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, 2016
 
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 2.02-Results of Operations and Financial Condition. This information, including the exhibits attached hereto, shall not be deemed “filed” for any purpose, including for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that Section. The information in this Current Report on Form 8-K shall not be deemed incorporated by reference into any filing under the Securities Act of 1933, as amended, or under the Exchange Act, regardless of any general incorporation language in such filing.

On February 13, 2017, Federal Realty Investment Trust issued supplemental data pertaining to its operations, as well as a press release, to report its financial results for the quarter ended December 31, 2016. 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, 2016 (including press release dated February 13, 2017)

    

SIGNATURES


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


 
 
 
FEDERAL REALTY INVESTMENT TRUST
 
 
 
 
Date:
February 13, 2017
 
 /s/ Daniel Guglielmone
 
 
 
 
 
 
 
Daniel Guglielmone
 
 
 
Executive Vice President-
 
 
 
Chief Financial Officer and Treasurer





EXHIBIT INDEX


Exh No.    Exhibit                                    
99.1        Supplemental Information at December 31, 2016    




Exhibit


FEDERAL REALTY INVESTMENT TRUST
SUPPLEMENTAL INFORMATION
December 31, 2016
 
 
 
 
TABLE OF CONTENTS
 
 
 
 
1
Fourth Quarter and Full Year 2016 Earnings Press Release
 
 
 
 
2
Financial Highlights
 
 
 
Consolidated Income Statements
 
 
Consolidated Balance Sheets
 
 
Funds From Operations / Summary of Capital Expenditures
 
 
Market Data
 
 
Components of Rental Income
 
 
 
 
3
Summary of Debt
 
 
 
Summary of Outstanding Debt and Capital Lease Obligations
 
 
Summary of Debt Maturities
 
 
 
 
4
Summary of Redevelopment Opportunities
 
 
 
 
5
Assembly Row, Pike & Rose, and Santana Row
 
 
 
 
6
Assembly Row and Pike & Rose Site Plans
 
 
 
 
7
Future Redevelopment Opportunities
 
 
 
 
8
Significant Acquisitions and Disposition
 
 
 
 
9
Real Estate Status Report
 
 
 
 
10
Retail Leasing Summary
 
 
 
 
11
Lease Expirations
 
 
 
 
12
Portfolio Leased Statistics
 
 
 
 
13
Summary of Top 25 Tenants
 
 
 
 
14
Reconciliation of FFO Guidance
 
 
 
 
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 13, 2017, and include the following:

risks that our tenants will not pay rent, may vacate early or may file for bankruptcy or that we may be unable to renew leases or re-let space at favorable rents as leases expire;
risks that we may not be able to proceed with or obtain necessary approvals for any redevelopment or renovation project, and that completion of anticipated or ongoing property redevelopment or renovation projects that we do pursue may cost more, take more time to complete or fail to perform as expected;
risk that we are investing a significant amount in ground-up development projects that may not perform as planned, may be dependent on third parties to deliver critical aspects of certain projects, requires spending a substantial amount upfront in infrastructure, and assumes receipt of public funding which has been committed but not entirely funded;
risks normally associated with the real estate industry, including risks that occupancy levels at our properties and the amount of rent that we receive from our properties may be lower than expected, that new acquisitions may fail to perform as expected, that competition for acquisitions could result in increased prices for acquisitions, that costs associated with the periodic maintenance and repair or renovation of space, insurance and other operations may increase, that environmental issues may develop at our properties and result in unanticipated costs, and, because real estate is illiquid, that we may not be able to sell properties when appropriate;
risks that our growth will be limited if we cannot obtain additional capital;
risks associated with general economic conditions, including local economic conditions in our geographic markets;
risks of financing, such as our ability to consummate additional financings or obtain replacement financing on terms which are acceptable to us, our ability to meet existing financial covenants and the limitations imposed on our operations by those covenants, and the possibility of increases in interest rates that would result in increased interest expense; and
risks related to our status as a real estate investment trust, commonly referred to as a REIT, for federal income tax purposes, such as the existence of complex tax regulations relating to our status as a REIT, the effect of future changes in REIT requirements as a result of new legislation, and the adverse consequences of the failure to qualify as a REIT.

Given these uncertainties, readers are cautioned not to place undue reliance on any forward-looking statements that we make, including those in this Supplemental Information. Except as required by law, we make no promise to update any of the forward-looking statements as a result of new information, future events, or otherwise. You should review the risks contained in our Annual Report on Form 10-K, filed with the Securities and Exchange Commission on February 13, 2017.



2



https://cdn.kscope.io/a71793d242988839a9e87673077f1329-image003a02a03.gif

FOR IMMEDIATE RELEASE

Investor Inquiries                                Media Inquiries
Leah Andress                                     Andrea Simpson
Investor Relations Associate                            Vice President, Marketing
301/998-8265                                    617/684-1511
landress@federalrealty.com                             asimpson@federalrealty.com

FEDERAL REALTY INVESTMENT TRUST ANNOUNCES FOURTH QUARTER AND
FULL YEAR 2016 OPERATING RESULTS

ROCKVILLE, Md. (February 13, 2017) - Federal Realty Investment Trust (NYSE:FRT) today reported operating results for its fourth quarter and year ended December 31, 2016. Highlights of the quarter and year end include:

Generated earnings per diluted share of $0.80 for the quarter compared to $0.97 in fourth quarter 2015 ($0.73 excluding a $0.24 gain on sale in the fourth quarter 2015). For the year ended 2016, generated earnings per diluted share of $3.50 compared to $3.03 for the year ended 2015.
Generated FFO per diluted share of $1.45 for the quarter compared to $1.37 in fourth quarter 2015. For the year ended 2016, generated FFO per diluted share of $5.65 compared to $5.05 for the year ended 2015 ($5.32 excluding prepayment premiums in 2015).
Generated same center property operating income growth of 3.0% for the fourth quarter. For the year end 2016, same center growth was 3.1%.
Signed leases for 274,622 sf of comparable space (347,604 sf total) in the fourth quarter at an average rent of $37.10 psf and achieved cash basis rollover growth on those comparable spaces of 15%.
Affirmed 2017 FFO per diluted share guidance range of $5.83 - $5.93.

“We are very pleased with our fourth quarter and full year 2016 results - another record for the trust in terms of FFO per share,” said Donald C. Wood, President and Chief Executive Officer of Federal Realty. “We are making good progress on anchor box releasing in our core portfolio. The second phases at both Assembly Row and Pike & Rose have been topped off and we are excited for them to begin opening later this year. We continue to execute on our long term, balanced business plan in order to further position our portfolio for the changing retail environment.”




3



FEDERAL REALTY INVESTMENT TRUST ANNOUNCES FOURTH QUARTER AND
FULL YEAR 2016 OPERATING RESULTS
February 13, 2017
Page 2

Financial Results
Net income available for common shareholders was $57.9 million and earnings per diluted share was $0.80 for fourth quarter 2016 versus $67.8 million and $0.97, respectively, for fourth quarter 2015 ($0.73 per diluted share excluding a $0.24 gain on sale in the fourth quarter 2015). For the full year 2016, Federal Realty reported net income available for common shareholders of $249.4 million and earnings per diluted share of $3.50. This compares to net income available for common shareholders of $209.7 million and earnings per diluted share of $3.03 for the full year 2015.

In the fourth quarter 2016, Federal Realty generated funds from operations available for common shareholders (FFO) of $104.9 million, or $1.45 per diluted share. This compares to FFO of $96.5 million, or $1.37 per diluted share, in fourth quarter 2015. For the full year 2016, FFO was $406.4 million, or $5.65 per diluted share, compared to $352.9 million, or $5.05 per diluted share for the full year 2015. Excluding an early extinguishment of debt charge in 2015, FFO per diluted share for the full year 2015 was $5.32.
    
FFO is a non-GAAP supplemental earnings measure which the Trust considers meaningful in measuring its operating performance. A reconciliation of FFO to net income is attached to this press release.

Portfolio Results
In fourth quarter 2016, same-center property operating income increased 3.0% when including properties that are being redeveloped and 2.1% when excluding those properties. For the year 2016, same-center property operating income increased 3.1% when including properties that are being redeveloped and 1.9% when excluding those properties. As anticipated, an unusually high number of anchor vacancies, both proactively pursued and otherwise, negatively impacted the quarterly and year end results.

The overall portfolio was 94.4% leased as of December 31, 2016, compared to 94.3% on December 31, 2015. Federal Realty’s same center portfolio was 95.7% leased on December 31, 2016, compared to 95.9% on December 31, 2015.

During fourth quarter 2016, Federal Realty signed 89 leases for 347,604 square feet of retail space. On a comparable space basis (i.e., spaces for which there was a former tenant), Federal Realty leased 274,622 square feet at an average cash basis contractual rent increase (i.e., excluding the impact of straight-line rents) of 15%. The average contractual rent on this comparable space for the first year of the new leases is $37.10 per square foot compared to the average contractual rent of $32.27 per square foot for the last year of the prior leases. The previous average contractual rent was calculated by including both the minimum rent and any percentage rent actually paid during the last year of the lease term for the re-leased space. On a GAAP basis (i.e., including the impact of straight-line rents), rent increases for comparable retail space averaged 27% for fourth quarter 2016.
 


4



FEDERAL REALTY INVESTMENT TRUST ANNOUNCES FOURTH QUARTER AND
FULL YEAR 2016 OPERATING RESULTS
February 13, 2017
Page 3

For the year 2016, Federal Realty signed 386 leases for 1.7 million square feet of retail space. On a comparable space basis, Federal Realty leased 1.5 million square feet at an average cash-basis contractual rent increase of 13%, and 26% on a GAAP-basis. The average contractual rent on this comparable space for the first year of the new leases is $34.72 per square foot compared to the average contractual rent of $30.63 per square foot for the last year of the prior leases. As of December 31, 2016, Federal Realty’s average contractual minimum rent for retail and commercial space in its portfolio is $26.91 per square foot, as compared to $26.28 per square foot on December 31, 2015.

Regular Quarterly Dividends
Federal Realty also announced today that its Board of Trustees declared a regular quarterly cash dividend of $0.98 per common share, resulting in an indicated annual rate of $3.92 per common share. The regular common dividend will be payable on April 17, 2017 to common shareholders of record as of March 14, 2017.

