0001029800-19-000032.txt : 20190607 0001029800-19-000032.hdr.sgml : 20190607 20190607163541 ACCESSION NUMBER: 0001029800-19-000032 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 5 CONFORMED PERIOD OF REPORT: 20190607 ITEM INFORMATION: Results of Operations and Financial Condition ITEM INFORMATION: Regulation FD Disclosure ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20190607 DATE AS OF CHANGE: 20190607 FILER: COMPANY DATA: COMPANY CONFORMED NAME: URSTADT BIDDLE PROPERTIES INC CENTRAL INDEX KEY: 0001029800 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 042458042 STATE OF INCORPORATION: MD FISCAL YEAR END: 1031 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-12803 FILM NUMBER: 19886140 BUSINESS ADDRESS: STREET 1: C/O URSTADT BIDDLE PROPERTIES INC. STREET 2: 321 RAILROAD AVENUE CITY: GREENWICH STATE: CT ZIP: 06830 BUSINESS PHONE: 2038638200 MAIL ADDRESS: STREET 1: 321 RAILROAD AVENUE CITY: GREENWICH STATE: CT ZIP: 06830 FORMER COMPANY: FORMER CONFORMED NAME: HRE PROPERTIES INC DATE OF NAME CHANGE: 19961230 8-K 1 form8k2q2019supplemental.htm FORM 8-K REGULATION FD DISCLOSURE SUPPLEMENTAL PACKAGE 2Q 2019

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, DC 20549 
__________________

FORM 8-K
__________________

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the
Securities Exchange Act of 1934
Date of report (Date of earliest event reported): June 7, 2019

__________________

URSTADT BIDDLE PROPERTIES INC.
(Exact Name of Registrant as Specified in Charter)
__________________

STATE OF MARYLAND
(State or Other Jurisdiction
of Incorporation)
1-12803
(Commission File Number)
04-2458042
(I.R.S. Employer
Identification No.)

321 Railroad Avenue, Greenwich, CT
(Address of Principal Executive Offices)
 
06830
(Zip Code)

(203) 863-8200
(Registrant's telephone number, including area code)
N/A
(Former Name or Former address, if Changed Since Last Report)
__________________
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):
 
 
Written communication pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
 
 
Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
 
 
Pre-commencement communication pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
 
 
Pre-commencement communication pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

 Securities registered pursuant to Section 12(b) of the Act:    

 
Title of each class
 
Trading Symbol(s)
 
Name of each exchange on which registered
 
 
 
 
 
Common Stock, par value $.01 per share
 
UBP
 
New York Stock Exchange
 
 
 
 
 
Class A Common Stock, par value $.01 per share
 
UBA
 
New York Stock Exchange
 
 
 
 
 
6.75% Series G Cumulative Preferred Stock
 
UBPPRG
 
New York Stock Exchange
 
 
 
 
 
6.25% Series H Cumulative Preferred Stock
 
UBPPRH
 
New York Stock Exchange
 
 
 
 
 
Common Stock Rights to Purchase Preferred Shares
 
N/A
 
New York Stock Exchange
 
 
 
 
 
Class A Common Stock Rights to Purchase Preferred Shares
 
N/A
 
New York Stock Exchange


Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (17 CFR §230.405) or Rule 12b-2 of the Securities Exchange Act of 1934 (17 CFR §240.12b-2).

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.


Item 2.02           Results of Operations and Financial Condition.
Supplemental Information Package referenced in Item 7.01 below is incorporated herein by reference.
Item 7.01           Regulation FD Disclosure.
On June 7, 2019, Urstadt Biddle Properties Inc. (the “Company”) disclosed a supplemental information package on its corporate website in connection with its second quarter ended April 30, 2019.  A copy of the supplemental information package is furnished with this report as Exhibit 99.1.  Such information shall not be deemed “filed” for any purpose of Section 18 of the Securities Exchange Act of 1934, as amended, and is not incorporated by reference into any filing of the Company, whether made before or after the date hereof, regardless of any general incorporation language in such filing.
Item 9.01   Financial Statements and Exhibits.
(a)
Not applicable
(b)
Not applicable
(c)
Not applicable.
(d)
The following exhibit is furnished as part of this report:


SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
Date:   June 7, 2019
URSTADT BIDDLE PROPERTIES INC.
 
