10-Q

United States

Securities And Exchange Commission

Washington, DC 20549

Form 10-Q

☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES

EXCHANGE ACT OF 1934

For the quarterly period ended April 30, 2018

OR

☐TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES

EXCHANGE ACT OF 1934

For the transition period from _____to_____

Commission File Number 1-12803

Urstadt Biddle Properties Inc.

(Exact Name of Registrant in its Charter)

Maryland	04-2458042
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification Number)
321 Railroad Avenue, Greenwich, CT	06830
(Address of principal executive offices)	(Zip Code)

Registrant's telephone number, including area code:  (203) 863-8200

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 ☒    No ☐

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate website, 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 ☒    No ☐

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

Large accelerated filer ☐	Accelerated filer☒
Non-accelerated filer ☐	(Do not check if a smaller reporting company)
	Smaller reporting company ☐
	Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

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

As of June 4, 2018 (latest date practicable), the number of shares of the Registrant's classes of Common Stock and Class A Common Stock outstanding was: 9,819,765 Common Shares, par value $.01 per share, and 29,813,113 Class A Common Shares, par value $.01 per share.

Index
Urstadt Biddle Properties Inc.
Part I. Financial Information
Item 1.	Financial Statements (Unaudited)
	Consolidated Balance Sheets – April 30, 2018 (Unaudited) and October 31, 2017.	1
	Consolidated Statements of Income (Unaudited) – Three and six months ended April 30, 2018 and 2017.	2
	Consolidated Statements of Comprehensive Income (Unaudited) – Three and six months ended April 30, 2018 and 2017.	3
	Consolidated Statements of Cash Flows (Unaudited) –   Six months ended April 30, 2018 and 2017.	4
	Consolidated Statement of Stockholders' Equity (Unaudited) – Six months ended April 30, 2018.	5
	Notes to Consolidated Financial Statements.	6
Item 2.	Management's Discussion and Analysis of Financial Condition and Results of Operations.	16
Item 3.	Quantitative and Qualitative Disclosures about Market Risk.	22
Item 4.	Controls and Procedures.	22
Part II. Other Information
Item 1.	Legal Proceedings.	23
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds.	23
Item 6.	Exhibits.	24
Signatures		25

URSTADT BIDDLE PROPERTIES INC.

CONSOLIDATED BALANCE SHEETS

(In thousands, except share data)

	April 30, 2018			October 31, 2017
	(Unaudited)
Assets
Real Estate Investments:
Real Estate– at cost	$	1,112,269		$	1,090,402
Less: Accumulated depreciation		(207,138	)		(195,020	)
		905,131			895,382
Investments in and advances to unconsolidated joint ventures		38,083			38,049
		943,214			933,431
Cash and cash equivalents		16,438			8,674
Restricted cash		2,472			2,306
Marketable securities		5,020			-
Tenant receivables		22,332			21,554
Prepaid expenses and other assets		20,677			18,881
Deferred charges, net of accumulated amortization		11,410			11,867
Total Assets	$	1,021,563		$	996,713
LIABILITIES AND STOCKHOLDERS' EQUITY
Liabilities:
Revolving credit line	$	22,735		$	4,000
Mortgage notes payable and other loans		304,867			297,071
Accounts payable and accrued expenses		4,470			4,200
Deferred compensation – officers		70			96
Other liabilities		22,028			22,755
Total Liabilities		354,170			328,122
Redeemable Noncontrolling Interests		78,259			81,361
Commitments and Contingencies
Stockholders' Equity:
6.75% Series G Cumulative Preferred Stock (liquidation preference of $25 per share); 3,000,000 shares issued and outstanding		75,000			75,000
6.25% Series H Cumulative Preferred Stock (liquidation preference of $25 per share); 4,600,000 shares issued and outstanding		115,000			115,000
Excess Stock, par value $0.01 per share; 20,000,000 shares authorized; none issued and outstanding		-			-
Common Stock, par value $0.01 per share; 30,000,000 shares authorized; 9,819,765 and 9,664,778 shares issued and outstanding		99			97
Class A Common Stock, par value $0.01 per share; 100,000,000 shares authorized; 29,813,363 and 29,728,744 shares issued and outstanding		298			297
Additional paid in capital		515,738			514,217
Cumulative distributions in excess of net income		(123,315	)		(120,123	)
Accumulated other comprehensive income		6,314			2,742
Total Stockholders' Equity		589,134			587,230
Total Liabilities and Stockholders' Equity	$	1,021,563		$	996,713

The accompanying notes to consolidated financial statements are an integral part of these statements.

1

URSTADT BIDDLE PROPERTIES INC.

CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED)

(In thousands, except per share data)

	Six Months Ended April 30,						Three Months Ended April 30,
	2018			2017			2018			2017
Revenues
Base rents	$	47,494		$	42,789		$	23,910		$	21,677
Recoveries from tenants		16,316			14,226			8,109			7,153
Lease termination income		3,754			283			3,754			259
Mortgage interest and other income		2,436			1,661			1,232			903
Total Revenues		70,000			58,959			37,005			29,992
Expenses
Property operating		12,046			10,646			5,740			5,498
Property taxes		10,304			9,585			5,157			4,737
Depreciation and amortization		13,917			12,764			6,968			6,183
General and administrative		4,702			4,667			2,283			2,212
Provision for tenant credit losses		372			360			162			282
Directors' fees and expenses		188			166			86			83
Total Operating Expenses		41,529			38,188			20,396			18,995
Operating Income		28,471			20,771			16,609			10,997
Non-Operating Income (Expense):
Interest expense		(6,739	)		(6,516	)		(3,316	)		(3,259	)
Equity in net income from unconsolidated joint ventures		1,227			1,039			667			525
Interest, dividends and other investment income		142			369			62			196
Income Before Gain on Sale of Properties		23,101			15,663			14,022			8,459
Gain on sale of properties		-			19,460			-			19,460
Net Income		23,101			35,123			14,022			27,919
Noncontrolling interests:
Net income attributable to noncontrolling interests		(2,457	)		(469	)		(1,362	)		(247	)
Net income attributable to Urstadt Biddle Properties Inc.		20,644			34,654			12,660			27,672
Preferred stock dividends		(6,125	)		(7,141	)		(3,062	)		(3,571	)
Net Income Applicable to Common and Class A Common Stockholders	$	14,519		$	27,513		$	9,598		$	24,101
Basic Earnings Per Share:
Per Common Share:	$	0.35		$	0.66		$	0.23		$	0.58
Per Class A Common Share:	$	0.39		$	0.75		$	0.26		$	0.66
Diluted Earnings Per Share:
Per Common Share:	$	0.34		$	0.65		$	0.23		$	0.57
Per Class A Common Share:	$	0.39		$	0.74		$	0.25		$	0.64
Dividends Per Share:
Common	$	0.48		$	0.47		$	0.24		$	0.235
Class A Common	$	0.54		$	0.53		$	0.27		$	0.265

The accompanying notes to consolidated financial statements are an integral part of these statements.

2

URSTADT BIDDLE PROPERTIES INC.

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (UNAUDITED)

(In thousands)

	Six Months Ended April 30,						Three Months Ended April 30,
	2018			2017			2018			2017
Net Income	$	23,101		$	35,123		$	14,022		$	27,919
Other comprehensive income (loss):
Change in unrealized gains on marketable securities		22			-			22			-
Change in unrealized gains (losses) on interest rate swaps		3,550			3,632			1,140			(579	)
Total comprehensive income		26,673			38,755			15,184			27,340
Comprehensive income attributable to noncontrolling interests		(2,457	)		(469	)		(1,362	)		(247	)
Total comprehensive income attributable to Urstadt Biddle Properties Inc.		24,216			38,286			13,822			27,093
Preferred stock dividends		(6,125	)		(7,141	)		(3,062	)		(3,571	)
Total comprehensive income applicable to Common and Class A Common Stockholders	$	18,091		$	31,145		$	10,760		$	23,522

The accompanying notes to consolidated financial statements are an integral part of these statements.

3

URSTADT BIDDLE PROPERTIES INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)

(In thousands)

	Six Months Ended April 30,
	2018			2017
Cash Flows from Operating Activities:
Net income	$	23,101		$	35,123
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization		13,917			12,764
Straight-line rent adjustment		(280	)		(361	)
Provision for tenant credit losses		372			360
(Gain) on sale of properties		-			(19,460	)
Restricted stock compensation expense and other adjustments		1,784			1,863
Deferred compensation arrangement		(25	)		(43	)
Equity in net (income) of unconsolidated joint ventures		(1,227	)		(1,039	)
Distributions of operating income from unconsolidated joint ventures		1,227			1,039
Changes in operating assets and liabilities:
Tenant receivables		(872	)		(3,658	)
Accounts payable and accrued expenses		846			1,296
Other assets and other liabilities, net		(1,912	)		1,009
Restricted Cash		(166	)		3
Net Cash Flow Provided by Operating Activities		36,765			28,896
Cash Flows from Investing Activities:
Acquisitions of real estate investments		(4,795	)		(21,157	)
Investments in and advances to unconsolidated joint ventures		-			(158	)
Net proceeds from the sale of investment property		-			44,108
Deposits on acquisition of real estate investment		(1,274	)		(1,000	)
Return of deposits on acquisition of real estate investments		-			500
Improvements to properties and deferred charges		(4,066	)		(4,330	)
Distributions to noncontrolling interests		(2,457	)		(469	)
Purchase of securities available for sale		(4,999	)		-
Return of capital from unconsolidated joint ventures		282			288
Net Cash Flow Provided by/(Used in) Investing Activities		(17,309	)		17,782
Cash Flows from Financing Activities:
Dividends paid -- Common and Class A Common Stock		(20,813	)		(20,297	)
Dividends paid -- Preferred Stock		(6,125	)		(7,141	)
Principal repayments on mortgage notes payable		(3,227	)		(3,130	)
Repayment of revolving credit line borrowings		(4,000	)		(23,000	)
Proceeds from revolving credit line borrowings		22,735			15,000
Shares withheld for employee taxes		(241	)		-
Repurchase of shares of Class A Common Stock		(120	)		-
Net proceeds from the issuance of Common and Class A Common Stock		99			103
Net Cash Flow Provided by/(Used in) Financing Activities		(11,692	)		(38,465	)
Net Increase In Cash and Cash Equivalents		7,764			8,213
Cash and Cash Equivalents at Beginning of Period		8,674			7,271
Cash and Cash Equivalents at End of Period	$	16,438		$	15,484
Supplemental Cash Flow Disclosures:
Interest Paid	$	6,495		$	6,470

The accompanying notes to consolidated financial statements are an integral part of these statements.

4

URSTADT BIDDLE PROPERTIES INC.

CONSOLIDATED STATEMENT OF STOCKHOLDERS' EQUITY (UNAUDITED)

(In thousands, except share and per share data)

	6.75% Series G Preferred Stock Issued		6.75% Series G Preferred Stock A Amount		6.25% Series H Preferred Stock Issued		6.25% Series H Preferred Stock Amount		Common Stock Issued		Common Stock Amount		Class A Common Stock Issued			Class A Common Stock Amount		Additional Paid In Capital			Cumulative Distributions In Excess of Net Income			Accumulated Other Comprehensive Income (loss)		Total Stockholders' Equity
Balances - October 31, 2017		3,000,000	$	75,000		4,600,000	$	115,000		9,664,778	$	97		29,728,744		$	297	$	514,217		$	(120,123	)	$	2,742	$	587,230
Net income applicable to Common and Class A common stockholders		-		-		-		-		-		-		-			-		-			14,519			-		14,519
Change in unrealized gains on marketable securities		-		-		-		-		-		-		-					-			-			22		22
Change in unrealized income on interest rate swap		-		-		-		-		-		-		-			-		-			-			3,550		3,550
Cash dividends paid :
Common stock ($0.24 per share)		-		-		-		-		-		-		-			-		-			(4,713	)		-		(4,713	)
Class A common stock ($0.27 per share)		-		-		-		-		-		-		-			-		-			(16,100	)		-		(16,100	)
Issuance of shares under dividend reinvestment plan		-		-		-		-		2,287		-		2,965			-		99			-			-		99
Shares issued under restricted stock plan		-		-		-		-		152,700		2		102,800			1		(3	)		-			-		-
Shares withheld for employee taxes		-		-		-		-		-		-		(10,886	)		-		(240	)		-			-		(240	)
Forfeiture of restricted stock		-		-		-		-		-		-		(3,600	)		-		-			-			-		-
Restricted stock compensation and other adjustments		-		-		-		-		-		-		-			-		1,785			-			-		1,785
Repurchase of Class A Common stock		-		-		-		-		-		-		(6,660	)		-		(120	)		-			-		(120	)
Adjustments to redeemable noncontrolling interests		-		-		-		-		-		-		-			-		-			3,102			-		3,102
Balances - April 30, 2018		3,000,000	$	75,000		4,600,000	$	115,000		9,819,765	$	99		29,813,363		$	298	$	515,738		$	(123,315	)	$	6,314	$	589,134

The accompanying notes to consolidated financial statements are an integral part of these statements

5

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(1) ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Business

Urstadt Biddle Properties Inc. ("Company"), a Maryland Corporation, is a real estate investment trust (REIT), engaged in the acquisition, ownership and management of commercial real estate, primarily neighborhood and community shopping centers in the metropolitan New York tri-state area outside of the City of New York.  The Company's major tenants include supermarket chains and other retailers who sell basic necessities.  At April 30, 2018, the Company owned or had equity interests in 83 properties containing a total of 5.1 million square feet of Gross Leasable Area ("GLA").

Principles of Consolidation and Use of Estimates

The accompanying consolidated financial statements include the accounts of the Company, its wholly owned subsidiaries, and joint ventures in which the Company meets certain criteria in accordance with Financial Accounting Standards Board ("FASB") Accounting Standards Codification ("ASC") Topic 810, "Consolidation". The Company has determined that such joint ventures should be consolidated into the consolidated financial statements of the Company. In accordance with ASC Topic 970-323 "Real Estate-General-Equity Method and Joint Ventures," joint ventures that the Company does not control but otherwise exercises significant influence over, are accounted for under the equity method of accounting. See Note 5 for further discussion of the unconsolidated joint ventures. All significant intercompany transactions and balances have been eliminated in consolidation.

The accompanying financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America ("U.S. GAAP") for interim financial information and with the instructions to Form 10-Q and Article 10 of Regulation S-X. Certain information and footnote disclosures normally included in financial statements prepared in accordance with U.S. GAAP have been omitted. In the opinion of management, all adjustments (consisting of normal recurring accruals) considered necessary for a fair presentation have been included.  Results of operations for the three and six months ended April 30, 2018 are not necessarily indicative of the results that may be expected for the year ending October 31, 2018. These financial statements should be read in conjunction with the financial statements and notes thereto included in the Company's annual report on Form 10-K for the fiscal year ended October 31, 2017.

The preparation of financial statements 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. The most significant assumptions and estimates relate to the valuation of real estate, depreciable lives, revenue recognition, fair value estimates, and the collectability of tenant receivables and other assets and liabilities.  Actual results could differ from these estimates.  The balance sheet at October 31, 2017 has been derived from audited financial statements at that date.

Federal Income Taxes

The Company has elected to be treated as a REIT under Sections 856-860 of the Internal Revenue Code (Code). Under those sections, a REIT that, among other things, distributes at least 90% of real estate trust taxable income and meets certain other qualifications prescribed by the Code will not be taxed on that portion of its taxable income that is distributed.  The Company believes it qualifies as a REIT and intends to distribute all of its taxable income for fiscal 2018 in accordance with the provisions of the Code. Accordingly, no provision has been made for Federal income taxes in the accompanying consolidated financial statements.

The Company follows the provisions of ASC Topic 740, "Income Taxes" that, among other things, defines a recognition threshold and measurement attribute for the financial statement recognition and measurement of a tax position taken or expected to be taken in a tax return. ASC Topic 740 also provides guidance on de-recognition, classification, interest and penalties, accounting in interim periods, disclosure, and transition.  Based on its evaluation, the Company determined that it has no uncertain tax positions and no unrecognized tax benefits as of April 30, 2018. As of April 30, 2018, the fiscal tax years 2014 through and including 2017 remain open to examination by the Internal Revenue Service. There are currently no federal tax examinations in progress.

Concentration of Credit Risk

Financial instruments that potentially subject the Company to concentrations of credit risk consist primarily of cash and cash equivalents and tenant receivables. The Company places its cash and cash equivalents with high quality financial institutions and the balances at times could exceed federally insured limits. The Company performs ongoing credit evaluations of its tenants and may require certain tenants to provide security deposits or letters of credit. Though these security deposits and letters of credit are insufficient to meet the terminal value of a tenant's lease obligation, they are a measure of good faith and a source of funds to offset the economic costs associated with lost rent and the costs associated with re-tenanting the space. The Company has no dependency upon any single tenant.

Marketable Securities

Marketable equity securities are carried at fair value based upon quoted market prices in active markets. The Company has classified its marketable securities as available for sale. Unrealized holding gains and losses are excluded from earnings and reported as a separate component of stockholders' equity until realized. The change in the unrealized net holding gains (losses) is reflected as comprehensive income (Loss).

In February and March 2018, the Company purchased approximately $5.0 million of REIT securities with available cash.

The Company individually reviews and evaluates its marketable securities for impairment on a quarterly basis or when events or circumstances occur. The Company considers, among other things, credit aspects of the issuer, amount of decline in fair value over cost and length of time in a continuous loss position.  The Company normally holds REIT securities on a long-term basis and has the ability and intent to hold securities to recovery. If a decline in fair value is determined to be other than temporary, an impairment charge is recognized in earnings and the cost basis of the individual security is written down to fair value as the new cost basis.  As of April 30, 2018, the Company's investment in REIT securities consists of an investment in one issuer and the aggregate fair value of the Company's investment is above the Company's cost.

The unrealized gain at April 30, 2018 and October 31, 2017 is detailed below (in thousands):

	Fair Market Value		Cost Basis		Unrealized Gain/(Loss)		Gross Unrealized Gains		Gross Unrealized (Loss)
April 30, 2018
REIT Securities	$	5,020	$	4,998	$	22	$	22	$	-
October 31, 2017
REIT Securities	$	-	$	-	$	-	$	-	$	-

6

Derivative Financial Instruments

The Company occasionally utilizes derivative financial instruments, such as interest rate swaps, to manage its exposure to fluctuations in interest rates. The Company has established policies and procedures for risk assessment, and the approval, reporting and monitoring of derivative financial instruments. Derivative financial instruments must be effective in reducing the Company's interest rate risk exposure in order to qualify for hedge accounting. When the terms of an underlying transaction are modified, or when the underlying hedged item ceases to exist, all changes in the fair value of the instrument are marked-to-market with changes in value included in net income for each period until the derivative instrument matures or is settled. Any derivative instrument used for risk management that does not meet the hedging criteria is marked-to-market with the changes in value included in net income. The Company has not entered into, and does not plan to enter into, derivative financial instruments for trading or speculative purposes. Additionally, the Company has a policy of entering into derivative contracts only with major financial institutions.

As of April 30, 2018, the Company believes it has no significant risk associated with non-performance of the financial institutions that are the counterparties to its derivative contracts.  At April 30, 2018, the Company had approximately $88.7 million in secured mortgage financings subject to interest rate swaps. Such interest rate swaps converted the LIBOR-based variable rates on the mortgage financings to an average fixed annual rate of 3.62% per annum. As of April 30, 2018 and October 31, 2017, the Company had a deferred liability of $— and $574,000, respectively (included in accounts payable and accrued expense on the consolidated balance sheets) and a deferred asset of $6.3 million and $3.3 million, respectively (included in prepaid expenses and other assets on the consolidated balance sheets) relating to the fair value of the Company's interest rate swaps applicable to secured mortgages.

Charges and/or credits relating to the changes in fair values of such interest rate swaps are made to other comprehensive  income/(loss) as the swaps are deemed effective and are classified as a cash flow hedge.

Comprehensive Income

Comprehensive income is comprised of net income applicable to Common and Class A Common stockholders and other comprehensive income (loss). Other comprehensive income (loss) includes items that are otherwise recorded directly in stockholders' equity, such as unrealized gains/(losses) on marketable securities classified as available-for-sale and unrealized gains and losses on interest rate swaps designated as cash flow hedges. At April 30, 2018, accumulated other comprehensive income consisted of net unrealized gains on marketable securities classified as available for sale of $22,000 and gains on interest rate swap agreements of $6.3 million.  At October 31, 2017, accumulated other comprehensive income consisted of net unrealized gains on interest rate swap agreements of approximately $2.7 million. Unrealized gains and losses included in other comprehensive income/(loss) will be reclassified into earnings as gains and losses are realized.

Asset Impairment

On a periodic basis, management assesses whether there are any indicators that the value of its real estate investments may be impaired. A property value is considered impaired when management's estimate of current and projected operating cash flows (undiscounted and without interest) of the property over its remaining useful life is less than the net carrying value of the property. Such cash flow projections consider factors such as expected future operating income, trends and prospects, as well as the effects of demand, competition and other factors. To the extent impairment has occurred, the loss is measured as the excess of the net carrying amount of the property over the fair value of the asset. Changes in estimated future cash flows due to changes in the Company's plans or market and economic conditions could result in recognition of impairment losses which could be substantial.  Management does not believe that the value of any of its real estate investments is impaired at April 30, 2018.

7

Acquisitions of Real Estate Investments, Capitalization Policy and Depreciation

Acquisition of Real Estate Investments:

The Company evaluates each acquisition of real estate or in-substance real estate (including equity interests in entities that predominantly hold real estate assets) to determine if the integrated set of assets and activities acquired meet the definition of a business and need to be accounted as a business combination. If either of the following criteria is met, the integrated set of assets and activities acquired would not qualify as a business:

• Substantially all of the fair value of the gross assets acquired is concentrated in either a single identifiable asset or a group of similar identifiable assets; or

• The integrated set of assets and activities is lacking, at a minimum, an input and a substantive process that together significantly contribute to the ability to create outputs (i.e. revenue generated before and after the transaction).

An acquired process is considered substantive if:

• The process includes an organized workforce (or includes an acquired contract that provides access to an organized workforce), that is skilled, knowledgeable, and experienced in performing the process;

• The process cannot be replaced without significant cost, effort, or delay; or

• The process is considered unique or scarce.

Generally, the Company expects that acquisitions of real estate or in-substance real estate will not meet the revised definition of a business because substantially all of the fair value is concentrated in a single identifiable asset or group of similar identifiable assets (i.e. land, buildings, and related intangible assets) or because the acquisition does not include a substantive process in the form of an acquired workforce or an acquired contract that cannot be replaced without significant cost, effort or delay.

Acquisitions of real estate and in-substance real estate which do not meet the definition of a business are accounted for as asset acquisitions. The accounting model for asset acquisitions is similar to the accounting model for business combinations except that the acquisition consideration (including acquisition costs) is allocated to the individual assets acquired and liabilities assumed on a relative fair value basis. As a result, asset acquisitions do not result in the recognition of goodwill or a bargain purchase gain. The relative fair values used to allocate the cost of an asset acquisition are determined using the same methodologies and assumptions as the Company utilizes to determine fair value in a business combination.

The value of tangible assets acquired is based upon our estimation of value on an "as if vacant" basis. The value of acquired in-place leases includes the estimated costs during the hypothetical lease-up period and other costs that would have been incurred in the execution of similar leases under the market conditions at the acquisition date of the acquired in-place lease. We assess the fair value of tangible and intangible assets based on numerous factors, including estimated cash flow projections that utilize appropriate discount and capitalization rates and available market information. Estimates of future cash flows are based on a number of factors, including the historical operating results, known trends, and market/economic conditions that may affect the property.

The values of acquired above and below-market leases, which are included in prepaid expenses and other assets and other liabilities, respectively, are amortized over the terms of the related leases and recognized as either an increase (for below-market leases) or a decrease (for above-market leases) to rental revenue. The values of acquired in-place leases are classified in other assets in the accompanying consolidated balance sheets and amortized over the remaining terms of the related leases.

Capitalization Policy:

Land, buildings, property improvements, furniture/fixtures and tenant improvements are recorded at cost. Expenditures for maintenance and repairs are charged to operations as incurred. Renovations and/or replacements, which improve or extend the life of the asset, are capitalized and depreciated over their estimated useful lives.

Depreciation:

The Company is required to make subjective assessments as to the useful life of its properties for purposes of determining the amount of depreciation. These assessments have a direct impact on the Company's net income.

Properties are depreciated using the straight-line method over the estimated useful lives of the assets. The estimated useful lives are as follows:

Buildings	30-40 years
Property Improvements	10-20 years
Furniture/Fixtures	3-10 years
Tenant Improvements	Shorter of lease term or their useful life

Property Held for Sale

The Company reports properties that are either disposed of or are classified as held for sale in continuing operations in the consolidated statement of income if the removal, or anticipated removal, of the asset(s) from the reporting entity does not represent a strategic shift that has or will have a major effect on an entity's operations and financial results when disposed of.   The Company did not classify any properties as held for sale as of April 30, 2018.

In March 2017, the Company sold for $56.6 million, its property located in White Plains, NY to Lennar Multifamily Communities, as that property no longer met the Company's investment objectives.  In conjunction with the sale the Company realized a gain on sale of property in the amount of $19.5 million, which is included in continuing operations in the consolidated statement of income for the three and six months ended April 30, 2017.

The operating results of the White Plains property, which is included in continuing operations were as follows (amounts in thousands):

	Six Months Ended April 30,					Three Months Ended April 30,
	2018		2017			2018		2017
Revenues	$	-	$	-		$	-	$	-
Property operating expense		-		(322	)		-		(65	)
Depreciation and amortization		-		-			-		-
Net Income	$	-	$	(322	)	$	-	$	(65	)

8

Revenue Recognition

Revenues from operating leases include revenues from properties. Rental income is generally recognized based on the terms of leases entered into with tenants. In those instances in which the Company funds tenant improvements and the improvements are deemed to be owned by the Company, revenue recognition will commence when the improvements are substantially completed and possession or control of the space is turned over to the tenant. When the Company determines that the tenant allowances are lease incentives, the Company commences revenue recognition when possession or control of the space is turned over to the tenant for tenant work to begin. Minimum rental income from leases with scheduled rent increases is recognized on a straight-line basis over the lease term.  At April 30, 2018 and October 31, 2017, $17,651,000 and $17,349,000, respectively, has been recognized as straight-line rents receivable (representing the current cumulative rents recognized prior to when billed and collectible as provided by the terms of the leases), all of which is included in tenant receivables in the accompanying consolidated financial statements. Percentage rent is recognized when a specific tenant's sales breakpoint is achieved. Property operating expense recoveries from tenants of common area maintenance, real estate taxes and other recoverable costs are recognized in the period the related expenses are incurred. Lease incentives are amortized as a reduction of rental revenue over the respective tenant lease terms. Lease termination amounts are recognized in operating revenues when there is a signed termination agreement, all of the conditions of the agreement have been met, the tenant is no longer occupying the property and the termination consideration is probable of collection. Lease termination amounts are paid by tenants who want to terminate their lease obligations before the end of the contractual term of the lease by agreement with the Company. There is no way of predicting or forecasting the timing or amounts of future lease termination fees. Interest income is recognized as it is earned. Gains or losses on disposition of properties are recorded when the criteria for recognizing such gains or losses under U.S. GAAP have been met.

In April 2018, the Company entered into a lease termination agreement with a tenant at its Ferry Plaza property located in Newark, NJ.  The agreement provided that the tenant pay the Company $3.7 million in exchange for the tenant to be released from all future obligations under its lease.  The Company received payment in April 2018 and has recorded the payment received as lease termination income in its consolidated statements of income for the three and six months ended April 30, 2018, as the payment met all of the revenue recognition conditions under U.S. GAAP.

The Company provides an allowance for doubtful accounts against the portion of tenant receivables that is estimated to be uncollectible.  Such allowances are reviewed periodically.  At April 30, 2018 and October 31, 2017, tenant receivables in the accompanying consolidated balance sheets are shown net of allowances for doubtful accounts of $4,623,000 and $4,543,000, respectively.  Included in the aforementioned allowance for doubtful accounts is an amount for future tenant credit losses of approximately 10% of the deferred straight-line rents receivable which is estimated to be uncollectible.

Earnings Per Share

The Company calculates basic and diluted earnings per share in accordance with the provisions of ASC Topic 260, "Earnings Per Share." Basic earnings per share ("EPS") excludes the impact of dilutive shares and is computed by dividing net income applicable to Common and Class A Common stockholders by the weighted average number of Common shares and Class A Common shares outstanding for the period. Diluted EPS reflects the potential dilution that could occur if securities or other contracts to issue Common shares or Class A Common shares were exercised or converted into Common shares or Class A Common shares and then shared in the earnings of the Company. Since the cash dividends declared on the Company's Class A Common stock are higher than the dividends declared on the Common Stock, basic and diluted EPS have been calculated using the "two-class" method. The two-class method is an earnings allocation formula that determines earnings per share for each class of common stock according to the weighted average of the dividends declared, outstanding shares per class and participation rights in undistributed earnings.

The following table sets forth the reconciliation between basic and diluted EPS (in thousands):

	Six Months Ended April 30,						Three Months Ended April 30,
	2018			2017			2018			2017
Numerator
Net income applicable to common stockholders – basic	$	2,987		$	5,565		$	1,975		$	4,876
Effect of dilutive securities:
Restricted stock awards		137			280			97			263
Net income applicable to common stockholders – diluted	$	3,124		$	5,845		$	2,072		$	5,139
Denominator
Denominator for basic EPS – weighted average common shares		8,558			8,382			8,559			8,383
Effect of dilutive securities:
Restricted stock awards		546			584			591			636
Denominator for diluted EPS – weighted average common equivalent shares		9,104			8,966			9,150			9,019
Numerator
Net income applicable to Class A common stockholders-basic	$	11,532		$	21,948		$	7,623		$	19,225
Effect of dilutive securities:
Restricted stock awards		(137	)		(280	)		(97	)		(263	)
Net income applicable to Class A common stockholders – diluted	$	11,395		$	21,668		$	7,526		$	18,962
Denominator
Denominator for basic EPS – weighted average Class A common shares		29,365			29,312			29,358			29,313
Effect of dilutive securities:
Restricted stock awards		147			161			173			194
Denominator for diluted EPS – weighted average Class A common equivalent shares		29,512			29,473			29,531			29,507

9

Segment Reporting

The Company's primary business is the ownership, management, and redevelopment of retail properties. The Company reviews operating and financial information for each property on an individual basis and therefore, each property represents an individual operating segment. The Company evaluates financial performance using property operating income, which consists of base rental income and tenant reimbursement income, less rental expenses and real estate taxes. Only one of the Company's properties, located in Stamford, CT ("Ridgeway"), is considered significant as its revenue is in excess of 10% of the Company's consolidated total revenues (for the fiscal 2017 reportable periods) and accordingly is a reportable segment. The Company has aggregated the remainder of its properties as they share similar long-term economic characteristics and have other similarities including the fact that they are operated using consistent business strategies, are typically located in the same major metropolitan area, and have similar tenant mixes.

