XNYS:CDR Cedar Realty Trust Inc Quarterly Report 10-Q Filing - 6/30/2012

Effective Date 6/30/2012

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Table of Contents

 

 

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

 

 

FORM 10-Q

 

 

 

x QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

FOR THE QUARTERLY PERIOD ENDED JUNE 30, 2012

OR

 

¨ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

COMMISSION FILE NUMBER: 001-31817

 

 

CEDAR REALTY TRUST, INC.

(Exact name of registrant as specified in its charter)

 

 

 

Maryland   42-1241468

(State or other jurisdiction of

incorporation or organization)

 

(I.R.S. Employer

Identification No.)

44 South Bayles Avenue,

Port Washington, New York

  11050-3765
(Address of principal executive offices)   (Zip Code)

(516) 767-6492

(Registrant’s telephone number, including area code)

 

 

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.    Yes  x    No  ¨

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).    Yes  x    No  ¨

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.

 

Large accelerated filer   ¨    Accelerated filer   x
Non-accelerated filer   ¨  (Do not check if a smaller reporting company)    Smaller reporting company   ¨

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).    Yes  ¨    No  x

Indicate the number of shares outstanding of each of the issuer’s classes of common stock, as of the latest practicable date: At July 31, 2012, there were 71,791,845 shares of Common Stock, $0.06 par value, outstanding.

 

 

 


Table of Contents

CEDAR REALTY TRUST, INC.

INDEX

 

Forward-Looking Statements

     3   

Part I. Financial Information

  

Item 1. Financial Statements

  

Consolidated Balance Sheets—June 30, 2012 (unaudited) and December 31, 2011

     4   

Consolidated Statements of Operations (unaudited)—Three and six months ended June  30, 2012 and 2011

     5   

Consolidated Statements of Comprehensive Income (Loss) (unaudited)—Three and six months ended June 30, 2012 and 2011

     6   

Consolidated Statement of Equity (unaudited)—Six months ended June 30, 2012

     7   

Consolidated Statements of Cash Flows (unaudited)—Six months ended June 30, 2012 and 2011

     8   

Notes to Consolidated Financial Statements (unaudited)—June 30, 2012

     9-24   

Item 2. Management’s Discussion and Analysis of Financial Condition And Results of Operations

     25-34   

Item 3. Quantitative and Qualitative Disclosures About Market Risk

     35   

Item 4. Controls and Procedures

     36   

Part II. Other Information

  

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

     37   

Item 6. Exhibits

     37   

Signatures

     38   

 

2


Table of Contents

Forward-Looking Statements

The information contained in this Form 10-Q is unaudited and does not purport to disclose all items required by accounting principles generally accepted in the United States. In addition, statements made or incorporated by reference herein may include certain “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934 and, as such, may involve known and unknown risks, uncertainties and other factors which may cause the Company’s actual results, performance or achievements to be materially different from future results, performance or achievements expressed or implied by such forward-looking statements. Forward- looking statements, which are based on certain assumptions and describe the Company’s future plans, strategies and expectations, are generally identifiable by use of the words “may”, “will”, “should”, “estimates”, “projects”, “anticipates”, “believes”, “expects”, “intends”, “future”, and words of similar import, or the negative thereof. Factors which could have a material adverse effect on the operations and future prospects of the Company are as set forth under the heading “Risk Factors” in the Company’s Annual Report on Form 10-K for the year ended December 31, 2011.

 

3


Table of Contents

CEDAR REALTY TRUST, INC.

Consolidated Balance Sheets

 

     June 30,     December 31,  
     2012     2011  
     (unaudited)        

Assets

    

Real estate:

    

Land

   $ 268,934,000     $ 268,982,000  

Buildings and improvements

     1,109,130,000       1,099,456,000  
  

 

 

   

 

 

 
     1,378,064,000       1,368,438,000  

Less accumulated depreciation

     (221,443,000     (197,578,000
  

 

 

   

 

 

 

Real estate, net

     1,156,621,000       1,170,860,000  

Real estate held for sale/conveyance

     191,538,000       207,553,000  

Investment in unconsolidated joint venture

     43,173,000       44,743,000  

Cash and cash equivalents

     7,594,000       12,070,000  

Restricted cash

     15,657,000       14,707,000  

Receivables:

    

Rents and other tenant receivables, net

     5,650,000       6,882,000  

Straight-line rents

     13,993,000       13,435,000  

Other

     4,914,000       5,810,000  

Other assets

     5,132,000       12,358,000  

Deferred charges, net

     21,058,000       21,446,000  

Assets relating to real estate held for sale/conveyance

     —          2,299,000  
  

 

 

   

 

 

 

Total assets

   $ 1,465,330,000     $ 1,512,163,000  
  

 

 

   

 

 

 

Liabilities and equity

    

Mortgage loans payable

   $ 562,248,000     $ 588,516,000  

Mortgage loans payable—real estate held for sale/conveyance

     113,384,000       123,115,000  

Secured credit facilities

     179,500,000       166,317,000  

Accounts payable and accrued liabilities

     25,989,000       32,404,000  

Unamortized intangible lease liabilities

     32,318,000       35,017,000  

Liabilities relating to real estate held for sale/conveyance

     6,339,000       6,406,000  
  

 

 

   

 

 

 

Total liabilities

     919,778,000       951,775,000  
  

 

 

   

 

 

 

Noncontrolling interest—limited partners’ mezzanine OP Units

     658,000       4,616,000  

Commitments and contingencies

     —          —     

Equity:

    

Cedar Realty Trust, Inc. shareholders’ equity:

    

Preferred stock ($.01 par value, 12,500,000 shares authorized):

    

Series A ($25.00 per share liquidation value, 6,400,000 shares authorized, 6,020,000 and 6,400,000 shares,respectively, issued and outstanding)

     149,150,000       158,575,000  

Series B ($25.00 per share liquidation value, 5,400,000 shares authorized, 453,000 and 0 shares, respectively,issued and outstanding)

     10,414,000       —     

Common stock ($.06 par value, 150,000,000 shares authorized, 71,823,000 and 67,928,000 shares, respectively, issued and outstanding)

     4,310,000       4,076,000  

Treasury stock (3,704,000 and 1,313,000 shares, respectively, at cost)

     (21,280,000     (10,528,000

Additional paid-in capital

     738,602,000       718,974,000  

Cumulative distributions in excess of net income

     (389,064,000     (373,741,000

Accumulated other comprehensive loss

     (3,146,000     (3,513,000
  

 

 

   

 

 

 

Total Cedar Realty Trust, Inc. shareholders’ equity

     488,986,000       493,843,000  
  

 

 

   

 

 

 

Noncontrolling interests:

    

Minority interests in consolidated joint ventures

     54,653,000       56,511,000  

Limited partners’ OP Units

     1,255,000       5,418,000  
  

 

 

   

 

 

 

Total noncontrolling interests

     55,908,000       61,929,000  
  

 

 

   

 

 

 

Total equity

     544,894,000       555,772,000  
  

 

 

   

 

 

 

Total liabilities and equity

   $ 1,465,330,000     $ 1,512,163,000  
  

 

 

   

 

 

 

See accompanying notes to consolidated financial statements.

 

4


Table of Contents

CEDAR REALTY TRUST, INC.

Consolidated Statements of Operations

(unaudited)

 

     Three months ended June 30,     Six months ended June 30,  
     2012     2011     2012     2011  

Revenues:

        

Rents

   $ 26,988,000      $ 25,914,000      $ 53,683,000      $ 51,587,000   

Expense recoveries

     6,360,000        5,894,000        13,323,000        14,047,000   

Other

     3,642,000        770,000        4,461,000        1,454,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total revenues

     36,990,000        32,578,000        71,467,000        67,088,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Expenses:

        

Operating, maintenance and management

     5,510,000        5,858,000        11,886,000        14,284,000   

Real estate and other property-related taxes

     4,262,000        4,043,000        8,655,000        8,198,000   

General and administrative

     3,737,000        2,691,000        7,362,000        5,205,000   

Management transition charges

     —          6,350,000        —          6,530,000   

Acquisition transaction costs and terminated projects

     —          73,000        —          1,242,000   

Depreciation and amortization

     9,796,000        9,311,000        25,522,000        18,030,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total expenses

     23,305,000        28,326,000        53,425,000        53,489,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Operating income

     13,685,000        4,252,000        18,042,000        13,599,000   

Non-operating income and expense:

        

Interest expense, including amortization of deferred financing costs

     (9,744,000     (10,177,000     (19,923,000     (20,667,000

Accelerated write-off of deferred financing costs

     —          —          (2,607,000     —     

Interest income

     62,000        129,000        124,000        177,000   

Unconsolidated joint ventures:

        

Equity in income

     576,000        34,000        1,021,000        825,000   

Write-off of investment

     —          (7,961,000     —          (7,961,000

Gain on sales

     79,000        —          79,000        28,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total non-operating income and expense

     (9,027,000     (17,975,000     (21,306,000     (27,598,000
  

 

 

   

 

 

   

 

 

   

 

 

 

Income (loss) from continuing operations

     4,658,000        (13,723,000     (3,264,000     (13,999,000

Discontinued operations:

        

Income from operations

     944,000        778,000        2,403,000        2,247,000   

Impairment (charges)/reversals

     —          (12,258,000     1,138,000        (22,544,000

Gain on sales

     293,000        474,000        750,000        474,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total discontinued operations

     1,237,000        (11,006,000     4,291,000        (19,823,000
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss)

     5,895,000        (24,729,000     1,027,000        (33,822,000

Less, net (income) loss attributable to noncontrolling interests:

        

Minority interests in consolidated joint ventures

     (662,000     22,000        (1,708,000     47,000   

Limited partners’ interest in Operating Partnership

     (8,000     579,000        97,000        839,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total net (income) loss attributable to noncontrolling interests

     (670,000     601,000        (1,611,000     886,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to Cedar Realty Trust, Inc.

     5,225,000        (24,128,000     (584,000     (32,936,000

Preferred stock dividends

     (3,607,000     (3,540,000     (7,138,000     (7,041,000

Preferred stock redemption costs

     (382,000     —          (382,000     —     
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to common shareholders

   $ 1,236,000      $ (27,668,000   $ (8,104,000   $ (39,977,000
  

 

 

   

 

 

   

 

 

   

 

 

 

Per common share attributable to common shareholders (basic and diluted):

        

Continuing operations

   $ 0.01      $ (0.25   $ (0.16   $ (0.30

Discontinued operations

     0.00        (0.16     0.03        (0.29
  

 

 

   

 

 

   

 

 

   

 

 

 
   $ 0.01      $ (0.41   $ (0.13   $ (0.59
  

 

 

   

 

 

   

 

 

   

 

 

 

Amounts attributable to Cedar Realty Trust, Inc. common shareholders, net of noncontrolling interests:

        

Income (loss) from continuing operations

   $ 793,000      $ (16,873,000   $ (10,483,000   $ (20,510,000

Income (loss) from discontinued operations

     443,000        (10,795,000     2,379,000        (19,467,000
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss)

   $ 1,236,000      $ (27,668,000   $ (8,104,000   $ (39,977,000
  

 

 

   

 

 

   

 

 

   

 

 

 

Weighted average number of common shares—basic and diluted

     68,038,000        68,099,000        67,787,000        67,664,000   
  

 

 

   

 

 

   

 

 

   

 

 

 

See accompanying notes to consolidated financial statements.