Summary of Other Quarterly Activities and Recent Developments
February 8, 2017 - Federal Realty announced the promotion of Craig Klimisch to Vice President - Corporate Controller. In this capacity, Mr. Klimisch is responsible for all aspects of accounting functions and processes, internal and external financial reporting and SEC filing requirements. Mr. Klimisch joined Federal Realty in 2011.
February 9, 2017 - Federal Realty announced the acquisition of Hastings Ranch Plaza, a 274,000 square foot shopping center in Pasadena, California. The Trust acquired the leasehold interest in the shopping center for $29.5 million. Hastings Ranch Plaza enjoys immediate access to Interstate 210 at the Rosemead-Michillinda exit and is within walking distance of the Sierra Madre Station on the Metro Gold Line. Federal Realty anticipates increasing the value over time through potential redevelopment and/or the re-leasing of space currently leased at below market rents.

Guidance
Federal Realty affirmed our 2017 guidance for FFO per diluted share of $5.83 to $5.93 and 2017 earnings per diluted share guidance of $3.13 to $3.23.

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 2016 earnings conference call, which is scheduled for Tuesday, February 14, 2017 at 12:00PM ET. To participate, please call 877.445.3230 five to ten minutes prior to the call start time and use the passcode 30117601 (required). A replay of the webcast will be available on Federal Realty’s website at www.federalrealty.com. A telephonic replay of the conference call will also be available through February 21, 2017 by dialing 855.859.2056; Passcode: 30117601.
 


5



FEDERAL REALTY INVESTMENT TRUST ANNOUNCES FOURTH QUARTER AND
FULL YEAR 2016 OPERATING RESULTS
February 13, 2017
Page 4

About Federal Realty
Federal Realty is a recognized leader in the ownership, operation and redevelopment of high-quality retail based properties located primarily in major coastal markets from Washington, D.C. to Boston as well as San Francisco and Los Angeles. Founded in 1962, our mission is to deliver long term, sustainable growth through investing in densely populated, affluent communities where retail demand exceeds supply. Our expertise includes creating urban, mixed-use neighborhoods like Santana Row in San Jose, California, Pike & Rose in North Bethesda, Maryland and Assembly Row in Somerville, Massachusetts. These unique and vibrant environments that combine shopping, dining, living and working provide a destination experience valued by their respective communities. Federal Realty's 96 properties include over 2,800 tenants, in approximately 23 million square feet, and over 1,800 residential units.

Federal Realty has paid quarterly dividends to its shareholders continuously since its founding in 1962, and has increased its dividend rate for 49 consecutive years, the longest record in the REIT industry. Federal Realty shares are traded on the NYSE under the symbol FRT. For additional information about Federal Realty and its properties, visit www.FederalRealty.com.

Safe Harbor Language

Certain matters discussed within this press release may be deemed to be forward-looking statements within the meaning of the federal securities laws. Although Federal Realty believes the expectations reflected in the forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be attained. These factors include, but are not limited to, the risk factors described in our Annual Report on Form 10-K filed on February 13, 2017, and include the following:

risks that our tenants will not pay rent, may vacate early or may file for bankruptcy or that we may be unable to renew leases or re-let space at favorable rents as leases expire;
risks that we may not be able to proceed with or obtain necessary approvals for any redevelopment or renovation project, and that completion of anticipated or ongoing property redevelopments or renovation projects that we do pursue may cost more, take more time to complete, or fail to perform as expected;
risks that we are investing a significant amount in ground-up development projects that may not perform as planned, may be dependent on third parties to deliver critical aspects of certain projects, requires spending a substantial amount upfront in infrastructure, and assumes receipt of public funding which has been committed but not entirely funded;
risks normally associated with the real estate industry, including risks that occupancy levels at our properties and the amount of rent that we receive from our properties may be lower than expected, that new acquisitions may fail to perform as expected, that competition for acquisitions could result in increased prices for acquisitions, that costs associated with the periodic maintenance and repair or renovation of space, insurance and other operations may increase, that environmental issues may develop at our properties and result in unanticipated costs, and, because real estate is illiquid, that we may not be able to sell properties when appropriate;
risks that our growth will be limited if we cannot obtain additional capital;
risks associated with general economic conditions, including local economic conditions in our geographic markets;
risks of financing, such as our ability to consummate additional financings or obtain replacement financing on terms which are acceptable to us, our ability to meet existing financial covenants and the limitations imposed on our operations by those covenants, and the possibility of increases in interest rates that would result in increased interest expense; and
risks related to our status as a real estate investment trust, commonly referred to as a REIT, for federal income tax purposes, such as the existence of complex tax regulations relating to our status as a REIT, the effect of future changes in REIT requirements as a result of new legislation, and the adverse consequences of the failure to qualify as a REIT.

Given these uncertainties, readers are cautioned not to place undue reliance on any forward-looking statements that we make, including those in this press release. Except as may be required by law, we make no promise to update any of the forward-looking statements as a result of new information, future events or otherwise. You should carefully review the risks and risk factors included in our Annual Report on Form 10-K filed with the Securities and Exchange Commission on February 13, 2017.

6



Federal Realty Investment Trust
Consolidated Income Statements
December 31, 2016
 
Three Months Ended

Year Ended
 
December 31,

December 31,
 
2016

2015

2016

2015
 
(in thousands, except per share data)
 
 
REVENUE
 
 
 
 
 
 
 
Rental income
$
200,871

 
$
189,200

 
$
786,583

 
$
727,812

Other property income
2,456

 
2,446

 
11,015

 
11,810

Mortgage interest income
782

 
861

 
3,993

 
4,390

Total revenue
204,109

 
192,507

 
801,591

 
744,012

EXPENSES
 
 
 
 
 
 
 
Rental expenses
39,941

 
39,092

 
158,326

 
147,593

Real estate taxes
24,122

 
22,959

 
95,286

 
85,824

General and administrative
8,121

 
8,119

 
33,399

 
35,645

Depreciation and amortization
48,448

 
46,423

 
193,585

 
174,796

Total operating expenses
120,632

 
116,593

 
480,596

 
443,858

OPERATING INCOME
83,477

 
75,914

 
320,995

 
300,154

Other interest income
89

 
40

 
374

 
149

Interest expense
(23,851
)
 
(23,207
)
 
(94,994
)
 
(92,553
)
Early extinguishment of debt

 

 

 
(19,072
)
Income from real estate partnerships
9

 
430

 
50

 
1,416

INCOME FROM CONTINUING OPERATIONS
59,724

 
53,177

 
226,425

 
190,094

Gain on sale of real estate and change in control of interests

 
16,821

 
32,458

 
28,330

NET INCOME
59,724

 
69,998

 
258,883

 
218,424

     Net income attributable to noncontrolling interests
(1,687
)
 
(2,044
)
 
(8,973
)
 
(8,205
)
NET INCOME ATTRIBUTABLE TO THE TRUST
58,037

 
67,954

 
249,910

 
210,219

Dividends on preferred shares
(135
)
 
(135
)
 
(541
)
 
(541
)
NET INCOME AVAILABLE FOR COMMON SHAREHOLDERS
$
57,902

 
$
67,819

 
$
249,369

 
$
209,678

EARNINGS PER COMMON SHARE, BASIC
 
 
 
 
 
 
 
Continuing operations
$
0.81

 
$
0.74

 
$
3.07

 
$
2.63

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

 
0.24

 
0.44

 
0.41

 
$
0.81

 
$
0.98

 
$
3.51

 
$
3.04

Weighted average number of common shares, basic
71,628

 
69,272

 
70,877

 
68,797

EARNINGS PER COMMON SHARE, DILUTED
 
 
 
 
 
 
 
Continuing operations
$
0.80

 
$
0.73

 
$
3.06

 
$
2.62

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

 
0.24

 
0.44

 
0.41

 
$
0.80

 
$
0.97

 
$
3.50

 
$
3.03

Weighted average number of common shares, diluted
71,785

 
69,456

 
71,049

 
68,981



7



Federal Realty Investment Trust
Consolidated Balance Sheets
December 31, 2016
 
December 31,
 
2016
 
2015
 
(in thousands, except share and
 
per share data)
ASSETS
 
 
 
Real estate, at cost
 
 
 
Operating (including $1,226,918 and $1,192,336 of consolidated variable interest entities, respectively)
$
6,125,957

 
$
5,630,771

Construction-in-progress
599,260

 
433,635

Assets held for sale
33,856

 

 
6,759,073

 
6,064,406

Less accumulated depreciation and amortization (including $209,239 and $176,057 of consolidated variable interest entities, respectively)
(1,729,234
)
 
(1,574,041
)
Net real estate
5,029,839

 
4,490,365

Cash and cash equivalents
23,368

 
21,046

Accounts and notes receivable, net
116,749

 
110,402

Mortgage notes receivable, net
29,904

 
41,618

Investment in real estate partnerships
14,864

 
41,546

Prepaid expenses and other assets
208,555

 
191,582

TOTAL ASSETS
$
5,423,279

 
$
4,896,559

LIABILITIES AND SHAREHOLDERS’ EQUITY
 
 
 
Liabilities
 
 
 
Mortgages payable (including $439,120 and $448,315 of consolidated variable interest entities, respectively)
$
471,117

 
$
481,084

Capital lease obligations
71,590

 
71,620

Notes payable
279,151

 
341,961

Senior notes and debentures
1,976,594

 
1,732,551

Accounts payable and other liabilities
201,756

 
146,532

Dividends payable
71,440

 
66,338

Security deposits payable
16,285

 
15,439

Other liabilities and deferred credits
115,817

 
121,787

Total liabilities
3,203,750

 
2,977,312

Commitments and contingencies
 
 
 
Redeemable noncontrolling interests
143,694

 
137,316

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

 
9,997

Common shares of beneficial interest, $.01 par, 100,000,000 shares authorized, 71,995,897 and 69,493,392 shares issued and outstanding, respectively
722

 
696

Additional paid-in capital
2,718,325

 
2,381,867

Accumulated dividends in excess of net income
(749,734
)
 
(724,701
)
Accumulated other comprehensive loss
(2,577
)
 
(4,110
)
Total shareholders’ equity of the Trust
1,976,733

 
1,663,749

Noncontrolling interests
99,102

 
118,182

Total shareholders’ equity
2,075,835

 
1,781,931

TOTAL LIABILITIES AND SHAREHOLDERS’ EQUITY
$
5,423,279

 
$
4,896,559




8



Federal Realty Investment Trust
Funds From Operations / Summary of Capital Expenditures
December 31, 2016
 
 
 
 
 
 
 
 
Three Months Ended
 
Year Ended
 
 
December 31,
 
December 31,
 
 
2016
 
2015
 
2016
 
2015
 
 
(in thousands, except per share data)
Funds from Operations available for common shareholders (FFO) (1)
 
 
 
 
 
 
 
 
Net income
 
$
59,724

 
$
69,998

 
$
258,883

 
$
218,424

Net income attributable to noncontrolling interests
 
(1,687
)
 