Ridgeway is located in Stamford, Connecticut and was developed in the 1950's and redeveloped in the mid 1990's. The property contains approximately 374,000 square feet of GLA.  It is the dominant grocery-anchored center and the largest non-mall shopping center located in the City of Stamford, Fairfield County, Connecticut.

Segment information about Ridgeway as required by ASC Topic 280 is included below:

	Six Months Ended April 30,						Three Months Ended April 30,
	2018			2017			2018			2017
Ridgeway Revenues		9.7	%		11.9	%		9.1	%		11.8	%
All Other Property Revenues		90.3	%		88.1	%		90.9	%		88.2	%
Consolidated Revenue		100.0	%		100.0	%		100.0	%		100.0	%

	April 30, 2018			October 31, 2017
Ridgeway Assets		7.1	%		7.2	%
All Other Property Assets		92.9	%		92.8	%
Consolidated Assets (Note 1)		100.0	%		100.0	%

Note 1. Ridgeway did not have any significant expenditures for additions to long lived assets in the three and six months ended April 30, 2018 or the year ended October 31, 2017.

	April 30, 2018			October 31, 2017
Ridgeway Percent Leased		96	%		96	%

Ridgeway Significant Tenants (Percentage of Base Rent Billed):

	Six Months Ended April 30,						Three Months Ended April 30,
	2018			2017			2018			2017
The Stop & Shop Supermarket Company		21	%		19	%		21	%		19	%
Bed, Bath & Beyond		14	%		14	%		14	%		14	%
Marshall's Inc.		10	%		11	%		11	%		11	%
All Other Tenants at Ridgeway (Note 2)		55	%		56	%		54	%		56	%
Total		100	%		100	%		100	%		100	%

Note 2. No other tenant accounts for more than 10% of Ridgeway's annual base rents in any of the periods presented. Percentages are calculated as a ratio of the tenants' base rent divided by total base rent of Ridgeway.

Income Statements (In Thousands):	Six Months Ended April 30, 2018						Three Months Ended April 30, 2018
	Ridgeway		All Other Operating Segments		Total Consolidated		Ridgeway		All Other Operating Segments		Total Consolidated
Revenues	$	6,820	$	63,180	$	70,000	$	3,367	$	33,638	$	37,005
Operating Expenses	$	1,916	$	20,434	$	22,350	$	940	$	9,957	$	10,897
Interest Expense	$	1,011	$	5,728	$	6,739	$	434	$	2,882	$	3,316
Depreciation and Amortization	$	1,336	$	12,581	$	13,917	$	655	$	6,313	$	6,968
Income from Continuing Operations	$	2,557	$	20,544	$	23,101	$	1,338	$	12,684	$	14,022

Income Statements (In Thousands):	Six Months Ended April 30, 2017						Three Months Ended April 30, 2017
	Ridgeway		All Other Operating Segments		Total Consolidated		Ridgeway		All Other Operating Segments		Total Consolidated
Revenues	$	7,003	$	51,956	$	58,959	$	3,537	$	26,455	$	29,992
Operating Expenses	$	2,090	$	18,141	$	20,231	$	1,005	$	9,230	$	10,235
Interest Expense	$	1,220	$	5,296	$	6,516	$	608	$	2,651	$	3,259
Depreciation and Amortization	$	1,745	$	11,019	$	12,764	$	634	$	5,549	$	6,183
Income from Continuing Operations	$	1,948	$	13,715	$	15,663	$	1,291	$	7,168	$	8,459

10

Stock-Based Compensation

The Company accounts for its stock-based compensation plans under the provisions of ASC Topic 718, "Stock Compensation", which requires that compensation expense be recognized, based on the fair value of the stock awards less estimated forfeitures. The fair value of stock awards is equal to the fair value of the Company's stock on the grant date.  The Company recognizes compensation expense for its stock awards by amortizing the fair value of stock awards over the requisite service periods of such awards.

Reclassifications

Certain prior period amounts have been reclassified to conform to the current period's presentation.

New Accounting Standards

In May 2014, the FASB issued Accounting Standards Update ("ASU") ASU 2014-09, "Revenue from Contracts with Customers (Topic 606)" ("ASU 2014-09"). The objective of ASU 2014-09 is to establish a single comprehensive model for entities to use in accounting for revenue arising from contracts with customers and will supersede most of the existing revenue recognition guidance, including industry-specific guidance. The core principle is that an entity should recognize revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. In applying ASU 2014-09, companies will perform a five-step analysis of transactions to determine when and how revenue is recognized. ASU 2014-09 applies to all contracts with customers except those that are within the scope of other topics in the FASB's ASC. ASU 2014-09 is effective for annual reporting periods (including interim periods within that reporting period) beginning after December 15, 2016 and shall be applied using either a full retrospective or modified retrospective approach. Early application is not permitted. In August 2015, FASB issued ASU 2015-14, which defers the effective date of ASU 2014-09 for all public companies for all annual periods beginning after December 15, 2017 with early adoption permitted only as of annual reporting periods beginning after December 31, 2016, including interim periods within the reporting period.  In March 2016, the FASB issued ASU 2016-08 as an amendment to ASU 2014-09, the amendment clarifies how to identify the unit of accounting for the principal versus agent evaluation, how to apply the control principle to certain types of arrangements, such as service transaction, and reframed the indicators in the guidance to focus on evidence that an entity is acting as a principal rather than as an agent. The Company is currently assessing the potential impact that the adoption of ASU 2014-09 and ASU 2016-08 will have on its consolidated financial statements.  While we are still completing the assessment of the impact of ASU 2014-09 and ASU 2016-08 on our consolidated financial statements, we believe the majority of our revenue falls outside of the scope of this guidance.

In February 2016, the FASB issued ASU 2016-02, "Leases." ASU 2016-02 significantly changes the accounting for leases by requiring lessees to recognize assets and liabilities for leases greater than 12 months on their balance sheet. The lessor model stays substantially the same; however, there were modifications to conform lessor accounting with the lessee model, eliminate real estate specific guidance, further define certain lease and non-lease components, and change the definition of initial direct costs of leases requiring significantly more leasing related costs to be expensed upfront. ASU 2016-02 is effective for the Company in the first quarter of fiscal 2020, and we are currently assessing the impact this standard will have on the Company's consolidated financial statements.

In January 2016, the FASB issued ASU 2016-01, "Financial Instruments – Overall: Recognition and Measurement of Financial Assets and Financial Liabilities". ASU 2016-01 requires equity investments (except those accounted for under the equity method of accounting, or those that result in consolidation of the investee) to be measured at fair value with changes in fair value recognized in net income, requires public business entities to use the exit price notion when measuring the fair value of financial instruments for disclosure purposes, requires separate presentation of financial assets and financial liabilities by measurement category and form of financial asset, and eliminates the requirement for public business entities to disclose the method(s) and significant assumptions used to estimate the fair value that is required to be disclosed for financial instruments measured at amortized cost. These changes become effective for the Company's fiscal year beginning November 1, 2018. The Company is currently in the process of evaluating the impact of the adoption on its consolidated financial statements and has not determined the effects of this update on the Company's financial position, results of operations or cash flows and disclosures at this time. The Company anticipates that the most significant change for the Company, once ASU 2016-01 is adopted, will be the accounting for the Company's investments in marketable securities classified as available for sale, which are currently carried at fair value with unrealized gains and losses being excluded from earnings and reported as a separate component of stockholders' equity until realized and the change in net unrealized gains and losses being reflected as comprehensive income (loss). Under ASU 2016-01, these marketable securities will continue to be measured at fair value.  However, the changes in net unrealized holding gains and losses will be recognized through net income.

The Company has evaluated all other new ASU's issued by FASB, and has concluded that these updates do not have a material effect on the Company's consolidated financial statements as of April 30, 2018.

11

(2) REAL ESTATE INVESTMENTS

In October 2017, the Company purchased a promissory note secured by a mortgage on 470 Main Street in Ridgefield, CT ("470 Main"), which comprises part of the Yankee Ridge retail and office mixed-use property.  The note was purchased from the existing lender.  In January 2018, the Company completed foreclosure of the note and became the owner of 470 Main.  Total consideration paid for the note, including costs, totaled $3.1 million.  470 Main is a 24,200 square foot building with ground and first floor retail and second floor office space.  The Company funded the note purchase with available cash.

In March 2018, the Company, through a wholly-owned subsidiary, purchased for $13.1 million, a 27,000 square foot shopping center located in Yonkers, NY ("Tanglewood").  The Company funded the purchase with available cash, borrowings on its unsecured revolving credit facility and the issuance of $11.0 million in unsecured promissory notes to the seller (see note 3).

The Company accounted for the purchase of 470 Main and Tanglewood as asset acquisitions and allocated the total consideration transferred for the acquisitions, including transaction costs, to the individual assets and liabilities acquired on a relative fair value basis.

The financial information set forth below summarizes the Company's purchase price allocation for the properties acquired during the six months ended April 30, 2018 (in thousands).

	470 Main		Tanglewood
Assets:
Land	$	293	$	7,525
Building and improvements	$	2,786	$	5,920
In-place leases	$	68	$	147
Above market leases	$	25	$	81
Liabilities:
In-place leases	$	-	$	-
Below Market Leases	$	43	$	396

The value of above and below market leases are amortized as a reduction/increase to base rental revenue over the term of the respective leases.  The value of in-place leases described above are amortized as an expense over the terms of the respective leases.

For the six month periods ended April 30, 2018 and 2017, the net amortization of above-market and below-market leases was approximately $265,000 and $95,000, respectively, which is included in base rents in the accompanying consolidated statements of income.

(3) MORTGAGE NOTES PAYABLE, BANK LINES OF CREDIT AND OTHER LOANS

The Company has a $100 million unsecured revolving credit facility (the "Facility") with a syndicate of three banks led by The Bank of New York Mellon, as administrative agent. The syndicate also includes Wells Fargo Bank N.A. and Bank of Montreal (co-syndication agents).  The Facility gives the Company the option, under certain conditions, to increase the Facility's borrowing capacity up to $150 million (subject to lender approval). The maturity date of the Facility is August 23, 2020 with a one-year extension at the Company's option. Borrowings under the Facility can be used for general corporate purposes and the issuance of letters of credit (up to $10 million). Borrowings will bear interest at the Company's option of Eurodollar rate plus 1.35% to 1.95% or The Bank of New York Mellon's prime lending rate plus 0.35% to 0.95%, based on consolidated indebtedness. The Company pays a quarterly fee on the unused commitment amount of 0.15% to 0.25% per annum based on outstanding borrowings during the year. The Facility contains certain representations, financial and other covenants typical for this type of facility. The Company's ability to borrow under the Facility is subject to its compliance with the covenants and other restrictions on an ongoing basis. The principal financial covenants limit the Company's level of secured and unsecured indebtedness and additionally require the Company to maintain certain debt coverage ratios. The Company was in compliance with such covenants at April 30, 2018.

During the six months ended April 30, 2018, the Company borrowed $23 million on the Facility to fund capital improvements to our properties, property acquisitions and general corporate purposes. During the six months ended April 30, 2018, the Company repaid $4 million on the Facility with available cash.

In March 2018, the Company through a wholly-owned subsidiary, purchased a shopping center in Yonkers, NY for $13.1 million (see note 2).  A portion of the purchase price was funded by issuing $11 million of unsecured promissory notes payable to the seller of the property, which is included on Mortgage notes payable and other loans on the Company's consolidated balance sheet at April 30, 2018.  The notes contained three tranches, each tranche requires payments of interest only.  The terms of the notes are detailed below:

	Principal Amount (in thousands)		Interest Rate				Interest Payment Terms	Maturity Date
Long Term A	$	1,650		4.91	%	(a)	Quarterly	March 29, 2030
Long Term B		1,513		5.05	%	(b)	Quarterly	March 29, 2030
Short Term Notes		7,837		1.96	%	(b)	Balloon	May 3, 2018
	$	11,000

(a) Interest rate is variable and based on the level of the Company's dividend declared on the Company's Class A Common stock, divided by $22 per Class A Share.

(b) Interest rate is fixed.

On May 3, 2018, the Company redeemed all of the short term notes in the amount of $7.8 million plus interest.  The repayment was funded with a borrowing on the Company's Facility and available cash.

12

(4) CONSOLIDATED JOINT VENTURES AND REDEEMABLE NONCONTROLLING INTERESTS.

The Company has an investment in five joint ventures, UB Ironbound, LP ("Ironbound"), UB Orangeburg, LLC ("Orangeburg"), McLean Plaza Associates, LLC ("McLean") and UB Dumont I, LLC ("Dumont"), each of which owns a commercial retail property, and UB High Ridge, LLC ("UB High Ridge"), which owns three commercial real estate properties.  The Company has evaluated its investment in these five joint ventures and has concluded that these joint ventures are fully controlled by the Company and that the presumption of control is not offset by any rights of any of the limited partners or non-controlling members in these ventures and that the joint ventures should be consolidated into the consolidated financial statements of the Company in accordance with ASC Topic 810 "Consolidation".  The Company's investment in these consolidated joint ventures is more fully described below:

Ironbound (Ferry Plaza)

The Company, through a wholly-owned subsidiary, is the general partner and owns 84% of one consolidated limited partnership, Ironbound, which owns a grocery anchored shopping center.

The Ironbound limited partnership has a defined termination date of December 31, 2097. The partners in Ironbound are entitled to receive an annual cash preference payable from available cash of the partnership. Any unpaid preferences accumulate and are paid from future cash, if any. The balance of available cash, if any, is distributed in accordance with the respective partner's interests. Upon liquidation of Ironbound, proceeds from the sale of partnership assets are to be distributed in accordance with the respective partnership interests. The limited partners are not obligated to make any additional capital contributions to the partnership.

Orangeburg

The Company, through a wholly-owned subsidiary, is the managing member and owns a 43.5% interest in Orangeburg, which owns a drug store anchored shopping center. The other member (non-managing) of Orangeburg is the prior owner of the contributed property who, in exchange for contributing the net assets of the property, received units of Orangeburg equal to the value of the contributed property less the value of the assigned first mortgage payable. The Orangeburg operating agreement provides for the non-managing member to receive an annual cash distribution equal to the regular quarterly cash distribution declared by the Company for one share of the Company's Class A Common stock, which amount is attributable to each unit of Orangeburg ownership. The annual cash distribution is paid from available cash, as defined, of Orangeburg. The balance of available cash, if any, is fully distributable to the Company. Upon liquidation, proceeds from the sale of Orangeburg assets are to be distributed in accordance with the operating agreement. The non-managing member is not obligated to make any additional capital contributions to the partnership. Orangeburg has a defined termination date of December 31, 2097.  Since purchasing this property, the Company has made additional investments in the amount of $6.5 million in Orangeburg, and as a result, as of April 30, 2018 the Company's ownership percentage has increased to 43.5% from approximately 2.92% at inception.

McLean Plaza

The Company, through a wholly-owned subsidiary, is the managing member and owns a 53% interest in McLean, which owns a grocery anchored shopping center. The McLean operating agreement provides for the non-managing members to receive a fixed annual cash distribution equal to 5.05% of their invested capital.  The annual cash distribution is paid from available cash, as defined, of McLean. The balance of available cash, if any, is fully distributable to the Company. Upon liquidation, proceeds from the sale of McLean assets are to be distributed in accordance with the operating agreement. The non-managing members are not obligated to make any additional capital contributions to the entity.

UB High Ridge

The Company is the managing member and owns an 8.8% interest in UB High Ridge, LLC.  The Company's initial investment was $5.5 million.  UB High Ridge owns three commercial real estate properties, High Ridge Shopping Center, a grocery anchored shopping center, ("High Ridge") and two single tenant commercial retail properties, one leased to JP Morgan Chase ("Chase Property") and one leased to CVS ("CVS Property").  Two properties are located in Stamford, CT and one property is located in Greenwich, CT.  High Ridge is a shopping center anchored by a Trader Joe's grocery store.  The properties were contributed to the new entities by the former owners who received units of ownership of UB High Ridge equal to the value of properties contributed less liabilities assumed.  The UB High Ridge operating agreement provides for the non-managing members to receive an annual cash distribution, currently equal to 5.46% of their invested capital.

UB Dumont I, LLC

The Company is the managing member and owns a 31.4% interest in UB Dumont I, LLC.  The Company's initial investment was $3.9 million.  Dumont owns a retail and residential real estate property, which retail portion is anchored by a Stop and Shop grocery store.  The property is located in Dumont, NJ.  The property was contributed to the new entity by the former owners who received units of ownership of Dumont equal to the value of contributed property less liabilities assumed.   The Dumont operating agreement provides for the non-managing members to receive an annual cash distribution, currently equal to 5.05% of their invested capital.

Noncontrolling Interests

The Company accounts for noncontrolling interests in accordance with ASC Topic 810, "Consolidation." Because the limited partners or noncontrolling members in Ironbound, Orangeburg, McLean, UB High Ridge and Dumont have the right to require the Company to redeem all or a part of their limited partnership or limited liability company units for cash, or at the option of the Company shares of its Class A Common stock, at prices as defined in the governing agreements, the Company reports the noncontrolling interests in the consolidated joint ventures in the mezzanine section, outside of permanent equity, of the consolidated balance sheets at redemption value which approximates fair value. The value of the Orangeburg, McLean, and a portion of the UB High Ridge and Dumont redemptions are based solely on the price of the Company's Class A Common stock on the date of redemption.   For the six months ended April 30, 2018 and 2017, the Company increased/(decreased) the carrying value of the noncontrolling interests by $(3.1) million and $(2.3) million, respectively, with the corresponding adjustment recorded in stockholders' equity.

The following table sets forth the details of the Company's redeemable non-controlling interests for the six months ended April 30, 2018 and the fiscal year ended October 31, 2017 (amounts in thousands):

	April 30, 2018			October 31, 2017
Beginning Balance	$	81,361		$	18,253
Change in Redemption Value		(3,102	)		(666	)
Initial UB High Ridge Noncontrolling Interest		-			55,217
Initial Dumont Noncontrolling Interest		-			8,557
Ending Balance	$	78,259		$	81,361

(5) INVESTMENTS IN AND ADVANCES TO UNCONSOLIDATED JOINT VENTURES

At April 30, 2018 and October 31, 2017 investments in and advances to unconsolidated joint ventures consisted of the following (with the Company's ownership percentage in parentheses) (amounts in thousands):

	April 30, 2018		October 31, 2017
Chestnut Ridge and Plaza 59 Shopping Centers (50%)	$	18,079	$	18,032
Gateway Plaza (50%)		6,752		6,873
Putnam Plaza Shopping Center (66.67%)		6,087		5,968
Midway Shopping Center, L.P. (11.642%)		4,589		4,639
Applebee's at Riverhead (50%)		1,853		1,814
81 Pondfield Road Company (20%)		723		723
Total	$	38,083	$	38,049

Chestnut Ridge and Plaza 59 Shopping Centers

The Company, through two wholly owned subsidiaries, owns a 50% undivided tenancy-in-common interest in the 76,000 square foot Chestnut Ridge Shopping Center located in Montvale, New Jersey ("Chestnut"), which is anchored by a Fresh Market grocery store, and the 24,000 square foot Plaza 59 Shopping Center located in Spring Valley, New York ("Plaza 59"), which is anchored by a local grocer.

Gateway Plaza and Applebee's at Riverhead

The Company, through two wholly owned subsidiaries, owns a 50% undivided tenancy-in-common interest in the Gateway Plaza Shopping Center ("Gateway") and Applebee's at Riverhead ("Applebee's").  Both properties are located in Riverhead, New York. Gateway, a 198,500 square foot shopping center, is anchored by a 168,000 square foot Walmart, which also has 27,000 square feet of in-line space that is partially leased and a newly constructed 3,500 square foot outparcel that is leased.  Applebee's has a 5,400 square foot free standing Applebee's restaurant with a 7,200 square foot pad site that is leased.

Gateway is subject to a $12.6 million non-recourse first mortgage payable.  The mortgage matures on March 1, 2024 and requires payments of principal and interest at a fixed rate of interest of 4.2% per annum.

Midway Shopping Center, L.P.

The Company, through a wholly owned subsidiary, owns an 11.64% equity interest in Midway Shopping Center L.P. ("Midway"), which owns a 247,000 square foot shopping center in Westchester County, New York. Although the Company only has an approximate 12% equity interest in Midway, it controls 25% of the voting power of Midway and as such, has determined that it exercises significant influence over the financial and operating decisions of Midway and accounts for its investment in Midway under the equity method of accounting.

The Company has allocated the $7.4 million excess of the carrying amount of its investment in and advances to Midway over the Company's share of Midway's net book value to real property and is amortizing the difference over the property's estimated useful life of 39 years.

Midway is subject to a non-recourse first mortgage in the amount of $28.0 million.  The loan requires payments of principal and interest at the rate of 4.80% per annum and will mature in 2027.

Putnam Plaza Shopping Center

The Company, through a wholly owned subsidiary, owns a 66.67% (noncontrolling) undivided tenancy-in-common interest in the 189,000 square foot Putnam Plaza Shopping Center ("Putnam Plaza") located in Carmel, New York, which is anchored by a Tops grocery store.

Putnam Plaza is subject to a first mortgage payable in the amount of $18.8 million.  The mortgage requires monthly payments of principal and interest at a fixed rate of 4.17% and will mature in 2024.

81 Pondfield Road Company

The Company's other investment in an unconsolidated joint venture is a 20% interest in a retail and office building in Westchester County, New York.

The Company accounts for the above investments under the equity method of accounting since it exercises significant influence, but does not control the joint ventures.  The other venturers in the joint ventures have substantial participation rights in the financial decisions and operation of the ventures or properties, which preclude the Company from consolidating the investments. The Company has evaluated its investment in the joint ventures and has concluded that the joint ventures are not VIE's. Under the equity method of accounting the initial investment is recorded at cost as an investment in unconsolidated joint venture, and subsequently adjusted for equity in net income (loss) and cash contributions and distributions from the venture. Any difference between the carrying amount of the investment on the Company's balance sheet and the underlying equity in net assets of the venture is evaluated for impairment at each reporting period.

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(6)  STOCKHOLDERS' EQUITY

Authorized Stock

The Company's Charter authorizes 200,000,000 shares of stock.  The total number of shares of authorized stock consists of 100,000,000 shares of Class A Common Stock, 30,000,000 shares of Common Stock, 50,000,000 shares of Preferred Stock, and 20,000,000 shares of Excess Stock.

Restricted Stock Plan

The Company has a Restricted Stock Plan that provides a form of equity compensation for employees of the Company.  The Plan, which is administered by the Company's compensation committee, authorizes grants of up to an aggregate of 4,500,000 shares of the Company's common equity consisting of 350,000 Common shares, 350,000 Class A Common shares and 3,800,000 shares, which at the discretion of the compensation committee, may be awarded in any combination of Class A Common shares or Common shares.

During the six months ended April 30, 2018, the Company awarded 152,700 shares of Common Stock and 102,800 shares of Class A Common Stock to participants in the Plan.  The grant date fair value of restricted stock grants awarded to participants in 2018 was approximately $5.0 million.

A summary of the status of the Company's non-vested Common and Class A Common shares as of April 30, 2018, and changes during the six months ended April 30, 2018 is presented below:

	Common Shares					Class A Common Shares
Non-vested Shares	Shares			Weighted-Average Grant-Date Fair Value		Shares			Weighted-Average Grant-Date Fair Value
Non-vested at October 31, 2017		1,274,150		$	17.02		412,275		$	20.60
Granted		152,700		$	17.70		102,800		$	22.10
Vested		(170,950	)	$	15.78		(57,200	)	$	18.07
Forfeited		-		$	-		(3,600	)	$	22.00
Non-vested at April 30, 2018		1,255,900		$	17.22		454,275		$	21.13

As of April 30, 2018, there was $16.3 million of unamortized restricted stock compensation related to non-vested restricted stock grants awarded under the Plan.  The remaining unamortized expense is expected to be recognized over a weighted average period of 4.9 years.  For the six month periods ended April 30, 2018 and 2017 amounts charged to compensation expense totaled $2,093,000 and $1,999,000, respectively.  For the three month periods ended April 30, 2018 and 2017 amounts charged to compensation expense totaled $1,118,000 and $1,054,000, respectively.

Share Repurchase Program

The Board of Directors of the Company has approved a share repurchase program ("Current Repurchase Program") for the repurchase of up to 2,000,000 shares, in the aggregate, of Common stock, Class A Common stock and Series G Cumulative Preferred Stock in open market transactions.

For the six months ended April 30, 2018, the Company repurchased an additional 6,660 shares of Class A Common stock at the average price per Class A Common share of $17.94 under the Current Repurchase Program.  The Company has repurchased 195,413 shares of Class A Common Stock under the Current Repurchase Program.  From the inception of all repurchase programs, the Company has repurchased 4,600 shares of Common Stock and 919,991 shares of Class A Common Stock.  For the six months ended April 30, 2017, the Company did not repurchase any shares under the Current Repurchase Program.

Preferred Stock

The 6.75% Series G Senior Cumulative Preferred Stock ("Series G Preferred Stock") is non-voting, has no stated maturity and is redeemable for cash at $25.00 per share at the Company's option on or after October 28, 2019. The holders of our Series G Preferred Stock have general preference rights with respect to liquidation and quarterly distributions. Except under certain conditions, holders of the Series G Preferred Stock will not be entitled to vote on most matters. In the event of a cumulative arrearage equal to six quarterly dividends, holders of Series G Preferred Stock, together with all of the Company's other series of preferred stock (voting as a single class without regard to series) will have the right to elect two additional members to serve on the Company's Board of Directors until the arrearage has been cured. Upon the occurrence of a Change of Control, as defined in the Company's Articles of Incorporation, the holders of the Series G Preferred Stock will have the right to convert all or part of the shares of Series G Preferred Stock held by such holders on the applicable conversion date into a number of the Company's shares of Class A common stock.Underwriting commissions and costs incurred in connection with the sale of the Series G Preferred Stock are reflected as a reduction of additional paid in capital.

The 6.25% Series H Senior Cumulative Preferred Stock ("Series H Preferred Stock") is non-voting, has no stated maturity and is redeemable for cash at $25.00 per share at the Company's option on or after September 18, 2022. The holders of our Series H Preferred Stock have general preference rights with respect to liquidation and quarterly distributions. Except under certain conditions, holders of the Series H Preferred Stock will not be entitled to vote on most matters. In the event of a cumulative arrearage equal to six quarterly dividends, holders of Series H Preferred Stock, together with all of the Company's other series of preferred stock (voting as a single class without regard to series) will have the right to elect two additional members to serve on the Company's Board of Directors until the arrearage has been cured. Upon the occurrence of a Change of Control, as defined in the Company's Articles of Incorporation, the holders of the Series H Preferred Stock will have the right to convert all or part of the shares of Series H Preferred Stock held by such holders on the applicable conversion date into a number of the Company's shares of Class A common stock.Underwriting commissions and costs incurred in connection with the sale of the Series H Preferred Stock are reflected as a reduction of additional paid in capital.

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(7) FAIR VALUE MEASUREMENTS

ASC Topic 820, "Fair Value Measurements and Disclosures" defines fair value as the price that would be received to sell an asset, or paid to transfer a liability, in an orderly transaction between market participants.

ASC Topic 820's valuation techniques are based on observable or unobservable inputs. Observable inputs reflect market data obtained from independent sources, while unobservable inputs reflect the Company's market assumptions. These two types of inputs have created the following fair value hierarchy:

• Level 1- Quoted prices for identical instruments in active markets

• Level 2- Quoted prices for similar instruments in active markets; quoted prices for identical or similar instruments in markets that are not active; and model-derived valuations in which significant value drivers are observable

• Level 3- Valuations derived from valuation techniques in which significant value drivers are unobservable

The Company calculates the fair value of the redeemable noncontrolling interests based on either quoted market prices on national exchanges for those interests based on the Company's Class A Common stock (level 1), contractual redemption prices per share as stated in governing agreements (level 2) or unobservable inputs considering the assumptions that market participants would make in pricing the obligations (level 3). The level 3 inputs used include an estimate of the fair value of the cash flow generated by the limited partnership or limited liability company in which the investor owns the joint venture units capitalized at prevailing market rates for properties with similar characteristics or located in similar areas.

Marketable debt and equity securities are valued based on quoted market prices on national exchanges.

The fair values of interest rate swaps are determined using widely accepted valuation techniques, including discounted cash flow analysis, on the expected cash flows of each derivative. The analysis reflects the contractual terms of the swaps, including the period to maturity, and uses observable market-based inputs, including interest rate curves ("significant other observable inputs"). The fair value calculation also includes an amount for risk of non-performance using "significant unobservable inputs" such as estimates of current credit spreads to evaluate the likelihood of default. The Company has concluded, as of October 31, 2017 and April 30, 2018, that the fair value associated with the "significant unobservable inputs" relating to the Company's risk of non-performance was insignificant to the overall fair value of the interest rate swap agreements and, as a result, the Company has determined that the relevant inputs for purposes of calculating the fair value of the interest rate swap agreements, in their entirety, were based upon "significant other observable inputs".