 

5


Table of Contents

CEDAR REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS)

(unaudited)

 

     Three months ended June 30,     Six months ended June 30,  
     2012     2011     2012     2011  

Net income (loss)

   $ 5,895,000     $ (24,729,000   $ 1,027,000     $ (33,822,000
  

 

 

   

 

 

   

 

 

   

 

 

 

Other comprehensive income:

        

Unrealized gain on change in fair value of cash flow hedges:

        

Consolidated

     21,000       115,000       309,000       413,000  

Unconsolidated

     4,000       —          58,000       —     
  

 

 

   

 

 

   

 

 

   

 

 

 

Other comprehensive income

     25,000       115,000       367,000       413,000  
  

 

 

   

 

 

   

 

 

   

 

 

 

Comprehensive income (loss)

     5,920,000       (24,614,000     1,394,000       (33,409,000

Comprehensive (income)/loss attributable to noncontrolling interests

     (669,000     601,000       (1,611,000     882,000  
  

 

 

   

 

 

   

 

 

   

 

 

 

Comprehensive income (loss) attributable to Cedar Realty Trust, Inc.

   $ 5,251,000     $ (24,013,000   $ (217,000   $ (32,527,000
  

 

 

   

 

 

   

 

 

   

 

 

 

See accompanying notes to consolidated financial statements.

 

6


Table of Contents

CEDAR REALTY TRUST, INC.

Consolidated Statement of Equity

Six months ended June 30, 2012

(unaudited)

 

    Cedar Realty Trust, Inc. Shareholders  
    Preferred stock     Common stock                 Cumulative     Accumulated        
          $25.00                 Treasury     Additional     distributions     other        
          Liquidation           $0.06     stock,     paid-in     in excess of     comprehensive        
    Shares     value     Shares     Par value     at cost     capital     net income     (loss)     Total  

Balance, December 31, 2011

    6,400,000      $ 158,575,000        67,928,000      $ 4,076,000      $ (10,528,000   $ 718,974,000      $ (373,741,000   $ (3,513,000   $ 493,843,000   

Net income (loss)

    —          —          —          —          —          —          (584,000     —          (584,000

Unrealized gain on change in fair value of cash flow hedges

    —          —          —          —          —          —          —          309,000        309,000   

Unrealized gain on change in fair value of cash flow hedge—unconsolidated joint venture

    —          —          —          —          —          —          —          58,000        58,000   

Share-based compensation, net

    —          —          2,760,000        166,000        (10,752,000     12,279,000        —          —          1,693,000   

Net proceeds from sales of Series B shares

    453,000        10,414,000        —          —          —          (650,000     —          —          9,764,000   

Redemptions/repurchases of Series A shares

    (380,000     (9,425,000     —          —          —          285,000        (382,000     —          (9,522,000

Common stock sales and issuance expenses, net

    —          —          1,000        —          —          (170,000     —          —          (170,000

Preferred stock dividends

    —          —          —          —          —          —          (7,138,000     —          (7,138,000

Distributions to common shareholders/noncontrolling interests

    —          —          —          —          —          —          (7,219,000     —          (7,219,000

Conversions of OP Units into common stock

    —          —          1,134,000        68,000        —          7,827,000        —          —          7,895,000   

Reallocation adjustment of limited partners’ interest

    —          —          —          —          —          57,000        —          —          57,000   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Balance, June 30, 2012

    6,473,000      $ 159,564,000        71,823,000      $ 4,310,000      $ (21,280,000   $ 738,602,000      $ (389,064,000   $ (3,146,000   $ 488,986,000   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

 

    Noncontrolling Interests  
          Limited              
    Minority     partners’              
    interests in     interest in              
    consolidated     Operating           Total  
    joint ventures     Partnership     Total     equity  

Balance, December 31, 2011

  $ 56,511,000      $ 5,418,000      $ 61,929,000      $ 555,772,000   

Net income (loss)

    1,708,000        (82,000     1,626,000        1,042,000   

Unrealized gain on change in fair value of cash flow hedges

    —          —          —          309,000   

Unrealized gain on change in fair value of cash flow hedge—unconsolidated joint venture

    —          —          —          58,000   

Share-based compensation, net

    —          —          —          1,693,000   

Net proceeds from sales of Series B shares

    —          —          —          9,764,000   

Redemptions/repurchases of Series A shares

    —          —          —          (9,522,000

Common stock sales and issuance expenses, net

    —          —          —          (170,000

Preferred stock dividends

    —          —          —          (7,138,000

Distributions to common shareholders/noncontrolling interests

    (3,566,000     (56,000     (3,622,000     (10,841,000

Conversions of OP Units into common stock

    —          (3,998,000     (3,998,000     3,897,000   

Reallocation adjustment of limited partners’ interest

    —          (27,000     (27,000     30,000   
 

 

 

   

 

 

   

 

 

   

 

 

 

Balance, June 30, 2012

  $ 54,653,000      $ 1,255,000      $ 55,908,000      $ 544,894,000   
 

 

 

   

 

 

   

 

 

   

 

 

 

See accompanying notes to consolidated financial statements.

 

7


Table of Contents

CEDAR REALTY TRUST, INC.

Consolidated Statements of Cash Flows

(unaudited)

 

     Six months ended June 30,  
     2012     2011  

Cash flow from operating activities:

    

Net income (loss)

   $ 1,027,000      $ (33,822,000

Adjustments to reconcile net income (loss) to net cash provided by operating activities:

    

Equity in income of unconsolidated joint ventures

     (1,021,000     (825,000

Distributions from unconsolidated joint ventures

     1,021,000        557,000   

Write-off of investment in unconsolidated joint venture

     —          7,961,000   

Acquisition transaction costs and terminated projects

     —          1,242,000   

Impairment (reversals)/charges—discontinued operations

     (1,138,000     22,544,000   

Gain on sales

     (829,000     (502,000

Straight-line rents

     (566,000     (998,000

Provision for doubtful accounts

     1,469,000        1,765,000   

Depreciation and amortization

     25,543,000        21,466,000   

Amortization of intangible lease liabilities

     (2,990,000     (2,995,000

Expense and market price adjustments relating to share-based compensation

     1,746,000        3,128,000   

Amortization (including accelerated write-off) of deferred financing costs

     3,786,000        2,143,000   

Increases/decreases in operating assets and liabilities:

    

Rents and other receivables, net

     (163,000     (4,405,000

Prepaid expenses and other

     5,459,000        (257,000

Accounts payable and accrued liabilities

     (5,253,000     (3,436,000
  

 

 

   

 

 

 

Net cash provided by operating activities

     28,091,000        13,566,000   
  

 

 

   

 

 

 

Cash flow from investing activities:

    

Expenditures for real estate and improvements

     (11,640,000     (63,158,000

Net proceeds from sales of real estate

     16,761,000        11,577,000   

Net proceeds from transfers to unconsolidated Cedar/RioCan joint venture

     —          2,894,000   

Investments in and advances to unconsolidated joint ventures

     —          (4,183,000

Distributions of capital from unconsolidated joint ventures

     1,628,000        2,996,000   

Construction escrows and other

     1,446,000        (6,554,000
  

 

 

   

 

 

 

Net cash provided by (used in) in investing activities

     8,195,000        (56,428,000
  

 

 

   

 

 

 

Cash flow from financing activities:

    

Net advances from revolving credit facilities

     13,183,000        34,500,000   

Proceeds from mortgage financings

     —          29,291,000   

Mortgage repayments

     (31,851,000     (4,762,000

Payments of debt financing costs

     (4,268,000     —     

Noncontrolling interests:

    

Contributions from consolidated joint venture minority interests

     —          269,000   

Distributions to consolidated joint venture minority interests

     (3,566,000     (1,973,000

Distributions to limited partners

     (71,000     (255,000

Proceeds from sales of preferred stock, net

     9,764,000        —     

Redemptions/repurchases of preferred stock, net

     (9,425,000     —     

Proceeds from sales of common stock, net

     (170,000     4,299,000   

Preferred stock dividends

     (7,279,000     (7,099,000

Distributions to common shareholders

     (7,079,000     (12,148,000
  

 

 

   

 

 

 

Net cash (used in) provided by financing activities

     (40,762,000     42,122,000   
  

 

 

   

 

 

 

Net (decrease) in cash and cash equivalents

     (4,476,000     (740,000

Cash and cash equivalents at beginning of period

     12,070,000        14,166,000   
  

 

 

   

 

 

 

Cash and cash equivalents at end of period

   $ 7,594,000      $ 13,426,000   
  

 

 

   

 

 

 

See accompanying notes to consolidated financial statements.

 

8


Table of Contents

Cedar Realty Trust, Inc.

Notes to Consolidated Financial Statements

June 30, 2012

(unaudited)

Note 1. Business and Organization

Cedar Realty Trust, Inc. (the “Company”) is a real estate investment trust (“REIT”) that focuses primarily on ownership and operation of supermarket-anchored shopping centers straddling the Washington, DC to Boston corridor. At June 30, 2012, the Company owned and managed a portfolio of 67 operating properties (excluding properties “held for sale/conveyance”). In addition, the Company has an ownership interest in 22 operating properties through its Cedar/RioCan joint venture in which the Company has a 20% interest.

During 2011, the Company determined (1) to completely exit the Ohio market, principally the Discount Drug Mart portfolio of drugstore/convenience centers, and concentrate on the mid-Atlantic and Northeast coastal regions, (2) to concentrate on grocery-anchored strip centers, by disposing of its mall and single-tenant/triple-net-lease properties, and (3) to focus on improving operations and performance at the Company’s remaining properties, and to reduce development activities, by disposing of certain development projects, land acquired for development, and other non-core assets. In addition, discontinued operations reflect the anticipated consummation of the Homburg joint venture buy/sell transactions.