(2,044
)
 
(8,973
)
 
(8,205
)
Gain on sale of real estate and change in control of interests, net
 

 
(16,821
)
 
(31,133
)
 
(28,330
)
Depreciation and amortization of real estate assets
 
42,392

 
40,619

 
169,198

 
154,232

Amortization of initial direct costs of leases
 
4,146

 
4,222

 
16,875

 
15,026

Funds from operations
 
104,575

 
95,974

 
404,850

 
351,147

Dividends on preferred shares
 
(135
)
 
(135
)
 
(541
)
 
(541
)
Income attributable to operating partnership units
 
748

 
878

 
3,145

 
3,398

Income attributable to unvested shares
 
(267
)
 
(243
)
 
(1,095
)
 
(1,147
)
FFO (2)
 
104,921

 
96,474

 
406,359

 
352,857

Weighted average number of common shares, diluted
 
72,549

 
70,391

 
71,869

 
69,920

FFO per diluted share (2)
 
$
1.45

 
$
1.37

 
$
5.65

 
$
5.05

 
 
 
 
 
 
 
 
 
Summary of Capital Expenditures
 
 
 
 
 
 
 
 
Non-maintenance capital expenditures
 
 
 
 
 
 
 
 
Development, redevelopment and expansions
 
$
133,136

 
$
58,863

 
$
428,669

 
$
239,338

Tenant improvements and incentives
 
10,206

 
8,321

 
34,610

 
24,050

Total non-maintenance capital expenditures
 
143,342

 
67,184

 
463,279

 
263,388

Maintenance capital expenditures
 
13,227

 
10,390

 
29,357

 
19,699

Total capital expenditures
 
$
156,569

 
$
77,574

 
$
492,636

 
$
283,087

 
 
 
 
 
 
 
 
 
Dividends and Payout Ratios
 
 
 
 
 
 
 
 
Regular common dividends declared
 
$
70,512

 
$
65,317

 
274,402

 
$
250,388

 
 
 
 
 
 
 
 
 
Dividend payout ratio as a percentage of FFO (2)
 
67
%
 
68
%
 
68
%
 
71
%

Notes:
1)    See Glossary of Terms.
2)
If the $19.1 million early extinguishment of debt charge incurred in the second quarter of 2015 was excluded, our FFO for the year ended December 31, 2015 would have been $371.9 million, and FFO per diluted share would have been $5.32. Additionally, the dividend payout ratio as a percentage of FFO for the year ended December 31, 2015 would have been 67%.


9



Federal Realty Investment Trust
Market Data
December 31, 2016
 
 
 
December 31,
 
 
 
2016
 
2015
 
 
 
(in thousands, except per share data)
Market Data
 
 
 
 
 
Common shares outstanding and operating partnership units (1)
 
72,760

 
70,428

 
Market price per common share
 
$
142.11

 
$
146.10

 
Common equity market capitalization including operating partnership units
 
$
10,339,924

 
$
10,289,531

 
 
 
 
 
 
 
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
 
$
10,349,924

 
$
10,299,531

 
 
 
 
 
 
 
Total debt (3)
 
2,798,452

 
2,627,216

 
 
 
 
 
 
 
Total market capitalization
 
$
13,148,376

 
$
12,926,747

 
 
 
 
 
 
 
Total debt to market capitalization
 
21
%
 
20
%
 
 
 
 
 
 
 
Fixed rate debt ratio:
 
 
 
 
 
Fixed rate debt and capital lease obligations (4)
 
100
%
 
98
%
 
Variable rate debt
 
%
 
2
%
 
 
 
100
%

100
%
Notes:
1)
Amounts include 763,797 and 934,405 operating partnership units outstanding at December 31, 2016 and 2015, 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. The December 31, 2016 and 2015 balances are net of debt issuance costs of $15.4 million and $15.2 million, respectively, reflecting our January 1, 2016 adoption of ASU 2015-03, "Simplifying the Presentation of Debt Issuance Costs." See Note 2 of our December 31, 2016 Form 10-K for additional information regarding the adoption.
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, 2016
 
 
 
 
 
 
 
 
Three Months Ended
 
Year Ended
 
December 31,
 
December 31,
 
2016
 
2015
 
2016
 
2015
 
(in thousands)
Minimum rents (1)
 
 
 
 
 
 
 
Retail and commercial
$
140,525

 
$
132,260

 
$
549,552

 
$
509,825

Residential
12,989

 
11,104

 
49,465

 
42,797

Cost reimbursements
39,038

 
37,416

 
158,042

 
148,110

Percentage rents
3,111

 
3,270

 
10,977

 
11,911

Other
5,208

 
5,150

 
18,547

 
15,169

Total rental income
$
200,871

 
$
189,200

 
$
786,583

 
$
727,812


Notes:
1)
Minimum rents include $1.9 million and $2.6 million for the three months ended December 31, 2016 and 2015, respectively, and $8.1 million and $7.6 million for the years ended December 31, 2016 and 2015, respectively, to recognize minimum rents on a straight-line basis. In addition, minimum rents include $0.6 million and $0.8 million for the three months ended December 31, 2016 and 2015, respectively, and $1.8 million and $2.7 million for the years ended December 31, 2016 and 2015, respectively, to recognize income from the amortization of in-place leases.





11



Federal Realty Investment Trust
Summary of Outstanding Debt and Capital Lease Obligations
December 31, 2016
 
 
As of December 31, 2016
 
 
Stated maturity date
 
Stated interest rate
 
Balance
 
 
 
Weighted average effective rate (3)
 
 
 
 
 
 
(in thousands)
 
 
 
 
 
Mortgages Payable
 
 
 
 
 
 
 
 
 
 
 
Secured fixed rate
 
 
 
 
 
 
 
 
 
 
 
Plaza El Segundo
8/5/2017
 
6.33%
 
$
175,000

 
 
 
 
 
 
The Grove at Shrewsbury (East)
10/1/2017
 
5.82%
 
42,536

 
 
 
 
 
 
The Grove at Shrewsbury (West)
3/1/2018
 
6.38%
 
10,792

 
 
 
 
 
 
Rollingwood Apartments
5/1/2019
 
5.54%
 
21,283

 
 
 
 
 
 
The Shops at Sunset Place
9/1/2020
 
5.62%
 
68,634

 
 
 
 
 
 
29th Place
1/31/2021
 
5.91%
 
4,553

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

 
 
 
 
 
 
Montrose Crossing
1/10/2022
 
4.20%
 
72,726

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

 
 
 
 
 
 
Chelsea
1/15/2031
 
5.36%
 
6,576

 
 
 
 
 
 
Subtotal
 
 
 
 
466,305

 
 
 
 
 
 
Net unamortized premium and debt issuance costs
 
 
 
4,812

 
 
 
 
 
 
Total mortgages payable
 
 
 
 
471,117

 
 
 
4.49
%
 
 
 
 
 
 
 
 
 
 
 
 
 
Notes payable
 
 
 
 
 
 
 
 
 
 
 
Unsecured fixed rate
 
 
 
 
 
 
 
 
 
 
 
Term Loan (1)
11/21/2018
 
LIBOR + 0.90%
 
275,000

 
 
 
 
 
 
Various
Various through 2028
 
11.31%
 
5,247

 
 
 
 
 
 
Unsecured variable rate
 
 
 
 
 
 
 
 
 
 
 
Revolving Credit Facility (2)
4/20/2020
 
LIBOR + 0.825%
 

 
 
 
 
 
 
Subtotal
 
 
 
 
280,247

 
 
 
 
 
 
Net unamortized debt issuance costs
 
 
 
(1,096
)
 
 
 
 
 
 
Total notes payable
 
 
 
 
279,151

 
 
 
2.99
%
(4)
 
 
 
 
 
 
 
 
 
 
 
 
Senior notes and debentures
 
 
 
 
 
 
 
 
 
 
 
Unsecured fixed rate
 
 
 
 
 
 
 
 
 
 
 
5.90% notes
4/1/2020
 
5.90%
 
150,000

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

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

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

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

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

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

 
 
 
 
 
 
4.50% notes
12/1/2044
 
4.50%
 
450,000

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

 
 
 
 
 
 
Subtotal
 
 
 
 
1,994,200

 
 
 
 
 
 
Net unamortized discount and debt issuance costs
 
 
 
(17,606
)
 
 
 
 
 
 
Total senior notes and debentures
 
 
 
1,976,594

 
 
 
3.98
%
 
 
 
 
 
 
 
 
 
 
 
 
 
Capital lease obligations
 
 
 
 
 
 
 
 
 
 
 
Various
Various through 2106
 
Various
 
71,590

 
 
 
8.04
%
 
Total debt and capital lease obligations
 
 
 
 
$
2,798,452

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total fixed rate debt and capital lease obligations
 
 
 
$
2,798,452

 
100
%
 
4.07%
 
Total variable rate debt
 
 
 

 
%
 
—%
(4)
Total debt and capital lease obligations
 
 
 
$
2,798,452

 
100
%
 
4.07%
(4)

12



 
Three Months Ended
 
Year Ended
 
December 31,
 
December 31,
 
2016
2015
 
2016
2015
Operational Statistics
 
 
 
 
 
Excluding early extinguishment of debt:
 
 
 
 
 
Ratio of EBITDA to combined fixed charges and preferred share dividends (5)(6)
4.45x
5.06x
 
4.76x
4.50x
Ratio of adjusted EBITDA to combined fixed charges and preferred share dividends (5)(6)
4.45x
4.45x
 
4.48x
4.25x
Including early extinguishment of debt:
 
 
 
 
 
Ratio of EBITDA to combined fixed charges and preferred share dividends (5)
4.45x
5.06x
 
4.76x
3.85x
Ratio of adjusted EBITDA to combined fixed charges and preferred share dividends (5)
4.45x
4.45x
 
4.48x
3.63x

Notes:
1)
We entered into two interest rate swap agreements to fix the variable rate portion of our $275.0 million term loan at 1.72% through November 1, 2018. The swap agreements effectively fix the rate on the term loan at 2.62% and thus the loan is included in fixed rate debt.
2)
There were no borrowings under our revolving credit facility during the three months ended December 31, 2016. For the year ended December 31, 2016, the maximum amount drawn under our revolving credit facility was $251.5 million, and the weighted average effective interest rate on borrowings under our revolving credit facility, before amortization of debt fees was 1.3%.
3)
The weighted average effective interest rate includes the amortization of any debt issuance costs and discounts and premiums if applicable, except as described in Note 4.
4)
The weighted average effective interest rate excludes $0.6 million in quarterly financing fees and quarterly debt fee amortization on our revolving credit facility which had no outstanding balance on December 31, 2016. In addition, the weighted average effective interest rate is calculated using the fixed rate on our term loan of 2.62% as the result of the interest rate swap agreements discussed in Note 1. The term loan is included in fixed rate debt.
5)
Fixed charges consist of interest on borrowed funds (including capitalized interest), amortization of debt discount/premium and debt costs, and the portion of rent expense representing an interest factor. EBITDA includes a gain on sale of real estate and change in control of interests of $32.5 million for the year ended December 31, 2016 and $16.8 million and $28.3 million for the three months and year ended December 31, 2015, respectively. Adjusted EBITDA is reconciled to net income in the Glossary of Terms.
6)
Fixed charges for the year ended December 31, 2015 exclude the $19.1 million early extinguishment of debt charge related to the make-whole premium paid as part of the early redemption of the 6.20% senior notes in the second quarter of 2015.