The Company measures its redeemable noncontrolling interests, marketable equity and debt securities classified as available for sale securities and interest rate swap derivatives at fair value on a recurring basis. The fair value of these financial assets and liabilities was determined using the following inputs (amount in thousands):

			Fair Value Measurements at Reporting Date Using
	Total		Quoted Prices in Active Markets for Identical Assets (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)
April 30, 2018
Assets:
Interest Rate Swap Agreement	$	6,292	$	-	$	$6,292	$	-
Available for Sale Securities	$	22	$	22	$	-	$	-
Liabilities:
Interest Rate Swap Agreement	$	-	$	-	$	-	$	-
Redeemable noncontrolling interests	$	78,259	$	21,323	$	53,788	$	3,148
October 31, 2017
Assets:
Interest Rate Swap Agreement	$	3,316	$	-	$	3,316	$	-
Liabilities:
Interest Rate Swap Agreement	$	574	$	-	$	574	$	-
Redeemable noncontrolling interests	$	81,361	$	23,709	$	53,788	$	3,864

Fair market value measurements based upon Level 3 inputs changed (in thousands) from $3,846 at October 31, 2016 to $3,864 at October 31, 2017 as a result of a $18 increase in the redemption value of the Company's noncontrolling interest in Ironbound in accordance with the application of ASC Topic 810.  Fair market value measurements based upon Level 3 inputs changed from $3,864 at October 31, 2017 to $3,148 at April 30, 2018 as a result of a $716 decrease in the redemption value of the Company's noncontrolling interest in Ironbound in accordance with the application of ASC Topic 810.

Fair Value of Financial Instruments

The carrying values of cash and cash equivalents, restricted cash, mortgage note receivable, tenant receivables, prepaid expenses, other assets, accounts payable and accrued expenses are reasonable estimates of their fair values because of the short-term nature of these instruments. The carrying value of the Facility is deemed to be at fair value since the outstanding debt is directly tied to monthly LIBOR contracts. Mortgage notes payable that were assumed in property acquisitions were recorded at their fair value at the time they were assumed.

The estimated fair value of mortgage notes payable and other loans was approximately $294 million at April 30, 2018 and $296 million at October 31, 2017, respectively. The estimated fair value of mortgage notes payable is based on discounting the future cash flows at a year-end risk adjusted borrowing rate currently available to the Company for issuance of debt with similar terms and remaining maturities. These fair value measurements fall within Level 2 of the fair value hierarchy.

Although management is not aware of any factors that would significantly affect the estimated fair value amounts from October 31, 2017, such amounts have not been comprehensively revalued for purposes of these financial statements since that date and current estimates of fair value may differ significantly from the amounts presented herein.

(8) COMMITMENTS AND CONTINGENCIES

In the normal course of business, from time to time, the Company is involved in legal actions relating to the ownership and operations of its properties.  In management's opinion, the liabilities, if any, that may ultimately result from such legal actions are not expected to have a material adverse effect on the consolidated financial position, results of operations or liquidity of the Company.  At April 30, 2018, the Company had commitments of approximately $5.3 million for capital improvements to its properties and tenant-related obligations.

(9) SUBSEQUENT EVENTS

On June 4, 2018, the Board of Directors of the Company declared cash dividends of $0.27 for each share of Common Stock and $0.24 for each share of Class A Common Stock.  The dividends are payable on July 20, 2018 to stockholders of record on July 6, 2018.

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

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

Forward Looking Statements:

This Quarterly Report on Form 10-Q of Urstadt Biddle Properties Inc. (the "Company"), including this Item 2, contains certain forward-looking statements within the meaning of Section 27A of the Securities Act and Section 21E of the Exchange Act.  Such statements can generally be identified by such words as "anticipate", "believe", "can", "continue", "could", "estimate", "expect", "intend", "may", "plan", "seek", "should", "will" or variations of such words or other similar expressions and the negatives of such words.  All statements included in this report that address activities, events or developments that we expect, believe or anticipate will or may occur in the future, including such matters as future capital expenditures, dividends and acquisitions (including the amount and nature thereof), business strategies, expansion and growth of our operations and other such matters, are forward-looking statements.  These statements are based on certain assumptions and analyses made by us in light of our experience and our perception of historical trends, current conditions, expected future developments and other factors we believe are appropriate.  Such statements are inherently subject to risks, uncertainties and other factors, many of which cannot be predicted with accuracy and some of which might not even be anticipated.  Future events and actual results, performance or achievements, financial and otherwise, may differ materially from the results, performance or achievements expressed or implied by the forward-looking statements.  Risks, uncertainties and other factors that might cause such differences, some of which could be material, include, but are not limited to:

• economic and other market conditions, including local real estate and market conditions, that could impact us, our properties or the financial stability of our tenants;

·• financing risks, such as the inability to obtain debt or equity financing on favorable terms, as well as the level and volatility of interest rates;

• any difficulties in renewing leases, filling vacancies or negotiating improved lease terms;

• the inability of the Company's properties to generate revenue increases to offset expense increases;

• environmental risk and regulatory requirements;

• risks of real estate acquisitions and dispositions (including the failure of transactions to close);

• risks of operating properties through joint ventures that we do not fully control;

• risks related to our status as a real estate investment trust, including the application of complex federal income tax regulations that are subject to change;

• as well as other risks identified in our Annual Report on Form 10-K for the fiscal year ended October 31, 2017 under Item 1A. Risk Factors and in the other reports filed by the Company with the Securities and Exchange Commission (the "SEC").

Executive Summary

Overview

We are a fully integrated, self-administered real estate company that has elected to be a REIT for federal income tax purposes, engaged in the acquisition, ownership and management of commercial real estate, primarily neighborhood and community shopping centers, with a concentration in the metropolitan New York tri-state area outside of the City of New York. Other real estate assets include office properties, single tenant retail or restaurant properties and office/retail mixed use properties.  Our major tenants include supermarket chains and other retailers who sell basic necessities.

At April 30, 2018, we owned or had equity interests in 83 properties, which include equity interests we own in five consolidated joint ventures and seven unconsolidated joint ventures, containing a total of 5.1 million square feet of Gross Leasable Area ("GLA").    Of the properties owned by wholly-owned subsidiaries or joint venture entities that we consolidate, approximately 92.5% was leased (92.7% at October 31, 2017).  Of the properties owned by unconsolidated joint ventures, approximately 97.7% was leased, unchanged from October 31, 2017.

We have paid quarterly dividends to our shareholders continuously since our founding in 1969 and have increased the level of dividend payments to our shareholders for 24 consecutive years.

We derive substantially all of our revenues from rents and operating expense reimbursements received pursuant to long-term leases and focus our investment activities on community and neighborhood shopping centers, anchored principally by regional supermarket or pharmacy chains.  We believe that because consumers need to purchase food and other types of staple goods and services generally available at supermarket or pharmacy anchored shopping centers, the nature of our investments provides for relatively stable revenue flows even during difficult economic times.

We have a conservative capital structure and we have one $9.8 million mortgage maturing in July 2018, which is in the process of being refinanced with the existing lender.  Thereafter, we do not have any additional secured debt maturing until May 2019.

We focus on increasing cash flow, and consequently the value of our properties, and seek continued growth through strategic re-leasing, renovations and expansions of our existing properties and selective acquisitions of income-producing properties.  Key elements of our growth strategies and operating policies are to:

• acquire quality neighborhood and community shopping centers in the northeastern part of the United States with a concentration on properties in the metropolitan New York tri-state area outside of the City of New York, and unlock further value in these properties with selective enhancements to both the property and tenant mix, as well as improvements to management and leasing fundamentals.  Our hope is to grow our assets through acquisitions by 5% to 10% per year on a dollar value basis subject to the availability of acquisitions that meet our investment parameters;

• selectively dispose of underperforming properties and re-deploy the proceeds into potentially higher performing properties that meet our acquisition criteria;

• invest in our properties for the long-term through regular maintenance, periodic renovations and capital improvements, enhancing their attractiveness to tenants and customers, as well as increasing their value;

• leverage opportunities to increase GLA at existing properties, through development of pad sites and reconfiguring of existing square footage, to meet the needs of existing or new tenants;

• proactively manage our leasing strategy by aggressively marketing available GLA, renewing existing leases with strong tenants, and replacing weak ones when necessary, with an eye towards securing leases that include regular or fixed contractual increases to minimum rents, replacing below-market-rent leases with increased market rents when possible and further improving the quality of our tenant mix at our shopping centers;

• maintain strong working relationships with our tenants, particularly our anchor tenants;

• maintain a conservative capital structure with low leverage levels; and

• control property operating and administrative costs.

Highlights of Fiscal 2018; Recent Developments

Set forth below are highlights of our recent property acquisitions, potential acquisitions under contract, other investments, property dispositions and financings:

• In March 2018, the Company purchased, for $13.1 million, a 27,000 square foot shopping center located in Yonkers, NY.  The Company funded the acquisition with available cash, the issuance of unsecured notes payable to the seller (See Note 3 to the financial statements included in Item 1 of this Report on Form 10-Q), and borrowings on its unsecured revolving credit facility.

• In October 2017, the Company purchased a promissory note secured by a mortgage on 470 Main Street in Ridgefield, CT ("470 Main"), which comprises part of the Yankee Ridge retail and office mixed-use property.  The note was purchased from the existing lender.  In January 2018, the Company completed foreclosure of the note and became the owner of 470 Main.  Total consideration paid for the note, including costs, totaled $3.1 million.  470 Main is a 24,200 square foot building with ground and first floor retail and second floor office space.  The Company funded the note purchase with available cash.

Known Trends; Outlook

We believe that shopping center REITs face opportunities and challenges that are both common to and unique from other REITs and real estate companies.     As a shopping center REIT, we are focused on certain challenges that are unique to the retail industry.  In particular, we recognize the challenges presented by e-commerce to brick-and-mortar retail establishments, including our tenants. However, we believe that because consumers prefer to purchase food and other staple goods and services available at supermarkets in person, the nature of our properties makes them less vulnerable to the encroachment of e-commerce than other properties whose tenants may more directly compete with the internet.   Moreover, we believe the nature of our properties makes them less susceptible to economic downturns than other retail properties whose anchor tenants are not supermarkets or other staple goods providers.  We note, however, that many prospective in-line tenants are seeking smaller spaces than in the past, as a result, in part, of internet encroachment on their brick-and-mortar business.   When feasible, we actively work to place tenants that are less susceptible to internet encroachment, such as restaurants, fitness centers, healthcare and personal services.  We continue to be sensitive to these considerations when we establish the tenant mix at our shopping centers, and believe that our strategy of focusing on supermarket anchors is a strong one.

In the metropolitan tri-state area outside of New York City, demographics (income, density, etc.) remain strong and opportunities for new development, as well as acquisitions, are competitive, with high barriers to entry.  We believe that this will remain the case for the foreseeable future, and have focused our growth strategy accordingly.

As a REIT, we are susceptible to changes in interest rates, the lending environment, the availability of capital markets and the general economy.  For example, we believe that we are entering an increased interest rate environment, which could negatively impact the attractiveness of REIT stock to investors and our borrowing activities.  It is also possible, however, that higher interest rates could signal a stronger economy, resulting in greater spending by consumers.  The impact of such changes are difficult to predict.

In December 2017, the U.S. Congress passed sweeping tax reform legislation that made significant changes to corporate and individual tax rates and the calculation of taxes, as well as international tax rules for U.S. domestic corporations.  As a REIT, we are generally not required to pay federal taxes otherwise applicable to regular corporations if we comply with the various tax regulations governing REITs.  Stockholders, however, are generally required to pay taxes on REIT dividends.  Tax reform legislation would affect the way in which dividends paid on our stock are taxed by the holder of that stock and could impact our stock price or how stockholders and potential investors view an investment in REITs.   In addition, while certain elements of tax reform legislation would not impact us directly as a REIT, they could impact the geographic markets in which we operate, the tenants that populate our shopping centers and the customers who frequent our properties in ways, both positive and negative, that are difficult to anticipate.

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Leasing

Rollovers

For the six months ended April 30, 2018, we signed leases for a total of 314,000 square feet of retail space in our consolidated portfolio.  New leases for vacant spaces were signed for 111,000 square feet at an average rental decrease of 19.25% on a cash basis.  Renewals for 204,000 square feet of space previously occupied were signed at an average rental increase of 12.7% on a cash basis.  The rental decrease for new lease space in the first six months of fiscal 2018 was predominantly related to a 63,000 square foot supermarket in our Newark, NJ property, which was leased at a rental rate 30% below the prior occupied lease rate (see significant events with impacts on leasing section below).

Tenant improvements and leasing commissions averaged $27.74 per square foot for new leases and $3.99 per square foot for renewals for the six months ended April 30, 2018. The average term for new leases was 6 years and the average term for renewal leases was 4 years.

The rental increases/decreases associated with new and renewal leases generally include all leases signed in arms-length transactions reflecting market leverage between landlords and tenants during the period. The comparison between average rent for expiring leases and new leases is determined by including minimum rent paid on the expiring lease and minimum rent to be paid on the new lease in the first year. In some instances, management exercises judgment as to how to most effectively reflect the comparability of spaces reported in this calculation. The change in rental income on comparable space leases is impacted by numerous factors including current market rates, location, individual tenant creditworthiness, use of space, market conditions when the expiring lease was signed, the age of the expiring lease, capital investment made in the space and the specific lease structure. Tenant improvements include the total dollars committed for the improvement (fit-out) of a space as it relates to a specific lease but may also include base building costs (i.e. expansion, escalators or new entrances) that are required to make the space leasable.  Incentives (if applicable) include amounts paid to tenants as an inducement to sign a lease that do not represent building improvements.

The leases signed in 2018 generally become effective over the following one to two years. There is risk that some new tenants will not ultimately take possession of their space and that tenants for both new and renewal leases may not pay all of their contractual rent due to operating, financing or other matters.

In 2018, we believe our leasing volume will be in-line with our historical averages with overall positive increases in rental income for renewal leases and flat to slightly positive increases for new leases. However, changes in rental income associated with individual signed leases on comparable spaces may be positive or negative, and we can provide no assurance that the rents on new leases will continue to increase at the above described levels, if at all.

Significant Events with Impacts on Leasing

In July 2015, one of our largest tenants, A&P, filed a voluntary petition under chapter 11 of title 11 of the United States Bankruptcy Code (the "Bankruptcy Code").  Subsequently, A&P determined that it would be liquidating the company. Prior to A&P filing for bankruptcy, A&P leased and occupied nine spaces totaling 365,000 square feet in our portfolio.  The bankruptcy process relating to our nine spaces is complete, with eight of the nine A&P leases having been assumed by new operators in the bankruptcy process or re-leased by the Company to new operators.  The remaining lease, located in our Pompton Lakes shopping center, totaling 63,000 square feet was rejected by A&P in bankruptcy, and we are in the process of marketing that space for re-lease.  In July 2017, one other 36,000 square foot space formerly occupied by A&P that we had released to a local grocery operator became vacant, as that operator failed to perform under their lease and was evicted.  We have signed a lease with a new grocery operator for this location, and we are hopeful that we can deliver the space to the lessee in early fiscal 2019.  The lease requires us to obtain municipal approvals for a small 2,000 square foot expansion of the shopping center to accommodate the new tenant.  Until we receive this municipal approval and can deliver the space to the tenant, we will not include this in our new leasing metrics which are discussed at the beginning of this section.  In February 2018, Tops Markets, LLC filed a voluntary petition under chapter 11 of title 11 of the Bankruptcy Code.  Tops Markets is a tenant at a property owned by an unconsolidated joint venture in which we have a 66.67% ownership interest.  The space is 61,000 square feet and the lease runs through 2026.  As of the date of this report, Tops Markets is still performing under its lease.

In addition, in April 2018, we reached agreement with the grocery tenant at our Newark, NJ property to terminate its 63,000 square foot lease in exchange for a $3.7 million lease termination payment, which we received and recorded as revenue in the six and three months ended April 30, 2018.  Also in April 2018, we leased that same space to a new grocery store operator who took possession in May 2018.  While the rental rate on the new lease is 30% less than the rental rate on the terminated lease, we hope that part of this decreased rental rate will be recaptured with the receipt of percentage rent in subsequent years as the store matures and its sales increase.  The new lease required no tenant improvement allowance.

Impact of Inflation on Leasing

Our long-term leases contain provisions to mitigate the adverse impact of inflation on our operating results. Such provisions include clauses entitling us to receive (a) scheduled base rent increases and (b) percentage rents based upon tenants' gross sales, which could increase as prices rise. In addition, many of our non-anchor leases are for terms of less than ten years, which permits us to seek increases in rents upon renewal at then current market rates if rents provided in the expiring leases are below then existing market rates. Most of our leases require tenants to pay a share of operating expenses, including common area maintenance, real estate taxes, insurance and utilities, thereby reducing our exposure to increases in costs and operating expenses resulting from inflation.

Critical Accounting Policies

Critical accounting policies are those that are both important to the presentation of the Company's financial condition and results of operations and require management's most difficult, complex or subjective judgments.  For a further discussion about the Company's critical accounting policies, please see Note 1 to the consolidated financial statements of the Company included in Item 1 of this Quarterly Report on Form 10-Q.

17

Liquidity and Capital Resources

Overview

At April 30, 2018, we had cash and cash equivalents of $16.4 million, compared to $8.7 million at October 31, 2017.  Our sources of liquidity and capital resources include operating cash flow from real estate operations, proceeds from bank borrowings and long-term mortgage debt, capital financings and sales of real estate investments.  Substantially all of our revenues are derived from rents paid under existing leases, which means that our operating cash flow depends on the ability of our tenants to make rental payments.  For the six months ended April 30, 2018 and 2017, net cash flows from operating activities amounted to $36.8 million and $28.9 million, respectively.

Our short-term liquidity requirements consist primarily of normal recurring operating expenses and capital expenditures, debt service, management and professional fees, cash distributions to certain limited partners and non-managing members of our consolidated joint ventures, dividends paid to our preferred stockholders and regular dividends paid to our Common and Class A Common stockholders, which we expect to continue.  Cash dividends paid on Common and Class A Common stock for the six months ended April 30, 2018 and 2017 totaled $20.8 million and $20.3 million, respectively.  Historically, we have met short-term liquidity requirements, which is defined as a rolling twelve month period, primarily by generating net cash from the operation of our properties.   We believe that our net cash provided by operations will continue to be sufficient to fund our short-term liquidity requirements, including payment of dividends necessary to maintain our federal income tax REIT status.

Our long-term liquidity requirements consist primarily of obligations under our long-term debt, dividends paid to our preferred stockholders, capital expenditures and capital required for acquisitions.  In addition, the limited partners and non-managing members of our five consolidated joint venture entities, Ironbound, McLean, Orangeburg, UB High Ridge and UB Dumont, have the right to require the Company to repurchase all or a portion of their limited partner or non-managing member interests at prices and on terms as set forth in the governing agreements.  See Note 4 to the financial statements included in Item 1 of this Report on Form 10-Q.  Historically, we have financed the foregoing requirements through operating cash flow, borrowings under our Facility, debt refinancings, new debt, equity offerings and other capital market transactions, and/or the disposition of under-performing assets, with a focus on keeping our leverage low.  We expect to continue doing so in the future.  We cannot assure you, however, that these sources will always be available to us when needed, or on the terms we desire.

Capital Expenditures

We invest in our existing properties and regularly make capital expenditures in the ordinary course of business to maintain our properties. We believe that such expenditures enhance the competitiveness of our properties. For the six months ended April 30, 2018, we paid approximately $4.1 million for property improvements, tenant improvements and leasing commission costs (approximately $2.7 million representing property improvements and approximately $1.4 related to new tenant space improvements, leasing costs and capital improvements as a result of new tenant spaces).  The amount of these expenditures can vary significantly depending on tenant negotiations, market conditions and rental rates.  We expect to incur approximately $5.3 million predominantly for anticipated capital improvements and leasing costs related to new tenant leases and property improvements during fiscal 2018.  These expenditures are expected to be funded from operating cash flows, bank borrowings or other financing sources.

Financing Strategy, Unsecured Revolving Credit Facility and other Financing Transactions

Our strategy is to maintain a conservative capital structure with low leverage levels by commercial real estate standards.  Mortgage notes payable and other loans of $304.9 million consists of $1.7 million in variable rate debt with an interest rate of 4.91% as of April 30, 2018 and $ 303.2 million in fixed-rate mortgage loan and unsecured note indebtedness with a weighted average interest rate of 4.2% at April 30, 2018.  The mortgages are secured by 26 properties with a net book value of $562 million and have fixed rates of interest ranging from 3.5% to 6.6%.  The $1.7 million in variable rate debt is unsecured.  We may refinance our mortgage loans, at or prior to scheduled maturity, through replacement mortgage loans.  The ability to do so, however, is dependent upon various factors, including the income level of the properties, interest rates and credit conditions within the commercial real estate market. Accordingly, there can be no assurance that such re-financings can be achieved.

At April 30, 2018, we had $22.7 million in additional variable-rate debt consisting of draws on our Facility (see below) that was not fixed through an interest rate swap or otherwise. See "Item 3. Quantitative and Qualitative Disclosures about Market Risk" included in this Report on Form 10-Q for additional information on our interest rate risk.

We currently maintain a ratio of total debt to total assets below 33% and a fixed charge coverage ratio of over 3.72 to 1 (excluding preferred stock dividends), which we believe will allow us to obtain additional secured mortgage loans or other types of borrowings, if necessary.  We own 50 properties in our consolidated portfolio that are not encumbered by secured mortgage debt.  At April 30, 2018, we had borrowing capacity of $77 million on our Facility.  Our Facility includes financial covenants that limit, among other things, our ability to incur unsecured and secured indebtedness.  See Note 3 in our consolidated financial statements included in Item 1 of this Quarterly Report on Form 10-Q for additional information on these and other restrictions.

We have a $100 million unsecured revolving credit facility with a syndicate of three banks, BNY Mellon, BMO and Wells Fargo N.A. with the ability under certain conditions to additionally increase the capacity to $150 million, subject to lender approval.  The maturity date of the Facility is August 23, 2020 with a one-year extension at our option.  Borrowings under the Facility can be used for general corporate purposes and the issuance of up to $10 million of letters of credit.  Borrowings will bear interest at our option of Eurodollar rate plus 1.35% to 1.95% or The Bank of New York Mellon's prime lending rate plus 0.35% to 0.95%, based on consolidated indebtedness, as defined.  We pay a quarterly commitment fee on the unused commitment amount of 0.15% to 0.25% per annum, based on outstanding borrowings during the year.  As of April 30, 2018, $77 million was available to be drawn on the Facility.  Our ability to borrow under the Facility is subject to its compliance with the covenants and other restrictions on an ongoing basis.  The principal financial covenants limit our level of secured and unsecured indebtedness and additionally require us to maintain certain debt coverage ratios.  We were in compliance with such covenants at April 30, 2018.

During the six months ended April 30, 2018, we borrowed $22.7 million on our Facility to fund capital improvements to our properties, property acquisitions and general corporate purposes. For the six months ended April 30, 2018 we repaid $4 million of borrowings on our Facility, with available cash.

Net Cash Flows from:

Operating Activities

Net cash flows provided by operating activities amounted to $36.8 million for the six months ended April 30, 2018 compared to $28.9 million in the comparable period of fiscal 2017. The increase in operating cash flows when compared with the corresponding prior period was due primarily to our properties generating additional operating income in the six months ended April 30, 2018 when compared with the corresponding prior period predominantly from properties acquired after the first quarter of fiscal 2017 and properties acquired in the first six months of fiscal 2018 and lease termination income of $3.8 million in the first half of fiscal 2018 versus $283,000 in the first half of fiscal 2017.

Investing Activities

Net cash flows used in investing activities amounted to $17.3 million for the six months ended April 30, 2018 compared to net cash flows provided by investing activities of $17.8 million in the comparable period of fiscal 2017. The increase in net cash flows used in investing activities in fiscal 2018 when compared to the corresponding prior period was the result of the Company selling one property in the first half of fiscal 2017, which generated proceeds of $44.1 million, the Company did not sell any properties in the first half of fiscal 2018.  This net increase in cash used by investing activities was offset by the Company expending $16.3 million less on property acquisitions in the first half of fiscal 2018 when compared with the corresponding prior period.

We regularly make capital investments in our properties for property improvements, tenant improvements costs and leasing commissions.

Financing Activities

Net cash flows used in financing activities amounted to $11.7 million in the first six months of fiscal 2018 compared with $38.5 million in the comparable period of fiscal 2017. The net decrease in cash flows used in financing activities in the first six months of fiscal 2018 versus the same period of fiscal 2017 was predominantly the result of the Company having $18.7 million positive net borrowing/repayment activity on its unsecured revolving credit agreement in the first half of fiscal 2018 versus a $8 million negative net borrowing/repayment activity on its unsecured revolving credit agreement in the first half of fiscal 2017.  In addition, we increased the annualized dividend on the outstanding Common and Class A Common stock by $0.02 per share in December 2017.  This increase was partially offset by the Company incurring $1 million less in preferred stock dividends in the first six months of fiscal 2018 when compared with the corresponding prior period.  In October 2017, the Company redeemed its Series F preferred stock and replaced it with a new Series H preferred stock, which had a lower coupon rate and smaller principal amount than the redeemed Series F preferred stock.

18

Results of Operations

The following information summarizes our results of operations for the six months and three months ended April 30, 2018 and 2017 (amounts in thousands):

	Six Months Ended April 30,										Change Attributable to:
Revenues	2018		2017		Increase (decrease)			% Change			Property Acquisitions/Sales			Properties Held In Both Periods (Note 1)
Base rents	$	47,494	$	42,789	$	4,705			11.0	%	$	3,669		$	1,036
Recoveries from tenants		16,316		14,226		2,090			14.7	%		1,025			1,065
Lease termination income		3,754		283		3,471			1,226.5	%		-			3,471
Mortgage interest and other income		2,436		1,661		775			46.7	%		(77	)		852
Operating Expenses
Property operating expenses		12,046		10,646		1,400			13.2	%		635			765
Property taxes		10,304		9,585		719			7.5	%		484			235
Depreciation and amortization		13,917		12,764		1,153			9.0	%		1,293			(140	)
General and administrative expenses		4,702		4,667		35			0.7	%		n/a			n/a
Other Income/Expenses
Interest expense		6,739		6,516		223			3.4	%		459			(236	)
Interest, dividends and other investment income		142		369		(227	)		-61.5	%		n/a			n/a

	Three Months Ended April 30,										Change Attributable to:
Revenues	2018		2017		Increase (decrease)			% Change			Property Acquisitions/Sales			Properties Held In Both Periods (Note 1)
Base rents	$	23,910	$	21,677	$	2,233			10.3	%	$	1,637		$	596
Recoveries from tenants		8,109		7,153		956			13.4	%		420			536
Lease termination income		3,754		259		3,495			1,349.4	%		-			3,495
Mortgage interest and other income		1,232		903		329			36.4	%		(66	)		395
Operating Expenses
Property operating expenses		5,740		5,498		242			4.4	%		360			(118	)
Property taxes		5,157		4,737		420			8.9	%		325			95
Depreciation and amortization		6,968		6,183		785			12.7	%		558			227
General and administrative expenses		2,283		2,212		71			3.2	%		n/a			n/a
Other Income/Expenses
Interest expense		3,316		3,259		57			1.7	%		212			(155	)
Interest, dividends and other investment income		62		196		(134	)		-68.4	%		n/a			n/a

Note 1 – Properties held in both periods includes only properties owned for the entire periods of 2018 and 2017.  All other properties are included in the property acquisition/sales column.  There are no properties excluded from the analysis.

Revenues

Base rents increased by 11.0% to $47.5 million for the six month period ended April 30, 2018 as compared with $42.8 million in the comparable period of 2017. Base rents increased by 10.3% to $23.9 million for the three month period ended April 30, 2018 as compared with $21.7 million in the comparable period of 2017. The change in base rent and the changes in other income statement line items analyzed in the tables above were attributable to:

Property Acquisitions and Properties Sold:

In fiscal 2017, the Company purchased four properties totaling 114,700 square feet of GLA, invested in two joint ventures that own four properties totaling 173,600 square feet, whose operations we consolidate, and sold two properties totaling 203,800 square feet.  In the first six months of fiscal 2018, the Company purchased two properties totaling 51,100 square feet.  These properties accounted for all of the revenue and expense changes attributable to property acquisitions and sales in the six months ended April 30, 2018 when compared with fiscal 2017.

Properties Held in Both Periods:

Revenues

Base Rent

The increase in base rents for both the six month and three month periods ended April 30, 2018 when compared to the corresponding prior periods, was predominantly caused by new leasing activity at several properties held in both periods that created a positive variance in base rent.  This increase was partially offset by a reduction in base rent relating to our 36,000 square foot grocery space at our Valley Ridge property which was occupied in the first half of fiscal 2017 but not in the first half of fiscal 2018 (see "Significant Events with Impact on Leasing" earlier in this Item 2).

In fiscal 2018, the Company leased or renewed approximately 314,400 square feet (or approximately 7.2% of total consolidated property leasable area).  At April 30, 2018, the Company's consolidated properties were 92.5% leased (92.7% leased at October 31, 2017).

Tenant Recoveries

In the six month and three month periods ended April 30, 2018, recoveries from tenants (which represent reimbursements from tenants for operating expenses and property taxes) increased by $1.1 million and $536,000, respectively, when compared with the corresponding prior periods. These increases were the result of an increase in both property operating expenses and property tax expense in the consolidated portfolio for properties owned in both the three months and six months of fiscal 2018 when compared with the corresponding prior periods.  The increases in property operating expenses were related to an increase in snow removal costs at our properties and the increase in property tax expenses were related to an increase in property tax assessments.

Lease Termination Income

In April 2018, we reached agreement with the grocery tenant at our Newark, NJ property to terminate its 63,000 square foot lease in exchange for a one-time $3.7 million lease termination payment, which we received and recorded as revenue in the six and three months ended April 30, 2018.  Also in March 2018, we leased that same space to a new grocery store operator who took possession in May 2018.  While the rental rate on the new lease is 30% less than the rental rate on the terminated lease, we hope that part of this decreased rental rate will be recaptured with the receipt of percentage rent in subsequent years as the store matures and its sales increase.  The new lease required no tenant improvement allowance.

Expenses

Operating Expenses

In the six month period ended April 30, 2018, property operating expenses increased by $765,000 when compared with the corresponding prior period, predominantly as a result of an increase in snow removal costs at our properties.  Property operating expenses for the three month period ended April 30, 2018 was relatively unchanged when compared with the corresponding prior period.