Cedar Realty Trust Partnership, L.P. (the “Operating Partnership”) is the entity through which the Company conducts substantially all of its business and owns (either directly or through subsidiaries) substantially all of its assets. At June 30, 2012, the Company owned a 99.6% economic interest in, and was the sole general partner of, the Operating Partnership. The limited partners’ interest in the Operating Partnership (0.4% at June 30, 2012) is represented by Operating Partnership Units (“OP Units”). The carrying amount of such interest is adjusted at the end of each reporting period to an amount equal to the limited partners’ ownership percentage of the Operating Partnership’s net equity. The approximately 281,000 OP Units outstanding at June 30, 2012 are economically equivalent to the Company’s common stock. The holders of OP Units have the right to exchange their OP Units for the same number of shares of the Company’s common stock or, at the Company’s option, for cash.

As used herein, the “Company” refers to Cedar Realty Trust, Inc. and its subsidiaries on a consolidated basis, including the Operating Partnership or, where the context so requires, Cedar Realty Trust, Inc. only.

 

9


Table of Contents

Cedar Realty Trust, Inc.

Notes to Consolidated Financial Statements

June 30, 2012

(unaudited)

 

Note 2. Summary of Significant Accounting Changes

Principles of Consolidation/Basis of Preparation

The accompanying consolidated financial statements have been prepared in accordance with the instructions to Form 10-Q and include all of the information and disclosures required by U.S. Generally Accepted Accounting Principles (“GAAP”) for interim reporting. Accordingly, they do not include all of the disclosures required by GAAP for complete financial statement disclosures. In the opinion of management, all adjustments necessary for fair presentation (including normal recurring accruals) have been included. The financial statements are prepared on the accrual basis in accordance with GAAP, which requires management to make estimates and assumptions that affect the disclosure of contingent assets and liabilities, the reported amounts of assets and liabilities at the date of the financial statements, and the reported amounts of revenue and expenses during the periods covered by the financial statements. Actual results could differ from these estimates. The financial statements reflect certain reclassifications of prior period amounts to conform to the 2012 presentation, principally to reflect the sale and/or treatment as “held for sale/conveyance” of certain operating properties and the treatment thereof as “discontinued operations”. The reclassifications had no impact on previously-reported net income attributable to common shareholders or earnings per share. The consolidated financial statements in this Form 10-Q should be read in conjunction with the audited consolidated financial statements and related notes contained in the Company’s Annual Report on Form 10-K for the year ended December 31, 2011.

The consolidated financial statements include the accounts and operations of the Company, the Operating Partnership, its subsidiaries, and certain joint venture partnerships in which it participates. The Company consolidates all variable interest entities (“VIEs”) for which it is the primary beneficiary. Generally, a VIE is an entity with one or more of the following characteristics: (a) the total equity investment at risk is not sufficient to permit the entity to finance its activities without additional subordinated financial support, (b) as a group, the holders of the equity investment at risk (i) lack the power to make decisions about the entity’s activities that significantly impact the entity’s performance through voting or similar rights, (ii) have no obligation to absorb the expected losses of the entity, or (iii) have no right to receive the expected residual returns of the entity, or (c) the equity investors have voting rights that are not proportional to their economic interests, and substantially all of the entity’s activities either involve, or are conducted on behalf of, an investor that has disproportionately few voting rights. A VIE is required to be consolidated by its primary beneficiary. The primary beneficiary of a VIE has (i) the power to direct the activities that most significantly impact the entity’s economic performance, and (ii) the obligation to absorb losses of the VIE or the right to receive benefits from the VIE that could be significant to the VIE. Significant judgments related to these determinations include estimates about the current and future fair values and performance of real estate held by these VIEs and general market conditions.

The Company has a 20% interest in a joint venture with RioCan Real Estate Investment Trust of Toronto, Canada, a publicly-traded Canadian real estate investment trust (“RioCan”). At June 30, 2012, the joint venture owned 22 properties. Although the Company provides management and other services, RioCan has significant management participation rights. The Company has determined that this joint venture is not a VIE and, accordingly, the Company accounts for its investment in this joint venture under the equity method.

 

10


Table of Contents

Cedar Realty Trust, Inc.

Notes to Consolidated Financial Statements

June 30, 2012

(unaudited)

 

Supplemental Consolidated Statements of Cash Flows Information

 

     Six months ended June 30,  
     2012      2011  

Supplemental disclosure of cash activities:

     

Cash paid for interest

   $ 22,902,000       $ 24,160,000   

Supplemental disclosure of non-cash activities:

     

Conversion of OP Units into common stock

     7,895,000         —     

Mortgage loans payable assumed by buyers

     4,148,000         —     

Capitalization of interest and deferred financing costs

     745,000         1,141,000   

Recently-Issued Accounting Pronouncements

Effective January 1, 2012, the Company adopted the Financial Accounting Standards Board’s (“FASB”) Accounting Standards Update (“ASU”) No. 2011-04, “Fair Value Measurement: Amendments to Achieve Common Fair Value Measurement and Disclosure Requirements in US GAAP and IFRS”. This update defines fair value, clarifies a framework to measure fair value, and requires specific disclosures of fair value measurements. The adoption of this guidance did not have a material impact on the Company’s financial condition or results of operations.

Effective January 1, 2012, the Company adopted the FASB ASU 2011-05, “Presentation of Comprehensive Income”, which requires the components of other comprehensive income to be presented either in a single continuous statement of comprehensive income or in two separate but consecutive statements. The guidance has been applied retrospectively and, other than presentation in the financial statements, its adoption did not have an effect on the Company’s financial position or results of operations.

Note 3. Real Estate

At June 30, 2012, substantially all of the Company’s real estate was pledged as collateral for mortgage loans payable and credit facilities.

 

11


Table of Contents

Cedar Realty Trust, Inc.

Notes to Consolidated Financial Statements

June 30, 2012

(unaudited)

 

Note 4—Discontinued operations and land dispositions

During the three months ended March 31, 2012, the Company determined to sell Kingston Plaza, located in Kingston, New York. As the property met the “held for sale” criteria as of March 31, 2012, it has been treated as a “discontinued operation” for all periods presented. The Company conducts a continuing review of the values for all remaining properties “held for sale/conveyance” and, based on final sales prices and sales contracts entered into, the Company has recorded an approximate $1.1 million reversal of impairment charges for the six months ended June 30, 2012.

As of June 30, 2012, the Company is in the process of conveying four of its properties (Roosevelt II, Gahanna Discount Drug Mart Plaza, Westlake Discount Drug Mart Plaza and McCormick Place) to their respective lenders (mortgage loans payable and accrued interest aggregated $22.9 million at that date). In connection with these conveyances, each applicable subsidiary borrower has stopped paying monthly mortgage payments and is currently in default on these non-recourse mortgages.

The following is a summary of the components of income (loss) from discontinued operations:

 

     Three months ended June 30,     Six months ended June 30,  
     2012      2011     2012      2011  

Revenues:

          

Rents

   $ 4,428,000      $ 6,551,000     $ 9,504,000      $ 14,326,000  

Expense recoveries

     1,098,000        1,422,000       2,498,000        3,487,000  

Other

     19,000        29,000       58,000        363,000  
  

 

 

    

 

 

   

 

 

    

 

 

 

Total revenues

     5,545,000        8,002,000       12,060,000        18,176,000  
  

 

 

    

 

 

   

 

 

    

 

 

 

Expenses:

          

Operating, maintenance and management

     1,891,000        1,958,000       3,784,000        5,151,000  

Real estate and other property-related taxes

     819,000        1,352,000       2,005,000        2,758,000  

Depreciation and amortization

     —           1,768,000       21,000        3,604,000  

Interest expense

     1,891,000        2,146,000       3,847,000        4,416,000  
  

 

 

    

 

 

   

 

 

    

 

 

 
     4,601,000        7,224,000       9,657,000        15,929,000  
  

 

 

    

 

 

   

 

 

    

 

 

 

Income from discontinued operations before impairments

     944,000        778,000       2,403,000        2,247,000  

Impairment (charges)/reversals

     —           (12,258,000     1,138,000        (22,544,000
  

 

 

    

 

 

   

 

 

    

 

 

 

Income (loss) from discontinued operations

   $ 944,000      $ (11,480,000   $ 3,541,000      $ (20,297,000
  

 

 

    

 

 

   

 

 

    

 

 

 

Gain on sales of discontinued operations

   $ 293,000      $ 474,000     $ 750,000      $ 474,000  
  

 

 

    

 

 

   

 

 

    

 

 

 

 

12


Table of Contents

Cedar Realty Trust, Inc.

Notes to Consolidated Financial Statements

June 30, 2012

(unaudited)

 

During the six months ended June 30, 2012, the Company completed the following transactions related to properties “held for sale/conveyance”:

 

     Percent          Date      Sales      Gain on  

Property

   Owned     Location    Sold      Price      Sale  

Hilliard Discount Drug Mart Plaza

     100   Hilliard, OH      2/7/2012       $ 1,434,000       $ —     

First Merit Bank at Akron

     100   Akron, OH      2/23/2012         633,000         —     

Grove City Discount Drug Mart Plaza

     100   Grove City, OH      3/12/2012         1,925,000         —     

CVS at Naugatuck

     50   Naugatuck, CT      3/20/2012         3,350,000         457,000   

CVS at Bradford

     100   Bradford, PA      3/30/2012         967,000         —     

CVS at Celina

     100   Celina, OH      3/30/2012         1,449,000         —     

CVS at Erie

     100   Erie, PA      3/30/2012         1,278,000         —     

CVS at Portage Trail

     100   Akron, OH      3/30/2012         1,061,000         —     

Rite Aid at Massillon

     100   Massillon, OH      3/30/2012         1,492,000         —     

Kingston Plaza

     100   Kingston, NY      4/12/2012         1,182,000         293,000   

Stadium Plaza

     100   East Lansing, MI      5/3/2012         5,400,000         —     

Blue Mountain Commons (land parcel)

     100   Harrisburg. PA      6/19/2012         102,000         79,000   

Oregon Pike (land parcel)

     100   Lancaster, PA      6/28/2012         1,100,000         —     
          

 

 

    

 

 

 
           $ 21,373,000       $ 829,000   
          

 

 

    

 

 

 

Note 5. Investment in Cedar/RioCan Joint Venture

At June 30, 2012, the Cedar/RioCan joint venture (RioCan – 80%; Cedar – 20%) owned 22 properties. The Company earned management fees from the joint venture of approximately $0.6 million and $0.7 million for the three months ended June 30, 2012 and 2011, respectively, and $1.3 million and $1.2 million for the six months ended June 30, 2012 and 2011, respectively. Such fees are included in other revenues in the accompanying consolidated statements of operations.

 

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Table of Contents

Cedar Realty Trust, Inc.