13



Federal Realty Investment Trust
Summary of Debt Maturities
December 31, 2016
Year
Scheduled Amortization
 
Maturities
 
Total
 
Percent of Debt Maturing
 
Cumulative Percent of Debt Maturing
 
Weighted Average Rate (4)
 
 
(in thousands)
 
 
 
 
 
 
 
2017
$
6,213

 
$
216,732

 
$
222,945

 
7.9
%
 
7.9
%
 
4.8
%
 
2018
5,525

 
285,502

(1)
291,027

 
10.3
%
 
18.2
%
 
2.9
%
 
2019
5,455

 
20,160

 
25,615

 
0.9
%
 
19.1
%
 
5.7
%
 
2020
4,769

 
210,593

(2)
215,362

 
7.7
%
 
26.8
%
 
5.3
%
(5)
2021
3,110

 
253,625

 
256,735

 
9.1
%
 
35.9
%
 
2.8
%
 
2022
1,237

 
366,323

 
367,560

 
13.1
%
 
49.0
%
 
3.5
%
 
2023
1,237

 
330,010

 
331,247

 
11.8
%
 
60.8
%
 
3.9
%
 
2024
1,003

 
300,000

 
301,003

 
10.7
%
 
71.5
%
 
4.2
%
 
2025
543

 

 
543

 
%
 
71.5
%
 
%
 
2026
490

 
29,200

 
29,690

 
1.1
%
 
72.6
%
 
7.5
%
 
Thereafter
19,115

 
751,500

 
770,615

 
27.4
%
 
100.0
%
 
4.5
%
 
Total
$
48,697

 
$
2,763,645

 
$
2,812,342

(3)
100.0
%
 
 
 
 
 
Notes:
1)
Our $275.0 million unsecured term loan matures on November 21, 2018, subject to a one-year extension at our option.
2)
Our $800.0 million revolving credit facility matures on April 20, 2020, subject to two six-month extensions at our option. As of December 31, 2016, there was no outstanding balance under this credit facility.
3)
The total debt maturities differs from the total reported on the consolidated balance sheet due to the unamortized net premium/(discount) and debt issuance costs on certain mortgage loans, note payable, and senior notes as of December 31, 2016.
4)
The weighted average rate reflects the weighted average interest rate on debt maturing in the respective year.
5)
The weighted average rate excludes $0.6 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, 2016
 
 
 
 
 
 
 
 
 
 
 
 
 
The following redevelopment opportunities have received or will shortly receive all necessary approvals to proceed and are actively being worked on by the Trust (1)
Property
Location
Opportunity
Projected
ROI (2)
Projected
Cost (1)
Cost to
Date
Anticipated Stabilization (3)
 
 
 
 
(in millions)
(in millions)
 
Projects Stabilized in 2016
 
 
 
 
Santana Row - Lot 11
San Jose, CA
Addition of 6-story building with 234,500 square feet of office space and 670 parking spaces
9
%

$113


$108

Stabilized
Congressional Plaza
Rockville, MD
New 48 unit rental apartment building and conversion of office space into 39,000 square feet of retail anchor space to accommodate new tenant
7
%

$23


$22

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

$21


$21

Stabilized
Melville Mall
Huntington, NY
Redevelopment of 92,000 square foot vacant anchor space to convert into two anchor spaces for a value retailer and a sporting goods tenant and revamp current anchor space
6
%

$15


$15

Stabilized
Willow Lawn
Richmond, VA
Construction of two new in-line retail spaces totaling 17,400 square feet
8
%

$5


$5

Stabilized
Mercer Mall
Lawrenceville, NJ
Demolition of existing 3,000 square foot pad building to allow for construction of a multi-restaurant pad building totaling 5,600 square feet
10
%

$2


$2

Stabilized
Wynnewood
Wynnewood, PA
Conversion of obsolete 2nd floor office space to residential
7
%

$2


$2

Stabilized
Total Projects Stabilized in 2016 (3) (4)
9
%

$181


$175

 
 
 
 
 
 
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
%

$88


$85

2017
Towson Residential
Towson, MD
New 105 unit 5-story apartment building with above grade parking
6
%

$20


$9

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

$16


$12

2017
Tower Shops
Davie, FL
Addition of 50,000 square foot pad building
12
%

$15


$13

2017
Del Mar Village
Boca Raton, FL
Demolition of small shop spaces and relocation of tenants to accommodate new 37,000 square foot fitness center tenant
7
%

$11


$3

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

$10


$1

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

$10


$0

2019
The AVENUE at White Marsh
White Marsh, MD
Addition of two new pad sites totaling 13,000 square feet, a new 3,600 square foot restaurant building, and a drive up ATM
10
%

$5


$3

2017
Santana Row
San Jose, CA
Addition of two retail kiosks and open air plaza upgrades
7
%

$5


$5

2017
Eastgate Crossing
Chapel Hill, NC
New 7,400 square foot multi-tenant pad building on site of existing gas station
8
%

$4


$2

2017
Free State Shopping Center
Bowie, MD
Demolition of 26,000 square foot vacant building to allow for construction of new 12,500 square foot pad building for new daycare tenant
8
%

$4


$4

2017
Total Active Redevelopment projects (4)
8
%

$188


$137

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

15



Federal Realty Investment Trust
 
 
 
 
 
 
 
Pike & Rose, Assembly Row, and Santana Row
 
 
 
 
 
 
 
December 31, 2016
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Projected POI Delivered (as a % of Total)
 
 
 
 
 
 
Projected
 
Total
Costs to
 
For Year Ended December 31, (2)
 
 
Property (1)
Location
Opportunity
 
ROI (3)
 
Cost (4)
Date
 
2017
2018
2019
 
Expected Opening Timeframe
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Assembly Row
Somerville, MA
 
 
 
 
 
 
 
 
 
 
 
 
Phase I
 
 - 331,000 SF of retail
 
5-6%
 (5)
$196
Complete
 
100%
100%
100%
 
 
 
 
 - 98,000 SF of office
 
 
 
 
 
 
 
 
 
 
 
 
 
 - 445 residential units (by AVB)
 
 
 
 
 
 
 
 
 
 
 
 
 
 - Orange Line T-Stop by MBTA
 
 
 
 
 
 
 
 
 
 
 
Phase II
 
 - 161,000 SF of retail
 
7%
 (5)
$270 - 285
$199
 
50%
90%
 
Opening projected 3Q 2017 through 2Q 2018
 
 
 - 447 residential units
 
 
 
 
 
 
 
 
 
 
741,500 SF Partners Healthcare office space
 
 
 - 159 boutique hotel rooms
 
 
 
 
 
 
 
 
 
 
(built by Partners) opened in 2016
 
 
 - 122 for-sale condominium units
 
 (6)
$70 - 75
$32
 
 
 
 
 
Projected closings to commence 2Q 2018
Future Phases
 
 - 2M SF of commercial
 
TBD
 
TBD
TBD
 
 
 
 
 
 
 
 
 - 826 residential units
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Pike & Rose
North Bethesda, MD
 
 
 
 
 
 
 
 
 
 
 
 
Phase I
 
 - 159,000 SF of retail
 
6-7%
 (7)
$265 - 270
$265
 
75%
90%
100%
 
Retail & office open
 
 
 - 80,000 SF of office
 
 
 
 
 
 
 
 
 
 
Residential opened in 2014 (174 units) and
 
 
 - 493 residential units
 
 
 
 
 
 
 
 
 
 
2015/16 (319 units)
Phase II
 
 - 216,000 SF of retail
 
6-7%
 (5)
$200 - 207
$114
 
65%
85%
 
Opening projected 3Q 2017 through 2Q 2018
 
 
 - 272 residential units
 
 
 
 
 
 
 
 
 
 
 
 
 
 - 177 hotel rooms
 
 
 
 
 
 
 
 
 
 
 
 
 
 - 99 for-sale condominium units
 
 (6)
$53 - 58
$27
 
 
 
 
 
Projected closings to commence 2Q 2018
Future Phases
 
 - 1M SF of commercial
 
TBD
 
TBD
TBD
 
 
 
 
 
 
 
 
 - 741 residential units
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Santana Row
San Jose, CA
 
 
 
 
 
 
 
 
 
 
 
 
700 Santana Row
 
 - 284,000 SF of office
 
7%
 
$205 - 215
$17
 
TBD
 
Commenced construction 4Q 2016
 
 
 - 29,000 SF of retail & 1,300 parking spaces
 
 
 
 
 
 
 
 
 
Opening projected 2019
Future Phases
 
 - 321,000 SF of commercial
 
TBD
 
TBD
TBD
 
 
 
 
 
 
 
 
 - 395 residential units
 
 
 
 
 
 
 
 
 
 
 

Notes:
(1)
Anticipated opening dates, total cost, projected return on investment (ROI), and projected POI percentages are subject to adjustment as a result of factors inherent in the development process, some of which may not be under
 
the direct control of the Company. Refer to the Company's filings with the Securities and Exchange Commission on Form 10-K and Form 10-Q for other risk factors.
(2)
Percentage figures reflect (i) the projected POI (herein defined) for the stated year divided by (ii) the current projected annual stabilized POI for the Property. These percentages are projections only and we cannot give any
 
assurances that these amounts will actually be achieved.
(3)
Projected ROI for development projects reflects the unleveraged Property Operating Income (POI) generated by the development and is calculated as POI divided by cost.
(4)
Projected costs for Assembly Row and Pike & Rose include an allocation of infrastructure costs for the entire project.
(5)
Costs are net of expected reimbursement by third parties and land sale proceeds from expected exercise of option. Phase II total costs include our share of the costs in the hotel.
(6)
Condominiums shown at cost; the projected ROI for Phase II does not assume any incremental profit on the sale of condominium units; condominiums are assumed to be sold at cost.
(7)
Excludes approximately $5 million of costs incurred to date of which we have claims for recovery against 3rd parties.