Real Estate Tax

In the six month and three month periods ended April 30, 2018, property taxes increased by $235,000 and $95,000, respectively, when compared with the corresponding prior periods, as a result of an increase in property tax assessments for properties owned in both periods.

Interest

In the six month and three month periods ended April 30, 2018, interest expense decreased by $236,000 and $155,000, respectively, when compared with the corresponding prior periods as a result of the refinancing of our largest mortgage secured by our Ridgeway property after the second quarter of fiscal 2017 and the reduction of mortgage principal from normal amortization.  The Ridgeway mortgage interest rate was reduced from 5.52% to 3.398% on a principal balance of approximately $44 million.  This decrease was partially offset by an increase in the mortgage principal on the Ridgeway mortgage from $44 million to $50 million as a result of the refinancing.

Depreciation and Amortization

In the six month period ended April 30, 2018, depreciation and amortization expense decreased by $140,000 when compared with the corresponding prior period as a result of additional depreciation for the write-off of tenant improvements in the first half of fiscal 2017 at two properties where tenants had vacated their spaces prior to the original term of their leases.  In the three month period ended April 30, 2018, depreciation and amortization expense increased by $227,000 when compared with the corresponding prior period as a result of increased depreciation for facade improvements at two properties in the second quarter of fiscal 2018 which improvement were not in place in the second quarter of fiscal 2017.

General and Administrative Expenses

General and administrative expense was relatively unchanged in the six month and three month periods ended April 30, 2018 when compared to the corresponding prior periods, predominantly as a result of a small reduction in state and local taxes paid in the periods when compared to the prior year offset by normal salary increases for employees of the Company.

19

Funds from Operations

We consider Funds from Operations ("FFO") to be an additional measure of our operating performance.  We report FFO in addition to net income applicable to common stockholders and net cash provided by operating activities.  Management has adopted the definition suggested by The National Association of Real Estate Investment Trusts ("NAREIT") and defines FFO to mean net income (computed in accordance with GAAP) excluding gains or losses from sales of property, plus real estate-related depreciation and amortization and after adjustments for unconsolidated joint ventures.

Management considers FFO a meaningful, additional measure of operating performance because it primarily excludes the assumption that the value of the Company's real estate assets diminishes predictably over time and industry analysts have accepted it as a performance measure.  FFO is presented to assist investors in analyzing the performance of the Company.  It is helpful as it excludes various items included in net income that are not indicative of our operating performance, such as gains (or losses) from sales of property and depreciation and amortization.  However, FFO:

• does not represent cash flows from operating activities in accordance with GAAP (which, unlike FFO, generally reflects all cash effects of transactions and other events in the determination of net income); and

• should not be considered an alternative to net income as an indication of our performance.

FFO as defined by us may not be comparable to similarly titled items reported by other real estate investment trusts due to possible differences in the application of the NAREIT definition used by such REITs.  The table below provides a reconciliation of net income applicable to Common and Class A Common Stockholders in accordance with GAAP to FFO for the six and three month periods ended April 30, 2018 and 2017 (amounts in thousands):

	Six Months Ended April 30,					Three Months Ended April 30,
	2018		2017			2018		2017
Net Income Applicable to Common and Class A Common Stockholders	$	14,519	$	27,513		$	9,598	$	24,101
Real property depreciation		10,996		9,867			5,538		4,903
Amortization of tenant improvements and allowances		2,079		2,244			1,037		918
Amortization of deferred leasing costs		798		605			372		338
Depreciation and amortization on unconsolidated joint ventures		808		800			405		404
(Gain)/Loss on sale of asset		-		(19,460	)		-		(19,460	)
Funds from Operations Applicable to Common and Class A Common Stockholders	$	29,200	$	21,569		$	16,950	$	11,204

FFO amounted to $29.2 million in the first six months of fiscal 2018 compared to $21.6 million in the comparable period of fiscal 2017.  The net increase in FFO is attributable, among other things, to: (i) the additional net income generated from properties acquired in fiscal 2017 and the first six months of fiscal 2018; (ii) a decrease in preferred stock dividends of $1 million as a result of the Company redeeming its Series F preferred stock in October 2017 and replacing it with its Series H preferred stock, which has a lower dividend rate and a smaller issuance amount by $14.4 million; and (iii) $3.7 million in lease termination income in the second quarter of fiscal 2018 for a tenant that terminated its lease with the Company early.  This increase was partially offset by (iv) a $227,000 decrease in interest income generated as a result of the one mortgage receivable the Company had outstanding for the first half of fiscal 2017, which was repaid in October 2017.

FFO amounted to $17.0 million in the first three months of fiscal 2018 compared to $11.2 million in the comparable period of fiscal 2017.  The net increase in FFO is attributable, among other things, to: (i) the additional net income generated from properties acquired in fiscal 2017 and the first three months of fiscal 2018; (ii) a decrease in preferred stock dividends of $509,000 as a result of the Company redeeming its Series F preferred stock in October 2017 and replacing it with its Series H preferred stock, which has a lower dividend rate and a smaller issuance amount by $14.4 million; and (iii) $3.7 million in lease termination income in the second quarter of fiscal 2018 for a tenant which wanted to terminate its lease with the Company early.  This increase was partially offset by a $132,000 decrease in interest income generated as a result of the one mortgage receivable the Company had outstanding for the first half of fiscal 2017, which was repaid in October 2017.

20

Off-Balance Sheet Arrangements

We have seven off-balance sheet investments in real property through unconsolidated joint ventures:

• a 66.67% equity interest in the Putnam Plaza Shopping Center,

• an 11.642% equity interest in the Midway Shopping Center L.P.,

• a 50% equity interest in the Chestnut Ridge Shopping Center and Plaza 59 Shopping Centers,

• a 50% equity interest in the Gateway Plaza shopping center and the Riverhead Applebee's Plaza, and

• a 20% interest in a suburban office building with ground level retail.

These unconsolidated joint ventures are accounted for under the equity method of accounting, as we have the ability to exercise significant influence over, but not control of, the operating and financial decisions of these investments.  Our off-balance sheet arrangements are more fully discussed in Note 5, "Investments in and Advances to Unconsolidated Joint Ventures" in our financial statements in Item 1 of this Quarterly Report on Form 10-Q.  Although we have not guaranteed the debt of these joint ventures, we have agreed to customary environmental indemnifications and nonrecourse carve-outs (e.g. guarantees against fraud, misrepresentation and bankruptcy) on certain loans of the joint ventures.  The below table details information about the outstanding non-recourse mortgage financings on our unconsolidated joint ventures (amounts in thousands):

		Principal Balance
Joint Venture Description	Location	Original Balance		At April 30, 2018		Fixed Interest Rate Per Annum		Maturity Date
Midway Shopping Center	Scarsdale, NY	$	32,000	$	27,971		4.80%	Dec-2027
Putnam Plaza Shopping Center	Carmel, NY	$	21,000	$	18,827		4.17%	Oct-2024
Gateway Plaza	Riverhead, NY	$	14,000	$	12,563		4.18%	Feb-2024
Applebee's Plaza	Riverhead, NY	$	1,300	$	1,025		5.98%	Aug-2026
Applebee's Plaza	Riverhead, NY	$	1,000	$	896		3.38%	Aug-2026

Environmental Matters

Based upon management's ongoing review of its properties, management is not aware of any environmental condition with respect to any of the Company's properties that would be reasonably likely to have a material adverse effect on the Company. There can be no assurance, however, that (a) the discovery of environmental conditions that were previously unknown, (b) changes in law, (c) the conduct of tenants or (d) activities relating to properties in the vicinity of the Company's properties, will not expose the Company to material liability in the future. Changes in laws increasing the potential liability for environmental conditions existing on properties or increasing the restrictions on discharges or other conditions may result in significant unanticipated expenditures or may otherwise adversely affect the operations of the Company's tenants, which could adversely affect the Company's financial condition and results of operations.

21

Item 3.  Quantitative and Qualitative Disclosures about Market Risk

We are exposed to interest rate risk primarily through our borrowing activities, which predominantly include fixed-rate mortgage debt and, in limited circumstances, variable rate debt.  As of April 30, 2018, we had total mortgage debt of $293.9 million, of which 100% was fixed-rate, inclusive of variable rate mortgages that have been swapped to fixed interest rates using interest rate swap derivatives contracts.

For our fixed-rate debt, there is inherent rollover risk for borrowings as they mature and are renewed at current market rates.  The extent of this risk is not quantifiable or predictable because of the variability of future interest rates and the Company's future financing requirements.

To reduce our exposure to interest rate risk on variable-rate debt, we use interest rate swap agreements, for example, to convert some of our variable-rate debt to fixed-rate debt.  As of April 30, 2018, we had seven open derivative financial instruments.  These interest rate swaps are cross collateralized with mortgages on properties in Rye, NY, Ossining, NY, Yonkers, NY, Orangeburg, NY, Stamford, CT and Greenwich CT.  The Rye swaps expire in October 2019, the Ossining swap expires in October 2024, the Yonkers swap expires in November 2024, the Orangeburg swap expires in October 2024, the Stamford swap expires in July 2027, and the Greenwich swaps expire in October 2026, all concurrent with the maturity of the respective mortgages.  All of the aforementioned derivatives contracts are adjusted to fair market value at each reporting period.  The Company has concluded that all of the aforementioned derivatives contracts are effective cash flow hedges as defined in ASC Topic 815.  We are required to evaluate the effectiveness at inception and at each reporting date.  As a result of the aforementioned derivatives contracts being effective cash flow hedges all changes in fair market value are recorded directly to stockholders equity in accumulated comprehensive income and have no effect on the earnings of the Company.

At April 30, 2018, we had $22.7 million outstanding on our Facility, which bears interest at Libor plus 1.35%.  In addition, we purchased a property in March of fiscal 2018 and financed a portion of the purchase price with unsecured notes accepted by the seller of the property.  The unsecured notes require the payment of interest only.  $9.4 million of the notes bear interest at a fixed rate ranging from 1.96% to 5.05% and $1.7 million of the notes bear interest at a variable rate of interest based on the level of our Class A Common stock dividend, currently 4.91% as of April 30, 2018.  The Company repaid $7.8 million of unsecured notes on May 3, 2018.  If interest rates were to raise 1% our interest expense as a result of the variable rate borrowing on the Facility and the unsecured notes would increase by $243,500 per annum.

Item 4.  Controls and Procedures

Evaluation of Disclosure Controls and Procedures

The Company's Chief Executive Officer and Chief Financial Officer have evaluated the effectiveness of the Company's disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934) as of the end of the period covered by this report.  Based on such evaluation, the Company's Chief Executive Officer and Chief Financial Officer have concluded that, as of the end of such period, the Company's disclosure controls and procedures are effective.

Changes in Internal Controls

During the quarter ended April 30, 2018, there were no changes in the Company's internal control over financial reporting that have materially affected, or are reasonably likely to materially affect, the Company's internal control over financial reporting.

22

PART II – OTHER INFORMATION

Item 1.  Legal Proceedings

The Company is not involved in any litigation that in management's opinion would result in a material adverse effect on the Company's ownership, management or operation of its properties.

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

In December 2013, the Board of Directors of the Company approved a share repurchase program ("Current Repurchase Program") for the repurchase of up to 2,000,000 shares, in the aggregate, of Common stock, Class A Common stock and Series G Cumulative Preferred stock in open market transactions.  For the three month period ended April 30, 2018, the Company repurchased 6,660 shares of Class A Common stock under the Current Repurchase Program.  The Company has repurchased 195,413 shares of Class A Common Stock under the Current Repurchase Program.  From the inception of all repurchase programs, the Company has repurchased 4,600 shares of Common Stock and 919,991 shares of Class A Common Stock.

From time to time, we could be deemed to have repurchased shares as a result of shares withheld for tax purposes upon a stock compensation related vesting event.

The following table sets forth Class A Common shares repurchased by the Company during the three months ended April 30, 2018:

Period	Total Number of Shares Purchased		Average Price Per Share Purchased		Total Number Shares Re- purchased as Part of Publicly Announced Plan or Program		Maximum Number of Shares That May be Purchased Under the Plan or Program
February 1, 2018 – February 28, 2018		6,660	$	17.94		924,591		1,075,409
March 1, 2018 – March 31, 2018		-		-		924,591		1,075,409
April 1, 2018 – April 30, 2018		-		-		924,591		1,075,409

23

EXHIBIT INDEX

Item 6.  Exhibits

31.1	Certification of the Chief Executive Officer of Urstadt Biddle Properties Inc. pursuant to Rule 13a-14(a) of the Securities Exchange Act of 1934, as amended.
31.2	Certification of the Chief Financial Officer of Urstadt Biddle Properties Inc. pursuant to Rule 13a-14(a) of the Securities Exchange Act of 1934, as amended.
32	Certification of the Chief Executive Officer and Chief Financial Officer of Urstadt Biddle Properties Inc. pursuant to Section 906 of Sarbanes-Oxley Act of 2002.
101	The following materials from Urstadt Biddle Properties Inc.'s Quarterly Report on Form 10-Q for the quarter ended April 30, 2018, formatted in XBRL (Extensible Business Reporting Language): (1) the Consolidated Balance Sheets, (2) the Consolidated Statements of Income, (3) the Consolidated Statements of Comprehensive Income (4) the Consolidated Statements of Cash Flows, (5) the Consolidated Statement of Stockholders' Equity, and (6) Notes to Consolidated Financial Statements that have been detail tagged.

24

S I G N A T U R E S

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

	URSTADT BIDDLE PROPERTIES INC.
	(Registrant)
	By: /s/ Willing L. Biddle
	Willing L. Biddle
	Chief Executive Officer
	(Principal Executive Officer)
	By: /s/ John T. Hayes
	John T. Hayes
	Senior Vice President &
	Chief Financial Officer
	(Principal Financial Officer
Dated: June 8, 2018	and Principal Accounting Officer

25

EX-31.1

EXHIBIT 31.1

Certification

I, Willing L. Biddle, certify that:

1. I have reviewed this quarterly report on Form 10-Q for the quarter ended April 30, 2018 of Urstadt Biddle Properties Inc;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a. Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b. Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c. Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures as of the end of the period covered by this report based on our evaluation; and

d. Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

a. All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

b. Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: June 8, 2018	/s/ Willing L. Biddle
	Willing L. Biddle
	President and
	Chief Executive Officer

EX-31.2

EXHIBIT 31.2

Certification

I, John T. Hayes, certify that:

1. I have reviewed this quarterly report on Form 10-Q for the quarter ended April 30, 2018 of Urstadt Biddle Properties Inc;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a. Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b. Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c. Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures as of the end of the period covered by this report based on our evaluation; and

d. Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

a. All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

b. Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: June 8, 2018	/s/ John T. Hayes
	John T. Hayes
	Senior Vice President and
	Chief Financial Officer

EX-32

EXHIBIT 32

Certification

Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

with Respect to the Quarterly Report on Form 10-Q

for the Quarter Ended April 30, 2018

of Urstadt Biddle Properties Inc.

 Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (subsections (a) and (b) of Section 1350, chapter 63 of title 18, United  States Code), each of the undersigned officers of Urstadt Biddle Properties Inc., a Maryland corporation (the "Company"), does  hereby certify, to the best of such officer's knowledge, that:

1. The Company's Quarterly Report on Form 10-Q for the quarter ended April 30, 2018 (the "Form 10-Q") fully complies with the requirements of Section 13(a) of the Securities Exchange Act of 1934, as amended; and

2. Information contained in the Form 10-Q fairly presents, in all material respects, the financial condition and results of operations of the Company.

Dated:	June 8, 2018	/s/ Willing L. Biddle
		Willing L. Biddle
		President and
		Chief Executive Officer
Dated:	June 8, 2018	/s/ John T. Hayes
		John T. Hayes
		Senior Vice President and
		Chief Financial Officer

The certification set forth above is being furnished as an Exhibit solely pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 and is not being filed as part of the Form 10-Q or as a separate disclosure document of the Company or the certifying officers.

XML

Document and Entity Information - shares	6 Months Ended
	Apr. 30, 2018	Jun. 04, 2018
Entity Information [Line Items]
Entity Registrant Name	URSTADT BIDDLE PROPERTIES INC
Entity Central Index Key	0001029800
Current Fiscal Year End Date	--10-31
Entity Well-known Seasoned Issuer	No
Entity Voluntary Filers	No
Entity Current Reporting Status	Yes
Entity Filer Category	Accelerated Filer
Document Fiscal Year Focus	2018
Document Fiscal Period Focus	Q2
Document Type	10-Q
Amendment Flag	false
Document Period End Date	Apr. 30, 2018
Common Stock [Member]
Entity Information [Line Items]
Entity Common Stock, Shares Outstanding		9,819,765
Class A Common Stock [Member]
Entity Information [Line Items]
Entity Common Stock, Shares Outstanding		29,813,113

XML

CONSOLIDATED BALANCE SHEETS (UNAUDITED) - USD ($) $ in Thousands	Apr. 30, 2018	Oct. 31, 2017
Real Estate Investments:
Real Estate - at cost	$ 1,112,269	$ 1,090,402
Less: Accumulated depreciation	(207,138)	(195,020)
Investment property, net	905,131	895,382
Investments in and advances to unconsolidated joint ventures	38,083	38,049
Total real estate investments	943,214	933,431
Cash and cash equivalents	16,438	8,674
Restricted cash	2,472	2,306
Marketable securities	5,020	0
Tenant receivables	22,332	21,554
Prepaid expenses and other assets	20,677	18,881
Deferred charges, net of accumulated amortization	11,410	11,867
Total Assets	1,021,563	996,713
Liabilities:
Revolving credit line	22,735	4,000
Mortgage notes payable and other loans	304,867	297,071
Accounts payable and accrued expenses	4,470	4,200
Deferred compensation - officers	70	96
Other liabilities	22,028	22,755
Total Liabilities	354,170	328,122
Redeemable Noncontrolling Interests	78,259	81,361
Commitments and Contingencies
Stockholders' Equity:
Excess Stock, par value $0.01 per share; 20,000,000 shares authorized; none issued and outstanding	0	0
Class A Common Stock, par value $0.01 per share; 100,000,000 shares authorized; 29,813,363 and 29,728,744 shares issued and outstanding	515,738	514,217
Cumulative distributions in excess of net income	(123,315)	(120,123)
Accumulated other comprehensive income	6,314	2,742
Total Stockholders' Equity	589,134	587,230
Total Liabilities and Stockholders' Equity	1,021,563	996,713
Common Stock [Member]
Stockholders' Equity:
Common Stock, par value $.01 per share	99	97
Class A Common Stock [Member]
Stockholders' Equity:
Common Stock, par value $.01 per share	298	297
6.75% Series G Preferred Stock [Member]
Stockholders' Equity:
Cumulative Preferred Stock (liquidation preference of $25 per share)	75,000	75,000
6.25% Series H Preferred Stock [Member]
Stockholders' Equity:
Cumulative Preferred Stock (liquidation preference of $25 per share)	$ 115,000	$ 115,000

XML

CONSOLIDATED BALANCE SHEETS (UNAUDITED) (Parenthetical) - $ / shares	6 Months Ended	12 Months Ended
	Apr. 30, 2018	Oct. 31, 2017
Stockholders' Equity:
Excess stock, par value (in dollars per share)	$ 0.01	$ 0.01
Excess stock, shares authorized (in shares)	20,000,000	20,000,000
Excess stock, shares issued (in shares)	0	0
Excess stock, shares outstanding (in shares)	0	0
Common Stock [Member]
Stockholders' Equity:
Common stock, par value (in dollars per share)	$ 0.01	$ 0.01
Common stock, shares authorized (in shares)	30,000,000	30,000,000
Common stock, shares issued (in shares)	9,819,765	9,664,778
Common stock, shares outstanding (in shares)	9,819,765	9,664,778
Class A Common Stock [Member]
Stockholders' Equity:
Common stock, par value (in dollars per share)	$ 0.01	$ 0.01
Common stock, shares authorized (in shares)	100,000,000	100,000,000
Common stock, shares issued (in shares)	29,813,363	29,728,744
Common stock, shares outstanding (in shares)	29,813,363	29,728,744
6.75% Series G Preferred Stock [Member]
Stockholders' Equity:
Preferred stock, dividend rate	6.75%	6.75%
Preferred stock, liquidation preference (in dollars per share)	$ 25	$ 25
Preferred stock, shares issued (in shares)	3,000,000	3,000,000
Preferred Stock, shares outstanding (in shares)	3,000,000	3,000,000
6.25% Series H Preferred Stock [Member]
Stockholders' Equity:
Preferred stock, dividend rate	6.25%	6.25%
Preferred stock, liquidation preference (in dollars per share)	$ 25	$ 25
Preferred stock, shares issued (in shares)	4,600,000	4,600,000
Preferred Stock, shares outstanding (in shares)	4,600,000	4,600,000

XML

CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Apr. 30, 2018	Apr. 30, 2017	Apr. 30, 2018	Apr. 30, 2017
Revenues
Base rents	$ 23,910	$ 21,677	$ 47,494	$ 42,789
Recoveries from tenants	8,109	7,153	16,316	14,226
Lease termination income	3,754	259	3,754	283
Mortgage interest and other income	1,232	903	2,436	1,661
Total Revenues	37,005	29,992	70,000	58,959
Expenses
Property operating	5,740	5,498	12,046	10,646
Property taxes	5,157	4,737	10,304	9,585
Depreciation and amortization	6,968	6,183	13,917	12,764
General and administrative	2,283	2,212	4,702	4,667
Provision for tenant credit losses	162	282	372	360
Directors' fees and expenses	86	83	188	166
Total Operating Expenses	20,396	18,995	41,529	38,188
Operating Income	16,609	10,997	28,471	20,771
Non-Operating Income (Expense):
Interest expense	(3,316)	(3,259)	(6,739)	(6,516)
Equity in net income from unconsolidated joint ventures	667	525	1,227	1,039
Interest, dividends and other investment income	62	196	142	369
Income Before Gain on Sale of Properties	14,022	8,459	23,101	15,663
Gain on sale of properties	0	19,460	0	19,460
Net Income	14,022	27,919	23,101	35,123
Noncontrolling interests:
Net income attributable to noncontrolling interests	(1,362)	(247)	(2,457)	(469)
Net income attributable to Urstadt Biddle Properties Inc.	12,660	27,672	20,644	34,654
Preferred stock dividends	(3,062)	(3,571)	(6,125)	(7,141)
Net Income Applicable to Common and Class A Common Stockholders	9,598	24,101	14,519	27,513
Common Stock [Member]
Noncontrolling interests:
Net Income Applicable to Common and Class A Common Stockholders	$ 1,975	$ 4,876	$ 2,987	$ 5,565
Basic Earnings Per Share:
Per Common Share (in dollars per share)	$ 0.23	$ 0.58	$ 0.35	$ 0.66
Diluted Earnings Per Share:
Per Common Share (in dollars per share)	0.23	0.57	0.34	0.65
Dividends Per Share:
Common (in dollars per share)	$ 0.24	$ 0.235	$ 0.48	$ 0.47
Class A Common Stock [Member]
Noncontrolling interests:
Net Income Applicable to Common and Class A Common Stockholders	$ 7,623	$ 19,225	$ 11,532	$ 21,948
Basic Earnings Per Share:
Per Common Share (in dollars per share)	$ 0.26	$ 0.66	$ 0.39	$ 0.75
Diluted Earnings Per Share:
Per Common Share (in dollars per share)	0.25	0.64	0.39	0.74
Dividends Per Share:
Common (in dollars per share)	$ 0.27	$ 0.265	$ 0.54	$ 0.53

XML

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (UNAUDITED) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Apr. 30, 2018	Apr. 30, 2017	Apr. 30, 2018	Apr. 30, 2017
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (UNAUDITED) [Abstract]
Net Income	$ 14,022	$ 27,919	$ 23,101	$ 35,123
Other comprehensive income (loss):
Change in unrealized (losses) on marketable securities	22	0	22	0
Change in unrealized gains (losses) on interest rate swaps	1,140	(579)	3,550	3,632
Total comprehensive income	15,184	27,340	26,673	38,755
Comprehensive income attributable to noncontrolling interests	(1,362)	(247)	(2,457)	(469)
Total comprehensive income attributable to Urstadt Biddle Properties Inc.	13,822	27,093	24,216	38,286
Preferred stock dividends	(3,062)	(3,571)	(6,125)	(7,141)
Total comprehensive income applicable to Common and Class A Common Stockholders	$ 10,760	$ 23,522	$ 18,091	$ 31,145

XML

CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED) - USD ($) $ in Thousands	6 Months Ended
	Apr. 30, 2018	Apr. 30, 2017
Cash Flows from Operating Activities:
Net income	$ 23,101	$ 35,123
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	13,917	12,764
Straight-line rent adjustment	(280)	(361)
Provision for tenant credit losses	372	360
(Gain) on sale of properties	0	(19,460)
Restricted stock compensation expense and other adjustments	1,784	1,863
Deferred compensation arrangement	(25)	(43)
Equity in net (income) of unconsolidated joint ventures	(1,227)	(1,039)
Distributions of operating income from unconsolidated affiliates	1,227	1,039
Changes in operating assets and liabilities:
Tenant receivables	(872)	(3,658)
Accounts payable and accrued expenses	846	1,296
Other assets and other liabilities, net	(1,912)	1,009
Restricted Cash	(166)	3
Net Cash Flow Provided by Operating Activities	36,765	28,896
Cash Flows from Investing Activities:
Acquisitions of real estate investments	(4,795)	(21,157)
Investments in and advances to unconsolidated joint ventures	0	(158)
Net proceeds from the sale of investment property	0	44,108
Deposits on acquisition of real estate investment	(1,274)	(1,000)
Return of deposits on acquisition of real estate investments	0	500
Improvements to properties and deferred charges	(4,066)	(4,330)
Distributions to noncontrolling interests	(2,457)	(469)
Payments to Acquire Available-for-sale Securities	(4,999)	0
Return of capital from unconsolidated joint ventures	282	288
Net Cash Flow Provided by/(Used in) Investing Activities	(17,309)	17,782
Cash Flows from Financing Activities:
Dividends paid - Common and Class A Common Stock	(20,813)	(20,297)
Dividends paid - Preferred Stock	(6,125)	(7,141)
Principal repayments on mortgage notes payable	(3,227)	(3,130)
Repayment of revolving credit line borrowings	(4,000)	(23,000)
Proceeds from revolving credit line borrowings	22,735	15,000
Shares withheld for employee taxes	(241)	0
Payments for Repurchase of Common Stock	(120)	0
Net proceeds from the issuance of Common and Class A Common Stock	99	103
Net Cash Flow Provided by/(Used in) Financing Activities	(11,692)	(38,465)
Net Increase In Cash and Cash Equivalents	7,764	8,213
Cash and Cash Equivalents at Beginning of Period	8,674	7,271
Cash and Cash Equivalents at End of Period	16,438	15,484
Supplemental Cash Flow Disclosures:
Interest Paid	$ 6,495	$ 6,470

XML

CONSOLIDATED STATEMENT OF STOCKHOLDERS' EQUITY (UNAUDITED) - 6 months ended Apr. 30, 2018 - USD ($) $ in Thousands	Preferred Stock [Member] 6.75% Series G Preferred Stock [Member]	Preferred Stock [Member] 6.25% Series H Preferred Stock [Member]	Common Stock [Member] Common Stock [Member]	Common Stock [Member] Class A Common Stock [Member]	Additional Paid In Capital [Member]	Cumulative Distributions in Excess of Net Income [Member]	Cumulative Distributions in Excess of Net Income [Member] Common Stock [Member]	Cumulative Distributions in Excess of Net Income [Member] Class A Common Stock [Member]	Accumulated Other Comprehensive Income (Loss) [Member]	Total	Common Stock [Member]	Class A Common Stock [Member]
Balance at Oct. 31, 2017	$ 75,000	$ 115,000	$ 97	$ 297	$ 514,217	$ (120,123)			$ 2,742	$ 587,230
Balance (in shares) at Oct. 31, 2017	3,000,000	4,600,000	9,664,778	29,728,744
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net income applicable to Common and Class A common stockholders						14,519				14,519	$ 2,987	$ 11,532
Change in unrealized losses on marketable securities									22	22
Change in unrealized income on interest rate swap									3,550	3,550
Cash dividends paid :
Common stock							$ (4,713)	$ (16,100)			$ (4,713)	(16,100)
Issuance of shares under dividend reinvestment plan			$ 0	$ 0	99					99
Issuance of shares under dividend reinvestment plan (in shares)			2,287	2,965
Shares issued under restricted stock plan			$ 2	$ 1	(3)					0
Shares issued under restricted stock plan (in shares)			152,700	102,800
Shares withheld for employee taxes					(240)					(240)		$ 0
Shares withheld for employee taxes (in shares)												(10,886)
Forfeiture of restricted stock										0
Forfeiture of restricted stock (in shares)												(3,600)
Restricted stock compensation and other adjustments					1,785					1,785
Repurchase of Common stock					(120)					(120)		$ 0
Repurchase of Common stock (in shares)												(6,660)
Adjustments to redeemable noncontrolling interests						3,102				3,102
Balance at Apr. 30, 2018	$ 75,000	$ 115,000	$ 99	$ 298	$ 515,738	$ (123,315)			$ 6,314	$ 589,134
Balance (in shares) at Apr. 30, 2018	3,000,000	4,600,000	9,819,765	29,813,363

XML

CONSOLIDATED STATEMENT OF STOCKHOLDERS' EQUITY (UNAUDITED) (Parenthetical)	6 Months Ended
	Apr. 30, 2018 $ / shares
Common Stock [Member]
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Common stock, dividends per share declared (in dollars per share)	$ 0.48
Class A Common Stock [Member]
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Common stock, dividends per share declared (in dollars per share)	$ 0.54
6.75% Series G Preferred Stock [Member]
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Preferred stock, dividend rate	6.75%
6.25% Series H Preferred Stock [Member]
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Preferred stock, dividend rate	6.25%
Preferred Stock [Member] | 6.75% Series G Preferred Stock [Member]
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Preferred stock, dividend rate	6.75%
Preferred Stock [Member] | 6.25% Series H Preferred Stock [Member]
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Preferred stock, dividend rate	6.25%
Common Stock [Member] | Common Stock [Member]
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Common stock, dividends per share declared (in dollars per share)	$ 0.240
Common Stock [Member] | Class A Common Stock [Member]
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Common stock, dividends per share declared (in dollars per share)	$ 0.270

XML

ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

6 Months Ended

Apr. 30, 2018

ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES [Abstract]

ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

(1) ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Business

Urstadt Biddle Properties Inc. ("Company"), a Maryland Corporation, is a real estate investment trust (REIT), engaged in the acquisition, ownership and management of commercial real estate, primarily neighborhood and community shopping centers in the metropolitan New York tri-state area outside of the City of New York.  The Company's major tenants include supermarket chains and other retailers who sell basic necessities.  At April 30, 2018, the Company owned or had equity interests in 83 properties containing a total of 5.1 million square feet of Gross Leasable Area ("GLA").