Notes to Consolidated Financial Statements

June 30, 2012

(unaudited)

 

The following summarizes certain financial information related to the Company’s investment in the Cedar/RioCan unconsolidated joint venture:

 

      June 30,      December 31,  

Balance Sheets

   2012      2011  

Assets:

     

Real estate, net

   $ 523,159,000       $ 532,071,000   

Cash and cash equivalents

     11,581,000         12,797,000   

Restricted cash

     3,195,000         3,689,000   

Rent and other receivables

     1,650,000         2,419,000   

Straight-line rents

     3,523,000         2,743,000   

Deferred charges, net

     11,856,000         12,682,000   

Other assets

     4,144,000         5,549,000   
  

 

 

    

 

 

 

Total assets

   $ 559,108,000       $ 571,950,000   
  

 

 

    

 

 

 

Liabilities and partners’ capital:

     

Mortgage loans payable

   $ 314,895,000       $ 317,293,000   

Due to the Company

     527,000         1,203,000   

Unamortized intangible lease liabilities

     20,451,000         22,182,000   

Other liabilities

     7,282,000         8,248,000   
  

 

 

    

 

 

 

Total liabilities

     343,155,000         348,926,000   

Preferred stock

     97,000         97,000   

Partners’ capital

     215,856,000         222,927,000   
  

 

 

    

 

 

 

Total liabilities and partners’ capital

   $ 559,108,000       $ 571,950,000   
  

 

 

    

 

 

 

The Company’s share of partners’ capital

   $ 43,173,000       $ 44,743,000   
  

 

 

    

 

 

 

 

14


Table of Contents

Cedar Realty Trust, Inc.

Notes to Consolidated Financial Statements

June 30, 2012

(unaudited)

 

      Three months ended June 30,     Six months ended June 30,  

Statements of Income

   2012     2011     2012     2011  

Revenues

   $ 16,012,000     $ 15,296,000     $ 31,944,000     $ 31,289,000  

Property operating and other expenses

     (1,403,000     (1,307,000     (2,968,000     (3,966,000

Management fees

     (463,000     (483,000     (1,052,000     (950,000

Real estate taxes

     (1,937,000     (1,819,000     (3,862,000     (3,551,000

Acquisition transaction costs

     —          (790,000     —          (858,000

General and administrative

     (67,000     (61,000     (135,000     (132,000

Depreciation and amortization

     (5,056,000     (5,177,000     (10,170,000     (10,140,000

Interest and other non-operating expenses, net

     (4,219,000     (4,684,000     (8,654,000     (9,079,000
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income

   $ 2,867,000     $ 975,000     $ 5,103,000     $ 2,613,000  
  

 

 

   

 

 

   

 

 

   

 

 

 

The Company’s share of net income

   $ 576,000     $ 195,000     $ 1,021,000     $ 523,000  
  

 

 

   

 

 

   

 

 

   

 

 

 

Note 6. Fair Value Measurements

The carrying amounts of cash and cash equivalents, restricted cash, rents and other receivables, certain other assets, accounts payable and accrued liabilities approximate fair value. The fair value of the Company’s investments and liabilities related to deferred compensation plans were determined to be a Level 1 within the valuation hierarchy, and were based on independent values provided by financial institutions. The valuation of the liability for the Company’s interest rate swaps, which is measured on a recurring basis, was determined to be a Level 2 within the valuation hierarchy, and was based on independent values provided by financial institutions. The valuation of the assets for the Company’s real estate held for sale/conveyance – discontinued operations, which is measured on a nonrecurring basis, have been determined to be (i) a Level 2 within the valuation hierarchy, based on the respective contracts of sale, adjusted for closing costs and expenses, or (ii) a Level 3 within the valuation hierarchy, where applicable, based on estimated sales prices, adjusted for closing costs and expenses, determined by discounted cash flow analyses, direct capitalization analyses or a sales comparison approach if no contracts had been concluded. The discounted cash flow analyses and direct capitalization analyses include all estimated cash inflows and outflows over a specific holding period and where applicable, any estimated debt premiums. These cash flows were comprised of unobservable inputs which included forecasted rental revenues and expenses based upon existing in-place leases, market conditions and expectations for growth. Capitalization rates and discount rates utilized in these analyses were based upon observable rates that the Company believed to be within a reasonable range of current market rates for the respective properties. The sales comparison approach was utilized for certain land values and include comparable sales that were completed in the selected market areas. The comparable sales utilized in these analyses were based upon observable per acre rates that the Company believed to be within a reasonable range of current market rates for the respective properties.

 

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Table of Contents

Cedar Realty Trust, Inc.

Notes to Consolidated Financial Statements

June 30, 2012

(unaudited)

 

Generally, the Company engages third party valuation experts to assist with the preparation of the valuation methods noted above. These valuations are reviewed and approved by a diverse group of management, as deemed necessary, including personnel from acquisitions, accounting, finance, operations, development and leasing. During every reporting period, management reviews and updates the valuations as appropriate.

The following tables show the hierarchy for those assets measured at fair value on a recurring basis as of June 30, 2012 and December 31, 2011, respectively:

 

     Assets/Liabilities Measured at Fair Value on a  
     Recurring Basis  
     June 30, 2012  

Description

   Level 1      Level 2      Level 3      Total  

Investments related to deferred compensation liabilities (a)

   $ 416,000      $ —         $ —         $ 416,000  
  

 

 

    

 

 

    

 

 

    

 

 

 

Deferred compensation liabilities (b)

   $ 415,000      $ —         $ —         $ 415,000  
  

 

 

    

 

 

    

 

 

    

 

 

 

Interest rate swaps liability (b)

   $ —         $ 1,925,000      $ —         $ 1,925,000  
  

 

 

    

 

 

    

 

 

    

 

 

 
           
     December 31, 2011  

Description

   Level 1      Level 2      Level 3      Total  

Investments related to deferred compensation liabilities (a)

   $ 3,562,000      $ —         $ —         $ 3,562,000  
  

 

 

    

 

 

    

 

 

    

 

 

 

Deferred compensation liabilities (b)

   $ 3,562,000      $ —         $ —         $ 3,562,000  
  

 

 

    

 

 

    

 

 

    

 

 

 

Interest rate swaps liability (b)

   $ —         $ 2,053,000      $ —         $ 2,053,000  
  

 

 

    

 

 

    

 

 

    

 

 

 

 

(a) Included in other assets in the accompanying consolidated balance sheets.
(b) Included in accounts payable and accrued liabilities in the accompanying consolidated balance sheets.

 

16


Table of Contents

Cedar Realty Trust, Inc.

Notes to Consolidated Financial Statements

June 30, 2012

(unaudited)

 

The fair value of the Company’s fixed rate mortgage loans was estimated using available market information and discounted cash flows analyses based on borrowing rates the Company believes it could obtain with similar terms and maturities. As of June 30, 2012 and December 31, 2011, the aggregate fair values of the Company’s fixed rate mortgage loans payable, which were determined to be a Level 3 within the valuation hierarchy, were approximately $521.1 million and $528.5 million, respectively; the carrying values of such loans were $498.9 million and $524.7 million, respectively.

The following tables show the hierarchy for those assets measured at fair value on a non-recurring basis as of June 30, 2012 and December 31, 2011, respectively:

 

     Assets Measured at Fair Value on a  
     Non-Recurring Basis  
     June 30, 2012  
     Level 1      Level 2      Level 3      Total  

Asset Description

           

Real estate held for sale/conveyance

   $ —         $ 113,162,000       $ 78,376,000       $ 191,538,000   
  

 

 

    

 

 

    

 

 

    

 

 

 
           
     December 31, 2011  
     Level 1      Level 2      Level 3      Total  

Asset Description

           

Real estate held for sale/conveyance

   $ —         $ 124,154,000       $ 82,520,000       $ 206,674,000  (a) 
  

 

 

    

 

 

    

 

 

    

 

 

 

 

(a) Excludes $0.9 million relating to a property subsequently treated as “held for sale/conveyance”.

 

17


Table of Contents

Cedar Realty Trust, Inc.

Notes to Consolidated Financial Statements

June 30, 2012

(unaudited)

 

The following table details the quantitative information regarding Level 3 assets measured at fair value on a non-recurring basis as of June 30, 2012:

 

Quantitative Information about Level 3 Fair Value Measurements

     Fair value at     Valuation   Unobservable   Range
     June 30, 2012     Technique   inputs   (weighted average)

Real estate held for sale/conveyance:

        

Operating retail real estate (ten properties)

   $ 70,226,000     Discounted cash flow   Capitalization rates   7.5% to 11.3% (9.7%)
       Discount rates   11.0% to 12.0% (11.4%)

Land (six parcels)

     8,150,000     Sales comparison approach   Price per acre   $29,000 to $187,000 per acre
         ($92,000 per acre)
  

 

 

       
   $ 78,376,000        
  

 

 

       

Note 7. Debt

Amended, Restated and Consolidated Credit Facility

On January 26, 2012, the Company entered into a $300 million secured credit facility (the “Credit Facility”), which amended, restated and consolidated its $185 million stabilized property revolving credit facility and its $150 million development property credit facility. The two prior facilities were due to expire on January 31, 2012 and June 13, 2012, respectively.

The Credit Facility is comprised of a four-year $75 million term loan and a three-year $225 million revolving credit facility, subject to collateral in place. In connection with the Credit Facility, the Company paid participating lender fees and closing and transaction costs of approximately $4.0 million. In addition, the Company wrote off $2.6 million of unamortized fees associated with the terminated stabilized property and development credit facilities.

Borrowings under the Credit Facility are priced at LIBOR plus a spread of 200 to 300 bps based on the Company’s leverage ratio (the weighted-average rate of interest as of June 30, 2012 was 3.0% per annum). Subject to customary conditions, the term loan and the revolving credit facility may both be extended for one additional year at the Company’s option. Under an accordion feature, the Credit Facility can be increased to $500 million, subject to customary conditions, collateral in place and lending commitments from participating banks.

 

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Table of Contents

Cedar Realty Trust, Inc.

Notes to Consolidated Financial Statements

June 30, 2012

(unaudited)

 

The Credit Facility contains financial covenants including, but not limited to, maximum debt leverage, minimum interest coverage, minimum fixed charge coverage, and minimum net worth. In addition, the Credit Facility contains restrictions including, but not limited to, limits on indebtedness, certain investments and distributions. The Company’s failure to comply with these covenants or the occurrence of an event of default under the Credit Facility could result in the acceleration of the Company’s debt and other financial obligations under the Credit Facility. The Credit Facility is available to fund acquisitions, redevelopment and remaining development activities, capital expenditures, mortgage repayments, dividend distributions, working capital and other general corporate purposes.

As of June 30, 2012, the Company has $104.5 million outstanding under the revolving credit portion of the Credit Facility, and had $78.3 million available for additional borrowings as of the date.