16



Federal Realty Investment Trust
Assembly Row Site Plan
December 31, 2016
https://cdn.kscope.io/a71793d242988839a9e87673077f1329-assembly4q17.jpg

17



Federal Realty Investment Trust
Pike & Rose Site Plan
December 31, 2016
https://cdn.kscope.io/a71793d242988839a9e87673077f1329-pikenrose4q16v2.jpg

18



Federal Realty Investment Trust
Future Redevelopment Opportunities
December 31, 2016
 
We have identified the following potential opportunities to create future shareholder value. Executing these opportunities could be subject to government approvals, tenant consents, market conditions, etc. Work on many of these new opportunities is in its preliminary stages and may not ultimately come to fruition. This list will change from time to time as we identify hurdles that cannot be overcome in the near term, and focus on those opportunities that are most likely to lead to the creation of shareholder value over time.
 
 
 
 
 
 
 
Pad Site Opportunities - Opportunities to add both single tenant and multi-tenant stand alone pad buildings at existing retail properties. Many of these opportunities are "by right" and construction is awaiting appropriate retailer demand.
 
Bethesda Row
Bethesda, MD
 
Fresh Meadows
Queens, NY
 
 
Dedham Plaza
Dedham, MA
 
Melville Mall
Huntington, NY
 
 
Escondido Promenade
Escondido, CA
 
Mercer Mall
Lawrenceville, NJ
 
 
Federal Plaza
Rockville, MD
 
Pan Am
Fairfax, VA
 
 
Flourtown
Flourtown, PA
 
Wildwood
Bethesda, MD
 
 
 
 
 
 
 
 
Property Expansion or Conversion - Opportunities at successful retail properties to convert previously underutilized land into new GLA and to convert other existing uses into more productive uses for the property.
 
Barracks Road
Charlottesville, VA
 
Fresh Meadows
Queens, NY
 
 
Bethesda Row
Bethesda, MD
 
Northeast
Philadelphia, PA
 
 
Brick
Brick, NJ
 
The Shops at Sunset Place
South Miami, FL
 
 
CocoWalk
Coconut Grove, FL
 
Third Street Promenade
Santa Monica, CA
 
 
Crossroads
Highland Park, IL
 
Troy
Parsippany, NJ
 
 
Darien
Darien, CT
 
Wildwood
Bethesda, MD
 
 
 
 
 
 
 
 
Residential Opportunities - Opportunity to add residential units to existing retail and mixed-use properties.
 
Barracks Road
Charlottesville, VA
 
Graham Park Plaza
Falls Church, VA
 
 
Bala Cynwyd
Bala Cynwyd, PA
 
Village at Shirlington
Arlington, VA
 
 


 


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

19



Federal Realty Investment Trust
Significant Acquisitions and Disposition
December 31, 2016
 
 
 
 
2016 Significant Acquisitions
 
 
 
 
 
 
 
 
On January 13, 2016, we acquired our partner's 70% interest in our joint venture arrangement (the "Partnership") with affiliates of a discretionary fund created and advised by Clarion Partners ("Clarion") for $153.7 million, which included the payment of $130 million of cash and the assumption of mortgage loans totaling $34.4 million. As a result of the transaction, we gained control of the six underlying properties, and effective January 13, 2016, have consolidated the properties. We also recognized a gain on acquisition of the controlling interest of $25.7 million related to the difference between the carrying value and fair value of the previously held equity interest.
Property
City/State
GLA
 
Principal Tenants
 
 
(in square feet)
 
 
Atlantic Plaza
North Reading, MA
123,000
 
Stop & Shop
Barcroft Plaza
Falls Church, VA
100,000
 
Harris Teeter / Bank of America
Campus Plaza
Bridgewater, MA
116,000
 
Roche Bros. / Burlington Coat Factory
Free State Shopping Center
Bowie, MD
265,000
 
Giant Food / TJ Maxx / Ross Dress For Less / Office Depot
Greenlawn Plaza
Greenlawn, NY
106,000
 
Greenlawn Farms / Tuesday Morning
Plaza del Mercado
Silver Spring, MD
96,000
 
CVS
 
Total GLA
806,000
 
 

On July 26, 2016, we acquired an additional building in the Coconut Grove neighborhood of Miami, Florida for $5.9 million
through our CocoWalk LLC entity.

On November 7, 2016, we acquired a building adjacent to our Barcroft Plaza property for $5.3 million.


2016 Disposition
 
On May 12, 2016, an unconsolidated joint venture that we hold an interest in, sold a building in Coconut Grove, Florida. Our share of the gain, net of noncontrolling interests, was $0.5 million.


Subsequent Event - 2017 Significant Acquisition

On February 1, 2017, we acquired a leasehold interest in Hastings Ranch Plaza, a 274,000 square foot shopping center in Pasadena, California for $29.5 million.






20



Federal Realty Investment Trust
Real Estate Status Report
December 31, 2016
Property Name
 
MSA Description
 Year Acquired
Real Estate at Cost
Mortgage and/or Capital Lease Obligation (1)
GLA (2)
% Leased
% Occupied
Average Rent PSF (3)
 Grocery Anchor GLA
 
Grocery Anchor
Other Principal Tenants
 
 
 
 
(in thousands)
 (in thousands)
 
 
 
 
 
 
 
 
  Washington Metropolitan Area
 
 
 
 
 
 
 
 
 
 
 
Barcroft Plaza
(9)
Washington, DC-MD-VA
2006-2007/2016
$
42,850



115,000

90
%
84
%

$24.52

46,000

 
Harris Teeter
Bank of America
Bethesda Row

Washington, DC-MD-VA
1993-2006/2008/2010
226,075


534,000

95
%
94
%
49.20

40,000

 
Giant Food
Apple Computer / Barnes & Noble / Equinox / Landmark Theater
Congressional Plaza
(4)
Washington, DC-MD-VA
1965
100,965


325,000

97
%
97
%
40.09

25,000

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

Washington, DC-MD-VA
1997
4,905


35,000

66
%
66
%
23.31


 


Falls Plaza/Falls Plaza-East

Washington, DC-MD-VA
1967/1972
13,968


144,000

97
%
97
%
34.88

51,000

 
Giant Food
CVS / Staples
Federal Plaza

Washington, DC-MD-VA
1989
67,642


248,000

99
%
99
%
35.30

14,000

 
Trader Joe's
TJ Maxx / Micro Center / Ross Dress For Less
Free State Shopping Center
(9)
Washington, DC-MD-VA
2007
63,978


265,000

90
%
85
%
18.51

73,000

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

Washington, DC-MD-VA
2001
37,570



119,000

100
%
100
%
29.01


 

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

Washington, DC-MD-VA
1993
26,901


207,000

94
%
93
%
27.51


 

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

Washington, DC-MD-VA
1983
34,856


260,000

91
%
91
%
27.24

58,000

 
Giant Food
L.A. Fitness / Stein Mart
Idylwood Plaza

Washington, DC-MD-VA
1994
16,787



73,000

98
%
98
%
46.61

30,000

 
Whole Foods

Laurel

Washington, DC-MD-VA
1986
55,969


389,000

86
%
86
%
21.71

61,000

 
Giant Food
L.A. Fitness / Marshalls
Leesburg Plaza

Washington, DC-MD-VA
1998
36,026



236,000

92
%
92
%
23.09

55,000

 
Giant Food
Petsmart / Pier 1 Imports / Office Depot
Montrose Crossing
(4)
Washington, DC-MD-VA
2011/2013
154,215

72,726

364,000

92
%
92
%
25.74

73,000

 
Giant Food
Marshalls / Barnes & Noble / A.C. Moore / Value City Furniture
Mount Vernon/South Valley/7770 Richmond Hwy
(6)
Washington, DC-MD-VA
2003/2006
84,114


569,000

97
%
97
%
17.76

62,000

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

Washington, DC-MD-VA
1976
7,261



92,000

100
%
100
%
38.98

24,000

 
Whole Foods
Walgreens
Pan Am

Washington, DC-MD-VA
1993
28,885


227,000

98
%
98
%
24.87

65,000

 
Safeway
Micro Center / Michaels
Pentagon Row

Washington, DC-MD-VA
1998/2010
98,109


299,000

83
%
83
%
39.25

45,000

 
Harris Teeter
Bed, Bath & Beyond / DSW / TJ Maxx
Pike and Rose
(5)
Washington, DC-MD-VA
1982/2007/2012
469,388



251,000

100
%
100
%
43.63


 

iPic Theater / Sport & Health / Gap / Gap Kids / Nike / Bank of America
Pike 7 Plaza

Washington, DC-MD-VA
1997/2015
42,333


164,000

100
%
100
%
45.06


 

DSW / Staples / TJ Maxx
Plaza del Mercado
(9)
Washington, DC-MD-VA
2004
42,416


105,000

91
%
65
%
30.91

18,000

 
Aldi
CVS
Quince Orchard

Washington, DC-MD-VA
1993
38,073



267,000

95
%
95
%
23.37

19,000

 
Aldi
L.A. Fitness / HomeGoods / Staples
Rockville Town Square
(7)
Washington, DC-MD-VA
2006-2007
50,016

4,474

187,000

92
%
92
%
27.46

25,000

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

Washington, DC-MD-VA
1971
10,544

21,283

N/A

97
%
95
%
N/A


 


Sam's Park & Shop

Washington, DC-MD-VA
1995
12,744


49,000

86
%
86
%
45.16


 

Petco
Tower Shopping Center

Washington, DC-MD-VA
1998
21,707



112,000

88
%
87
%
24.87

26,000

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

Washington, DC-MD-VA
1978
4,623



49,000

95
%
95
%
44.63

11,000

 
Trader Joe's

Village at Shirlington
(7)
Washington, DC-MD-VA
1995
63,219

6,591

266,000

89
%
85
%
37.59

28,000

 
Harris Teeter
AMC Loews / Carlyle Grand Café
Wildwood

Washington, DC-MD-VA
1969
19,656


83,000

98
%
96
%
97.30

20,000

 
Balducci's
CVS
 

Total Washington Metropolitan Area
1,875,795


6,034,000

93
%
92
%
32.28


 
 
 
 
 
 





 
 
 
 
 
 
  California
 
 
 
 
 
 
 
 
 
 
 
 
 
Colorado Blvd

Los Angeles-Long Beach, CA
1996/1998
19,365


69,000

100
%
100
%
44.18


 