(Registrant)
   
   
  /s/ John T. Hayes
 
John T. Hayes
 
Senior Vice President & Chief Financial Officer
EX-99.1 2 exhibit99_1.htm EXHIBIT 99.1 SUPPLEMENTAL INFORMATION PACKAGE Q2 2019
EXHIBIT 99.1



URSTADT BIDDLE PROPERTIES INC.
SUPPLEMENTAL INFORMATION
April 30, 2019
 

 
 

URSTADT BIDDLE PROPERTIES INC
321 RAILROAD AVENUE
GREENWICH, CT 06830 203‐863‐8200



URSTADT BIDDLE PROPERTIES INC.
SUPPLEMENTAL INFORMATION
April 30, 2019
 

TABLE OF CONTENTS

 1.
 PROPERTY PORTFOLIO
   
 2.
 INVESTMENT PROPERTY SAME STORE OPERATING INCOME – THREE AND SIX MONTHS PERIOD ENDED April 30, 2019 AND 2018
   
 3.
 NEW AND RENEWAL LEASING STATISTICS – ROLLING 4 QUARTERS ENDED APRIL 30, 2019




URSTADT BIDDLE PROPERTIES INC.
PROPERTY PORTFOLIO - DETAIL
April 30, 2019
 

                                                                                 
Property Demographics ₁
 
                                                                     
3-Mile Radius
 
                           
Gross Leasable Area
   
Percentage Leased
   
Annualized Base Rent PSF for Leased Space
   
Total
   
Number of
   
Average Household
   
Median Household
 
Property Location
 
Property Name
   
Anchor Tenant's
   
% Owned
   
Year Acquired
   
Anchors
   
Shops
   
Total
   
Anchors
   
Shops
   
Total
   
Anchors
   
Shops
   
Total
   
Population
   
Households
   
Income
   
Income
 
Connecticut
                                                                                                     
Stamford
 
Ridgeway
   
Stop & Shop Supermarket
     
100
%
   
2002
     
72,000
     
302,111
     
374,111
     
100.00
%
   
96.66
%
   
97.31
%
 
$
30.46
   
$
30.02
   
$
30.11
     
141,844
     
55,761
     
150,035
     
106,806
 
Stratford
 
The Dock
   
Stop & Shop Supermarket / BJ's Wholesale
     
100
%
   
2005
     
167,754
     
110,731
     
278,485
     
100.00
%
   
100.00
%
   
100.00
%
 
$
16.93
   
$
20.71
   
$
18.44
     
86,188
     
35,103
     
87,634
     
70,304
 
New Milford
 
New Milford Plaza
   
Wal-Mart / Stop & Shop Supermarket
     
100
%
   
2010
     
177,028
     
58,216
     
235,244
     
100.00
%
   
91.41
%
   
97.87
%
 
$
6.52
   
$
15.01
   
$
8.49
     
14,557
     
6,151
     
109,231
     
84,777
 
Danbury₂
 
Danbury Square
   
Christmas Tree Shops
     
100
%
   
1995
     
47,555
     
146,407
     
193,962
     
100.00
%
   
97.01
%
   
97.74
%
 
$
24.90
   
$
16.03
   
$
18.26
     
62,983
     
23,154
     
90,816
     
72,679
 
Darien
 
Goodwives
   
Stop & Shop Supermarket
     
100
%
   
1998
     
42,083
     
53,674
     
95,757
     
100.00
%
   
100.00
%
   
100.00
%
 
$
33.99
   
$
37.79
   
$
36.12
     
68,123
     
25,445
     
195,807
     
127,060
 
Stamford
 
High Ridge Center
   
Trader Joe's Supermarket/DSW Shoe Warehouse
     
11
%
   
2017
     
37,211
     
49,964
     
87,175
     
100.00
%
   
100.00
%
   
100.00
%
 
$
32.52
   
$
58.96
   
$
47.67
     
54,638
     
20,718
     
209,748
     
151,078
 
New Milford
 
Veteran's Plaza
   