Derivative financial instruments

At June 30, 2012, the Company had approximately $31.8 million of mortgage loans payable subject to interest rate swaps. Such interest rate swaps converted LIBOR-based variable rates to fixed annual rates of 5.2% to 6.5% per annum. At that date, the Company had accrued liabilities of $1.9 million (included in accounts payable and accrued liabilities on the consolidated balance sheet) relating to the fair value of interest rate swaps applicable to existing mortgage loans payable. Charges and/or credits relating to the changes in fair values of such interest rate swaps are made to accumulated other comprehensive (loss) income, noncontrolling interests (minority interests in consolidated joint ventures and limited partners’ interest), or operations (included in interest expense), as appropriate.

The following is a summary of the derivative financial instruments held by the Company and the Cedar/RioCan joint venture at June 30, 2012 and December 31, 2011:

 

              Notional values         Balance   Fair value  
Designation/             June 30,           December 31,     Maturity   sheet   June 30,     December 31,  

Cash flow

  Derivative   Count     2012     Count     2011     dates   location   2012     2011  
  Interest

rate swaps

            Accrued
liabilities
   

Qualifying

  Consolidated     3     $ 31,761,000       3     $ 32,091,000     2013-2018   Consolidated   $ 1,925,000     $ 2,053,000  
     

 

 

     

 

 

       

 

 

   

 

 

 
  Cedar/RioCan             Cedar/RioCan    

Qualifying

  Joint Venture     1     $ 13,991,000       1     $ 14,182,000     2016   Joint Venture   $ 2,334,000     $ 2,419,000  
     

 

 

     

 

 

       

 

 

   

 

 

 

 

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Cedar Realty Trust, Inc.

Notes to Consolidated Financial Statements

June 30, 2012

(unaudited)

 

The following presents the effect of the Company’s derivative financial instruments on the consolidated statements of operations and the consolidated statements of equity for the three and six months ended June 30, 2012 and 2011, respectively:

 

          Amount of gain recognized in other  
          comprehensive income (loss) (effective portion)  
Designation/         Three months ended June 30,      Six months ended June 30,  

Cash flow

   Derivative    2012      2011      2012      2011  

Qualifying

   Consolidated    $ 21,000      $ 113,000      $ 309,000      $ 411,000  
     

 

 

    

 

 

    

 

 

    

 

 

 
   Cedar/RioCan            

Qualifying

   Joint Venture    $ 4,000      $ —         $ 58,000      $ —     
     

 

 

    

 

 

    

 

 

    

 

 

 

As of June 30, 2012, the Company believes it has no significant risk associated with non-performance of the financial institutions which are the counterparties to its derivative contracts. Additionally, based on the rates in effect as of June 30, 2012, if a counterparty were to default, the Company would receive a net interest benefit.

Note 8. Commitments and Contingencies

The Company is a party to certain legal actions arising in the normal course of business. Management does not expect there to be adverse consequences from these actions that would be material to the Company’s consolidated financial statements.

The Company has entered into joint venture arrangements with respect to a number of its properties. The applicable joint venture agreements generally include buy/sell provisions pursuant to which, after a specified period of years, either party may initiate the buy/sell provision whereby the initiating party can designate a value for the relevant property or properties, and the other party may then elect either to sell its proportionate ownership interest in the joint venture based on that value for the entire property or to purchase the initiating party’s ownership interest based on such valuation for the entire property or properties. Specifically, the joint venture agreement between the Company and RioCan provides that, at any time after December 10, 2012, either the Company or RioCan may initiate the buy/sell provision.

 

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Cedar Realty Trust, Inc.

Notes to Consolidated Financial Statements

June 30, 2012

(unaudited)

 

Note 9. Shareholders’ Equity

On May 15, 2012, the Company concluded a public offering of 400,000 shares of its 7.25% Series B Cumulative Redeemable Preferred Stock “Series B Preferred Stock” at $23.00 per share, and realized net proceeds, after offering expenses, of approximately $8.6 million. The Series B Preferred Stock has a liquidation preference of $25.00 per share, has no stated maturity, is not convertible into any other security of the Company, and is redeemable at the Company’s option beginning May 22, 2017 at a price of $25.00 per share plus accrued and unpaid distributions. In addition, on May 29, 2012 the Company entered into an at-the-market (“ATM”) equity program in which the Company may, from time to time, offer and sell up to an additional 4,000,000 shares of its 7.25% Series B Preferred Stock. During the period ended June 30, 2012, the Company sold approximately 53,000 shares under the ATM equity program at a weighted average price of $23.15 per share, and realized net proceeds, after offering expenses, of approximately $1.2 million. In addition, during the period ended June 30, 2012, the Company redeemed and/or purchased on the open-market approximately 380,000 shares of its 8.875% Series A Cumulative Redeemable Preferred Stock, for a total cash outlay of $9.6 million (including $89,000 of accrued dividends).

The following table provides a summary of dividends declared and paid per share:

 

     Three months ended June 30,      Six months ended June 30,  
     2012      2011      2012      2011  

Common stock

   $ 0.050      $ 0.090      $ 0.100      $ 0.180  

Cumulative Redeemable Preferred Stock:

           

8.875% Series A

   $ 0.555      $ 0.555      $ 1.109      $ 1.109  

7.250% Series B

   $ —         $ —         $ —         $ —     

During the six months ended June 30, 2012, holders of approximately 1,134,000 OP Units (including 564,000 mezzanine OP Units) converted their holdings to shares of the Company’s common stock. In connection therewith, $3.9 million of the carrying value of mezzanine OP Units was reclassified to equity.

 

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Cedar Realty Trust, Inc.

Notes to Consolidated Financial Statements

June 30, 2012

(unaudited)

 

Note 10. Revenues

Rental revenues for the three and six months ended June 30, 2012 and 2011, respectively, are comprised of the following:

 

     Three months ended June 30,      Six months ended June 30,  
     2012      2011      2012      2011  

Base rents

   $ 24,835,000       $ 24,060,000       $ 49,667,000       $ 48,022,000   

Percentage rent

     174,000         220,000         464,000         384,000   

Straight-line rents

     247,000         365,000         562,000         746,000   

Amortization of intangible lease liabilities

     1,732,000         1,269,000         2,990,000         2,435,000   
  

 

 

    

 

 

    

 

 

    

 

 

 

Total rents

   $ 26,988,000       $ 25,914,000       $ 53,683,000       $ 51,587,000   
  

 

 

    

 

 

    

 

 

    

 

 

 

Other revenues include items such as lease termination fees which tend to fluctuate more than rents from period to period. For the three and six months ended June 30, 2012, the Company recorded lease termination income of approximately $3.0 million.

Note 11. Share-Based Compensation

The following tables set forth certain share-based compensation information for the three and six months ended June 30, 2012 and 2011, respectively:

 

     Three months ended June 30,     Six months ended June 30,  
     2012     2011     2012      2011  

Share-based compensation:

         

Expense relating to share grants (including the equity and liability awards)

   $ 845,000     $ 2,816,000     $ 1,736,000      $ 3,796,000  

Adjustments to reflect changes in market price of Company’s common stock

     (20,000     (518,000     10,000        (668,000
  

 

 

   

 

 

   

 

 

    

 

 

 

Total charged to operations (a)

   $ 825,000     $ 2,298,000     $ 1,746,000      $ 3,128,000  
  

 

 

   

 

 

   

 

 

    

 

 

 
(a) The 2011 amounts include $1,980,000 applicable to accelerated vestings included in management transition charges.

On June 15, 2012, the Company’s shareholders approved the 2012 Stock Incentive Plan (the “2012 Plan”), which was designed to replace the existing 2004 Stock Incentive Plan (the “2004 Plan”). In connection with the approval of the 2012 Plan, the Company agreed not to grant any additional new awards under the 2004 Plan. The 2012 Plan establishes the procedures for the granting of, among other things, restricted stock awards an d, in addition to mirroring the basic provisions of the 2004 Plan, specifically provides for the awarding of the remaining two million shares to the Company’s President and Chief Executive Officer, as provided in his employment agreement. As a result of the approval, 500,000 of such shares, which had previously been recorded as a liability award, were reclassified to equity. In addition, during the six months ended June 30, 2012, there were 557,000 other time-based restricted shares issued with a weighted average grant date fair value of $4.60 per share. The 2012 Plan also increases the maximum number of shares that may be granted to a participant in any calendar year to 500,000 and initially had 4.5 million shares available. At June 30, 2012, 2.5 million shares remained available for grants pursuant to the 2012 Plan.

 

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Cedar Realty Trust, Inc.

Notes to Consolidated Financial Statements

June 30, 2012

(unaudited)

 

Note 12. Earnings Per Share

Basic earnings per share (“EPS”) is calculated by dividing net income (loss) attributable to the Company’s common shareholders by the weighted average number of common shares outstanding for the period including participating securities (restricted shares issued pursuant to the Company’s share-based compensation program are considered participating securities, as such shares have non-forfeitable rights to receive dividends). Unvested restricted shares are not allocated net losses and/or any excess of dividends declared over net income, as such amounts are allocated entirely to the common shareholders. For the three and six months ended June 30, 2012, the Company had 3.1 million and 3.1 million, respectively, of weighted average unvested restricted shares outstanding. EPS for the three and six months ended June 30, 2011 are calculated based on the data presented on the face of the consolidated statement of operations for those periods. The following table provides a reconciliation of the numerator and denominator of the EPS calculations for the three and six months ended June 30, 2012:

 

     Three months ended     Six months ended  
     June 30, 2012     June 30, 2012  

Numerator

    

Income (loss) from continuing operations

   $ 4,658,000     $ (3,264,000

Preferred stock dividends

     (3,607,000     (7,138,000

Preferred stock redemption costs

     (382,000     (382,000

Net loss attributable to noncontrolling interests

     124,000       301,000  

Net earnings allocated to unvested shares

     (295,000     (448,000
  

 

 

   

 

 

 

Income (loss) from continuing operations available for common shareholders

     498,000       (10,931,000

Results from discontinued operations, net of noncontrolling interests

     443,000       2,379,000  
  

 

 

   

 

 

 

Net income (loss) available for common shareholders, basic and diluted

   $ 941,000     $ (8,552,000
  

 

 

   

 

 

 

Denominator

    

Weighted average number of vested common shares outstanding

     68,038,000       67,787,000  
  

 

 

   

 

 

 

Earnings (loss) per common share, basic and diluted

    

Continuing operations

   $ 0.01     $ (0.16

Discontinued operations

   $ 0.00     $ 0.03  
  

 

 

   

 

 

 
   $ 0.01     $ (0.13
  

 

 

   

 

 

 

 

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Cedar Realty Trust, Inc.

