 
 
 
 
 
Liabilities
 
 
 
 
 
 
 
    Mortgages payable
$
56,922

 
$
57,155

 
 
 
 
    Other liabilities
4,100

 
4,771

 
 
 
 
Total liabilities
61,022

 
61,926

 
 
 
 
Partners' capital
117,723

 
120,854

 
 
 
 
TOTAL LIABILITIES AND PARTNERS' CAPITAL
$
178,745

 
$
182,780

 
 
 
 

 

27



Federal Realty Investment Trust
Summary of Outstanding Debt and Debt Maturities - 30% Owned Joint Venture
December 31, 2013
 
 
 
Stated Interest Rate as of December 31, 2013
 
 
 
 
 
 
 
 
 
 
 
 
 
Maturity
 
Balance
 
 
 
 
 
 
(in thousands)
 
 
Mortgage Loans
 
 
 
 
 
 
Secured Fixed Rate
 
 
 
 
 
 
Plaza del Mercado
7/5/2014
5.77
%
(a)
$
12,037

 
 
Atlantic Plaza
12/1/2014
5.12
%
(b)
10,500

 
 
Barcroft Plaza
7/1/2016
5.99
%
(b)(c)
20,785

 
 
Greenlawn Plaza
7/1/2016
5.90
%
(b)
13,600

 
 
 
 
Total Fixed Rate Debt
 
 
$
56,922

 
 
 
 
 
 
 
 
 
 
Debt Maturities
 
 
 
 
 
 
(in thousands)
 
 
 
 
 
 
 
Year

Scheduled Amortization
Maturities
Total
 
Percent of Debt Maturing
 
Cumulative Percent of Debt Maturing
2014

$
142

$
22,395

$
22,537

 
39.6
%
 
39.6
%
2015




 
%
 
39.6
%
2016


34,385

34,385

 
60.4
%
 
100.0
%
Total

$
142

$
56,780

$
56,922

 
100.0
%
 
 

Notes:
(a)    Effective July 5, 2007, principal and interest payments are due based on a 30-year amortization schedule.
(b)    Interest only until maturity
(c)
The stated interest rate represents the weighted average interest rate for two mortgage loans secured by this property. The loan balance represents the note of $16.6 million at a stated rate of 6.06% and a note of $4.2 million at a stated rate of 5.71%.

28




Federal Realty Investment Trust
Real Estate Status Report - 30% Owned Joint Venture
December 31, 2013
Property Name
 
MSA Description
 Year Acquired
Real Estate at Cost
Mortgage and/or Capital Lease Obligation
GLA
% Leased
% Occupied (1)
Avg Rent PSF (2)
 Grocery Anchor GLA
 
Grocery Anchor
Other Principal Tenants
 
 
 
 
(in thousands)
 (in thousands)
 
 
 
 
 
 
 
 
  Washington Metropolitan Area
 
 
 
 
 
 
 
 
 
 
 
Barcroft Plaza
 
Washington, DC-MD-VA
2006-2007
$
34,619

$
20,785

101,000

78
%
78
%
$
23.63

46,000

 
Harris Teeter
Bank of America
Free State Shopping Center
 
Washington, DC-MD-VA
2007
66,911


279,000

87
%
87
%
16.53

73,000

 
Giant Food
TJ Maxx / Ross Dress For Less / Office Depot
Plaza del Mercado
 
Washington, DC-MD-VA
2004
21,692

12,037

96,000

64
%
64
%
27.67


 

CVS
 
 
Total Washington Metropolitan Area

123,222


476,000

80
%
80
%
19.73


 


  New York / New Jersey
 
 
 
 
 
 
 
 
 
 
 
 
 
Greenlawn Plaza
 
Nassau-Suffolk, NY
2006
20,653

13,600

106,000

97
%
97
%
17.18

46,000

 
Waldbaum's
Tuesday Morning

 
Total New York / New Jersey

20,653


106,000

97
%
97
%
17.18


 


 New England
 
 
 
 
 
 
 
 
 
 
 
 
 
Atlantic Plaza
 
Boston-Worcester-Lawrence-Lowell-Brockton, MA
2004
20,052

10,500

123,000

70
%
70
%
16.86

64,000

 
Stop & Shop

Campus Plaza
 
Boston-Worcester-Lawrence-Lowell-Brockton, MA
2004
22,906


116,000

100
%
100
%
13.95

46,000

 
Roche Bros.
Burlington Coat Factory
Pleasant Shops
 
Boston-Worcester-Lawrence-Lowell-Brockton, MA
2004
23,870


130,000

93
%
93
%
13.97

38,000

 
Whole Foods
Marshalls

 
Total New England

66,828


369,000

88
%
88
%
14.75


 
 
 
Grand Totals
 
 
 
$
210,703

$
56,922

951,000

85
%
85
%
$
17.40


 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Notes:
 
 
 
 
 
 
 
 
 
 
 
 
 
(1) For purposes of this schedule, "occupied" refers to spaces where the lease term and obligation to pay rent have commenced.
 
 
 
(2) Calculated as the aggregate, annualized in-place contractual (cash basis) minimum rent for all occupied spaces divided by the aggregate GLA of all occupied spaces.
 
 
 


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 months and year ended December 31, 2013 and 2012 is as follows:

 
Three Months Ended
 
Year Ended
 
December 31,
 
December 31,
 
2013
 
2012
 
2013
 
2012
 
(in thousands)
 
(in thousands)
Net income
$
29,603

 
$
38,858

 
$
167,608

 
$
156,232

Depreciation and amortization
41,213

 
35,337

 
161,099

 
142,039

Interest expense
24,663

 
27,592

 
104,977

 
113,336

Early extinguishment of debt
9,905

 

 
13,304

 

Other interest income
(268
)
 
(109
)
 
(433
)
 
(689
)
EBITDA
105,116

 
101,678

 
446,555

 
410,918

Gain on sale of real estate

 

 
(28,855
)
 
(11,860
)
Adjusted EBITDA
$
105,116

 
$
101,678

 
$
417,700

 
$
399,058



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. 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. In addition to FFO, we have also included FFO excluding the current period "early extinguishment of debt" charge which relates to the early redemption of our 5.40% senior notes, 5.95% senior notes, and 7.50% mortgage loans. We believe the unusual nature of this charge, being a make-whole payment on the remaining principal and interest on the redeemed notes/mortgages, is worthy of separate evaluation and consequently have provided both relevant metrics.

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.

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