Pottery Barn / Banana Republic
Crow Canyon Commons

San Ramon, CA
2005/2007
89,499


241,000

91
%
88
%
27.37

32,000

 
Sprouts
Orchard Supply Hardware / Rite Aid
East Bay Bridge

San Francisco-Oakland-Fremont, CA
2012
177,601


439,000

100
%
100
%
18.17

59,000

 
Pak-N-Save
Home Depot / Michaels / Target / Nordstrom Rack / Ashley Furniture / Ulta
Escondido Promenade
(4)
San Diego, CA
1996/2010
47,348


298,000

98
%
96
%
24.59


 

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

Los Angeles-Long Beach, CA
1997
5,855


23,000

100
%
100
%
42.27


 


Hollywood Blvd

Los Angeles-Long Beach, CA
1999
46,722


180,000

91
%
91
%
33.98


 

DSW / L.A. Fitness / Marshalls / La La Land
Kings Court
(6)
San Jose, CA
1998
11,666


79,000

100
%
100
%
32.03

31,000

 
Lunardi's Super Market
CVS
Old Town Center

San Jose, CA
1997
36,756


98,000

99
%
96
%
41.51


 

Anthropologie / Banana Republic / Gap

21



Federal Realty Investment Trust
Real Estate Status Report
December 31, 2016
Property Name
 
MSA Description
 Year Acquired
Real Estate at Cost
Mortgage and/or Capital Lease Obligation (1)
GLA (2)
% Leased
% Occupied
Average Rent PSF (3)
 Grocery Anchor GLA
 
Grocery Anchor
Other Principal Tenants
 
 
 
 
(in thousands)
 (in thousands)
 
 
 
 
 
 
 
 
Plaza El Segundo / The Point
(4)
Los Angeles-Long Beach, CA
2011/2013
278,722

175,000

494,000

96
%
93
%
43.26

66,000

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

San Jose, CA
1997
806,917


888,000

99
%
98
%
49.81


 

Crate & Barrel / Container Store / Best Buy / CineArts Theatre / Hotel Valencia / H&M / Splunk
San Antonio Center
(4) (6)
San Francisco-Oakland-San Jose, CA
2015
73,500


376,000

95
%
95
%
13.36

11,000

 
Trader Joe's
Kohl's / Wal-mart / 24 Hour Fitness / Jo-Ann Stores
Third Street Promenade

Los Angeles-Long Beach, CA
1996-2000
79,047


209,000

94
%
94
%
76.01


 

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

San Jose, CA
2004
149,426


638,000

96
%
96
%
17.96

38,000

 
Walmart Neighborhood Market
Target / Burlington Coat Factory / Ross Dress For Less / Michaels / Nordstrom Rack / Nike Factory / J. Crew / Gap Factory Store
150 Post Street

San Francisco, CA
1997
36,109


105,000

81
%
81
%
44.41


 

Shreve & Co.
 
 
Total California
 
1,858,533

 
4,137,000

96
%
96
%
34.14

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
  NY Metro/New Jersey
 
 
 
 
 
 
 
 
 
 
 
 
 
Brick Plaza

Monmouth-Ocean, NJ
1989
70,152


422,000

68
%
65
%
20.13


 

AMC Loews / Barnes & Noble / Ulta
Brook 35
(4) (6)
New York-Northern New Jersey-Long Island, NY-NJ-PA
2014
47,118

11,500

98,000

100
%
100
%
35.25


 

Ann Taylor / Banana Republic / Coach / Williams-Sonoma
Darien

New Haven-Bridgeport-Stamford-Waterbury
2013
48,921


95,000

97
%
97
%
28.42

45,000

 
Stop & Shop
Equinox
Fresh Meadows

New York, NY
1997
86,345


404,000

99
%
99
%
31.81

15,000

 
Island of Gold
AMC Loews / Kohl's / Michaels / Modell's
Greenlawn Plaza
(9)
Nassau-Suffolk, NY
2006
31,672


106,000

94
%
94
%
17.63

46,000

 
Greenlawn Farms
Tuesday Morning
Greenwich Avenue

New Haven-Bridgeport-Stamford-Waterbury
1995
14,127


36,000

100
%
100
%
70.15


 

Saks Fifth Avenue
Hauppauge

Nassau-Suffolk, NY
1998
28,630


134,000

100
%
100
%
28.80

61,000

 
Shop Rite
A.C. Moore
Huntington

Nassau-Suffolk, NY
1988/2007/2015
46,575


279,000

99
%
99
%
25.74


 

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

Nassau-Suffolk, NY
2010
12,176


74,000

93
%
93
%
27.69


 

Barnes & Noble
Melville Mall

Nassau-Suffolk, NY
2006
83,874


251,000

95
%
74
%
26.58


 

Dick’s Sporting Goods / Marshalls / Macy's Backstage / Field & Stream
Mercer Mall
(7)
Trenton, NJ
2003
120,970

55,618

530,000

98
%
98
%
24.25

75,000

 
Shop Rite
Bed, Bath & Beyond / DSW / TJ Maxx / Raymour & Flanigan / Nordstrom Rack / REI
The Grove at Shrewsbury
(4) (6)
New York-Northern New Jersey-Long Island, NY-NJ-PA
2014
123,756

53,328

192,000

100
%
99
%
44.77


 

Lululemon / Brooks Brothers / Anthropologie / Pottery Barn / J. Crew / Banana Republic / Williams-Sonoma
Troy

Newark, NJ
1980
35,089


211,000

67
%
67
%
28.57


 

L.A. Fitness
 
 
Total NY Metro/New Jersey
749,405

 
2,832,000

91
%
89
%
28.46

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
  Philadelphia Metropolitan Area
 
 
 
 
 
 
 
 
 
 
 
Andorra

Philadelphia, PA-NJ
1988
25,791


265,000

93
%
93
%
15.55

24,000

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

Philadelphia, PA-NJ
1993
40,533


295,000

100
%
100
%
24.47

45,000

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

Philadelphia, PA-NJ
1992
34,449


268,000

97
%
96
%
15.81

47,000

 
Whole Foods
Buy Buy Baby / Stein Mart
Flourtown

Philadelphia, PA-NJ
1980
16,892


156,000

98
%
98
%
21.57

75,000

 
Giant Food
Movie Tavern
Langhorne Square

Philadelphia, PA-NJ
1985
21,930


219,000

98
%
98
%
16.79

55,000

 
Redner's Warehouse Mkts.
Marshalls
Lawrence Park

Philadelphia, PA-NJ
1980
33,000



364,000

96
%
96
%
20.58

53,000

 
Acme Markets
Brightwood Career Institute / TJ Maxx / HomeGoods
Northeast

Philadelphia, PA-NJ
1983
28,230


288,000

87
%
87
%
12.57


 

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

Philadelphia, PA-NJ
2006
15,142


124,000

89
%
89
%
9.86

36,000

 
Giant Food
Rite Aid
Willow Grove

Philadelphia, PA-NJ
1984
30,096


211,000

96
%
95
%
19.09


 

HomeGoods / Marshalls / Barnes & Noble
Wynnewood

Philadelphia, PA-NJ
1996
42,815



251,000

100
%
100
%
27.48

98,000

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


Total Philadelphia Metropolitan Area
288,878


2,441,000

96
%
95
%
18.99


 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

22



Federal Realty Investment Trust
Real Estate Status Report
December 31, 2016
Property Name
 
MSA Description
 Year Acquired
Real Estate at Cost
Mortgage and/or Capital Lease Obligation (1)
GLA (2)
% Leased
% Occupied
Average Rent PSF (3)
 Grocery Anchor GLA
 
Grocery Anchor
Other Principal Tenants
 
 
 
 
(in thousands)
 (in thousands)
 
 
 
 
 
 
 
 
  New England
 
 



 
 
 
 
 
 
 
 
Assembly Row / Assembly Square Marketplace
(5)
Boston-Cambridge-Quincy, MA-NH
2005-2011, 2013
627,726


761,000

94
%
94
%
23.45


 

AMC Theatres / LEGOLAND Discovery Center / Saks Fifth Avenue Off 5th / J. Crew / Nike Factory / Bed, Bath & Beyond / TJ Maxx
Atlantic Plaza
(9)
Boston-Worcester-Lawrence-Lowell-Brockton, MA
2004
25,182



123,000

92
%
92
%
16.25

64,000

 
Stop & Shop

Campus Plaza
(9)
Boston-Worcester-Lawrence-Lowell-Brockton, MA
2004
30,387


116,000

98
%
98
%
15.26

46,000

 
Roche Bros.
Burlington Coat Factory
Chelsea Commons

Boston-Cambridge-Quincy, MA-NH
2006-2008
42,841

6,576

222,000

100
%
100
%
12.01

16,000

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

Boston-Cambridge-Quincy, MA-NH
1993/2016
38,316


241,000

94
%
92
%
16.50

80,000

 
Star Market

Linden Square

Boston-Cambridge-Quincy, MA-NH
2006
148,039


223,000

95
%
95
%
47.15

50,000

 
Roche Bros.
CVS
North Dartmouth

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


48,000

100
%
100
%
15.31

48,000

 
Stop & Shop

Queen Anne Plaza

Boston-Cambridge-Quincy, MA-NH
1994
18,280


149,000

100
%
100
%
17.72

50,000

 
Big Y Foods
TJ Maxx / HomeGoods
Saugus Plaza

Boston-Cambridge-Quincy, MA-NH
1996
15,257


169,000

100
%
100
%
12.22

55,000

 
Super Stop & Shop
Kmart
 
 
Total New England
955,396

 
2,052,000

96
%
96
%
21.31


 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
  South Florida
 
 
 
 
 
 
 
 
 
 
 
 
 
Cocowalk
(4) (8)
Miami-Ft Lauderdale
2015
106,877


222,000

78
%
78
%
36.24



 

Cinepolis Theaters / Gap / Youfit Health Club
Del Mar Village

Miami-Ft Lauderdale
2008/2014
62,588


196,000

91
%
76
%
16.11

44,000

 
Winn Dixie
CVS
The Shops at Sunset Place
(4)
Miami-Ft Lauderdale
2015
120,777

68,634

523,000

84
%
84
%
21.43



 

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

Miami-Ft Lauderdale
2011/2014
96,170


414,000

99
%
98
%
21.80

12,000

 
Trader Joe's
Best Buy / DSW / Old Navy / Ross Dress For Less / TJ Maxx / Ulta
 
 
Total South Florida
386,412

 
1,355,000

89
%
86
%
23.10

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
  Baltimore







 
 
 
 
 
 
 
 
Governor Plaza

Baltimore, MD
1985
27,374



243,000

100
%
100
%
19.56

16,500

 
Aldi
Dick’s Sporting Goods
Perring Plaza

Baltimore, MD
1985
30,938


395,000

100
%
100
%
14.44

58,000

 
Shoppers Food Warehouse
Home Depot / Burlington Coat Factory / Jo-Ann Stores / Micro Center
THE AVENUE at White Marsh
(6)
Baltimore, MD
2007
106,075