Notes to Consolidated Financial Statements

June 30, 2012

(unaudited)

 

Fully-diluted EPS reflects the potential dilution that could occur if securities or other contracts to issue common stock were exercised or converted into shares of common stock. The net loss attributable to noncontrolling interests of the Operating Partnership has been excluded from the numerator and the related OP Units have been excluded from the denominator for the purpose of calculating diluted EPS as there would have been no effect had such amounts been included. The weighted average number of OP Units outstanding was 462,000 and 1,415,000 for the three months ended June 30, 2012 and 2011, respectively and 637,000 and 1,415,000 for the six months ended June 30, 2012 and 2011, respectively. In addition, warrants for the purchase of OP Units (83,000 for all periods) have been excluded as they were anti-dilutive for all periods; such warrants expired on May 31, 2012.

Note 13. Subsequent Events

In determining subsequent events, management reviewed all activity from July 1, 2012 through the date of filing this Quarterly Report on Form 10-Q.

On July 30, 2012, the Company’s Board of Directors declared a dividend of $0.05 per share with respect to its common stock as well as an equal distribution per unit on its outstanding OP Units. At the same time, the Board declared dividends of $0.5546875 per share with respect to the Company’s 8.875% Series A Cumulative Redeemable Preferred Stock and $0.453125 per share with respect to the Company’s 7.25% Series B Cumulative Redeemable Preferred Stock. The distributions are payable on August 20, 2012 to shareholders of record on August 10, 2012.

 

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Table of Contents

Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

The following discussion should be read in conjunction with the Company’s consolidated financial statements and related notes thereto included elsewhere in this report.

Executive Summary

The Company is a fully-integrated real estate investment trust which currently focuses primarily on ownership and operation of supermarket-anchored shopping centers straddling the Washington, DC to Boston corridor. At June 30, 2012, the Company owned and managed a portfolio of 67 operating properties (excluding properties “held for sale/conveyance”) totaling approximately 9.6 million square feet of GLA. In addition, the Company has an ownership interest in 22 operating properties, with approximately 3.7 million square feet of GLA, through its Cedar/RioCan joint venture in which the Company has a 20% interest. The Company believes it gains additional benefits with tenants and vendors by having an interest in managing these additional properties within its primary markets. The entire managed portfolio, including the Cedar/RioCan properties, was approximately 91.9% leased at June 30, 2012 (67 operating properties – 90.2%; Cedar/RioCan joint venture properties – 96.4%).

In keeping with its stated goal of reducing overall leverage to an appropriate level by selling non-core assets, the Company determined (1) to completely exit the Ohio market, principally the Discount Drug Mart portfolio of drugstore/convenience centers, and concentrate on the mid-Atlantic and Northeast coastal regions (two properties sold in 2012 and two properties “held for sale” as of June 30, 2012), (2) to concentrate on grocery-anchored strip centers, by disposing of its mall and single-tenant/triple-net-lease properties (seven properties sold in 2012 and four properties “held for sale” as of June 30, 2012), and (3) to focus on improving operations and performance at the Company’s remaining properties, and to reduce development activities, by disposing of certain development projects, land acquired for development, and other non-core assets (two properties sold in 2012 and four properties “held for sale” as of June 30, 2012). In addition, discontinued operations reflect the anticipated consummation of the Homburg joint venture buy/sell transactions (seven properties “held for sale” as of June 30, 2012).

The Company derives substantially all of its revenues from rents and operating expense reimbursements received pursuant to long-term leases. The Company’s operating results therefore depend on the ability of its tenants to make the payments required by the terms of their leases. The Company focuses its investment activities on supermarket-anchored community shopping centers. The Company believes that, because of the need of consumers to purchase food and other staple goods and services generally available at such centers, its type of “necessities-based” properties should provide relatively stable revenue flows even during difficult economic times.

 

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Significant Transactions

Discontinued Operations

The following table details dispositions of properties “held for sale/conveyance” during the six months ended June 30, 2012:

 

     Percent               Date      Sales  

Property

   owned   Location    GLA      Sold      Price  

Hilliard Discount Drug Mart Plaza

   100%   Hilliard, OH      40,988        2/7/2012       $ 1,434,000  

First Merit Bank at Akron

   100%   Akron, OH      3,200        2/23/2012         633,000  

Grove City Discount Drug Mart Plaza

   100%   Grove City, OH      40,848        3/12/2012         1,925,000  

CVS at Naugatuck

   50%   Naugatuck, CT      13,225        3/20/2012         3,350,000  

CVS at Bradford

   100%   Bradford, PA      10,722        3/30/2012         967,000  

CVS at Celina

   100%   Celina, OH      10,195        3/30/2012         1,449,000  

CVS at Erie

   100%   Erie, PA      10,125        3/30/2012         1,278,000  

CVS at Portage Trail

   100%   Akron, OH      10,722        3/30/2012         1,061,000  

Rite Aid at Massillon

   100%   Massillon, OH      10,125        3/30/2012         1,492,000  

Kingston Plaza

   100%   Kingston, NY      5,324        4/12/2012         1,182,000  

Stadium Plaza

   100%   East Lansing, MI      77,688        5/3/2012         5,400,000  

Blue Mountain Commons (land parcel)

   100%   Harrisburg. PA      N/A         6/19/2012         102,000  

Oregon Pike (land parcel)

   100%   Lancaster, PA      N/A         6/28/2012         1,100,000  
             

 

 

 

Total

              $ 21,373,000  
             

 

 

 

New Credit Facility

On January 26, 2012, the Company entered into a $300 million secured credit facility (the “Credit Facility”). The Credit Facility amends, restates and consolidates the Company’s prior $185 million stabilized property revolving credit facility and its $150 million development property credit facility that were due to expire on January 31, 2012 and June 13, 2012, respectively. See “Liquidity” below for additional details.

 

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Results of Operations

Comparison of the three months ended June 30, 2012 and 2011

 

                 Change  
     2012     2011     Dollars     Percent  

Revenues

   $ 36,990,000     $ 32,578,000     $ 4,412,000       13.5

Property operating expenses

     9,772,000       9,901,000       (129,000     -1.3
  

 

 

   

 

 

   

 

 

   

Property operating income

     27,218,000       22,677,000       4,541,000       20.0

General and administrative

     (3,737,000     (2,691,000     (1,046,000     38.9

Management transition charges

     —          (6,350,000     6,350,000       n/a   

Acquisition transaction costs and terminated projects

     —          (73,000     73,000       n/a   

Depreciation and amortization

     (9,796,000     (9,311,000     (485,000     5.2

Interest expense, including amortization of deferred financing costs

     (9,744,000     (10,177,000     433,000       -4.3

Interest income

     62,000       129,000       (67,000     -51.9

Unconsolidated joint ventures:

        

Equity in income

     576,000       34,000       542,000       1594.1

Write-off of investment

     —          (7,961,000     7,961,000       n/a   

Gain on sales

     79,000       —          79,000       n/a   
  

 

 

   

 

 

   

 

 

   

Income (loss) from continuing operations

     4,658,000       (13,723,000     18,381,000    

Discontinued operations:

        

Income from operations

     944,000       778,000       166,000       21.3

Impairment charges

     —          (12,258,000     12,258,000       n/a   

Gain on sales

     293,000       474,000       (181,000     n/a   
  

 

 

   

 

 

   

 

 

   

Net income (loss)

     5,895,000       (24,729,000     30,624,000    

Net income (loss) attributable to noncontrolling interests

     670,000       (601,000     1,271,000    
  

 

 

   

 

 

   

 

 

   

Net income (loss) attributable to Cedar Realty Trust, Inc.

   $ 5,225,000     $ (24,128,000   $ 29,353,000    
  

 

 

   

 

 

   

 

 

   

Properties held in both periods. The Company held 67 properties (excluding properties “held for sale/conveyance”) during the three months ended June 30, 2012 and 2011.

Revenues were higher primarily as a result of (i) lease termination income ($3.0 million), (ii) rental revenues and expense recoveries at operating properties ($0.7 million), (iii) rental revenues and expense recoveries at ground-up development properties ($0.5 million), and (iv) rental revenues and expense recoveries at redevelopment properties ($0.2 million).

Property operating expenses were comparable, and included an increase in (i) real estate tax expense ($0.2 million), and a decrease in (ii) non-billable expenses ($0.2 million).

General and administrative expenses were higher primarily as a result of increases in payroll and payroll related expenses, including share-based compensation.

 

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Management transition charges in 2011 relate to the retirement of the Company’s then Chairman of the Board, Chief Executive Officer and President, and the end of the employment of the Company’s then Chief Financial Officer, and include (i) an aggregate of approximately $3.7 million in cash severance payments (including the cost of related payroll taxes and benefits), (ii) the write off of all amounts related to the vesting of restricted share grants (an aggregate of approximately $2.0 million), and (iii) approximately $0.7 million of other non-recurring costs, primarily professional fees and expenses related to the hiring of a new President/Chief Executive Officer and Chief Financial Officer.

Depreciation and amortization expenses increased principally due to placing into service portions of several redevelopment properties.

Interest expense, including amortization of deferred financing costs decreased primarily as a result of lower amortization of deferred financing costs related to the new credit facility entered into during the first quarter of 2012.

Equity in income of unconsolidated joint ventures was higher in 2012 as a result of (i) an increase in operating results in 2012 from the Cedar/RioCan joint venture ($0.4 million) and (ii) the tenant at its then redevelopment joint venture in Philadelphia, Pennsylvania vacating the premises in April 2011 ($0.2 million).

Write-off of investment in unconsolidated joint venture in 2011 relates to the Company’s decision not to go forward with the development of two adjacent properties in Philadelphia, Pennsylvania. The impairment loss for the wholly-owned property is included in loss from discontinued operations.

Discontinued operations for the three months ended June 30, 2012 and 2011 include the results of operations, impairment reversals/charges and gain on sales for properties sold or treated as “held for sale/conveyance”, as part of the Company’s 2011 business plan as more fully discussed elsewhere in this report.