Principles of Consolidation and Use of Estimates

The accompanying consolidated financial statements include the accounts of the Company, its wholly owned subsidiaries, and joint ventures in which the Company meets certain criteria in accordance with Financial Accounting Standards Board ("FASB") Accounting Standards Codification ("ASC") Topic 810, "Consolidation". The Company has determined that such joint ventures should be consolidated into the consolidated financial statements of the Company. In accordance with ASC Topic 970-323 "Real Estate-General-Equity Method and Joint Ventures," joint ventures that the Company does not control but otherwise exercises significant influence over, are accounted for under the equity method of accounting. See Note 5 for further discussion of the unconsolidated joint ventures. All significant intercompany transactions and balances have been eliminated in consolidation.

The accompanying financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America ("U.S. GAAP") for interim financial information and with the instructions to Form 10-Q and Article 10 of Regulation S-X. Certain information and footnote disclosures normally included in financial statements prepared in accordance with U.S. GAAP have been omitted. In the opinion of management, all adjustments (consisting of normal recurring accruals) considered necessary for a fair presentation have been included.  Results of operations for the three and six months ended April 30, 2018 are not necessarily indicative of the results that may be expected for the year ending October 31, 2018. These financial statements should be read in conjunction with the financial statements and notes thereto included in the Company's annual report on Form 10-K for the fiscal year ended October 31, 2017.

The preparation of financial statements 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. The most significant assumptions and estimates relate to the valuation of real estate, depreciable lives, revenue recognition, fair value estimates, and the collectability of tenant receivables and other assets and liabilities.  Actual results could differ from these estimates.  The balance sheet at October 31, 2017 has been derived from audited financial statements at that date.

Federal Income Taxes

The Company has elected to be treated as a REIT under Sections 856-860 of the Internal Revenue Code (Code). Under those sections, a REIT that, among other things, distributes at least 90% of real estate trust taxable income and meets certain other qualifications prescribed by the Code will not be taxed on that portion of its taxable income that is distributed.  The Company believes it qualifies as a REIT and intends to distribute all of its taxable income for fiscal 2018 in accordance with the provisions of the Code. Accordingly, no provision has been made for Federal income taxes in the accompanying consolidated financial statements.

The Company follows the provisions of ASC Topic 740, "Income Taxes" that, among other things, defines a recognition threshold and measurement attribute for the financial statement recognition and measurement of a tax position taken or expected to be taken in a tax return. ASC Topic 740 also provides guidance on de-recognition, classification, interest and penalties, accounting in interim periods, disclosure, and transition.  Based on its evaluation, the Company determined that it has no uncertain tax positions and no unrecognized tax benefits as of April 30, 2018. As of April 30, 2018, the fiscal tax years 2014 through and including 2017 remain open to examination by the Internal Revenue Service. There are currently no federal tax examinations in progress.

Concentration of Credit Risk

Financial instruments that potentially subject the Company to concentrations of credit risk consist primarily of cash and cash equivalents and tenant receivables. The Company places its cash and cash equivalents with high quality financial institutions and the balances at times could exceed federally insured limits. The Company performs ongoing credit evaluations of its tenants and may require certain tenants to provide security deposits or letters of credit. Though these security deposits and letters of credit are insufficient to meet the terminal value of a tenant's lease obligation, they are a measure of good faith and a source of funds to offset the economic costs associated with lost rent and the costs associated with re-tenanting the space. The Company has no dependency upon any single tenant.

Marketable Securities

Marketable equity securities are carried at fair value based upon quoted market prices in active markets. The Company has classified its marketable securities as available for sale. Unrealized holding gains and losses are excluded from earnings and reported as a separate component of stockholders' equity until realized. The change in the unrealized net holding gains (losses) is reflected as comprehensive income (Loss).

In February and March 2018, the Company purchased approximately $5.0 million of REIT securities with available cash.

The Company individually reviews and evaluates its marketable securities for impairment on a quarterly basis or when events or circumstances occur. The Company considers, among other things, credit aspects of the issuer, amount of decline in fair value over cost and length of time in a continuous loss position.  The Company normally holds REIT securities on a long-term basis and has the ability and intent to hold securities to recovery. If a decline in fair value is determined to be other than temporary, an impairment charge is recognized in earnings and the cost basis of the individual security is written down to fair value as the new cost basis.  As of April 30, 2018, the Company's investment in REIT securities consists of an investment in one issuer and the aggregate fair value of the Company's investment is above the Company's cost.

The unrealized gain at April 30, 2018 and October 31, 2017 is detailed below (in thousands):

	Fair Market Value		Cost Basis		Unrealized Gain/(Loss)		Gross Unrealized Gains		Gross Unrealized (Loss)
April 30, 2018
REIT Securities	$	5,020	$	4,998	$	22	$	22	$	-
October 31, 2017
REIT Securities	$	-	$	-	$	-	$	-	$	-

Derivative Financial Instruments

The Company occasionally utilizes derivative financial instruments, such as interest rate swaps, to manage its exposure to fluctuations in interest rates. The Company has established policies and procedures for risk assessment, and the approval, reporting and monitoring of derivative financial instruments. Derivative financial instruments must be effective in reducing the Company's interest rate risk exposure in order to qualify for hedge accounting. When the terms of an underlying transaction are modified, or when the underlying hedged item ceases to exist, all changes in the fair value of the instrument are marked-to-market with changes in value included in net income for each period until the derivative instrument matures or is settled. Any derivative instrument used for risk management that does not meet the hedging criteria is marked-to-market with the changes in value included in net income. The Company has not entered into, and does not plan to enter into, derivative financial instruments for trading or speculative purposes. Additionally, the Company has a policy of entering into derivative contracts only with major financial institutions.

As of April 30, 2018, the Company believes it has no significant risk associated with non-performance of the financial institutions that are the counterparties to its derivative contracts.  At April 30, 2018, the Company had approximately $88.7 million in secured mortgage financings subject to interest rate swaps. Such interest rate swaps converted the LIBOR-based variable rates on the mortgage financings to an average fixed annual rate of 3.62% per annum. As of April 30, 2018 and October 31, 2017, the Company had a deferred liability of $— and $574,000, respectively (included in accounts payable and accrued expense on the consolidated balance sheets) and a deferred asset of $6.3 million and $3.3 million, respectively (included in prepaid expenses and other assets on the consolidated balance sheets) relating to the fair value of the Company's interest rate swaps applicable to secured mortgages.

Charges and/or credits relating to the changes in fair values of such interest rate swaps are made to other comprehensive  income/(loss) as the swaps are deemed effective and are classified as a cash flow hedge.

Comprehensive Income

Comprehensive income is comprised of net income applicable to Common and Class A Common stockholders and other comprehensive income (loss). Other comprehensive income (loss) includes items that are otherwise recorded directly in stockholders' equity, such as unrealized gains/(losses) on marketable securities classified as available-for-sale and unrealized gains and losses on interest rate swaps designated as cash flow hedges. At April 30, 2018, accumulated other comprehensive income consisted of net unrealized gains on marketable securities classified as available for sale of $22,000 and gains on interest rate swap agreements of $6.3 million.  At October 31, 2017, accumulated other comprehensive income consisted of net unrealized gains on interest rate swap agreements of approximately $2.7 million. Unrealized gains and losses included in other comprehensive income/(loss) will be reclassified into earnings as gains and losses are realized.

Asset Impairment

On a periodic basis, management assesses whether there are any indicators that the value of its real estate investments may be impaired. A property value is considered impaired when management's estimate of current and projected operating cash flows (undiscounted and without interest) of the property over its remaining useful life is less than the net carrying value of the property. Such cash flow projections consider factors such as expected future operating income, trends and prospects, as well as the effects of demand, competition and other factors. To the extent impairment has occurred, the loss is measured as the excess of the net carrying amount of the property over the fair value of the asset. Changes in estimated future cash flows due to changes in the Company's plans or market and economic conditions could result in recognition of impairment losses which could be substantial.  Management does not believe that the value of any of its real estate investments is impaired at April 30, 2018.

Acquisitions of Real Estate Investments, Capitalization Policy and Depreciation

Acquisition of Real Estate Investments:

The Company evaluates each acquisition of real estate or in-substance real estate (including equity interests in entities that predominantly hold real estate assets) to determine if the integrated set of assets and activities acquired meet the definition of a business and need to be accounted as a business combination. If either of the following criteria is met, the integrated set of assets and activities acquired would not qualify as a business:

• Substantially all of the fair value of the gross assets acquired is concentrated in either a single identifiable asset or a group of similar identifiable assets; or

• The integrated set of assets and activities is lacking, at a minimum, an input and a substantive process that together significantly contribute to the ability to create outputs (i.e. revenue generated before and after the transaction).

An acquired process is considered substantive if:

• The process includes an organized workforce (or includes an acquired contract that provides access to an organized workforce), that is skilled, knowledgeable, and experienced in performing the process;

• The process cannot be replaced without significant cost, effort, or delay; or

• The process is considered unique or scarce.

Generally, the Company expects that acquisitions of real estate or in-substance real estate will not meet the revised definition of a business because substantially all of the fair value is concentrated in a single identifiable asset or group of similar identifiable assets (i.e. land, buildings, and related intangible assets) or because the acquisition does not include a substantive process in the form of an acquired workforce or an acquired contract that cannot be replaced without significant cost, effort or delay.

Acquisitions of real estate and in-substance real estate which do not meet the definition of a business are accounted for as asset acquisitions. The accounting model for asset acquisitions is similar to the accounting model for business combinations except that the acquisition consideration (including acquisition costs) is allocated to the individual assets acquired and liabilities assumed on a relative fair value basis. As a result, asset acquisitions do not result in the recognition of goodwill or a bargain purchase gain. The relative fair values used to allocate the cost of an asset acquisition are determined using the same methodologies and assumptions as the Company utilizes to determine fair value in a business combination.

The value of tangible assets acquired is based upon our estimation of value on an "as if vacant" basis. The value of acquired in-place leases includes the estimated costs during the hypothetical lease-up period and other costs that would have been incurred in the execution of similar leases under the market conditions at the acquisition date of the acquired in-place lease. We assess the fair value of tangible and intangible assets based on numerous factors, including estimated cash flow projections that utilize appropriate discount and capitalization rates and available market information. Estimates of future cash flows are based on a number of factors, including the historical operating results, known trends, and market/economic conditions that may affect the property.

The values of acquired above and below-market leases, which are included in prepaid expenses and other assets and other liabilities, respectively, are amortized over the terms of the related leases and recognized as either an increase (for below-market leases) or a decrease (for above-market leases) to rental revenue. The values of acquired in-place leases are classified in other assets in the accompanying consolidated balance sheets and amortized over the remaining terms of the related leases.

Capitalization Policy:

Land, buildings, property improvements, furniture/fixtures and tenant improvements are recorded at cost. Expenditures for maintenance and repairs are charged to operations as incurred. Renovations and/or replacements, which improve or extend the life of the asset, are capitalized and depreciated over their estimated useful lives.

Depreciation:

The Company is required to make subjective assessments as to the useful life of its properties for purposes of determining the amount of depreciation. These assessments have a direct impact on the Company's net income.

Properties are depreciated using the straight-line method over the estimated useful lives of the assets. The estimated useful lives are as follows:

Buildings	30-40 years
Property Improvements	10-20 years
Furniture/Fixtures	3-10 years
Tenant Improvements	Shorter of lease term or their useful life

Property Held for Sale

The Company reports properties that are either disposed of or are classified as held for sale in continuing operations in the consolidated statement of income if the removal, or anticipated removal, of the asset(s) from the reporting entity does not represent a strategic shift that has or will have a major effect on an entity's operations and financial results when disposed of.   The Company did not classify any properties as held for sale as of April 30, 2018.

In March 2017, the Company sold for $56.6 million, its property located in White Plains, NY to Lennar Multifamily Communities, as that property no longer met the Company's investment objectives.  In conjunction with the sale the Company realized a gain on sale of property in the amount of $19.5 million, which is included in continuing operations in the consolidated statement of income for the three and six months ended April 30, 2017.

The operating results of the White Plains property, which is included in continuing operations were as follows (amounts in thousands):

	Six Months Ended April 30,					Three Months Ended April 30,
	2018		2017			2018		2017
Revenues	$	-	$	-		$	-	$	-
Property operating expense		-		(322	)		-		(65	)
Depreciation and amortization		-		-			-		-
Net Income	$	-	$	(322	)	$	-	$	(65	)

Revenue Recognition

Revenues from operating leases include revenues from properties. Rental income is generally recognized based on the terms of leases entered into with tenants. In those instances in which the Company funds tenant improvements and the improvements are deemed to be owned by the Company, revenue recognition will commence when the improvements are substantially completed and possession or control of the space is turned over to the tenant. When the Company determines that the tenant allowances are lease incentives, the Company commences revenue recognition when possession or control of the space is turned over to the tenant for tenant work to begin. Minimum rental income from leases with scheduled rent increases is recognized on a straight-line basis over the lease term.  At April 30, 2018 and October 31, 2017, $17,651,000 and $17,349,000, respectively, has been recognized as straight-line rents receivable (representing the current cumulative rents recognized prior to when billed and collectible as provided by the terms of the leases), all of which is included in tenant receivables in the accompanying consolidated financial statements. Percentage rent is recognized when a specific tenant's sales breakpoint is achieved. Property operating expense recoveries from tenants of common area maintenance, real estate taxes and other recoverable costs are recognized in the period the related expenses are incurred. Lease incentives are amortized as a reduction of rental revenue over the respective tenant lease terms. Lease termination amounts are recognized in operating revenues when there is a signed termination agreement, all of the conditions of the agreement have been met, the tenant is no longer occupying the property and the termination consideration is probable of collection. Lease termination amounts are paid by tenants who want to terminate their lease obligations before the end of the contractual term of the lease by agreement with the Company. There is no way of predicting or forecasting the timing or amounts of future lease termination fees. Interest income is recognized as it is earned. Gains or losses on disposition of properties are recorded when the criteria for recognizing such gains or losses under U.S. GAAP have been met.

In April 2018, the Company entered into a lease termination agreement with a tenant at its Ferry Plaza property located in Newark, NJ.  The agreement provided that the tenant pay the Company $3.7 million in exchange for the tenant to be released from all future obligations under its lease.  The Company received payment in April 2018 and has recorded the payment received as lease termination income in its consolidated statements of income for the three and six months ended April 30, 2018, as the payment met all of the revenue recognition conditions under U.S. GAAP.

The Company provides an allowance for doubtful accounts against the portion of tenant receivables that is estimated to be uncollectible.  Such allowances are reviewed periodically.  At April 30, 2018 and October 31, 2017, tenant receivables in the accompanying consolidated balance sheets are shown net of allowances for doubtful accounts of $4,623,000 and $4,543,000, respectively.  Included in the aforementioned allowance for doubtful accounts is an amount for future tenant credit losses of approximately 10% of the deferred straight-line rents receivable which is estimated to be uncollectible.

Earnings Per Share

The Company calculates basic and diluted earnings per share in accordance with the provisions of ASC Topic 260, "Earnings Per Share." Basic earnings per share ("EPS") excludes the impact of dilutive shares and is computed by dividing net income applicable to Common and Class A Common stockholders by the weighted average number of Common shares and Class A Common shares outstanding for the period. Diluted EPS reflects the potential dilution that could occur if securities or other contracts to issue Common shares or Class A Common shares were exercised or converted into Common shares or Class A Common shares and then shared in the earnings of the Company. Since the cash dividends declared on the Company's Class A Common stock are higher than the dividends declared on the Common Stock, basic and diluted EPS have been calculated using the "two-class" method. The two-class method is an earnings allocation formula that determines earnings per share for each class of common stock according to the weighted average of the dividends declared, outstanding shares per class and participation rights in undistributed earnings.

The following table sets forth the reconciliation between basic and diluted EPS (in thousands):

	Six Months Ended April 30,						Three Months Ended April 30,
	2018			2017			2018			2017
Numerator
Net income applicable to common stockholders – basic	$	2,987		$	5,565		$	1,975		$	4,876
Effect of dilutive securities:
Restricted stock awards		137			280			97			263
Net income applicable to common stockholders – diluted	$	3,124		$	5,845		$	2,072		$	5,139
Denominator
Denominator for basic EPS – weighted average common shares		8,558			8,382			8,559			8,383
Effect of dilutive securities:
Restricted stock awards		546			584			591			636
Denominator for diluted EPS – weighted average common equivalent shares		9,104			8,966			9,150			9,019
Numerator
Net income applicable to Class A common stockholders-basic	$	11,532		$	21,948		$	7,623		$	19,225
Effect of dilutive securities:
Restricted stock awards		(137	)		(280	)		(97	)		(263	)
Net income applicable to Class A common stockholders – diluted	$	11,395		$	21,668		$	7,526		$	18,962
Denominator
Denominator for basic EPS – weighted average Class A common shares		29,365			29,312			29,358			29,313
Effect of dilutive securities:
Restricted stock awards		147			161			173			194
Denominator for diluted EPS – weighted average Class A common equivalent shares		29,512			29,473			29,531			29,507

Segment Reporting

The Company's primary business is the ownership, management, and redevelopment of retail properties. The Company reviews operating and financial information for each property on an individual basis and therefore, each property represents an individual operating segment. The Company evaluates financial performance using property operating income, which consists of base rental income and tenant reimbursement income, less rental expenses and real estate taxes. Only one of the Company's properties, located in Stamford, CT ("Ridgeway"), is considered significant as its revenue is in excess of 10% of the Company's consolidated total revenues (for the fiscal 2017 reportable periods) and accordingly is a reportable segment. The Company has aggregated the remainder of its properties as they share similar long-term economic characteristics and have other similarities including the fact that they are operated using consistent business strategies, are typically located in the same major metropolitan area, and have similar tenant mixes.

Ridgeway is located in Stamford, Connecticut and was developed in the 1950's and redeveloped in the mid 1990's. The property contains approximately 374,000 square feet of GLA.  It is the dominant grocery-anchored center and the largest non-mall shopping center located in the City of Stamford, Fairfield County, Connecticut.

Segment information about Ridgeway as required by ASC Topic 280 is included below:

	Six Months Ended April 30,						Three Months Ended April 30,
	2018			2017			2018			2017
Ridgeway Revenues		9.7	%		11.9	%		9.1	%		11.8	%
All Other Property Revenues		90.3	%		88.1	%		90.9	%		88.2	%
Consolidated Revenue		100.0	%		100.0	%		100.0	%		100.0	%

	April 30, 2018			October 31, 2017
Ridgeway Assets		7.1	%		7.2	%
All Other Property Assets		92.9	%		92.8	%
Consolidated Assets (Note 1)		100.0	%		100.0	%

Note 1. Ridgeway did not have any significant expenditures for additions to long lived assets in the three and six months ended April 30, 2018 or the year ended October 31, 2017.

	April 30, 2018			October 31, 2017
Ridgeway Percent Leased		96	%		96	%

Ridgeway Significant Tenants (Percentage of Base Rent Billed):

	Six Months Ended April 30,						Three Months Ended April 30,
	2018			2017			2018			2017
The Stop & Shop Supermarket Company		21	%		19	%		21	%		19	%
Bed, Bath & Beyond		14	%		14	%		14	%		14	%
Marshall's Inc.		10	%		11	%		11	%		11	%
All Other Tenants at Ridgeway (Note 2)		55	%		56	%		54	%		56	%
Total		100	%		100	%		100	%		100	%

Note 2. No other tenant accounts for more than 10% of Ridgeway's annual base rents in any of the periods presented. Percentages are calculated as a ratio of the tenants' base rent divided by total base rent of Ridgeway.

Income Statements (In Thousands):	Six Months Ended April 30, 2018						Three Months Ended April 30, 2018
	Ridgeway		All Other Operating Segments		Total Consolidated		Ridgeway		All Other Operating Segments		Total Consolidated
Revenues	$	6,820	$	63,180	$	70,000	$	3,367	$	33,638	$	37,005
Operating Expenses	$	1,916	$	20,434	$	22,350	$	940	$	9,957	$	10,897
Interest Expense	$	1,011	$	5,728	$	6,739	$	434	$	2,882	$	3,316
Depreciation and Amortization	$	1,336	$	12,581	$	13,917	$	655	$	6,313	$	6,968
Income from Continuing Operations	$	2,557	$	20,544	$	23,101	$	1,338	$	12,684	$	14,022

Income Statements (In Thousands):	Six Months Ended April 30, 2017						Three Months Ended April 30, 2017
	Ridgeway		All Other Operating Segments		Total Consolidated		Ridgeway		All Other Operating Segments		Total Consolidated
Revenues	$	7,003	$	51,956	$	58,959	$	3,537	$	26,455	$	29,992
Operating Expenses	$	2,090	$	18,141	$	20,231	$	1,005	$	9,230	$	10,235
Interest Expense	$	1,220	$	5,296	$	6,516	$	608	$	2,651	$	3,259
Depreciation and Amortization	$	1,745	$	11,019	$	12,764	$	634	$	5,549	$	6,183
Income from Continuing Operations	$	1,948	$	13,715	$	15,663	$	1,291	$	7,168	$	8,459

Stock-Based Compensation

The Company accounts for its stock-based compensation plans under the provisions of ASC Topic 718, "Stock Compensation", which requires that compensation expense be recognized, based on the fair value of the stock awards less estimated forfeitures. The fair value of stock awards is equal to the fair value of the Company's stock on the grant date.  The Company recognizes compensation expense for its stock awards by amortizing the fair value of stock awards over the requisite service periods of such awards.

Reclassifications

Certain prior period amounts have been reclassified to conform to the current period's presentation.

New Accounting Standards

In May 2014, the FASB issued Accounting Standards Update ("ASU") ASU 2014-09, "Revenue from Contracts with Customers (Topic 606)" ("ASU 2014-09"). The objective of ASU 2014-09 is to establish a single comprehensive model for entities to use in accounting for revenue arising from contracts with customers and will supersede most of the existing revenue recognition guidance, including industry-specific guidance. The core principle is that an entity should recognize revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. In applying ASU 2014-09, companies will perform a five-step analysis of transactions to determine when and how revenue is recognized. ASU 2014-09 applies to all contracts with customers except those that are within the scope of other topics in the FASB's ASC. ASU 2014-09 is effective for annual reporting periods (including interim periods within that reporting period) beginning after December 15, 2016 and shall be applied using either a full retrospective or modified retrospective approach. Early application is not permitted. In August 2015, FASB issued ASU 2015-14, which defers the effective date of ASU 2014-09 for all public companies for all annual periods beginning after December 15, 2017 with early adoption permitted only as of annual reporting periods beginning after December 31, 2016, including interim periods within the reporting period.  In March 2016, the FASB issued ASU 2016-08 as an amendment to ASU 2014-09, the amendment clarifies how to identify the unit of accounting for the principal versus agent evaluation, how to apply the control principle to certain types of arrangements, such as service transaction, and reframed the indicators in the guidance to focus on evidence that an entity is acting as a principal rather than as an agent. The Company is currently assessing the potential impact that the adoption of ASU 2014-09 and ASU 2016-08 will have on its consolidated financial statements.  While we are still completing the assessment of the impact of ASU 2014-09 and ASU 2016-08 on our consolidated financial statements, we believe the majority of our revenue falls outside of the scope of this guidance.

In February 2016, the FASB issued ASU 2016-02, "Leases." ASU 2016-02 significantly changes the accounting for leases by requiring lessees to recognize assets and liabilities for leases greater than 12 months on their balance sheet. The lessor model stays substantially the same; however, there were modifications to conform lessor accounting with the lessee model, eliminate real estate specific guidance, further define certain lease and non-lease components, and change the definition of initial direct costs of leases requiring significantly more leasing related costs to be expensed upfront. ASU 2016-02 is effective for the Company in the first quarter of fiscal 2020, and we are currently assessing the impact this standard will have on the Company's consolidated financial statements.

In January 2016, the FASB issued ASU 2016-01, "Financial Instruments – Overall: Recognition and Measurement of Financial Assets and Financial Liabilities". ASU 2016-01 requires equity investments (except those accounted for under the equity method of accounting, or those that result in consolidation of the investee) to be measured at fair value with changes in fair value recognized in net income, requires public business entities to use the exit price notion when measuring the fair value of financial instruments for disclosure purposes, requires separate presentation of financial assets and financial liabilities by measurement category and form of financial asset, and eliminates the requirement for public business entities to disclose the method(s) and significant assumptions used to estimate the fair value that is required to be disclosed for financial instruments measured at amortized cost. These changes become effective for the Company's fiscal year beginning November 1, 2018. The Company is currently in the process of evaluating the impact of the adoption on its consolidated financial statements and has not determined the effects of this update on the Company's financial position, results of operations or cash flows and disclosures at this time. The Company anticipates that the most significant change for the Company, once ASU 2016-01 is adopted, will be the accounting for the Company's investments in marketable securities classified as available for sale, which are currently carried at fair value with unrealized gains and losses being excluded from earnings and reported as a separate component of stockholders' equity until realized and the change in net unrealized gains and losses being reflected as comprehensive income (loss). Under ASU 2016-01, these marketable securities will continue to be measured at fair value.  However, the changes in net unrealized holding gains and losses will be recognized through net income.

The Company has evaluated all other new ASU's issued by FASB, and has concluded that these updates do not have a material effect on the Company's consolidated financial statements as of April 30, 2018.

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REAL ESTATE INVESTMENTS

6 Months Ended

Apr. 30, 2018

REAL ESTATE INVESTMENTS [Abstract]

REAL ESTATE INVESTMENTS

(2) REAL ESTATE INVESTMENTS

In October 2017, the Company purchased a promissory note secured by a mortgage on 470 Main Street in Ridgefield, CT ("470 Main"), which comprises part of the Yankee Ridge retail and office mixed-use property.  The note was purchased from the existing lender.  In January 2018, the Company completed foreclosure of the note and became the owner of 470 Main.  Total consideration paid for the note, including costs, totaled $3.1 million.  470 Main is a 24,200 square foot building with ground and first floor retail and second floor office space.  The Company funded the note purchase with available cash.

In March 2018, the Company, through a wholly-owned subsidiary, purchased for $13.1 million, a 27,000 square foot shopping center located in Yonkers, NY ("Tanglewood").  The Company funded the purchase with available cash, borrowings on its unsecured revolving credit facility and the issuance of $11.0 million in unsecured promissory notes to the seller (see note 3).

The Company accounted for the purchase of 470 Main and Tanglewood as asset acquisitions and allocated the total consideration transferred for the acquisitions, including transaction costs, to the individual assets and liabilities acquired on a relative fair value basis.

The financial information set forth below summarizes the Company's purchase price allocation for the properties acquired during the six months ended April 30, 2018 (in thousands).

	470 Main		Tanglewood
Assets:
Land	$	293	$	7,525
Building and improvements	$	2,786	$	5,920
In-place leases	$	68	$	147
Above market leases	$	25	$	81
Liabilities:
In-place leases	$	-	$	-
Below Market Leases	$	43	$	396

The value of above and below market leases are amortized as a reduction/increase to base rental revenue over the term of the respective leases.  The value of in-place leases described above are amortized as an expense over the terms of the respective leases.

For the six month periods ended April 30, 2018 and 2017, the net amortization of above-market and below-market leases was approximately $265,000 and $95,000, respectively, which is included in base rents in the accompanying consolidated statements of income.

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MORTGAGE NOTES PAYABLE, BANK LINES OF CREDIT AND OTHER LOANS

6 Months Ended

Apr. 30, 2018

MORTGAGE NOTES PAYABLE, BANK LINES OF CREDIT AND OTHER LOANS [Abstract]

MORTGAGE NOTES PAYABLE, BANK LINES OF CREDIT AND OTHER LOANS

(3) MORTGAGE NOTES PAYABLE, BANK LINES OF CREDIT AND OTHER LOANS

The Company has a $100 million unsecured revolving credit facility (the "Facility") with a syndicate of three banks led by The Bank of New York Mellon, as administrative agent. The syndicate also includes Wells Fargo Bank N.A. and Bank of Montreal (co-syndication agents).  The Facility gives the Company the option, under certain conditions, to increase the Facility's borrowing capacity up to $150 million (subject to lender approval). The maturity date of the Facility is August 23, 2020 with a one-year extension at the Company's option. Borrowings under the Facility can be used for general corporate purposes and the issuance of letters of credit (up to $10 million). Borrowings will bear interest at the Company's option of Eurodollar rate plus 1.35% to 1.95% or The Bank of New York Mellon's prime lending rate plus 0.35% to 0.95%, based on consolidated indebtedness. The Company pays a quarterly fee on the unused commitment amount of 0.15% to 0.25% per annum based on outstanding borrowings during the year. The Facility contains certain representations, financial and other covenants typical for this type of facility. The Company's ability to borrow under the Facility is subject to its compliance with the covenants and other restrictions on an ongoing basis. The principal financial covenants limit the Company's level of secured and unsecured indebtedness and additionally require the Company to maintain certain debt coverage ratios. The Company was in compliance with such covenants at April 30, 2018.

During the six months ended April 30, 2018, the Company borrowed $23 million on the Facility to fund capital improvements to our properties, property acquisitions and general corporate purposes. During the six months ended April 30, 2018, the Company repaid $4 million on the Facility with available cash.