52,705

311,000

99
%
99
%
24.27


 

AMC Loews / Old Navy / Barnes & Noble / A.C. Moore / Ulta
The Shoppes at Nottingham Square

Baltimore, MD
2007
17,460


32,000

96
%
96
%
49.25


 


White Marsh Plaza

Baltimore, MD
2007
25,228



80,000

96
%
96
%
22.06

54,000

 
Giant Food

White Marsh Other

Baltimore, MD
2007
44,556



73,000

97
%
97
%
31.49


 


 
 
Total Baltimore
 
251,631

 
1,134,000

99
%
99
%
20.77


 


 
 
 
 
 
 
 
 
 
 
 
 
 
 
  Chicago







 
 
 
 
 
 
 
 
Crossroads

Chicago, IL
1993
32,125



168,000

88
%
88
%
22.14


 

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

Chicago, IL
1995
36,791


316,000

99
%
96
%
12.67


 

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

Chicago, IL
1994
13,595


140,000

98
%
98
%
12.85

63,000

 
Mariano's Fresh Market
Walgreens
North Lake Commons

Chicago, IL
1994
17,024


129,000

85
%
85
%
11.55

77,000

 
Jewel Osco

 
 
Total Chicago
 
99,535

 
753,000

94
%
93
%
14.55


 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
  Other







 
 
 
 
 
 
Barracks Road

Charlottesville, VA
1985
63,800


498,000

98
%
97
%
26.36

99,000

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

Hartford, CT
1995
30,778



266,000

94
%
94
%
13.36

74,000

 
Stop & Shop
TJ Maxx

23



Federal Realty Investment Trust
Real Estate Status Report
December 31, 2016
Property Name
 
MSA Description
 Year Acquired
Real Estate at Cost
Mortgage and/or Capital Lease Obligation (1)
GLA (2)
% Leased
% Occupied
Average Rent PSF (3)
 Grocery Anchor GLA
 
Grocery Anchor
Other Principal Tenants
 
 
 
 
(in thousands)
 (in thousands)
 
 
 
 
 
 
 
 
Eastgate Crossing

Raleigh-Durham-Chapel Hill, NC
1986
31,030


153,000

94
%
90
%
24.25

13,000

 
Trader Joe's
Stein Mart / Ulta
Gratiot Plaza

Detroit, MI
1973
19,820


217,000

100
%
100
%
12.04

69,000

 
Kroger
Bed, Bath & Beyond / Best Buy / DSW
Lancaster
(7)
Lancaster, PA
1980
13,862

4,907

127,000

98
%
95
%
17.82

75,000

 
Giant Food
Michaels
29th Place

Charlottesville, VA
2007
40,804

4,553

169,000

97
%
97
%
17.80


 

DSW / HomeGoods / Staples / Stein Mart
Willow Lawn

Richmond-Petersburg, VA
1983
93,394


462,000

92
%
92
%
18.64

66,000

 
Kroger
DSW / Old Navy / Staples / Ross Dress For Less
 
 
Total Other
 
293,488

 
1,892,000

96
%
95
%
19.46


 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Grand Total



$
6,759,073

$
537,895

22,630,000

94
%
93
%
$
26.91

 
 
 
 
Notes:
 
 
 
 
 
 
 
 
 
 
 
 
 
(1)
The mortgage or capital lease obligations differ from the total reported on the consolidated balance sheet due to the unamortized discount, premium, and/or debt issuance costs on certain mortgage payables.
(2)
Excludes newly created redevelopment square footage not yet in service, as well as residential and hotel square footage.
(3)
Calculated as the aggregate, annualized in-place contractual (defined as cash-basis excluding rent abatements) minimum rent for all occupied spaces divided by the aggregate GLA of all occupied spaces.
(4)
The Trust has a controlling financial interest in this property.
(5)
Portion of property is currently under development. See further discussion in the Pike & Rose and Assembly Row schedule.
(6)
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.
(7)
All or a portion of property subject to capital lease obligation.
(8)
This property includes partial interests in eight buildings in addition to our initial acquisition.
(9)
On January 13, 2016, we acquired the 70% controlling interest in these properties and now own the properties 100%. The year acquired reflects the year we first acquired an equity interest in the property.

24



Federal Realty Investment Trust
 
Retail Leasing Summary (1)
 
December 31, 2016
 
 
 
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 2016
77

 
100
%
 
274,622

 
$
37.10

 
$
32.27

 
$
1,325,040

 
15
%
 
27
%
 
7.2

 
$
9,874,657

 
$
35.96

(7)
3rd Quarter 2016
93

 
100
%
 
427,021

 
$
31.25

 
$
27.40

 
$
1,641,966

 
14
%
 
27
%
 
8.3

 
$
15,287,078

 
$
35.80


2nd Quarter 2016
91

 
100
%
 
372,778

 
$
38.21

 
$
34.13

 
$
1,522,734

 
12
%
 
25
%
 
6.6

 
$
8,100,475

 
$
21.73


1st Quarter 2016
85

 
100
%
 
398,820

 
$
33.53

 
$
29.67

 
$
1,541,181

 
13
%
 
24
%
 
8.3

 
$
12,405,156

 
$
31.10

(7)
Total - 12 months
346

 
100
%
 
1,473,241

 
$
34.72

 
$
30.63

 
$
6,030,921

 
13
%
 
26
%
 
7.6

 
$
45,667,366

 
$
31.00

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
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 2016
28

 
36
%
 
115,640

 
$
45.50

 
$
34.45

 
$
1,278,167

 
32
%
 
53
%
 
9.6

 
$
9,592,450

 
$
82.95

(7)
3rd Quarter 2016
39

 
42
%
 
168,213

 
$
35.12

 
$
28.99

 
$
1,030,672

 
21
%
 
35
%
 
11.1

 
$
10,692,617

 
$
63.57


2nd Quarter 2016
33

 
36
%
 
105,307

 
$
43.13

 
$
34.97

 
$
858,882

 
23
%
 
40
%
 
9.0

 
$
7,235,818

 
$
68.71


1st Quarter 2016
28

 
33
%
 
154,121

 
$
31.02

 
$
25.57

 
$
838,752

 
21
%
 
35
%
 
11.3

 
$
8,590,661

 
$
55.74

(7)
Total - 12 months
128

 
37
%
 
543,281

 
$
37.72

 
$
30.34

 
$
4,006,473

 
24
%
 
40
%
 
10.3

 
$
36,111,546

 
$
66.47

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
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 2016
49

 
64
%
 
158,982

 
$
30.99

 
$
30.69

 
$
46,873

 
1
%
 
6
%
 
4.5

 
$
282,207

 
$
1.78

 
3rd Quarter 2016
54

 
58
%
 
258,808

 
$
28.74

 
$
26.37

 
$
611,294

 
9
%
 
21
%
 
6.0

 
$
4,594,461

 
$
17.75

 
2nd Quarter 2016
58

 
64
%
 
267,471

 
$
36.28

 
$
33.79

 
$
663,852

 
7
%
 
19
%
 
5.4

 
$
864,657

 
$
3.23

 
1st Quarter 2016
57

 
67
%
 
244,699

 
$
35.12

 
$
32.25

 
$
702,429

 
9
%
 
18
%
 
6.6

 
$
3,814,495

 
$
15.59

 
Total - 12 months
218

 
63
%
 
929,960

 
$
32.97

 
$
30.79

 
$
2,024,448

 
7
%
 
17
%
 
5.8

 
$
9,555,820

 
$
10.28

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
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 2016
 
 
 
 
 
 
 
 
89

 
347,604
 
 
$
38.25

 
8.2

 
$
11,290,441

 
$
32.48

 
3rd Quarter 2016
 
 
 
 
 
 
 
 
102

 
452,836
 
 
$
32.06

 
8.5

 
$
17,575,645

 
$
38.81

 
2nd Quarter 2016
 
 
 
 
 
 
 
 
103

 
467,364
 
 
$
35.66

 
6.9

 
$
9,864,863

 
$
21.11

 
1st Quarter 2016
 
 
 
 
 
 
 
 
92

 
419,781
 
 
$
33.45

 
8.3

 
$
14,483,247

 
$
34.50

 
Total - 12 months
 
 
 
 
 
 
 
 
386

 
1,687,585
 
 
$
34.68

 
7.9

 
$
53,214,196

 
$
31.53

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
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 $0.3 million ($0.74 per square foot) in 4th Quarter 2016 and $5.2 million ($8.22 per square foot) in 1st Quarter 2016 of the Tenant Improvements & Incentives are for properties under active redevelopment (e.g. Del Mar Village, Melville Mall, Montrose Crossing) and are included in the Projected Cost for those projects on the Summary of 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 the tenant improvements and incentives on leases signed for those projects; these amounts for leases signed for Assembly Row and Pike & Rose are included in the Projected Cost column for those projects shown on the Pike & Rose and Assembly Row schedule.