 

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Comparison of the six months ended June 30, 2012 and 2011

 

                 Change  
     2012     2011     Dollars     Percent  

Revenues

   $ 71,467,000     $ 67,088,000     $ 4,379,000       6.5

Property operating expenses

     20,541,000       22,482,000       (1,941,000     -8.6
  

 

 

   

 

 

   

 

 

   

Property operating income

     50,926,000       44,606,000       6,320,000       14.2

General and administrative

     (7,362,000     (5,205,000     (2,157,000     41.4

Management transition charges

     —          (6,530,000     6,530,000       n/a   

Acquisition transaction costs and terminated projects

     —          (1,242,000     1,242,000       n/a   

Depreciation and amortization

     (25,522,000     (18,030,000     (7,492,000     41.6

Interest expense, including amortization of deferred financing costs

     (19,923,000     (20,667,000     744,000       -3.6

Accelerated write-off of deferred financing costs

     (2,607,000     —          (2,607,000     n/a   

Interest income

     124,000       177,000       (53,000     -29.9

Unconsolidated joint ventures:

        

Equity in income

     1,021,000       825,000       196,000       23.8

Write-off of investment

     —          (7,961,000     7,961,000       n/a   

Gain on sales

     79,000       28,000       51,000       n/a   
  

 

 

   

 

 

   

 

 

   

(Loss) from continuing operations

     (3,264,000     (13,999,000     10,735,000    

Discontinued operations:

        

Income from operations

     2,403,000       2,247,000       156,000       6.9

Impairment reversals/(charges)

     1,138,000       (22,544,000     23,682,000       n/a   

Gain on sales

     750,000       474,000       276,000       n/a   
  

 

 

   

 

 

   

 

 

   

Net income (loss) attributable to noncontrolling interests

     1,027,000       (33,822,000     34,849,000    

Net income (loss) attributable to noncontrolling interests

     1,611,000       (886,000     2,497,000    
  

 

 

   

 

 

   

 

 

   

Net loss attributable to Cedar Realty Trust, Inc.

   $ (584,000   $ (32,936,000   $ 32,352,000    
  

 

 

   

 

 

   

 

 

   

Properties held in both periods. The Company held 67 properties (excluding properties “held for sale/conveyance”) during the six months ended June 30, 2012 and 2011.

Revenues were higher primarily as a result of (i) lease termination income ($3.0 million), (ii) rental revenues and expense recoveries at ground-up development properties ($1.0 million), (iii) rental revenues at the Company’s other operating properties ($0.8 million), and (iv) rental revenues and expense recoveries at a property acquired during the first quarter of 2011 ($0.4 million), offset by a decrease in (v) expense recoveries at the Company’s other operating properties, due primarily to a decrease in property operating expenses ($0.9 million).

Property operating expenses were lower primarily as a result of decreases in (i) snow removal costs ($2.0 million), (ii) other non-billable expenses ($0.4 million), and (iii) other operating expenses ($0.2 million), offset by an increase in (iv) real estate tax expenses ($0.5 million).

 

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General and administrative expenses were higher primarily as a result of increases in payroll and payroll related expenses, including share-based compensation.

Management transition charges in 2011 relate to the retirement of the Company’s then Chairman of the Board, Chief Executive Officer and President, and the end of the employment of the Company’s then Chief Financial Officer, and include (i) an aggregate of approximately $3.7 million in cash severance payments (including the cost of related payroll taxes and benefits), (ii) the write off of all amounts related to the vesting of restricted share grants (an aggregate of approximately $2.0 million), and (iii) approximately $0.8 million of other non-recurring costs, primarily professional fees and expenses related to the hiring of a new President/Chief Executive Officer and Chief Financial Officer.

Acquisition transaction costs and terminated projects for 2011 include (i) costs incurred related to a property acquisition ($0.7 million), and (ii) termination of several redevelopment projects that the Company determined would not go forward ($0.4 million).

Depreciation and amortization expenses increased principally by the lease up of a vacant space at a property which required the demolition of an existing building and the related acceleration of depreciation expense.

Interest expense, including amortization of deferred financing costs decreased primarily as a result of lower amortization of deferred financing costs related to the new credit facility entered into during the first quarter of 2012.

Accelerated write-off of deferred financing costs in 2012 relates to the write-off of unamortized fees associated with the Company’s terminated stabilized property and development property credit facilities.

Equity in income of unconsolidated joint ventures was higher in 2012 as a result of (i) an increase in operating results in 2012 from the Cedar/RioCan joint venture ($0.5 million) and (ii) the tenant at its then redevelopment joint venture in Philadelphia, Pennsylvania vacating the premises in April 2011 ($0.3 million).

Write-off of investment in unconsolidated joint venture in 2011 relates to the Company’s decision not to go forward with the development of two adjacent properties in Philadelphia, Pennsylvania. The impairment loss for the wholly-owned property is included in loss from discontinued operations.

Discontinued operations for the six months ended June 30, 2012 and 2011 include the results of operations, impairment reversals/charges and gain on sales for properties sold or treated as “held for sale/conveyance”, as part of the Company’s 2011 business plan as more fully discussed elsewhere in this report.

 

30


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Liquidity and Capital Resources

The Company funds operating expenses and other short-term liquidity requirements, including debt service, tenant improvements, leasing commissions, preferred and common dividend distributions and distributions to minority interest partners, if made, primarily from its operations and distributions received from the Cedar/RioCan joint venture. The Company may also use its revolving credit facility for these purposes. The Company expects to fund long-term liquidity requirements for property acquisitions, redevelopment costs, remaining development costs, capital improvements, joint venture contributions, and maturing debt initially with its credit facilities, and ultimately through a combination of issuing and/or assuming additional mortgage debt, the sale of equity securities, the issuance of additional OP Units, and the sale of properties or interests therein (including joint venture arrangements). Although the Company believes it has access to secured financing, there can be no assurance that the Company will have the availability of mortgage financing on completed development projects, additional construction financing, net proceeds from the contribution of properties to joint ventures, or proceeds from the refinancing of existing debt.

Debt is comprised of the following at June 30, 2012:

 

            Interest rates
     Balance      Weighted -      

Description

   outstanding      average    

Range

Fixed-rate mortgages

   $ 498,922,000        5.8   5.0% - 7.5%

Variable-rate mortgage

     63,326,000        3.0  
  

 

 

    

 

 

   

Total property-specific mortgages

     562,248,000        5.5  

Corporate credit facilities :

       

Revolving facility

     104,500,000        3.0  

Term loan

     75,000,000        3.0  
  

 

 

    

 

 

   
   $ 741,748,000        4.9  
  

 

 

    

 

 

   

As noted above, on January 26, 2012, the Company entered into a new $300 million Credit Facility, comprised of a four-year $75 million term loan and a three-year $225 million revolving credit facility, subject to collateral in place. Subject to customary conditions, the term loan and the revolving credit facility may both be extended for one additional year at the Company’s option. Under an accordion feature, the Credit Facility can be increased to $500 million, subject to customary conditions, collateral in place and lending commitments from participating banks. The Credit Facility contains financial covenants including, but not limited to, maximum debt leverage, minimum interest coverage, minimum fixed charge coverage, and minimum net worth. In addition, the Credit Facility contains restrictions including, but not limited to, limits on indebtedness, certain investments and distributions. The Credit Facility is available to fund acquisitions, redevelopment and remaining development activities, capital expenditures, mortgage repayments, dividend distributions, working capital and other general corporate purposes. Borrowings under the Credit Facility are priced at LIBOR plus 275 bps (a weighted-average of 3.0% per annum at June 30, 2012) and can range from LIBOR plus 200 to 300 bps based on the Company’s leverage ratio. As of June 30, 2012, the Company has $104.5 million outstanding under the revolving credit portion of the Credit Facility, and had $78.3 million available for additional borrowings as of the date.

 

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The variable-rate mortgage represents a $70.7 million construction facility pursuant to which the Company has pledged its Upland Square joint venture ground-up development property, located in Pottsgrove, Pennsylvania, as collateral for borrowings thereunder. The facility is guaranteed by the Company and will expire in October 2013, subject to a one-year extension option. Borrowings under the facility bear interest at the Company’s option at either LIBOR plus a spread of 275 bps or the agent bank’s prime rate plus a spread of 125 bps, with principal payable based on a 30-year amortization schedule. Borrowings outstanding under the facility aggregated $63.3 million at June 30, 2012 and such borrowings bore interest at a rate of 3.0% per annum.

Other property-specific mortgage loans payable at June 30, 2012 consisted of fixed-rate notes totaling $498.9 million, with a weighted average interest rate of 5.8%. For the remainder of 2012, the Company has approximately $4.5 million of scheduled debt principal amortization payments and $8.2 million of scheduled balloon payments.

Total mortgage loans payable and secured credit facilities have an overall weighted average interest rate of 4.9% and mature at various dates through 2029. The terms of several of the Company’s mortgage loans payable require the Company to deposit certain replacement and other reserves with its lenders. Such “restricted cash” is generally available only for property-level requirements for which the reserves have been established, and is not available to fund other property-level or Company-level obligations.

In order to continue qualifying as a REIT, the Company is required to distribute at least 90% of its “REIT taxable income”, as defined in the Internal Revenue Code of 1986, as amended (the “Code”). The Company paid dividends totaling $0.36 per share during 2011. However, in keeping with its stated goal of reducing overall leverage, and in order to improve financial flexibility, the Company’s Board of Directors determined to reduce the quarterly dividend for 2012 to a target rate of $0.05 per share (an annual rate of $0.20 per share). While the Company intends to continue paying regular quarterly dividends, future dividend declarations will continue to be at the discretion of the Board of Directors, and will depend on the cash flow and financial condition of the Company, capital requirements, annual distribution requirements under the REIT provisions of the Code, and such other factors as the Board of Directors may deem relevant.

 

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Contractual obligations and commercial commitments

The following table sets forth the Company’s significant debt repayment, interest and operating lease obligations at June 30, 2012:

 

    Maturity Date  
    Remainder of                                      
    2012     2013     2014     2015     2016     Thereafter     Total  

Debt: (i)

             

Mortgage loans payable (ii)

  $ 12,698,000     $ 125,315,000     $ 106,423,000     $ 77,321,000     $ 98,922,000     $ 141,569,000     $ 562,248,000  

Credit facilities (iii)

    —          —          —          104,500,000        75,000,000        —          179,500,000   

Interest payments (iv)

    18,753,000        32,442,000        26,748,000        16,835,000        12,723,000        20,040,000        127,541,000   

Operating lease obligations

    745,000        1,501,000        1,515,000        1,530,000        1,539,000        11,257,000        18,087,000   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total

  $ 32,196,000     $ 159,258,000     $ 134,686,000     $ 200,186,000     $ 188,184,000     $ 172,866,000     $ 887,376,000  
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

 

(i) Does not include amounts applicable to unconsolidated joint ventures or discontinued operations.
(ii) Mortgage loans payable for 2013 includes $62.2 million applicable to property-specific construction financing which is subject to a one-year extension option.
(iii) Each credit facility is subject to a one-year extension option.
(iv) Represents interest payments expected to be incurred on the Company’s consolidated debt obligations as of June 30, 2012, including capitalized interest. For variable-rate debt, the rate in effect at June 30, 2012 is assumed to remain in effect until the maturities of the respective obligations.