In March 2018, the Company through a wholly-owned subsidiary, purchased a shopping center in Yonkers, NY for $13.1 million (see note 2).  A portion of the purchase price was funded by issuing $11 million of unsecured promissory notes payable to the seller of the property, which is included on Mortgage notes payable and other loans on the Company's consolidated balance sheet at April 30, 2018.  The notes contained three tranches, each tranche requires payments of interest only.  The terms of the notes are detailed below:

	Principal Amount (in thousands)		Interest Rate				Interest Payment Terms	Maturity Date
Long Term A	$	1,650		4.91	%	(a)	Quarterly	March 29, 2030
Long Term B		1,513		5.05	%	(b)	Quarterly	March 29, 2030
Short Term Notes		7,837		1.96	%	(b)	Balloon	May 3, 2018
	$	11,000

(a) Interest rate is variable and based on the level of the Company's dividend declared on the Company's Class A Common stock, divided by $22 per Class A Share.

(b) Interest rate is fixed.

On May 3, 2018, the Company redeemed all of the short term notes in the amount of $7.8 million plus interest.  The repayment was funded with a borrowing on the Company's Facility and available cash.

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CONSOLIDATED JOINT VENTURES AND REDEEMABLE NONCONTROLLING INTERESTS

6 Months Ended

Apr. 30, 2018

CONSOLIDATED JOINT VENTURES AND REDEEMABLE NONCONTROLLING INTERESTS [Abstract]

CONSOLIDATED JOINT VENTURES AND REDEEMABLE NONCONTROLLING INTERESTS

(4) CONSOLIDATED JOINT VENTURES AND REDEEMABLE NONCONTROLLING INTERESTS.

The Company has an investment in five joint ventures, UB Ironbound, LP ("Ironbound"), UB Orangeburg, LLC ("Orangeburg"), McLean Plaza Associates, LLC ("McLean") and UB Dumont I, LLC ("Dumont"), each of which owns a commercial retail property, and UB High Ridge, LLC ("UB High Ridge"), which owns three commercial real estate properties.  The Company has evaluated its investment in these five joint ventures and has concluded that these joint ventures are fully controlled by the Company and that the presumption of control is not offset by any rights of any of the limited partners or non-controlling members in these ventures and that the joint ventures should be consolidated into the consolidated financial statements of the Company in accordance with ASC Topic 810 "Consolidation".  The Company's investment in these consolidated joint ventures is more fully described below:

Ironbound (Ferry Plaza)

The Company, through a wholly-owned subsidiary, is the general partner and owns 84% of one consolidated limited partnership, Ironbound, which owns a grocery anchored shopping center.

The Ironbound limited partnership has a defined termination date of December 31, 2097. The partners in Ironbound are entitled to receive an annual cash preference payable from available cash of the partnership. Any unpaid preferences accumulate and are paid from future cash, if any. The balance of available cash, if any, is distributed in accordance with the respective partner's interests. Upon liquidation of Ironbound, proceeds from the sale of partnership assets are to be distributed in accordance with the respective partnership interests. The limited partners are not obligated to make any additional capital contributions to the partnership.

Orangeburg

The Company, through a wholly-owned subsidiary, is the managing member and owns a 43.5% interest in Orangeburg, which owns a drug store anchored shopping center. The other member (non-managing) of Orangeburg is the prior owner of the contributed property who, in exchange for contributing the net assets of the property, received units of Orangeburg equal to the value of the contributed property less the value of the assigned first mortgage payable. The Orangeburg operating agreement provides for the non-managing member to receive an annual cash distribution equal to the regular quarterly cash distribution declared by the Company for one share of the Company's Class A Common stock, which amount is attributable to each unit of Orangeburg ownership. The annual cash distribution is paid from available cash, as defined, of Orangeburg. The balance of available cash, if any, is fully distributable to the Company. Upon liquidation, proceeds from the sale of Orangeburg assets are to be distributed in accordance with the operating agreement. The non-managing member is not obligated to make any additional capital contributions to the partnership. Orangeburg has a defined termination date of December 31, 2097.  Since purchasing this property, the Company has made additional investments in the amount of $6.5 million in Orangeburg, and as a result, as of April 30, 2018 the Company's ownership percentage has increased to 43.5% from approximately 2.92% at inception.

McLean Plaza

The Company, through a wholly-owned subsidiary, is the managing member and owns a 53% interest in McLean, which owns a grocery anchored shopping center. The McLean operating agreement provides for the non-managing members to receive a fixed annual cash distribution equal to 5.05% of their invested capital.  The annual cash distribution is paid from available cash, as defined, of McLean. The balance of available cash, if any, is fully distributable to the Company. Upon liquidation, proceeds from the sale of McLean assets are to be distributed in accordance with the operating agreement. The non-managing members are not obligated to make any additional capital contributions to the entity.

UB High Ridge

The Company is the managing member and owns an 8.8% interest in UB High Ridge, LLC.  The Company's initial investment was $5.5 million.  UB High Ridge owns three commercial real estate properties, High Ridge Shopping Center, a grocery anchored shopping center, ("High Ridge") and two single tenant commercial retail properties, one leased to JP Morgan Chase ("Chase Property") and one leased to CVS ("CVS Property").  Two properties are located in Stamford, CT and one property is located in Greenwich, CT.  High Ridge is a shopping center anchored by a Trader Joe's grocery store.  The properties were contributed to the new entities by the former owners who received units of ownership of UB High Ridge equal to the value of properties contributed less liabilities assumed.  The UB High Ridge operating agreement provides for the non-managing members to receive an annual cash distribution, currently equal to 5.46% of their invested capital.

UB Dumont I, LLC

The Company is the managing member and owns a 31.4% interest in UB Dumont I, LLC.  The Company's initial investment was $3.9 million.  Dumont owns a retail and residential real estate property, which retail portion is anchored by a Stop and Shop grocery store.  The property is located in Dumont, NJ.  The property was contributed to the new entity by the former owners who received units of ownership of Dumont equal to the value of contributed property less liabilities assumed.   The Dumont operating agreement provides for the non-managing members to receive an annual cash distribution, currently equal to 5.05% of their invested capital.

Noncontrolling Interests

The Company accounts for noncontrolling interests in accordance with ASC Topic 810, "Consolidation." Because the limited partners or noncontrolling members in Ironbound, Orangeburg, McLean, UB High Ridge and Dumont have the right to require the Company to redeem all or a part of their limited partnership or limited liability company units for cash, or at the option of the Company shares of its Class A Common stock, at prices as defined in the governing agreements, the Company reports the noncontrolling interests in the consolidated joint ventures in the mezzanine section, outside of permanent equity, of the consolidated balance sheets at redemption value which approximates fair value. The value of the Orangeburg, McLean, and a portion of the UB High Ridge and Dumont redemptions are based solely on the price of the Company's Class A Common stock on the date of redemption.   For the six months ended April 30, 2018 and 2017, the Company increased/(decreased) the carrying value of the noncontrolling interests by $(3.1) million and $(2.3) million, respectively, with the corresponding adjustment recorded in stockholders' equity.

The following table sets forth the details of the Company's redeemable non-controlling interests for the six months ended April 30, 2018 and the fiscal year ended October 31, 2017 (amounts in thousands):

	April 30, 2018			October 31, 2017
Beginning Balance	$	81,361		$	18,253
Change in Redemption Value		(3,102	)		(666	)
Initial UB High Ridge Noncontrolling Interest		-			55,217
Initial Dumont Noncontrolling Interest		-			8,557
Ending Balance	$	78,259		$	81,361

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INVESTMENTS IN AND ADVANCES TO UNCONSOLIDATED JOINT VENTURES

6 Months Ended

Apr. 30, 2018

INVESTMENTS IN AND ADVANCES TO UNCONSOLIDATED JOINT VENTURES [Abstract]

INVESTMENTS IN AND ADVANCES TO UNCONSOLIDATED JOINT VENTURES

(5) INVESTMENTS IN AND ADVANCES TO UNCONSOLIDATED JOINT VENTURES

At April 30, 2018 and October 31, 2017 investments in and advances to unconsolidated joint ventures consisted of the following (with the Company's ownership percentage in parentheses) (amounts in thousands):

	April 30, 2018		October 31, 2017
Chestnut Ridge and Plaza 59 Shopping Centers (50%)	$	18,079	$	18,032
Gateway Plaza (50%)		6,752		6,873
Putnam Plaza Shopping Center (66.67%)		6,087		5,968
Midway Shopping Center, L.P. (11.642%)		4,589		4,639
Applebee's at Riverhead (50%)		1,853		1,814
81 Pondfield Road Company (20%)		723		723
Total	$	38,083	$	38,049

Chestnut Ridge and Plaza 59 Shopping Centers

The Company, through two wholly owned subsidiaries, owns a 50% undivided tenancy-in-common interest in the 76,000 square foot Chestnut Ridge Shopping Center located in Montvale, New Jersey ("Chestnut"), which is anchored by a Fresh Market grocery store, and the 24,000 square foot Plaza 59 Shopping Center located in Spring Valley, New York ("Plaza 59"), which is anchored by a local grocer.

Gateway Plaza and Applebee's at Riverhead

The Company, through two wholly owned subsidiaries, owns a 50% undivided tenancy-in-common interest in the Gateway Plaza Shopping Center ("Gateway") and Applebee's at Riverhead ("Applebee's").  Both properties are located in Riverhead, New York. Gateway, a 198,500 square foot shopping center, is anchored by a 168,000 square foot Walmart, which also has 27,000 square feet of in-line space that is partially leased and a newly constructed 3,500 square foot outparcel that is leased.  Applebee's has a 5,400 square foot free standing Applebee's restaurant with a 7,200 square foot pad site that is leased.

Gateway is subject to a $12.6 million non-recourse first mortgage payable.  The mortgage matures on March 1, 2024 and requires payments of principal and interest at a fixed rate of interest of 4.2% per annum.

Midway Shopping Center, L.P.

The Company, through a wholly owned subsidiary, owns an 11.64% equity interest in Midway Shopping Center L.P. ("Midway"), which owns a 247,000 square foot shopping center in Westchester County, New York. Although the Company only has an approximate 12% equity interest in Midway, it controls 25% of the voting power of Midway and as such, has determined that it exercises significant influence over the financial and operating decisions of Midway and accounts for its investment in Midway under the equity method of accounting.

The Company has allocated the $7.4 million excess of the carrying amount of its investment in and advances to Midway over the Company's share of Midway's net book value to real property and is amortizing the difference over the property's estimated useful life of 39 years.

Midway is subject to a non-recourse first mortgage in the amount of $28.0 million.  The loan requires payments of principal and interest at the rate of 4.80% per annum and will mature in 2027.

Putnam Plaza Shopping Center

The Company, through a wholly owned subsidiary, owns a 66.67% (noncontrolling) undivided tenancy-in-common interest in the 189,000 square foot Putnam Plaza Shopping Center ("Putnam Plaza") located in Carmel, New York, which is anchored by a Tops grocery store.

Putnam Plaza is subject to a first mortgage payable in the amount of $18.8 million.  The mortgage requires monthly payments of principal and interest at a fixed rate of 4.17% and will mature in 2024.

81 Pondfield Road Company

The Company's other investment in an unconsolidated joint venture is a 20% interest in a retail and office building in Westchester County, New York.

The Company accounts for the above investments under the equity method of accounting since it exercises significant influence, but does not control the joint ventures.  The other venturers in the joint ventures have substantial participation rights in the financial decisions and operation of the ventures or properties, which preclude the Company from consolidating the investments. The Company has evaluated its investment in the joint ventures and has concluded that the joint ventures are not VIE's. Under the equity method of accounting the initial investment is recorded at cost as an investment in unconsolidated joint venture, and subsequently adjusted for equity in net income (loss) and cash contributions and distributions from the venture. Any difference between the carrying amount of the investment on the Company's balance sheet and the underlying equity in net assets of the venture is evaluated for impairment at each reporting period.

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STOCKHOLDERS' EQUITY

6 Months Ended

Apr. 30, 2018

STOCKHOLDERS' EQUITY [Abstract]

STOCKHOLDERS' EQUITY

(6)  STOCKHOLDERS' EQUITY

Authorized Stock

The Company's Charter authorizes 200,000,000 shares of stock.  The total number of shares of authorized stock consists of 100,000,000 shares of Class A Common Stock, 30,000,000 shares of Common Stock, 50,000,000 shares of Preferred Stock, and 20,000,000 shares of Excess Stock.

Restricted Stock Plan

The Company has a Restricted Stock Plan that provides a form of equity compensation for employees of the Company.  The Plan, which is administered by the Company's compensation committee, authorizes grants of up to an aggregate of 4,500,000 shares of the Company's common equity consisting of 350,000 Common shares, 350,000 Class A Common shares and 3,800,000 shares, which at the discretion of the compensation committee, may be awarded in any combination of Class A Common shares or Common shares.

During the six months ended April 30, 2018, the Company awarded 152,700 shares of Common Stock and 102,800 shares of Class A Common Stock to participants in the Plan.  The grant date fair value of restricted stock grants awarded to participants in 2018 was approximately $5.0 million.

A summary of the status of the Company's non-vested Common and Class A Common shares as of April 30, 2018, and changes during the six months ended April 30, 2018 is presented below:

	Common Shares					Class A Common Shares
Non-vested Shares	Shares			Weighted-Average Grant-Date Fair Value		Shares			Weighted-Average Grant-Date Fair Value
Non-vested at October 31, 2017		1,274,150		$	17.02		412,275		$	20.60
Granted		152,700		$	17.70		102,800		$	22.10
Vested		(170,950	)	$	15.78		(57,200	)	$	18.07
Forfeited		-		$	-		(3,600	)	$	22.00
Non-vested at April 30, 2018		1,255,900		$	17.22		454,275		$	21.13

As of April 30, 2018, there was $16.3 million of unamortized restricted stock compensation related to non-vested restricted stock grants awarded under the Plan.  The remaining unamortized expense is expected to be recognized over a weighted average period of 4.9 years.  For the six month periods ended April 30, 2018 and 2017 amounts charged to compensation expense totaled $2,093,000 and $1,999,000, respectively.  For the three month periods ended April 30, 2018 and 2017 amounts charged to compensation expense totaled $1,118,000 and $1,054,000, respectively.

Share Repurchase Program

The Board of Directors of the Company has approved a share repurchase program ("Current Repurchase Program") for the repurchase of up to 2,000,000 shares, in the aggregate, of Common stock, Class A Common stock and Series G Cumulative Preferred Stock in open market transactions.

For the six months ended April 30, 2018, the Company repurchased an additional 6,660 shares of Class A Common stock at the average price per Class A Common share of $17.94 under the Current Repurchase Program.  The Company has repurchased 195,413 shares of Class A Common Stock under the Current Repurchase Program.  From the inception of all repurchase programs, the Company has repurchased 4,600 shares of Common Stock and 919,991 shares of Class A Common Stock.  For the six months ended April 30, 2017, the Company did not repurchase any shares under the Current Repurchase Program.

Preferred Stock

The 6.75% Series G Senior Cumulative Preferred Stock ("Series G Preferred Stock") is non-voting, has no stated maturity and is redeemable for cash at $25.00 per share at the Company's option on or after October 28, 2019. The holders of our Series G Preferred Stock have general preference rights with respect to liquidation and quarterly distributions. Except under certain conditions, holders of the Series G Preferred Stock will not be entitled to vote on most matters. In the event of a cumulative arrearage equal to six quarterly dividends, holders of Series G Preferred Stock, together with all of the Company's other series of preferred stock (voting as a single class without regard to series) will have the right to elect two additional members to serve on the Company's Board of Directors until the arrearage has been cured. Upon the occurrence of a Change of Control, as defined in the Company's Articles of Incorporation, the holders of the Series G Preferred Stock will have the right to convert all or part of the shares of Series G Preferred Stock held by such holders on the applicable conversion date into a number of the Company's shares of Class A common stock.Underwriting commissions and costs incurred in connection with the sale of the Series G Preferred Stock are reflected as a reduction of additional paid in capital.

The 6.25% Series H Senior Cumulative Preferred Stock ("Series H Preferred Stock") is non-voting, has no stated maturity and is redeemable for cash at $25.00 per share at the Company's option on or after September 18, 2022. The holders of our Series H Preferred Stock have general preference rights with respect to liquidation and quarterly distributions. Except under certain conditions, holders of the Series H Preferred Stock will not be entitled to vote on most matters. In the event of a cumulative arrearage equal to six quarterly dividends, holders of Series H Preferred Stock, together with all of the Company's other series of preferred stock (voting as a single class without regard to series) will have the right to elect two additional members to serve on the Company's Board of Directors until the arrearage has been cured. Upon the occurrence of a Change of Control, as defined in the Company's Articles of Incorporation, the holders of the Series H Preferred Stock will have the right to convert all or part of the shares of Series H Preferred Stock held by such holders on the applicable conversion date into a number of the Company's shares of Class A common stock.Underwriting commissions and costs incurred in connection with the sale of the Series H Preferred Stock are reflected as a reduction of additional paid in capital.

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FAIR VALUE MEASUREMENTS

6 Months Ended

Apr. 30, 2018

FAIR VALUE MEASUREMENTS [Abstract]

FAIR VALUE MEASUREMENTS

(7) FAIR VALUE MEASUREMENTS

ASC Topic 820, "Fair Value Measurements and Disclosures" defines fair value as the price that would be received to sell an asset, or paid to transfer a liability, in an orderly transaction between market participants.

ASC Topic 820's valuation techniques are based on observable or unobservable inputs. Observable inputs reflect market data obtained from independent sources, while unobservable inputs reflect the Company's market assumptions. These two types of inputs have created the following fair value hierarchy:

• Level 1- Quoted prices for identical instruments in active markets

• Level 2- Quoted prices for similar instruments in active markets; quoted prices for identical or similar instruments in markets that are not active; and model-derived valuations in which significant value drivers are observable

• Level 3- Valuations derived from valuation techniques in which significant value drivers are unobservable

The Company calculates the fair value of the redeemable noncontrolling interests based on either quoted market prices on national exchanges for those interests based on the Company's Class A Common stock (level 1), contractual redemption prices per share as stated in governing agreements (level 2) or unobservable inputs considering the assumptions that market participants would make in pricing the obligations (level 3). The level 3 inputs used include an estimate of the fair value of the cash flow generated by the limited partnership or limited liability company in which the investor owns the joint venture units capitalized at prevailing market rates for properties with similar characteristics or located in similar areas.

Marketable debt and equity securities are valued based on quoted market prices on national exchanges.

The fair values of interest rate swaps are determined using widely accepted valuation techniques, including discounted cash flow analysis, on the expected cash flows of each derivative. The analysis reflects the contractual terms of the swaps, including the period to maturity, and uses observable market-based inputs, including interest rate curves ("significant other observable inputs"). The fair value calculation also includes an amount for risk of non-performance using "significant unobservable inputs" such as estimates of current credit spreads to evaluate the likelihood of default. The Company has concluded, as of October 31, 2017 and April 30, 2018, that the fair value associated with the "significant unobservable inputs" relating to the Company's risk of non-performance was insignificant to the overall fair value of the interest rate swap agreements and, as a result, the Company has determined that the relevant inputs for purposes of calculating the fair value of the interest rate swap agreements, in their entirety, were based upon "significant other observable inputs".

The Company measures its redeemable noncontrolling interests, marketable equity and debt securities classified as available for sale securities and interest rate swap derivatives at fair value on a recurring basis. The fair value of these financial assets and liabilities was determined using the following inputs (amount in thousands):

			Fair Value Measurements at Reporting Date Using
	Total		Quoted Prices in Active Markets for Identical Assets (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)
April 30, 2018
Assets:
Interest Rate Swap Agreement	$	6,292	$	-	$	$6,292	$	-
Available for Sale Securities	$	22	$	22	$	-	$	-
Liabilities:
Interest Rate Swap Agreement	$	-	$	-	$	-	$	-
Redeemable noncontrolling interests	$	78,259	$	21,323	$	53,788	$	3,148
October 31, 2017
Assets:
Interest Rate Swap Agreement	$	3,316	$	-	$	3,316	$	-
Liabilities:
Interest Rate Swap Agreement	$	574	$	-	$	574	$	-
Redeemable noncontrolling interests	$	81,361	$	23,709	$	53,788	$	3,864

Fair market value measurements based upon Level 3 inputs changed (in thousands) from $3,846 at October 31, 2016 to $3,864 at October 31, 2017 as a result of a $18 increase in the redemption value of the Company's noncontrolling interest in Ironbound in accordance with the application of ASC Topic 810.  Fair market value measurements based upon Level 3 inputs changed from $3,864 at October 31, 2017 to $3,148 at April 30, 2018 as a result of a $716 decrease in the redemption value of the Company's noncontrolling interest in Ironbound in accordance with the application of ASC Topic 810.

Fair Value of Financial Instruments

The carrying values of cash and cash equivalents, restricted cash, mortgage note receivable, tenant receivables, prepaid expenses, other assets, accounts payable and accrued expenses are reasonable estimates of their fair values because of the short-term nature of these instruments. The carrying value of the Facility is deemed to be at fair value since the outstanding debt is directly tied to monthly LIBOR contracts. Mortgage notes payable that were assumed in property acquisitions were recorded at their fair value at the time they were assumed.

The estimated fair value of mortgage notes payable and other loans was approximately $294 million at April 30, 2018 and $296 million at October 31, 2017, respectively. The estimated fair value of mortgage notes payable is based on discounting the future cash flows at a year-end risk adjusted borrowing rate currently available to the Company for issuance of debt with similar terms and remaining maturities. These fair value measurements fall within Level 2 of the fair value hierarchy.

Although management is not aware of any factors that would significantly affect the estimated fair value amounts from October 31, 2017, such amounts have not been comprehensively revalued for purposes of these financial statements since that date and current estimates of fair value may differ significantly from the amounts presented herein.

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COMMITMENTS AND CONTINGENCIES

6 Months Ended

Apr. 30, 2018

COMMITMENTS AND CONTINGENCIES [Abstract]

COMMITMENTS AND CONTINGENCIES

(8) COMMITMENTS AND CONTINGENCIES

In the normal course of business, from time to time, the Company is involved in legal actions relating to the ownership and operations of its properties.  In management's opinion, the liabilities, if any, that may ultimately result from such legal actions are not expected to have a material adverse effect on the consolidated financial position, results of operations or liquidity of the Company.  At April 30, 2018, the Company had commitments of approximately $5.3 million for capital improvements to its properties and tenant-related obligations.

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SUBSEQUENT EVENTS

6 Months Ended

Apr. 30, 2018

SUBSEQUENT EVENTS [Abstract]

SUBSEQUENT EVENTS

(9) SUBSEQUENT EVENTS

On June 4, 2018, the Board of Directors of the Company declared cash dividends of $0.27 for each share of Common Stock and $0.24 for each share of Class A Common Stock.  The dividends are payable on July 20, 2018 to stockholders of record on July 6, 2018.

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ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Policies)

6 Months Ended

Apr. 30, 2018

ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES [Abstract]

Principles of Consolidation and Use of Estimates

Principles of Consolidation and Use of Estimates

The accompanying consolidated financial statements include the accounts of the Company, its wholly owned subsidiaries, and joint ventures in which the Company meets certain criteria in accordance with Financial Accounting Standards Board ("FASB") Accounting Standards Codification ("ASC") Topic 810, "Consolidation". The Company has determined that such joint ventures should be consolidated into the consolidated financial statements of the Company. In accordance with ASC Topic 970-323 "Real Estate-General-Equity Method and Joint Ventures," joint ventures that the Company does not control but otherwise exercises significant influence over, are accounted for under the equity method of accounting. See Note 5 for further discussion of the unconsolidated joint ventures. All significant intercompany transactions and balances have been eliminated in consolidation.

The accompanying financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America ("U.S. GAAP") for interim financial information and with the instructions to Form 10-Q and Article 10 of Regulation S-X. Certain information and footnote disclosures normally included in financial statements prepared in accordance with U.S. GAAP have been omitted. In the opinion of management, all adjustments (consisting of normal recurring accruals) considered necessary for a fair presentation have been included.  Results of operations for the three and six months ended April 30, 2018 are not necessarily indicative of the results that may be expected for the year ending October 31, 2018. These financial statements should be read in conjunction with the financial statements and notes thereto included in the Company's annual report on Form 10-K for the fiscal year ended October 31, 2017.

The preparation of financial statements 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. The most significant assumptions and estimates relate to the valuation of real estate, depreciable lives, revenue recognition, fair value estimates, and the collectability of tenant receivables and other assets and liabilities.  Actual results could differ from these estimates.  The balance sheet at October 31, 2017 has been derived from audited financial statements at that date.

Federal Income Taxes

Federal Income Taxes

The Company has elected to be treated as a REIT under Sections 856-860 of the Internal Revenue Code (Code). Under those sections, a REIT that, among other things, distributes at least 90% of real estate trust taxable income and meets certain other qualifications prescribed by the Code will not be taxed on that portion of its taxable income that is distributed.  The Company believes it qualifies as a REIT and intends to distribute all of its taxable income for fiscal 2018 in accordance with the provisions of the Code. Accordingly, no provision has been made for Federal income taxes in the accompanying consolidated financial statements.

The Company follows the provisions of ASC Topic 740, "Income Taxes" that, among other things, defines a recognition threshold and measurement attribute for the financial statement recognition and measurement of a tax position taken or expected to be taken in a tax return. ASC Topic 740 also provides guidance on de-recognition, classification, interest and penalties, accounting in interim periods, disclosure, and transition.  Based on its evaluation, the Company determined that it has no uncertain tax positions and no unrecognized tax benefits as of April 30, 2018. As of April 30, 2018, the fiscal tax years 2014 through and including 2017 remain open to examination by the Internal Revenue Service. There are currently no federal tax examinations in progress.

Concentration of Credit Risk

Concentration of Credit Risk

Financial instruments that potentially subject the Company to concentrations of credit risk consist primarily of cash and cash equivalents and tenant receivables. The Company places its cash and cash equivalents with high quality financial institutions and the balances at times could exceed federally insured limits. The Company performs ongoing credit evaluations of its tenants and may require certain tenants to provide security deposits or letters of credit. Though these security deposits and letters of credit are insufficient to meet the terminal value of a tenant's lease obligation, they are a measure of good faith and a source of funds to offset the economic costs associated with lost rent and the costs associated with re-tenanting the space. The Company has no dependency upon any single tenant.

Marketable Securities

Marketable Securities

Marketable equity securities are carried at fair value based upon quoted market prices in active markets. The Company has classified its marketable securities as available for sale. Unrealized holding gains and losses are excluded from earnings and reported as a separate component of stockholders' equity until realized. The change in the unrealized net holding gains (losses) is reflected as comprehensive income (Loss).

In February and March 2018, the Company purchased approximately $5.0 million of REIT securities with available cash.

The Company individually reviews and evaluates its marketable securities for impairment on a quarterly basis or when events or circumstances occur. The Company considers, among other things, credit aspects of the issuer, amount of decline in fair value over cost and length of time in a continuous loss position.  The Company normally holds REIT securities on a long-term basis and has the ability and intent to hold securities to recovery. If a decline in fair value is determined to be other than temporary, an impairment charge is recognized in earnings and the cost basis of the individual security is written down to fair value as the new cost basis.  As of April 30, 2018, the Company's investment in REIT securities consists of an investment in one issuer and the aggregate fair value of the Company's investment is above the Company's cost.

The unrealized gain at April 30, 2018 and October 31, 2017 is detailed below (in thousands):

	Fair Market Value		Cost Basis		Unrealized Gain/(Loss)		Gross Unrealized Gains		Gross Unrealized (Loss)
April 30, 2018
REIT Securities	$	5,020	$	4,998	$	22	$	22	$	-
October 31, 2017
REIT Securities	$	-	$	-	$	-	$	-	$	-

Derivative Financial Instruments

Derivative Financial Instruments

The Company occasionally utilizes derivative financial instruments, such as interest rate swaps, to manage its exposure to fluctuations in interest rates. The Company has established policies and procedures for risk assessment, and the approval, reporting and monitoring of derivative financial instruments. Derivative financial instruments must be effective in reducing the Company's interest rate risk exposure in order to qualify for hedge accounting. When the terms of an underlying transaction are modified, or when the underlying hedged item ceases to exist, all changes in the fair value of the instrument are marked-to-market with changes in value included in net income for each period until the derivative instrument matures or is settled. Any derivative instrument used for risk management that does not meet the hedging criteria is marked-to-market with the changes in value included in net income. The Company has not entered into, and does not plan to enter into, derivative financial instruments for trading or speculative purposes. Additionally, the Company has a policy of entering into derivative contracts only with major financial institutions.

As of April 30, 2018, the Company believes it has no significant risk associated with non-performance of the financial institutions that are the counterparties to its derivative contracts.  At April 30, 2018, the Company had approximately $88.7 million in secured mortgage financings subject to interest rate swaps. Such interest rate swaps converted the LIBOR-based variable rates on the mortgage financings to an average fixed annual rate of 3.62% per annum. As of April 30, 2018 and October 31, 2017, the Company had a deferred liability of $— and $574,000, respectively (included in accounts payable and accrued expense on the consolidated balance sheets) and a deferred asset of $6.3 million and $3.3 million, respectively (included in prepaid expenses and other assets on the consolidated balance sheets) relating to the fair value of the Company's interest rate swaps applicable to secured mortgages.

Charges and/or credits relating to the changes in fair values of such interest rate swaps are made to other comprehensive  income/(loss) as the swaps are deemed effective and are classified as a cash flow hedge.

Comprehensive Income

Comprehensive Income

Comprehensive income is comprised of net income applicable to Common and Class A Common stockholders and other comprehensive income (loss). Other comprehensive income (loss) includes items that are otherwise recorded directly in stockholders' equity, such as unrealized gains/(losses) on marketable securities classified as available-for-sale and unrealized gains and losses on interest rate swaps designated as cash flow hedges. At April 30, 2018, accumulated other comprehensive income consisted of net unrealized gains on marketable securities classified as available for sale of $22,000 and gains on interest rate swap agreements of $6.3 million.  At October 31, 2017, accumulated other comprehensive income consisted of net unrealized gains on interest rate swap agreements of approximately $2.7 million. Unrealized gains and losses included in other comprehensive income/(loss) will be reclassified into earnings as gains and losses are realized.