25



Federal Realty Investment Trust
Lease Expirations
December 31, 2016
 
 
 
 
 
 
 
 
 
 
 
 
Assumes no exercise of lease options
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Anchor Tenants (1)
 
Small Shop Tenants
 
Total
Year
 Expiring SF
 % of Anchor SF
 Minimum Rent PSF (2)
 
 Expiring SF
 % of Small Shop SF
 Minimum Rent PSF (2)
 
 Expiring SF (4)
 % of Total SF
 Minimum Rent PSF (2)
2017
453,000

3
%
$
17.51

 
912,000

11
%
$
34.97

 
1,365,000

7
%
$
29.17

2018
1,686,000

13
%
$
15.69

 
1,103,000

13
%
$
38.92

 
2,789,000

13
%
$
24.88

2019
1,861,000

15
%
$
18.90

 
953,000

11
%
$
37.59

 
2,814,000

13
%
$
25.23

2020
1,181,000

9
%
$
16.43

 
1,027,000

12
%
$
38.30

 
2,209,000

11
%
$
26.60

2021
1,478,000

12
%
$
19.92

 
1,044,000

13
%
$
40.15

 
2,522,000

12
%
$
28.29

2022
1,607,000

13
%
$
16.57

 
869,000

10
%
$
36.87

 
2,476,000

12
%
$
23.69

2023
440,000

3
%
$
21.16

 
587,000

7
%
$
39.51

 
1,027,000

5
%
$
31.64

2024
582,000

5
%
$
18.94

 
530,000

6
%
$
42.44

 
1,111,000

5
%
$
30.14

2025
729,000

6
%
$
21.41

 
600,000

7
%
$
37.45

 
1,329,000

6
%
$
28.65

2026
490,000

4
%
$
26.62

 
353,000

4
%
$
42.49

 
843,000

4
%
$
33.26

Thereafter
2,196,000

17
%
$
22.50

 
370,000

5
%
$
43.07

 
2,566,000

12
%
$
25.46

Total (3)
12,703,000

100
%
$
19.16

 
8,348,000

100
%
$
38.69

 
21,051,000

100
%
$
26.91

 
 
 
 
 
 
 
 
 
 
 
 
Assumes all lease options are exercised
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Anchor Tenants (1)
 
Small Shop Tenants
 
Total
Year
 Expiring SF
 % of Anchor SF
 Minimum Rent PSF (2)
 
 Expiring SF
 % of Small Shop SF
 Minimum Rent PSF (2)
 
 Expiring SF (4)
 % of Total SF
 Minimum Rent PSF (2)
2017
91,000

1
%
$
25.93

 
693,000

8
%
$
32.24

 
784,000

4
%
$
34.16

2018
378,000

3
%
$
17.88

 
651,000

8
%
$
40.71

 
1,029,000

5
%
$
32.33

2019
477,000

4
%
$
20.37

 
587,000

7
%
$
38.57

 
1,064,000

5
%
$
30.41

2020
184,000

1
%
$
20.24

 
599,000

7
%
$
38.07

 
782,000

4
%
$
33.88

2021
334,000

3
%
$
23.43

 
583,000

7
%
$
42.66

 
918,000

4
%
$
35.66

2022
194,000

1
%
$
29.57

 
616,000

7
%
$
35.35

 
810,000

4
%
$
33.96

2023
368,000

3
%
$
17.40

 
471,000

6
%
$
39.51

 
839,000

4
%
$
29.81

2024
447,000

3
%
$
18.19

 
437,000

5
%
$
41.90

 
884,000

4
%
$
29.91

2025
247,000

2
%
$
20.10

 
540,000

7
%
$
37.12

 
787,000

4
%
$
31.78

2026
367,000

3
%
$
25.87

 
435,000

5
%
$
39.18

 
801,000

4
%
$
33.09

Thereafter
9,616,000

76
%
$
18.54

 
2,736,000

33
%
$
38.74

 
12,353,000

58
%
$
23.02

Total (3)
12,703,000

100
%
$
19.16

 
8,348,000

100
%
$
38.69

 
21,051,000

100
%
$
26.91

 
 
 
 
 
 
 
 
 
 
 
 
Notes:
 
 
 
 
 
 
 
 
 
 
 
(1)
Anchor is defined as a tenant leasing 15,000 square feet or more.
(2)
Minimum Rent reflects in-place contractual (defined as cash-basis excluding rent abatements) rent as of December 31, 2016.
(3)
Represents occupied square footage as of December 31, 2016.
(4)
Individual items may not add up to total due to rounding.



26



Federal Realty Investment Trust
 
 
 
 
 
 
 
Portfolio Leased Statistics
 
 
 
 
 
 
 
December 31, 2016
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Overall Portfolio Statistics (1)
At December 31, 2016
 
At December 31, 2015
 
 
 
 
 
 
 
 
 
Type
 
Size

Leased

Leased %

 
Size

Leased

Leased %

 
 
 
 
 
 
 
 
 
Retail Properties (2) (3) (4) (sf)
22,630,000

21,356,000

94.4
%
 
21,379,000

20,165,000

94.3
%
 
 
 
 
 
 
 
 
 
Residential Properties (units)
1,867

1,792

96.0
%
 
1,715

1,535

89.5
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same Center Statistics (1)
At December 31, 2016
 
At December 31, 2015
 
 
 
 
 
 
 
 
 
Type
 
Size

Leased

Leased %

 
Size

Leased

Leased %

 
 
 
 
 
 
 
 
 
Retail Properties (2) (4) (5) (sf)
16,827,000

16,106,000

95.7
%
 
16,813,000

16,128,000

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

1,270

95.8
%
 
1,326

1,252

94.4
%
 
 
 
 
 
 
 
 
 
Notes:
 
 
 
 
 
 
 
 
(1)
See Glossary of Terms.
(2)
Leasable square feet excludes redevelopment square footage not yet placed in service.
(3)
At December 31, 2016 leased percentage was 97.1% for anchor tenants and 90.5% for small shop tenants.
(4)
Occupied percentage was 93.3% and 93.5% at December 31, 2016 and 2015, respectively, and same center occupied percentage was 95.2% and 95.3% at December 31, 2016 and 2015, respectively.
(5)
Excludes properties purchased, sold or under redevelopment or development. Excludes the six properties discussed on page 20 under significant acquisitions as we did not consolidate the properties in 2015.



27



Federal Realty Investment Trust
Summary of Top 25 Tenants
December 31, 2016
 
 
 
 
 
 
 
 
Rank

 
Tenant Name
Annualized Base Rent

Percentage of Total Annualized Base Rent (3)

Tenant GLA

Percentage of Total GLA (3)

Number of Stores Leased

 
 
 
 
 
 
 
 
1

 
Ahold USA, Inc.
$
17,353,000

3.06
%
1,036,000

4.58
%
17

2

 
TJX Companies, The
$
14,228,000

2.51
%
816,000

3.61
%
25

3

 
Bed, Bath & Beyond, Inc.
$
13,265,000

2.34
%
736,000

3.25
%
20

4

 
Gap, Inc., The
$
12,808,000

2.26
%
354,000

1.56
%
26

5

 
Splunk, Inc.
$
10,276,000

1.81
%
235,000

1.04
%
1

6

 
L.A. Fitness International LLC
$
8,662,000

1.53
%
389,000

1.72
%
9

7

 
CVS Corporation
$
7,994,000

1.41
%
194,000

0.86
%
16

8

 
Ascena Retail Group, Inc. (Dress Barn, Loft, Lou & Grey, Ann Taylor, Catherine's, Justice, Lane Bryant)
$
6,656,000

1.17
%
218,000

0.96
%
36

9

 
AMC Entertainment Inc.
$
6,572,000

1.16
%
317,000

1.40
%
6

10

 
DSW, Inc.
$
6,390,000

1.13
%
229,000

1.01
%
11

11

 
Dick's Sporting Goods, Inc.
$
6,185,000

1.09
%
257,000

1.14
%
6

12

 
Home Depot, Inc.
$
5,667,000

1.00
%
438,000

1.94
%
5

13

 
Barnes & Noble, Inc.
$
5,417,000

0.96
%
244,000

1.08
%
9

14

 
Best Buy Stores, L.P.
$
5,410,000

0.95
%
186,000

0.82
%
4

15

 
Michaels Stores, Inc.
$
5,331,000

0.94
%
286,000

1.26
%
12

16

 
Bank of America, N.A.
$
5,043,000

0.89
%
97,000

0.43
%
20

17

 
Nordstrom, Inc.
$
4,913,000

0.87
%
195,000

0.86
%
5

18

 
Whole Foods Market, Inc.
$
4,425,000

0.78
%
167,000

0.74
%
4

19

 
Kroger Co., The
$
4,194,000

0.74
%
356,000

1.57
%
8

20

 
Ross Stores, Inc.
$
4,193,000

0.74
%
238,000

1.05
%
8

21

 
Saks & Company
$
4,090,000

0.72
%
100,000

0.44
%
3

22

 
Staples, Inc.
$
3,884,000

0.69
%
171,000

0.76
%
9

23

 
AB Acquisition LLC (Acme, Safeway)
$
3,790,000

0.67
%
404,000

1.79
%
7

24

 
Wells Fargo Bank, N.A.
$
3,750,000

0.66
%
48,000

0.21
%
14

25

 
Starbucks Corporation
$
3,712,000

0.66
%
64,000

0.28
%
39

 
 
Totals - Top 25 Tenants
$
174,208,000

30.74
%
7,775,000

34.36
%
320

 
 
 
 
 
 
 
 
 
 
Total:
$
566,672,000

(1)
22,630,000

(2)
2,856

 
 
 
 
 
 
 
 
Notes:
 
 
 
 
 
(1
)
 
Reflects aggregate, annualized in-place contractual (defined as cash-basis excluding rent abatements) minimum rent for all occupied spaces as of December 31, 2016.
(2
)
 
Excludes redevelopment square footage not yet placed in service.
(3
)
 
Individual items may not add up to total due to rounding.
 
 
 



28



Federal Realty Investment Trust
 
 
 
Reconciliation of FFO Guidance
 
 
 
December 31, 2016
 
 
 
 
 
 
 
The following table provides a reconciliation of the range of estimated earnings per diluted share to estimated FFO per diluted share for the full year 2017. Estimates do not include the impact from potential acquisitions, potential dispositions, or land sale gains which have not closed as of February 13, 2017.
 
 
 
 
 
Full Year 2017 Guidance Range
 
 
 
Low
 
High
Estimated net income available to common shareholders, per diluted share
$
3.13

 
$
3.23

Adjustments:
 
 
 
Estimated depreciation and amortization of real estate
2.46

 
2.46

Estimated amortization of initial direct costs of leases
0.24

 
0.24

Estimated FFO per diluted share
$
5.83

 
$
5.93


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

29



Glossary of Terms

Adjusted EBITDA: Adjusted EBITDA is a non-GAAP measure that means net income or loss plus depreciation and amortization, net interest expense, income taxes, gain or loss on sale of real estate, and impairments of real estate, if any. Adjusted EBITDA is presented because it approximates a key performance measure in our debt covenants, but it should not be considered an alternative measure of operating results or cash flow from operations as determined in accordance with GAAP. The reconciliation of net income to EBITDA and Adjusted EBITDA for the three months and year ended December 31, 2016 and 2015 is as follows:

 
Three Months Ended
 
Year Ended
 
December 31,
 
December 31,
 
2016
 
2015
 
2016
 
2015
 
(in thousands)
 
(in thousands)
Net income
$
59,724

 
$
69,998

 
$
258,883

 
$
218,424

Depreciation and amortization
48,448

 
46,423

 
193,585

 
174,796

Interest expense
23,851

 
23,207

 
94,994

 
92,553

Early extinguishment of debt

 

 

 
19,072

Other interest income
(89
)
 
(40
)
 
(374
)
 
(149
)
EBITDA
131,934

 
139,588

 
547,088

 
504,696

Gain on sale of real estate and change in control of interests

 
(16,821
)
 
(32,458
)
 
(28,330
)
Adjusted EBITDA
$
131,934

 
$
122,767

 
$
514,630

 
$
476,366


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

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

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

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

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

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