Net Cash Flows

 

     June 30,  
     2012     2011  

Cash flows provided by (used in):

    

Operating activities

   $ 28,091,000     $ 13,566,000  

Investing activities

   $ 8,195,000     $ (56,428,000

Financing activities

   $ (40,762,000   $ 42,122,000  

Operating Activities

Net cash provided by operating activities, before net changes in operating assets and liabilities, increased to $28.0 million for the six months ended June 30, 2012 from $21.7 million for the six months ended June 30, 2011. Such amounts include $3.0 million of lease termination income received in 2012 and expenditures of $3.8 million for management transition charges in 2011. The net changes in operating assets and liabilities ($43,000 in 2012 and $(8.1) million in 2011) were primarily the result of collections of receivables and the timing of payments of accounts payable and accrued liabilities.

 

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Table of Contents

Investing Activities

Net cash flows provided by (used in) investing activities were primarily the result of the Cedar/RioCan joint venture transactions, expenditures for property improvements, and the Company’s property disposition activities. During the six months ended June 30, 2012, the Company received proceeds from sales of properties treated as discontinued operations ($16.8 million), had distributions of capital from the Cedar/RioCan joint venture ($1.6 million), and applied the proceeds from other escrows ($1.4 million), offset by expenditures for property improvements ($11.6 million). During the six months ended June 30, 2011, the Company acquired a grocery-anchored shopping center and incurred expenditures for property improvements (an aggregate of $63.2 million), had an increase in construction escrows and other ($6.6 million), had investments in and advances to unconsolidated joint ventures ($4.2 million), offset by proceeds from sales of properties treated as discontinued operations ($11.6 million), distributions of capital from the Cedar/RioCan joint venture ($3.0 million), and net proceeds relating to the properties transferred to the Cedar/RioCan joint venture ($2.9 million).

Financing Activities

During the six months ended June 30, 2012, the Company had repayments of mortgage obligations ($31.9 million), preferred and common stock distributions ($14.4 million), redemptions and repurchases of the 8.875% Series A Cumulative Redeemable Preferred Stock ($9.4 million), the payment of debt financing costs ($4.3 million), and distributions to noncontrolling interest (minority interest and limited partners—$3.6 million), offset by net advances under its credit facilities ($13.2 million) and proceeds from the sale of the 7.25% Series B Cumulative Redeemable Preferred Stock ($9.8 million). During the six months ended June 30, 2011, the Company received net advances from its revolving credit facilities ($34.5 million), received proceeds from mortgage refinancings ($29.3 million), and proceeds from the sale of common stock ($4.3 million), offset by preferred and common stock distributions ($19.2 million), repayment of mortgage obligations ($4.8 million), and distributions to noncontrolling interests (minority interest and limited partners—$2.2 million).

Funds From Operations

Funds From Operations “FFO” is a widely-recognized non-GAAP financial measure for REITs that the Company believes, when considered with financial statements determined in accordance with GAAP, is useful to investors in understanding financial performance and providing a relevant basis for comparison among REITs. In addition, FFO is useful to investors as it captures features particular to real estate performance by recognizing that real estate generally appreciates over time or maintains residual value to a much greater extent than do other depreciable assets. Investors should review FFO, along with GAAP net income, when trying to understand a REIT’s operating performance. The Company considers FFO an important supplemental measure of its operating performance and believes that it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs.

 

34


Table of Contents

The Company computes FFO in accordance with the “White Paper” published by the National Association of Real Estate Investment Trusts (“NAREIT”), which defines FFO as net income applicable to common shareholders (determined in accordance with GAAP), excluding impairment charges, gains or losses from debt restructurings and sales of properties, plus real estate-related depreciation and amortization, and after adjustments for partnerships and joint ventures (which are computed to reflect FFO on the same basis). FFO does not represent cash generated from operating activities and should not be considered as an alternative to net income applicable to common shareholders or to cash flow from operating activities. FFO is not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions. Although FFO is a measure used for comparability in assessing the performance of REITs, as the NAREIT White Paper only provides guidelines for computing FFO, the computation of FFO may vary from one company to another. The following table sets forth the Company’s calculations of FFO for the three and six months ended June 30, 2012 and 2011:

 

     Three months ended June 30,     Six months ended June 30,  
     2012     2011     2012     2011  

Net income (loss) attributable to common shareholders

   $ 1,236,000     $ (27,668,000   $ (8,104,000   $ (39,977,000

Add (deduct):

        

Real estate depreciation and amortization

     9,712,000       10,939,000       25,392,000       21,349,000  

Limited partners’ interest

     8,000       (579,000     (97,000     (839,000

Impairment charges/(reversals)

     —          20,247,000       (1,138,000     30,533,000  

Gain on sales

     (372,000     (474,000     (829,000     (502,000

Consolidated minority interests:

        

Share of income

     662,000       (22,000     1,708,000       (47,000

Share of FFO

     (1,377,000     (1,476,000     (2,791,000     (2,980,000

Unconsolidated joint ventures:

        

Share of income

     (576,000     (34,000     (1,021,000     (825,000

Share of FFO

     1,587,000       1,182,000       3,056,000       3,064,000  
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO

   $ 10,880,000     $ 2,115,000     $ 16,176,000     $ 9,776,000  
  

 

 

   

 

 

   

 

 

   

 

 

 

Item 3. Quantitative and Qualitative Disclosures About Market Risk

One of the principal market risks facing the Company is interest rate risk on its credit facilities. The Company may, when advantageous, hedge its interest rate risk by using derivative financial instruments. The Company is not subject to foreign currency risk.

The Company is exposed to interest rate changes primarily through (i) the variable-rate credit facilities used to maintain liquidity, fund capital expenditures and ground-up development/redevelopment activities, and expand its real estate investment portfolio, (ii) property-specific variable-rate construction financing, and (iii) other property-specific variable-rate mortgages. The Company’s objectives with respect to interest rate risk are to limit the impact of interest rate changes on operations and cash flows, and to lower its overall borrowing costs. To achieve these objectives, the Company may borrow at fixed rates and may enter into derivative financial instruments such as interest rate swaps, caps, etc., in order to mitigate its interest rate risk on a related variable-rate financial instrument. The Company does not enter into derivative or interest rate transactions for speculative purposes. At June 30, 2012, the Company had approximately $31.8 million of mortgage loans payable subject to interest rate swaps which converted LIBOR-based variable rates to fixed annual rates ranging from 5.2% to 6.5% per annum. At that date, the Company had accrued liabilities of $1.9 million (included in accounts payable and accrued liabilities on the consolidated balance sheet) relating to the fair value of interest rate swaps applicable to these mortgage loans payable.

 

35


Table of Contents

At June 30, 2012, long-term debt consisted of fixed-rate mortgage loans payable and variable-rate debt (principally the Company’s variable-rate credit facilities). The average interest rate on the $498.9 million of fixed-rate indebtedness outstanding was 5.8%, with maturities at various dates through 2029. The average interest rate on the $242.8 million of variable-rate debt (including $179.5 million in advances under the Company’s Credit Facility) was 3.0%. The $75 million term loan segment of the new facility matures in January 2016, and the $104.5 million revolving credit segment matures in January 2015, each subject to a one-year extension option. With respect to the $242.8 million of variable-rate debt outstanding at June 30, 2012, if interest rates either increase or decrease by 1%, the Company’s interest cost would increase or decrease respectively by approximately $2.4 million per annum.

Item 4. Controls and Procedures

The Company maintains disclosure controls and procedures and internal controls designed to ensure that information required to be disclosed in its filings under the Securities Exchange Act of 1934 is reported within the time periods specified in the rules and regulations of the Securities and Exchange Commission (“SEC”). In this regard, the Company has formed a Disclosure Committee currently comprised of several of the Company’s executive officers as well as certain other employees with knowledge of information that may be considered in the SEC reporting process. The Committee has responsibility for the development and assessment of the financial and non-financial information to be included in the reports filed with the SEC, and assists the Company’s Chief Executive Officer and Chief Financial Officer in connection with their certifications contained in the Company’s SEC filings. The Committee meets regularly and reports to the Audit Committee on a quarterly or more frequent basis. The Company’s principal executive and financial officers have evaluated its disclosure controls and procedures as of June 30, 2012, and have determined that such disclosure controls and procedures are effective.

During the six months ended June 30, 2012, there have been no changes in the internal controls over financial reporting or in other factors that have materially affected, or are reasonably likely to materially affect, these internal controls over financial reporting.

 

36


Table of Contents

Part II Other Information

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

(c) Repurchases of 8.875% Series A Cumulative Redeemable Preferred Stock

The following sets forth certain information relating to open-market purchases by the Company of its 8.875% Series A Cumulative Redeemable Preferred Stock during the three months ended June 30, 2012:

 

Period

   Total number of
shares purchased
     Average price
paid per share
     Total number of
shares purchased as
part of publicly  announced
plans or programs (a)
     Maximum number
of shares that may
yet be purchased
under  the plans or programs (b)
 

April 1 through April 30

     —         $ —           —           6,400,000  

May 1 through May 31

     —         $ —           —           6,400,000  

June 1 through June 30

     20,000      $ 25.13         20,000        6,020,000  
  

 

 

    

 

 

    

 

 

    

 

 

 
     20,000      $ 25.13         20,000        6,020,000  
  

 

 

    

 

 

    

 

 

    

 

 

 

 

(a) The Company intends to use the net proceeds from periodic sales of its new 7.25% Series B Cumulative Redeemable Preferred Stock for general working capital and other corporate purposes, including potential future repurchases or redemptions of its 8.875% Series A Cumulative Redeemable Preferred Stock and/or the repayment of outstanding indebtedness.
(b) In addition to the open-market purchases to date, on June 28, 2012, the Company redeemed 360,000 shares of its 8.875% Series A Cumulative Redeemable Preferred Stock.

Item 6. Exhibits

 

Exhibit 31    Section 302 Certifications
Exhibit 32    Section 906 Certifications
Exhibit 101.INS    XBRL Instance Document
Exhibit 101.SCH    XBRL Taxonomy Extension Schema Document
Exhibit 101.CAL    XBRL Taxonomy Extension Calculation Linkbase Document
Exhibit 101.DEF    XBRL Taxonomy Extension Definition Linkbase Document
Exhibit 101.LAB    XBRL Taxonomy Extension Label Linkbase Document
Exhibit 101.PRE    XBRL Taxonomy Extension Presentation Linkbase Document

 

37


Table of Contents

SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

 

CEDAR REALTY TRUST, INC.    
By:   /s/ BRUCE J. SCHANZER     By:   /s/ PHILIP R. MAYS
  Bruce J. Schanzer       Philip R. Mays
  President and Chief       Chief Financial Officer
  Executive Officer       (Principal financial officer)
  (Principal executive officer)      
       
August 9, 2012      

 

38

XNYS:CDR Cedar Realty Trust Inc Quarterly Report 10-Q Filling

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