Asset Impairment

Asset Impairment

On a periodic basis, management assesses whether there are any indicators that the value of its real estate investments may be impaired. A property value is considered impaired when management's estimate of current and projected operating cash flows (undiscounted and without interest) of the property over its remaining useful life is less than the net carrying value of the property. Such cash flow projections consider factors such as expected future operating income, trends and prospects, as well as the effects of demand, competition and other factors. To the extent impairment has occurred, the loss is measured as the excess of the net carrying amount of the property over the fair value of the asset. Changes in estimated future cash flows due to changes in the Company's plans or market and economic conditions could result in recognition of impairment losses which could be substantial.  Management does not believe that the value of any of its real estate investments is impaired at April 30, 2018.

Acquisition of Real Estate, Capitalization Policy and Depreciation

Acquisitions of Real Estate Investments, Capitalization Policy and Depreciation

Acquisition of Real Estate Investments:

The Company evaluates each acquisition of real estate or in-substance real estate (including equity interests in entities that predominantly hold real estate assets) to determine if the integrated set of assets and activities acquired meet the definition of a business and need to be accounted as a business combination. If either of the following criteria is met, the integrated set of assets and activities acquired would not qualify as a business:

• Substantially all of the fair value of the gross assets acquired is concentrated in either a single identifiable asset or a group of similar identifiable assets; or

• The integrated set of assets and activities is lacking, at a minimum, an input and a substantive process that together significantly contribute to the ability to create outputs (i.e. revenue generated before and after the transaction).

An acquired process is considered substantive if:

• The process includes an organized workforce (or includes an acquired contract that provides access to an organized workforce), that is skilled, knowledgeable, and experienced in performing the process;

• The process cannot be replaced without significant cost, effort, or delay; or

• The process is considered unique or scarce.

Generally, the Company expects that acquisitions of real estate or in-substance real estate will not meet the revised definition of a business because substantially all of the fair value is concentrated in a single identifiable asset or group of similar identifiable assets (i.e. land, buildings, and related intangible assets) or because the acquisition does not include a substantive process in the form of an acquired workforce or an acquired contract that cannot be replaced without significant cost, effort or delay.

Acquisitions of real estate and in-substance real estate which do not meet the definition of a business are accounted for as asset acquisitions. The accounting model for asset acquisitions is similar to the accounting model for business combinations except that the acquisition consideration (including acquisition costs) is allocated to the individual assets acquired and liabilities assumed on a relative fair value basis. As a result, asset acquisitions do not result in the recognition of goodwill or a bargain purchase gain. The relative fair values used to allocate the cost of an asset acquisition are determined using the same methodologies and assumptions as the Company utilizes to determine fair value in a business combination.

The value of tangible assets acquired is based upon our estimation of value on an "as if vacant" basis. The value of acquired in-place leases includes the estimated costs during the hypothetical lease-up period and other costs that would have been incurred in the execution of similar leases under the market conditions at the acquisition date of the acquired in-place lease. We assess the fair value of tangible and intangible assets based on numerous factors, including estimated cash flow projections that utilize appropriate discount and capitalization rates and available market information. Estimates of future cash flows are based on a number of factors, including the historical operating results, known trends, and market/economic conditions that may affect the property.

The values of acquired above and below-market leases, which are included in prepaid expenses and other assets and other liabilities, respectively, are amortized over the terms of the related leases and recognized as either an increase (for below-market leases) or a decrease (for above-market leases) to rental revenue. The values of acquired in-place leases are classified in other assets in the accompanying consolidated balance sheets and amortized over the remaining terms of the related leases.

Capitalization Policy:

Land, buildings, property improvements, furniture/fixtures and tenant improvements are recorded at cost. Expenditures for maintenance and repairs are charged to operations as incurred. Renovations and/or replacements, which improve or extend the life of the asset, are capitalized and depreciated over their estimated useful lives.

Depreciation:

The Company is required to make subjective assessments as to the useful life of its properties for purposes of determining the amount of depreciation. These assessments have a direct impact on the Company's net income.

Properties are depreciated using the straight-line method over the estimated useful lives of the assets. The estimated useful lives are as follows:

Buildings	30-40 years
Property Improvements	10-20 years
Furniture/Fixtures	3-10 years
Tenant Improvements	Shorter of lease term or their useful life

Property Held for Sale and Discontinued Operations

Property Held for Sale

The Company reports properties that are either disposed of or are classified as held for sale in continuing operations in the consolidated statement of income if the removal, or anticipated removal, of the asset(s) from the reporting entity does not represent a strategic shift that has or will have a major effect on an entity's operations and financial results when disposed of.   The Company did not classify any properties as held for sale as of April 30, 2018.

In March 2017, the Company sold for $56.6 million, its property located in White Plains, NY to Lennar Multifamily Communities, as that property no longer met the Company's investment objectives.  In conjunction with the sale the Company realized a gain on sale of property in the amount of $19.5 million, which is included in continuing operations in the consolidated statement of income for the three and six months ended April 30, 2017.

The operating results of the White Plains property, which is included in continuing operations were as follows (amounts in thousands):

	Six Months Ended April 30,					Three Months Ended April 30,
	2018		2017			2018		2017
Revenues	$	-	$	-		$	-	$	-
Property operating expense		-		(322	)		-		(65	)
Depreciation and amortization		-		-			-		-
Net Income	$	-	$	(322	)	$	-	$	(65	)

Revenue Recognition

Revenue Recognition

Revenues from operating leases include revenues from properties. Rental income is generally recognized based on the terms of leases entered into with tenants. In those instances in which the Company funds tenant improvements and the improvements are deemed to be owned by the Company, revenue recognition will commence when the improvements are substantially completed and possession or control of the space is turned over to the tenant. When the Company determines that the tenant allowances are lease incentives, the Company commences revenue recognition when possession or control of the space is turned over to the tenant for tenant work to begin. Minimum rental income from leases with scheduled rent increases is recognized on a straight-line basis over the lease term.  At April 30, 2018 and October 31, 2017, $17,651,000 and $17,349,000, respectively, has been recognized as straight-line rents receivable (representing the current cumulative rents recognized prior to when billed and collectible as provided by the terms of the leases), all of which is included in tenant receivables in the accompanying consolidated financial statements. Percentage rent is recognized when a specific tenant's sales breakpoint is achieved. Property operating expense recoveries from tenants of common area maintenance, real estate taxes and other recoverable costs are recognized in the period the related expenses are incurred. Lease incentives are amortized as a reduction of rental revenue over the respective tenant lease terms. Lease termination amounts are recognized in operating revenues when there is a signed termination agreement, all of the conditions of the agreement have been met, the tenant is no longer occupying the property and the termination consideration is probable of collection. Lease termination amounts are paid by tenants who want to terminate their lease obligations before the end of the contractual term of the lease by agreement with the Company. There is no way of predicting or forecasting the timing or amounts of future lease termination fees. Interest income is recognized as it is earned. Gains or losses on disposition of properties are recorded when the criteria for recognizing such gains or losses under U.S. GAAP have been met.

In April 2018, the Company entered into a lease termination agreement with a tenant at its Ferry Plaza property located in Newark, NJ.  The agreement provided that the tenant pay the Company $3.7 million in exchange for the tenant to be released from all future obligations under its lease.  The Company received payment in April 2018 and has recorded the payment received as lease termination income in its consolidated statements of income for the three and six months ended April 30, 2018, as the payment met all of the revenue recognition conditions under U.S. GAAP.

The Company provides an allowance for doubtful accounts against the portion of tenant receivables that is estimated to be uncollectible.  Such allowances are reviewed periodically.  At April 30, 2018 and October 31, 2017, tenant receivables in the accompanying consolidated balance sheets are shown net of allowances for doubtful accounts of $4,623,000 and $4,543,000, respectively.  Included in the aforementioned allowance for doubtful accounts is an amount for future tenant credit losses of approximately 10% of the deferred straight-line rents receivable which is estimated to be uncollectible.

Earnings Per Share

Earnings Per Share

The Company calculates basic and diluted earnings per share in accordance with the provisions of ASC Topic 260, "Earnings Per Share." Basic earnings per share ("EPS") excludes the impact of dilutive shares and is computed by dividing net income applicable to Common and Class A Common stockholders by the weighted average number of Common shares and Class A Common shares outstanding for the period. Diluted EPS reflects the potential dilution that could occur if securities or other contracts to issue Common shares or Class A Common shares were exercised or converted into Common shares or Class A Common shares and then shared in the earnings of the Company. Since the cash dividends declared on the Company's Class A Common stock are higher than the dividends declared on the Common Stock, basic and diluted EPS have been calculated using the "two-class" method. The two-class method is an earnings allocation formula that determines earnings per share for each class of common stock according to the weighted average of the dividends declared, outstanding shares per class and participation rights in undistributed earnings.

The following table sets forth the reconciliation between basic and diluted EPS (in thousands):

	Six Months Ended April 30,						Three Months Ended April 30,
	2018			2017			2018			2017
Numerator
Net income applicable to common stockholders – basic	$	2,987		$	5,565		$	1,975		$	4,876
Effect of dilutive securities:
Restricted stock awards		137			280			97			263
Net income applicable to common stockholders – diluted	$	3,124		$	5,845		$	2,072		$	5,139
Denominator
Denominator for basic EPS – weighted average common shares		8,558			8,382			8,559			8,383
Effect of dilutive securities:
Restricted stock awards		546			584			591			636
Denominator for diluted EPS – weighted average common equivalent shares		9,104			8,966			9,150			9,019
Numerator
Net income applicable to Class A common stockholders-basic	$	11,532		$	21,948		$	7,623		$	19,225
Effect of dilutive securities:
Restricted stock awards		(137	)		(280	)		(97	)		(263	)
Net income applicable to Class A common stockholders – diluted	$	11,395		$	21,668		$	7,526		$	18,962
Denominator
Denominator for basic EPS – weighted average Class A common shares		29,365			29,312			29,358			29,313
Effect of dilutive securities:
Restricted stock awards		147			161			173			194
Denominator for diluted EPS – weighted average Class A common equivalent shares		29,512			29,473			29,531			29,507

Segment Reporting

Segment Reporting

The Company's primary business is the ownership, management, and redevelopment of retail properties. The Company reviews operating and financial information for each property on an individual basis and therefore, each property represents an individual operating segment. The Company evaluates financial performance using property operating income, which consists of base rental income and tenant reimbursement income, less rental expenses and real estate taxes. Only one of the Company's properties, located in Stamford, CT ("Ridgeway"), is considered significant as its revenue is in excess of 10% of the Company's consolidated total revenues (for the fiscal 2017 reportable periods) and accordingly is a reportable segment. The Company has aggregated the remainder of its properties as they share similar long-term economic characteristics and have other similarities including the fact that they are operated using consistent business strategies, are typically located in the same major metropolitan area, and have similar tenant mixes.

Ridgeway is located in Stamford, Connecticut and was developed in the 1950's and redeveloped in the mid 1990's. The property contains approximately 374,000 square feet of GLA.  It is the dominant grocery-anchored center and the largest non-mall shopping center located in the City of Stamford, Fairfield County, Connecticut.

Segment information about Ridgeway as required by ASC Topic 280 is included below:

	Six Months Ended April 30,						Three Months Ended April 30,
	2018			2017			2018			2017
Ridgeway Revenues		9.7	%		11.9	%		9.1	%		11.8	%
All Other Property Revenues		90.3	%		88.1	%		90.9	%		88.2	%
Consolidated Revenue		100.0	%		100.0	%		100.0	%		100.0	%

	April 30, 2018			October 31, 2017
Ridgeway Assets		7.1	%		7.2	%
All Other Property Assets		92.9	%		92.8	%
Consolidated Assets (Note 1)		100.0	%		100.0	%

Note 1. Ridgeway did not have any significant expenditures for additions to long lived assets in the three and six months ended April 30, 2018 or the year ended October 31, 2017.

	April 30, 2018			October 31, 2017
Ridgeway Percent Leased		96	%		96	%

Ridgeway Significant Tenants (Percentage of Base Rent Billed):

	Six Months Ended April 30,						Three Months Ended April 30,
	2018			2017			2018			2017
The Stop & Shop Supermarket Company		21	%		19	%		21	%		19	%
Bed, Bath & Beyond		14	%		14	%		14	%		14	%
Marshall's Inc.		10	%		11	%		11	%		11	%
All Other Tenants at Ridgeway (Note 2)		55	%		56	%		54	%		56	%
Total		100	%		100	%		100	%		100	%

Note 2. No other tenant accounts for more than 10% of Ridgeway's annual base rents in any of the periods presented. Percentages are calculated as a ratio of the tenants' base rent divided by total base rent of Ridgeway.

Income Statements (In Thousands):	Six Months Ended April 30, 2018						Three Months Ended April 30, 2018
	Ridgeway		All Other Operating Segments		Total Consolidated		Ridgeway		All Other Operating Segments		Total Consolidated
Revenues	$	6,820	$	63,180	$	70,000	$	3,367	$	33,638	$	37,005
Operating Expenses	$	1,916	$	20,434	$	22,350	$	940	$	9,957	$	10,897
Interest Expense	$	1,011	$	5,728	$	6,739	$	434	$	2,882	$	3,316
Depreciation and Amortization	$	1,336	$	12,581	$	13,917	$	655	$	6,313	$	6,968
Income from Continuing Operations	$	2,557	$	20,544	$	23,101	$	1,338	$	12,684	$	14,022

Income Statements (In Thousands):	Six Months Ended April 30, 2017						Three Months Ended April 30, 2017
	Ridgeway		All Other Operating Segments		Total Consolidated		Ridgeway		All Other Operating Segments		Total Consolidated
Revenues	$	7,003	$	51,956	$	58,959	$	3,537	$	26,455	$	29,992
Operating Expenses	$	2,090	$	18,141	$	20,231	$	1,005	$	9,230	$	10,235
Interest Expense	$	1,220	$	5,296	$	6,516	$	608	$	2,651	$	3,259
Depreciation and Amortization	$	1,745	$	11,019	$	12,764	$	634	$	5,549	$	6,183
Income from Continuing Operations	$	1,948	$	13,715	$	15,663	$	1,291	$	7,168	$	8,459

Stock-Based Compensation

Stock-Based Compensation

The Company accounts for its stock-based compensation plans under the provisions of ASC Topic 718, "Stock Compensation", which requires that compensation expense be recognized, based on the fair value of the stock awards less estimated forfeitures. The fair value of stock awards is equal to the fair value of the Company's stock on the grant date.  The Company recognizes compensation expense for its stock awards by amortizing the fair value of stock awards over the requisite service periods of such awards.

Reclassifications

Reclassifications

Certain prior period amounts have been reclassified to conform to the current period's presentation.

New Accounting Standards

New Accounting Standards

In May 2014, the FASB issued Accounting Standards Update ("ASU") ASU 2014-09, "Revenue from Contracts with Customers (Topic 606)" ("ASU 2014-09"). The objective of ASU 2014-09 is to establish a single comprehensive model for entities to use in accounting for revenue arising from contracts with customers and will supersede most of the existing revenue recognition guidance, including industry-specific guidance. The core principle is that an entity should recognize revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. In applying ASU 2014-09, companies will perform a five-step analysis of transactions to determine when and how revenue is recognized. ASU 2014-09 applies to all contracts with customers except those that are within the scope of other topics in the FASB's ASC. ASU 2014-09 is effective for annual reporting periods (including interim periods within that reporting period) beginning after December 15, 2016 and shall be applied using either a full retrospective or modified retrospective approach. Early application is not permitted. In August 2015, FASB issued ASU 2015-14, which defers the effective date of ASU 2014-09 for all public companies for all annual periods beginning after December 15, 2017 with early adoption permitted only as of annual reporting periods beginning after December 31, 2016, including interim periods within the reporting period.  In March 2016, the FASB issued ASU 2016-08 as an amendment to ASU 2014-09, the amendment clarifies how to identify the unit of accounting for the principal versus agent evaluation, how to apply the control principle to certain types of arrangements, such as service transaction, and reframed the indicators in the guidance to focus on evidence that an entity is acting as a principal rather than as an agent. The Company is currently assessing the potential impact that the adoption of ASU 2014-09 and ASU 2016-08 will have on its consolidated financial statements.  While we are still completing the assessment of the impact of ASU 2014-09 and ASU 2016-08 on our consolidated financial statements, we believe the majority of our revenue falls outside of the scope of this guidance.

In February 2016, the FASB issued ASU 2016-02, "Leases." ASU 2016-02 significantly changes the accounting for leases by requiring lessees to recognize assets and liabilities for leases greater than 12 months on their balance sheet. The lessor model stays substantially the same; however, there were modifications to conform lessor accounting with the lessee model, eliminate real estate specific guidance, further define certain lease and non-lease components, and change the definition of initial direct costs of leases requiring significantly more leasing related costs to be expensed upfront. ASU 2016-02 is effective for the Company in the first quarter of fiscal 2020, and we are currently assessing the impact this standard will have on the Company's consolidated financial statements.

In January 2016, the FASB issued ASU 2016-01, "Financial Instruments – Overall: Recognition and Measurement of Financial Assets and Financial Liabilities". ASU 2016-01 requires equity investments (except those accounted for under the equity method of accounting, or those that result in consolidation of the investee) to be measured at fair value with changes in fair value recognized in net income, requires public business entities to use the exit price notion when measuring the fair value of financial instruments for disclosure purposes, requires separate presentation of financial assets and financial liabilities by measurement category and form of financial asset, and eliminates the requirement for public business entities to disclose the method(s) and significant assumptions used to estimate the fair value that is required to be disclosed for financial instruments measured at amortized cost. These changes become effective for the Company's fiscal year beginning November 1, 2018. The Company is currently in the process of evaluating the impact of the adoption on its consolidated financial statements and has not determined the effects of this update on the Company's financial position, results of operations or cash flows and disclosures at this time. The Company anticipates that the most significant change for the Company, once ASU 2016-01 is adopted, will be the accounting for the Company's investments in marketable securities classified as available for sale, which are currently carried at fair value with unrealized gains and losses being excluded from earnings and reported as a separate component of stockholders' equity until realized and the change in net unrealized gains and losses being reflected as comprehensive income (loss). Under ASU 2016-01, these marketable securities will continue to be measured at fair value.  However, the changes in net unrealized holding gains and losses will be recognized through net income.

The Company has evaluated all other new ASU's issued by FASB, and has concluded that these updates do not have a material effect on the Company's consolidated financial statements as of April 30, 2018.

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ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Tables)

6 Months Ended

Apr. 30, 2018

ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES [Abstract]

Marketable Securities

The unrealized gain at April 30, 2018 and October 31, 2017 is detailed below (in thousands):

	Fair Market Value		Cost Basis		Unrealized Gain/(Loss)		Gross Unrealized Gains		Gross Unrealized (Loss)
April 30, 2018
REIT Securities	$	5,020	$	4,998	$	22	$	22	$	-
October 31, 2017
REIT Securities	$	-	$	-	$	-	$	-	$	-

Property, Plant and Equipment, Estimated Useful Lives

Properties are depreciated using the straight-line method over the estimated useful lives of the assets. The estimated useful lives are as follows:

Buildings	30-40 years
Property Improvements	10-20 years
Furniture/Fixtures	3-10 years
Tenant Improvements	Shorter of lease term or their useful life

Disposal Groups, Including Discontinued Operations

The operating results of the White Plains property, which is included in continuing operations were as follows (amounts in thousands):

	Six Months Ended April 30,					Three Months Ended April 30,
	2018		2017			2018		2017
Revenues	$	-	$	-		$	-	$	-
Property operating expense		-		(322	)		-		(65	)
Depreciation and amortization		-		-			-		-
Net Income	$	-	$	(322	)	$	-	$	(65	)

Reconciliation between Basic and Diluted EPS

The following table sets forth the reconciliation between basic and diluted EPS (in thousands):

	Six Months Ended April 30,						Three Months Ended April 30,
	2018			2017			2018			2017
Numerator
Net income applicable to common stockholders – basic	$	2,987		$	5,565		$	1,975		$	4,876
Effect of dilutive securities:
Restricted stock awards		137			280			97			263
Net income applicable to common stockholders – diluted	$	3,124		$	5,845		$	2,072		$	5,139
Denominator
Denominator for basic EPS – weighted average common shares		8,558			8,382			8,559			8,383
Effect of dilutive securities:
Restricted stock awards		546			584			591			636
Denominator for diluted EPS – weighted average common equivalent shares		9,104			8,966			9,150			9,019
Numerator
Net income applicable to Class A common stockholders-basic	$	11,532		$	21,948		$	7,623		$	19,225
Effect of dilutive securities:
Restricted stock awards		(137	)		(280	)		(97	)		(263	)
Net income applicable to Class A common stockholders – diluted	$	11,395		$	21,668		$	7,526		$	18,962
Denominator
Denominator for basic EPS – weighted average Class A common shares		29,365			29,312			29,358			29,313
Effect of dilutive securities:
Restricted stock awards		147			161			173			194
Denominator for diluted EPS – weighted average Class A common equivalent shares		29,512			29,473			29,531			29,507

Major Customers by Reporting Segments

	Six Months Ended April 30,						Three Months Ended April 30,
	2018			2017			2018			2017
Ridgeway Revenues		9.7	%		11.9	%		9.1	%		11.8	%
All Other Property Revenues		90.3	%		88.1	%		90.9	%		88.2	%
Consolidated Revenue		100.0	%		100.0	%		100.0	%		100.0	%

	April 30, 2018			October 31, 2017
Ridgeway Assets		7.1	%		7.2	%
All Other Property Assets		92.9	%		92.8	%
Consolidated Assets (Note 1)		100.0	%		100.0	%

Note 1. Ridgeway did not have any significant expenditures for additions to long lived assets in the three and six months ended April 30, 2018 or the year ended October 31, 2017.

	April 30, 2018			October 31, 2017
Ridgeway Percent Leased		96	%		96	%

Ridgeway Significant Tenants (Percentage of Base Rent Billed):

	Six Months Ended April 30,						Three Months Ended April 30,
	2018			2017			2018			2017
The Stop & Shop Supermarket Company		21	%		19	%		21	%		19	%
Bed, Bath & Beyond		14	%		14	%		14	%		14	%
Marshall's Inc.		10	%		11	%		11	%		11	%
All Other Tenants at Ridgeway (Note 2)		55	%		56	%		54	%		56	%
Total		100	%		100	%		100	%		100	%

Note 2. No other tenant accounts for more than 10% of Ridgeway's annual base rents in any of the periods presented. Percentages are calculated as a ratio of the tenants' base rent divided by total base rent of Ridgeway.

Segment Reporting Information by Segment

Income Statements (In Thousands):	Six Months Ended April 30, 2018						Three Months Ended April 30, 2018
	Ridgeway		All Other Operating Segments		Total Consolidated		Ridgeway		All Other Operating Segments		Total Consolidated
Revenues	$	6,820	$	63,180	$	70,000	$	3,367	$	33,638	$	37,005
Operating Expenses	$	1,916	$	20,434	$	22,350	$	940	$	9,957	$	10,897
Interest Expense	$	1,011	$	5,728	$	6,739	$	434	$	2,882	$	3,316
Depreciation and Amortization	$	1,336	$	12,581	$	13,917	$	655	$	6,313	$	6,968
Income from Continuing Operations	$	2,557	$	20,544	$	23,101	$	1,338	$	12,684	$	14,022

Income Statements (In Thousands):	Six Months Ended April 30, 2017						Three Months Ended April 30, 2017
	Ridgeway		All Other Operating Segments		Total Consolidated		Ridgeway		All Other Operating Segments		Total Consolidated
Revenues	$	7,003	$	51,956	$	58,959	$	3,537	$	26,455	$	29,992
Operating Expenses	$	2,090	$	18,141	$	20,231	$	1,005	$	9,230	$	10,235
Interest Expense	$	1,220	$	5,296	$	6,516	$	608	$	2,651	$	3,259
Depreciation and Amortization	$	1,745	$	11,019	$	12,764	$	634	$	5,549	$	6,183
Income from Continuing Operations	$	1,948	$	13,715	$	15,663	$	1,291	$	7,168	$	8,459

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REAL ESTATE INVESTMENTS (Tables)

6 Months Ended

Apr. 30, 2018

REAL ESTATE INVESTMENTS [Abstract]

Purchase Price Adjustments for Properties Acquired

The financial information set forth below summarizes the Company's purchase price allocation for the properties acquired during the six months ended April 30, 2018 (in thousands).

	470 Main		Tanglewood
Assets:
Land	$	293	$	7,525
Building and improvements	$	2,786	$	5,920
In-place leases	$	68	$	147
Above market leases	$	25	$	81
Liabilities:
In-place leases	$	-	$	-
Below Market Leases	$	43	$	396

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MORTGAGE NOTES PAYABLE, BANK LINES OF CREDIT AND OTHER LOANS (Tables)

6 Months Ended

Apr. 30, 2018

MORTGAGE NOTES PAYABLE, BANK LINES OF CREDIT AND OTHER LOANS [Abstract]

Notes Payable

In March 2018, the Company through a wholly-owned subsidiary, purchased a shopping center in Yonkers, NY for $13.1 million (see note 2).  A portion of the purchase price was funded by issuing $11 million of unsecured promissory notes payable to the seller of the property, which is included on Mortgage notes payable and other loans on the Company's consolidated balance sheet at April 30, 2018.  The notes contained three tranches, each tranche requires payments of interest only.  The terms of the notes are detailed below:

	Principal Amount (in thousands)		Interest Rate				Interest Payment Terms	Maturity Date
Long Term A	$	1,650		4.91	%	(a)	Quarterly	March 29, 2030
Long Term B		1,513		5.05	%	(b)	Quarterly	March 29, 2030
Short Term Notes		7,837		1.96	%	(b)	Balloon	May 3, 2018
	$	11,000

(a) Interest rate is variable and based on the level of the Company's dividend declared on the Company's Class A Common stock, divided by $22 per Class A Share.

(b) Interest rate is fixed.

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CONSOLIDATED JOINT VENTURES AND REDEEMABLE NONCONTROLLING INTERESTS (Tables)

6 Months Ended

Apr. 30, 2018

CONSOLIDATED JOINT VENTURES AND REDEEMABLE NONCONTROLLING INTERESTS [Abstract]

Redeemable Non-controlling Interests

The following table sets forth the details of the Company's redeemable non-controlling interests for the six months ended April 30, 2018 and the fiscal year ended October 31, 2017 (amounts in thousands):

	April 30, 2018			October 31, 2017
Beginning Balance	$	81,361		$	18,253
Change in Redemption Value		(3,102	)		(666	)
Initial UB High Ridge Noncontrolling Interest		-			55,217
Initial Dumont Noncontrolling Interest		-			8,557
Ending Balance	$	78,259		$	81,361

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INVESTMENTS IN AND ADVANCES TO UNCONSOLIDATED JOINT VENTURES (Tables)

6 Months Ended

Apr. 30, 2018

INVESTMENTS IN AND ADVANCES TO UNCONSOLIDATED JOINT VENTURES [Abstract]

Investments in and Advances to Unconsolidated Joint Ventures

At April 30, 2018 and October 31, 2017 investments in and advances to unconsolidated joint ventures consisted of the following (with the Company's ownership percentage in parentheses) (amounts in thousands):

	April 30, 2018		October 31, 2017
Chestnut Ridge and Plaza 59 Shopping Centers (50%)	$	18,079	$	18,032
Gateway Plaza (50%)		6,752		6,873
Putnam Plaza Shopping Center (66.67%)		6,087		5,968
Midway Shopping Center, L.P. (11.642%)		4,589		4,639
Applebee's at Riverhead (50%)		1,853		1,814
81 Pondfield Road Company (20%)		723		723
Total	$	38,083	$	38,049

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STOCKHOLDERS' EQUITY (Tables)

6 Months Ended

Apr. 30, 2018

STOCKHOLDERS' EQUITY [Abstract]

Non-vested Common and Class A Common Shares

A summary of the status of the Company's non-vested Common and Class A Common shares as of April 30, 2018, and changes during the six months ended April 30, 2018 is presented below:

	Common Shares					Class A Common Shares
Non-vested Shares	Shares			Weighted-Average Grant-Date Fair Value		Shares			Weighted-Average Grant-Date Fair Value
Non-vested at October 31, 2017		1,274,150		$	17.02		412,275		$	20.60
Granted		152,700		$	17.70		102,800		$	22.10
Vested		(170,950	)	$	15.78		(57,200	)	$	18.07
Forfeited		-		$	-		(3,600	)	$	22.00
Non-vested at April 30, 2018		1,255,900		$	17.22		454,275		$	21.13

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FAIR VALUE MEASUREMENTS (Tables)

6 Months Ended

Apr. 30, 2018

FAIR VALUE MEASUREMENTS [Abstract]

Fair Value of Financial Assets and Liabilities

The Company measures its redeemable noncontrolling interests, marketable equity and debt securities classified as available for sale securities and interest rate swap derivatives at fair value on a recurring basis. The fair value of these financial assets and liabilities was determined using the following inputs (amount in thousands):

			Fair Value Measurements at Reporting Date Using
	Total		Quoted Prices in Active Markets for Identical Assets (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)
April 30, 2018
Assets:
Interest Rate Swap Agreement	$	6,292	$	-	$	$6,292	$	-
Available for Sale Securities	$	22	$	22	$	-	$	-
Liabilities:
Interest Rate Swap Agreement	$	-	$	-	$	-	$	-
Redeemable noncontrolling interests	$	78,259	$	21,323	$	53,788	$	3,148
October 31, 2017
Assets:
Interest Rate Swap Agreement	$	3,316	$	-	$	3,316	$	-
Liabilities:
Interest Rate Swap Agreement	$	574	$	-	$	574	$	-
Redeemable noncontrolling interests	$	81,361	$	23,709	$	53,788	$	3,864

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ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, Business (Details) ft² in Millions	Apr. 30, 2018 ft² Property
ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES [Abstract]
Number of properties the Company owned or had equity interest in | Property	83
Gross leasable area of properties the Company owned or had equity interest in | ft²	5.1

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ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, Federal Income Taxes (Details)	6 Months Ended
	Apr. 30, 2018
Minimum [Member]
Federal Income Taxes [Abstract]
Tax years remaining open to examination by Internal Revenue Service	2014
Maximum [Member]
Federal Income Taxes [Abstract]
Tax years remaining open to examination by Internal Revenue Service	2017

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ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, Marketable Securities (Details) - USD ($) $ in Thousands	6 Months Ended	12 Months Ended
	Apr. 30, 2018	Oct. 31, 2017
Marketable Securities [Abstract]
Purchase of marketable securities	$ 5,000
REIT Securities [Member]
Marketable Securities [Abstract]
Fair market value	5,020	$ 0
Cost basis	4,998	0
Unrealized (loss)	22	0
Gross unrealized gains	22	0
Gross unrealized (loss)	$ 0	$ 0

XML

ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, Derivative Financial Instruments (Details) - Interest Rate Swap [Member] - Mortgage Loan [Member] - USD ($) $ in Thousands	Apr. 30, 2018	Oct. 31, 2017
Derivative Financial Instruments [Abstract]
Mortgage loans subject to interest rate swap	$ 88,700
Average fixed annual rate on interest rate swap	3.62%
Deferred liabilities relating to fair value of interest rate swap	$ 0	$ 574
Deferred assets relating to fair value of interest rate swap	$ 6,300	$ 3,300

XML

ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, Comprehensive Income (Details) - USD ($)	Apr. 30, 2018	Oct. 31, 2017
Comprehensive Income [Abstract]
Net unrealized losses on an marketable equity securities included in accumulated other comprehensive income	$ 22,000
Net unrealized gains on an interest rate swap agreement included in accumulated other comprehensive income	$ 6,300,000	$ 2,700,000

XML

ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, Depreciation (Details)	6 Months Ended
	Apr. 30, 2018
Buildings [Member] | Minimum [Member]
Depreciation [Abstract]
Estimated useful life	30 years
Buildings [Member] | Maximum [Member]
Depreciation [Abstract]
Estimated useful life	40 years
Property Improvements [Member] | Minimum [Member]
Depreciation [Abstract]
Estimated useful life	10 years
Property Improvements [Member] | Maximum [Member]
Depreciation [Abstract]
Estimated useful life	20 years
Furniture/Fixtures [Member] | Minimum [Member]
Depreciation [Abstract]
Estimated useful life	3 years
Furniture/Fixtures [Member] | Maximum [Member]
Depreciation [Abstract]
Estimated useful life	10 years
Tenant Improvements [Member]
Depreciation [Abstract]
Estimated useful life	Shorter of lease term or their useful life

XML

ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, Properties Held for Sale (Details) - USD ($)	1 Months Ended	3 Months Ended		6 Months Ended
	Mar. 31, 2017	Apr. 30, 2018	Apr. 30, 2017	Apr. 30, 2018	Apr. 30, 2017
Property Held for Sale [Abstract]
Gain on sale of properties				$ 0	$ (19,460,000)
Revenues		$ 37,005,000	$ 29,992,000	70,000,000	58,959,000
Depreciation and amortization		(6,968,000)	(6,183,000)	(13,917,000)	(12,764,000)
Net Income		14,022,000	27,919,000	23,101,000	35,123,000
Amortization of remaining over-market value for terminated lease				265,000	95,000
Held for Sale [Member] | White Plains, NY [Member]
Property Held for Sale [Abstract]
Proceeds from sale of property held for sale	$ 56,600,000
Gain on sale of properties	$ 19,500,000
Revenues		0	0	0	0
Property operating expense		0	(65,000)	0	(322,000)
Depreciation and amortization		0	0	0	0
Net Income		$ 0	$ (65,000)	$ 0	$ (322,000)

XML

ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, Revenue Recognition (Details) - USD ($)	3 Months Ended	6 Months Ended
	Apr. 30, 2018	Apr. 30, 2018	Oct. 31, 2017
ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES [Abstract]
Straight-line rents receivable	$ 17,651,000	$ 17,651,000	$ 17,349,000
Lease termination payment revenue	3,700,000	3,700,000
Tenants receivable, allowance for doubtful accounts	$ 4,623,000	$ 4,623,000	$ 4,543,000
Allowance of doubtful accounts against tenants receivables, percentage of deferred straight-line rents receivable	10.00%	10.00%

XML

ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, Earnings Per Share (Details) - USD ($) shares in Thousands, $ in Thousands	3 Months Ended		6 Months Ended
	Apr. 30, 2018	Apr. 30, 2017	Apr. 30, 2018	Apr. 30, 2017
Numerator [Abstract]
Net income applicable to common and Class A common stockholders - basic	$ 9,598	$ 24,101	$ 14,519	$ 27,513
Common Stock [Member]
Numerator [Abstract]
Net income applicable to common and Class A common stockholders - basic	1,975	4,876	2,987	5,565
Effect of dilutive securities [Abstract]
Restricted stock awards	97	263	137	280
Net income applicable to common stockholders - diluted	$ 2,072	$ 5,139	$ 3,124	$ 5,845
Denominator [Abstract]
Denominator for basic EPS - weighted average common shares (in shares)	8,559	8,383	8,558	8,382
Effect of dilutive securities [Abstract]
Restricted stock awards (in shares)	591	636	546	584
Denominator for diluted EPS - weighted average common equivalent shares (in shares)	9,150	9,019	9,104	8,966
Class A Common Stock [Member]
Numerator [Abstract]
Net income applicable to common and Class A common stockholders - basic	$ 7,623	$ 19,225	$ 11,532	$ 21,948
Effect of dilutive securities [Abstract]
Restricted stock awards	(97)	(263)	(137)	(280)
Net income applicable to common stockholders - diluted	$ 7,526	$ 18,962	$ 11,395	$ 21,668
Denominator [Abstract]
Denominator for basic EPS - weighted average common shares (in shares)	29,358	29,313	29,365	29,312
Effect of dilutive securities [Abstract]
Restricted stock awards (in shares)	173	194	147	161
Denominator for diluted EPS - weighted average common equivalent shares (in shares)	29,531	29,507	29,512	29,473

XML

ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, Segment Reporting (Details) $ in Thousands	3 Months Ended		6 Months Ended		12 Months Ended
	Apr. 30, 2018 USD ($) ft²	Apr. 30, 2017 USD ($)	Apr. 30, 2018 USD ($) ft² Segment	Apr. 30, 2017 USD ($)	Oct. 31, 2017
Segment Reporting [Abstract]
Number of reportable segments | Segment			1
Ridgeway Significant Tenants [Abstract]
Gross leasable area of properties the Company owned or had equity interest in | ft²	5,100,000		5,100,000
Income Statements [Abstract]
Revenues	$ 37,005	$ 29,992	$ 70,000	$ 58,959
Operating expenses	10,897	10,235	22,350	20,231
Interest expense	3,316	3,259	6,739	6,516
Depreciation and amortization	6,968	6,183	13,917	12,764
Income from continuing operations	$ 14,022	8,459	$ 23,101	$ 15,663
Ridgeway [Member]
Ridgeway Significant Tenants [Abstract]
Gross leasable area of properties the Company owned or had equity interest in | ft²	374,000		374,000
Percent leased			96.00%	96.00%	96.00%
Income Statements [Abstract]
Revenues	$ 3,367	3,537	$ 6,820	$ 7,003
Operating expenses	940	1,005	1,916	2,090
Interest expense	434	608	1,011	1,220
Depreciation and amortization	655	634	1,336	1,745
Income from continuing operations	1,338	1,291	2,557	1,948
All Other Operating Segments [Member]
Income Statements [Abstract]
Revenues	33,638	26,455	63,180	51,956
Operating expenses	9,957	9,230	20,434	18,141
Interest expense	2,882	2,651	5,728	5,296
Depreciation and amortization	6,313	5,549	12,581	11,019
Income from continuing operations	$ 12,684	$ 7,168	$ 20,544	$ 13,715
Sales Revenue, Services, Net [Member]
Ridgeway Significant Tenants [Abstract]
Concentration risk, percentage	100.00%	100.00%	100.00%	100.00%
Sales Revenue, Services, Net [Member] | Ridgeway [Member]
Ridgeway Significant Tenants [Abstract]
Concentration risk, percentage	9.10%	11.80%	9.70%	11.90%
Sales Revenue, Services, Net [Member] | All Other Operating Segments [Member]
Ridgeway Significant Tenants [Abstract]
Concentration risk, percentage	90.90%	88.20%	90.30%	88.10%
Assets, Total [Member]
Ridgeway Significant Tenants [Abstract]
Concentration risk, percentage	100.00%	100.00%	100.00%		100.00%
Assets, Total [Member] | Ridgeway [Member]
Ridgeway Significant Tenants [Abstract]
Concentration risk, percentage	7.10%	7.20%	7.10%		7.20%
Assets, Total [Member] | All Other Operating Segments [Member]
Ridgeway Significant Tenants [Abstract]
Concentration risk, percentage	92.90%	92.80%	92.90%		92.80%
Base Rent [Member] | Customer Concentration Risk [Member] | Ridgeway [Member]
Ridgeway Significant Tenants [Abstract]
Concentration risk, percentage	100.00%	100.00%	100.00%	100.00%
Base Rent [Member] | Customer Concentration Risk [Member] | The Stop & Shop Supermarket Company [Member] | Ridgeway [Member]
Ridgeway Significant Tenants [Abstract]
Concentration risk, percentage	21.00%	19.00%	21.00%	19.00%
Base Rent [Member] | Customer Concentration Risk [Member] | Bed, Bath & Beyond [Member] | Ridgeway [Member]
Ridgeway Significant Tenants [Abstract]
Concentration risk, percentage	14.00%	14.00%	14.00%	14.00%
Base Rent [Member] | Customer Concentration Risk [Member] | Marshall's Inc., a Division of the TJX Companies [Member] | Ridgeway [Member]
Ridgeway Significant Tenants [Abstract]
Concentration risk, percentage	11.00%	11.00%	10.00%	11.00%
Base Rent [Member] | Customer Concentration Risk [Member] | All Other Tenants at Ridgeway [Member] | Ridgeway [Member]
Ridgeway Significant Tenants [Abstract]
Concentration risk, percentage	54.00%	56.00%	55.00%	56.00%

XML

REAL ESTATE INVESTMENTS (Details)	6 Months Ended
	Apr. 30, 2018 USD ($) ft²	Apr. 30, 2017 USD ($)
Business Acquisition [Line Items]
Amortization of above-market and below-market leases	$ 265,000	$ 95,000
470 Main Street; Part of Yankee Ridge Property [Member]
Business Acquisition [Line Items]
Purchase price of property acquired	$ 3,100,000
Area of real estate property acquired | ft²	24,200
Land	$ 293,000
Building	2,786,000
470 Main Street; Part of Yankee Ridge Property [Member] | In-Place Leases [Member]
Business Acquisition [Line Items]
Intangible assets	68,000
Intangible liabilities	0
470 Main Street; Part of Yankee Ridge Property [Member] | Above/Below-Market Leases [Member]
Business Acquisition [Line Items]
Intangible assets	25,000
Intangible liabilities	43,000
Tanglewood [Member]
Business Acquisition [Line Items]
Purchase price of property acquired	$ 13,100,000
Area of real estate property acquired | ft²	27,000
Land	$ 7,525,000
Building	5,920,000
Unsecured promissory notes payable to seller	11,000,000
Tanglewood [Member] | In-Place Leases [Member]
Business Acquisition [Line Items]
Intangible assets	147,000
Intangible liabilities	0
Tanglewood [Member] | Above/Below-Market Leases [Member]
Business Acquisition [Line Items]
Intangible assets	81,000
Intangible liabilities	$ 396,000

XML

MORTGAGE NOTES PAYABLE, BANK LINES OF CREDIT AND OTHER LOANS (Details) $ in Thousands	6 Months Ended
	Apr. 30, 2018 USD ($) Bank	Apr. 30, 2017 USD ($)
Line of Credit Facility [Line Items]
Repayments of borrowings on facility	$ 4,000	$ 23,000
BNY, Wells Fargo and Bank of Montreal [Member] | Unsecured Revolving Credit Agreement [Member]
Line of Credit Facility [Line Items]
Maximum borrowing capacity	$ 100,000
Number of syndicated banks | Bank	3
Option, maximum borrowing capacity	$ 150,000
Extension period	1 year
Maturity date	Aug. 23, 2020
Covenant compliance	The Company was in compliance with such covenants at April 30, 2018
Borrowing under revolving credit facility	$ 22,700
Repayments of borrowings on facility	$ 4,000
BNY, Wells Fargo and Bank of Montreal [Member] | Unsecured Revolving Credit Agreement [Member] | Minimum [Member]
Line of Credit Facility [Line Items]
Commitment fee	0.15%
BNY, Wells Fargo and Bank of Montreal [Member] | Unsecured Revolving Credit Agreement [Member] | Maximum [Member]
Line of Credit Facility [Line Items]
Commitment fee	0.25%
BNY, Wells Fargo and Bank of Montreal [Member] | Unsecured Revolving Credit Agreement [Member] | Eurodollar [Member]
Line of Credit Facility [Line Items]
Benchmark interest rate	Eurodollar rate
BNY, Wells Fargo and Bank of Montreal [Member] | Unsecured Revolving Credit Agreement [Member] | Eurodollar [Member] | Minimum [Member]
Line of Credit Facility [Line Items]
Basis spread on variable rate	1.35%
BNY, Wells Fargo and Bank of Montreal [Member] | Unsecured Revolving Credit Agreement [Member] | Eurodollar [Member] | Maximum [Member]
Line of Credit Facility [Line Items]
Basis spread on variable rate	1.95%
BNY, Wells Fargo and Bank of Montreal [Member] | Unsecured Revolving Credit Agreement [Member] | The Bank of New York Mellon's Prime Rate [Member] | Minimum [Member]
Line of Credit Facility [Line Items]
Basis spread on variable rate	0.35%
BNY, Wells Fargo and Bank of Montreal [Member] | Unsecured Revolving Credit Agreement [Member] | The Bank of New York Mellon's Prime Rate [Member] | Maximum [Member]
Line of Credit Facility [Line Items]
Basis spread on variable rate	0.95%
BNY, Wells Fargo and Bank of Montreal [Member] | Letter of Credit [Member]
Line of Credit Facility [Line Items]
Maximum borrowing capacity	$ 10,000

XML

MORTGAGE NOTES PAYABLE, BANK LINES OF CREDIT AND OTHER LOANS, Terms of Notes Payable (Details) - USD ($) $ / shares in Units, $ in Thousands			6 Months Ended
		May 03, 2018	Apr. 30, 2018
Notes Payable [Member]
Debt Instrument [Line Items]
Principal amount			$ 11,000
Notes Payable [Member] | Long Term A [Member]
Debt Instrument [Line Items]
Principal amount			$ 1,650
Interest rate	[1]		4.91%
Interest payment terms			Quarterly
Maturity date			Mar. 29, 2030
Share price (in dollars per share)			$ 22
Notes Payable [Member] | Long Term B [Member]
Debt Instrument [Line Items]
Principal amount			$ 1,513
Interest rate	[2]		5.05%
Interest payment terms			Quarterly
Maturity date			Mar. 29, 2030
Notes Payable [Member] | Short Term Notes [Member]
Debt Instrument [Line Items]
Principal amount			$ 7,837
Interest rate	[2]		1.96%
Interest payment terms			Balloon
Maturity date			May 03, 2018
Shopping Center in Yonkers, NY [Member]
Debt Instrument [Line Items]
Purchase price of property acquired			$ 13,100
Subsequent Event [Member] | Notes Payable [Member] | Short Term Notes [Member]
Debt Instrument [Line Items]
Redemption of short-term tranche		$ 7,800

[1] Interest rate is variable and based on the level of the Company's dividend declared on the Company's Class A Common stock/divided by $22 per Class A Share.

[2] Interest rate is fixed.

XML

CONSOLIDATED JOINT VENTURES AND REDEEMABLE NONCONTROLLING INTERESTS (Details) $ in Thousands	6 Months Ended		12 Months Ended
	Apr. 30, 2018 USD ($) Property Investment shares	Apr. 30, 2017 USD ($)	Oct. 31, 2017 USD ($)	Mar. 28, 2012
Business Acquisition [Line Items]
Number of real estate joint venture investments | Investment	5
Redeemable non-controlling interests [Roll Forward]
Beginning Balance	$ 81,361	$ 18,253	$ 18,253
Change in Redemption Value	(3,102)	$ (2,300)	(666)
Initial UB High Ridge Noncontrolling Interest	0		55,217
Initial Dumont Noncontrolling Interest	0		8,557
Ending Balance	$ 78,259		$ 81,361
UB Ironbound, LP ("Ironbound") [Member]
Business Acquisition [Line Items]
Ownership interest	84.00%
UB Orangeburg, LLC [Member]
Business Acquisition [Line Items]
Ownership interest	43.50%			2.92%
Additional investment in consolidated joint venture	$ 6,500
UB Orangeburg, LLC [Member] | Class A Common Stock [Member]
Business Acquisition [Line Items]
Number of shares of common stock included in calculation of regular quarterly cash distribution equivalent to annual cash distribution to non-managing member of subsidiary (in shares) | shares	1
McLean Plaza Associates, LLC [Member]
Business Acquisition [Line Items]
Ownership interest	53.00%
Fixed annual distribution	5.05%
UB High Ridge, LLC [Member]
Business Acquisition [Line Items]
Number of commercial real estate properties owned | Property	3
Cost of acquisition	$ 5,500
Ownership interest	8.80%
Fixed annual distribution	5.46%
UB Dumont I, LLC [Member]
Business Acquisition [Line Items]
Cost of acquisition	$ 3,900
Ownership interest	31.40%
Fixed annual distribution	5.05%

XML

INVESTMENTS IN AND ADVANCES TO UNCONSOLIDATED JOINT VENTURES (Details) $ in Thousands	6 Months Ended
	Apr. 30, 2018 USD ($) ft² Subsidiary	Oct. 31, 2017 USD ($)
Schedule of Equity Method Investments [Line Items]
Investments in and advances to unconsolidated joint ventures	$ 38,083	$ 38,049
Chestnut Ridge and Plaza 59 Shopping Centers [Member]
Schedule of Equity Method Investments [Line Items]
Investments in and advances to unconsolidated joint ventures	$ 18,079	$ 18,032
Number of wholly-owned subsidiaries involved in acquisition of properties | Subsidiary	2
Ownership interest	50.00%	50.00%
Gateway Plaza [Member]
Schedule of Equity Method Investments [Line Items]
Investments in and advances to unconsolidated joint ventures	$ 6,752	$ 6,873
Ownership interest	50.00%	50.00%
Area of property | ft²	198,500
In-line space | ft²	27,000
Area of pad site recently constructed | ft²	3,500
Gateway Plaza [Member] | Non-recourse First Mortgage Payable [Member]
Schedule of Equity Method Investments [Line Items]
Fixed interest rate	4.20%
Maturity date	Mar. 01, 2024
Debt instrument, face amount	$ 12,600
Walmart in Gateway Plaza Shopping Center [Member]
Schedule of Equity Method Investments [Line Items]
Area of property | ft²	168,000
Putnam Plaza Shopping Center [Member]
Schedule of Equity Method Investments [Line Items]
Investments in and advances to unconsolidated joint ventures	$ 6,087	$ 5,968
Ownership interest	66.67%	66.67%
Area of property | ft²	189,000
Putnam Plaza Shopping Center [Member] | Non-recourse First Mortgage Payable [Member]
Schedule of Equity Method Investments [Line Items]
Fixed interest rate	4.17%
Maturity date	Oct. 01, 2024
Debt instrument, face amount	$ 18,800
Midway Shopping Center, L.P. [Member]
Schedule of Equity Method Investments [Line Items]
Investments in and advances to unconsolidated joint ventures	$ 4,589	$ 4,639
Ownership interest	11.642%	11.642%
Area of property | ft²	247,000
Percentage of voting interests acquired	25.00%
Excess of carrying amount over underlying equity allocated to real property	$ 7,400
Estimated useful life of property	39 years
Midway Shopping Center, L.P. [Member] | Non-recourse First Mortgage Payable [Member]
Schedule of Equity Method Investments [Line Items]
Fixed interest rate	4.80%
Maturity date	Dec. 31, 2027
Debt instrument, face amount	$ 28,000
Applebee's at Riverhead [Member]
Schedule of Equity Method Investments [Line Items]
Investments in and advances to unconsolidated joint ventures	$ 1,853	$ 1,814
Ownership interest	50.00%	50.00%
Area of property | ft²	5,400
Area of newly build and fully leased pad site | ft²	7,200
81 Pondfield Road Company [Member]
Schedule of Equity Method Investments [Line Items]
Investments in and advances to unconsolidated joint ventures	$ 723	$ 723
Ownership interest	20.00%	20.00%
Gateway Plaza and Applebee's at Riverhead [Member]
Schedule of Equity Method Investments [Line Items]
Number of wholly-owned subsidiaries involved in acquisition of properties | Subsidiary	2
Ownership interest	50.00%
Chestnut Ridge [Member]
Schedule of Equity Method Investments [Line Items]
Area of property | ft²	76,000
Plaza 59 Shopping Centers [Member]
Schedule of Equity Method Investments [Line Items]
Area of property | ft²	24,000

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STOCKHOLDERS' EQUITY, Authorized Stock and Restricted Stock Plan (Details) - USD ($)	3 Months Ended		6 Months Ended
	Apr. 30, 2018	Apr. 30, 2017	Apr. 30, 2018	Apr. 30, 2017	Oct. 31, 2017
Authorized Stock [Abstract]
Shares authorized (in shares)	200,000,000		200,000,000
Excess stock, shares authorized (in shares)	20,000,000		20,000,000		20,000,000
Preferred Stock, shares authorized (in shares)	50,000,000		50,000,000
Common Stock [Member]
Authorized Stock [Abstract]
Common stock, shares authorized (in shares)	30,000,000		30,000,000		30,000,000
Class A Common Stock [Member]
Authorized Stock [Abstract]
Common stock, shares authorized (in shares)	100,000,000		100,000,000		100,000,000
Restricted Stock [Member]
Non-vested shares, weighted-average grant-date fair value [Roll forward]
Unamortized restricted stock compensation	$ 16,300,000		$ 16,300,000
Weighted average period for recognizing unamortized expense			4 years 10 months 24 days
Total amounts charged to compensation expense	$ 1,118,000	$ 1,054,000	$ 2,093,000	$ 1,999,000
Restricted Stock [Member] | Common Stock [Member]
Restricted Stock Plan [Abstract]
Number of shares awarded (in shares)			152,700
Non-vest shares, number of shares [Roll forward]
Non-vested, beginning of period (in shares)			1,274,150
Granted (in shares)			152,700
Vested (in shares)			(170,950)
Forfeited (in shares)			0
Non-vested, end of period (in shares)	1,255,900		1,255,900
Non-vested shares, weighted-average grant-date fair value [Roll forward]
Non-vested, beginning of period (in dollars per share)			$ 17.02
Granted (in dollars per share)			17.70
Vested (in dollars per share)			15.78
Forfeited (in dollars per share)			0
Non-vested, end of period (in dollars per share)	$ 17.22		$ 17.22
Restricted Stock [Member] | Class A Common Stock [Member]
Restricted Stock Plan [Abstract]
Number of shares awarded (in shares)			102,800
Non-vest shares, number of shares [Roll forward]
Non-vested, beginning of period (in shares)			412,275
Granted (in shares)			102,800
Vested (in shares)			(57,200)
Forfeited (in shares)			(3,600)
Non-vested, end of period (in shares)	454,275		454,275
Non-vested shares, weighted-average grant-date fair value [Roll forward]
Non-vested, beginning of period (in dollars per share)			$ 20.60
Granted (in dollars per share)			22.10
Vested (in dollars per share)			18.07
Forfeited (in dollars per share)			22.00
Non-vested, end of period (in dollars per share)	$ 21.13		$ 21.13
Restricted Stock Plan [Member] | Common Stock [Member]
Restricted Stock Plan [Abstract]
Number of shares authorized (in shares)	350,000		350,000
Restricted Stock Plan [Member] | Class A Common Stock [Member]
Restricted Stock Plan [Abstract]
Number of shares authorized (in shares)	350,000		350,000
Restricted Stock Plan [Member] | Class A Common Shares or Common Shares [Member]
Restricted Stock Plan [Abstract]
Number of shares authorized (in shares)	3,800,000		3,800,000
Restricted Stock Plan [Member] | Restricted Stock [Member] | Class A Common Shares or Common Shares [Member]
Restricted Stock Plan [Abstract]
Number of shares authorized (in shares)	4,500,000		4,500,000
Grant date fair value			$ 5,000,000

XML

STOCKHOLDERS' EQUITY, Share Repurchase Program and Preferred Stock (Details) $ / shares in Units, $ in Thousands	6 Months Ended		12 Months Ended
	Apr. 30, 2018 USD ($) Quarter Director $ / shares shares	Apr. 30, 2017 USD ($)	Oct. 31, 2017
Equity, Class of Treasury Stock [Line Items]
Proceeds received from sale of Class A Common Stock | $	$ 99	$ 103
Current Program [Member]
Equity, Class of Treasury Stock [Line Items]
Number of shares authorized to be repurchased (in shares)	2,000,000
Common Stock [Member] | Share Repurchase Program [Member]
Equity, Class of Treasury Stock [Line Items]
Number of shares repurchased since inception of all repurchase programs (in shares)	4,600
Class A Common Stock [Member]
Equity, Class of Treasury Stock [Line Items]
Number of shares repurchased (in shares)	6,660
Class A Common Stock [Member] | Share Repurchase Program [Member]
Equity, Class of Treasury Stock [Line Items]
Number of shares repurchased (in shares)	195,413
Number of shares repurchased since inception of all repurchase programs (in shares)	919,991
Class A Common Stock [Member] | Current Program [Member]
Equity, Class of Treasury Stock [Line Items]
Number of shares repurchased (in shares)	6,660
Stock repurchase price per share (in dollars per share) | $ / shares	$ 17.94
Series G Senior Redeemable Preferred Stock [Member]
Equity, Class of Treasury Stock [Line Items]
Preferred stock, redemption price per share (in dollars per share) | $ / shares	$ 25.00
Number of quarters with cumulative arrearage of quarterly dividends to trigger the election of additional board members by holders of preferred stock | Quarter	6
Number of directors redeemable preferred stockholders are entitled to elect | Director	2
Preferred stock, dividend rate	6.75%		6.75%
Preferred stock, redemption date	Oct. 28, 2019
Series H Preferred Stock [Member]
Equity, Class of Treasury Stock [Line Items]
Preferred stock, redemption price per share (in dollars per share) | $ / shares	$ 25.00
Number of quarters with cumulative arrearage of quarterly dividends to trigger the election of additional board members by holders of preferred stock | Quarter	6
Number of directors redeemable preferred stockholders are entitled to elect | Director	2
Preferred stock, dividend rate	6.25%		6.25%
Preferred stock, redemption date	Sep. 18, 2022

XML

FAIR VALUE MEASUREMENTS (Details) - USD ($) $ in Thousands	6 Months Ended	12 Months Ended
	Apr. 30, 2018	Oct. 31, 2017	Oct. 31, 2016
Redeemable Noncontrolling Interest [Line Items]
Increase (decrease) in redemption value of noncontrolling interest	$ 3,102
Estimated fair value of mortgage notes payable and other loans	294,000	$ 296,000
Recurring [Member]
Assets [Abstract]
Interest Rate Swap Agreement	6,292	3,316
Available-for-sale Securities	22
Liabilities [Abstract]
Interest Rate Swap Agreement	0	574
Redeemable noncontrolling interests	78,259	81,361
Recurring [Member] | Quoted Prices in Active Markets for Identical Assets (Level 1) [Member]
Assets [Abstract]
Interest Rate Swap Agreement	0	0
Available-for-sale Securities	22
Liabilities [Abstract]
Interest Rate Swap Agreement	0	0
Redeemable noncontrolling interests	21,323	23,709
Recurring [Member] | Significant Other Observable Inputs (Level 2) [Member]
Assets [Abstract]
Interest Rate Swap Agreement	6,292	3,316
Available-for-sale Securities	0
Liabilities [Abstract]
Interest Rate Swap Agreement	0	574
Redeemable noncontrolling interests	53,788	53,788
Recurring [Member] | Significant Unobservable Inputs (Level 3) [Member]
Assets [Abstract]
Interest Rate Swap Agreement	0	0
Available-for-sale Securities	0
Liabilities [Abstract]
Interest Rate Swap Agreement	0	0
Redeemable noncontrolling interests	3,148	3,864	$ 3,846
UB Ironbound, LP ("Ironbound") [Member]
Redeemable Noncontrolling Interest [Line Items]
Increase (decrease) in redemption value of noncontrolling interest	$ (716)	$ 18

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COMMITMENTS AND CONTINGENCIES (Details) $ in Millions	6 Months Ended
	Apr. 30, 2018 USD ($)
COMMITMENTS AND CONTINGENCIES [Abstract]
Commitments for capital improvements to properties and tenant related obligations	$ 5.3

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SUBSEQUENT EVENTS (Details) - USD ($) $ / shares in Units, $ in Thousands		3 Months Ended		6 Months Ended
	Jun. 04, 2018	Apr. 30, 2018	Apr. 30, 2017	Apr. 30, 2018	Apr. 30, 2017
Subsequent Event [Line Items]
Gain on sale of properties				$ 0	$ (19,460)
Repayments of borrowings on facility				$ 4,000	$ 23,000
Common Stock [Member]
Subsequent Event [Line Items]
Cash dividends declared (in dollars per share)		$ 0.24	$ 0.235	$ 0.48	$ 0.47
Common Class A [Member]
Subsequent Event [Line Items]
Cash dividends declared (in dollars per share)		$ 0.27	$ 0.265	$ 0.54	$ 0.53
Subsequent Event [Member] | Dividend Declared [Member]
Subsequent Event [Line Items]
Dividend payable, date declared	Jun. 04, 2018
Cash dividends declared (in dollars per share)	$ 0.27
Dividends payable, date to be paid	Jul. 20, 2018
Dividends payable, record date	Jul. 06, 2018
Subsequent Event [Member] | Dividend Declared [Member] | Common Stock [Member]
Subsequent Event [Line Items]
Dividend payable, date declared	Jun. 04, 2018
Cash dividends declared (in dollars per share)	$ 0.24
Dividends payable, date to be paid	Jul. 20, 2018
Dividends payable, record date	Jul. 06, 2018