Big Y Supermarket
     
100
%
   
2008
     
55,450
     
25,821
     
81,271
     
100.00
%
   
74.90
%
   
92.02
%
 
$
7.95
   
$
19.39
   
$
10.91
     
17,080
     
7,110
     
103,760
     
82,798
 
Orange
 
Orange Meadows
   
Trader Joe's Supermarket
     
100
%
   
2003
     
11,553
     
65,964
     
77,517
     
100.00
%
   
75.45
%
   
79.11
%
 
$
22.03
   
$
18.62
   
$
19.26
     
51,889
     
21,534
     
110,118
     
92,442
 
Stamford
 
Newfield Green
   
Grade A Market
     
100
%
   
2016
     
30,780
     
43,308
     
74,088
     
100.00
%
   
89.59
%
   
93.92
%
 
$
21.86
   
$
50.64
   
$
37.91
     
135,092
     
53,041
     
146,350
     
103,754
 
New Milford
 
Fairfield Plaza
   
Staples
     
100
%
   
2011
     
20,388
     
51,599
     
71,987
     
100.00
%
   
38.98
%
   
56.26
%
 
$
14.00
   
$
15.37
   
$
14.68
     
15,055
     
6,350
     
109,673
     
85,261
 
Fairfield
 
Fairfield Center
   
Marshalls
     
100
%
   
2011
     
32,714
     
28,939
     
61,653
     
100.00
%
   
100.00
%
   
100.00
%
 
$
22.28
   
$
23.77
   
$
22.98
     
75,472
     
27,670
     
139,372
     
98,163
 
Ridgefield
 
Ridgefield
     
N/A
     
100
%
   
1998
     
-
     
61,870
     
61,870
     
0.00
%
   
96.46
%
   
96.46
%
 
$
-
   
$
25.29
   
$
25.29
     
21,367
     
8,010
     
240,260
     
161,072
 
Greenwich Offices
 
Various
   
Various
     
100
%
 
Various
     
-
     
58,107
     
58,107
     
0.00
%
   
96.53
%
   
96.53
%
 
$
-
   
$
32.06
   
$
32.06
     
71,502
     
26,826
     
202,331
     
128,331
 
Greenwich
 
Cos Cob Commons
   
CVS
     
100
%
   
2014
     
15,629
     
32,018
     
47,647
     
100.00
%
   
98.23
%
   
98.81
%
 
$
63.85
   
$
40.76
   
$
48.43
     
65,349
     
24,506
     
231,151
     
143,730
 
Westport
 
Greens Farm
     
N/A
     
100
%
   
2003
     
-
     
39,654
     
39,654
     
0.00
%
   
55.45
%
   
55.45
%
 
$
-
   
$
28.74
   
$
28.74
     
32,646
     
12,221
     
291,970
     
176,113
 
Greenwich
 
Kings Shopping Center
   
Kings Supermarket
     
100
%
   
2014
     
18,432
     
20,846
     
39,278
     
100.00
%
   
93.14
%
   
96.36
%
 
$
27.50
   
$
38.37
   
$
33.08
     
102,757
     
41,202
     
163,205
     
111,227
 
Derby
 
Aldi Square
   
Aldi Supermarket
     
100
%
   
2017
     
19,069
     
19,859
     
38,928
     
100.00
%
   
88.67
%
   
94.22
%
 
$
9.47
   
$
21.22
   
$
15.11
     
54,292
     
22,677
     
84,621
     
70,782
 
Danbury
 
Airport Plaza
   
Buffalo Wild Wings
     
100
%
   
2002
     
8,116
     
24,572
     
32,688
     
100.00
%
   
100.00
%
   
100.00
%
 
$
29.65
   
$
28.55
   
$
28.82
     
54,899
     
19,970
     
93,489
     
73,702
 
Bethel
 
The Hub
   
Rite Aid & Nutmeg Liquors
     
100
%
   
2014
     
21,480
     
9,460
     
30,940
     
100.00
%
   
100.00
%
   
100.00
%
 
$
21.65
   
$
24.52
   
$
22.53
     
64,897
     
23,850
     
87,496
     
69,035
 
Stamford
 
970 High Ridge
   
FedEx Office
     
100
%
   
2016
     
6,734
     
20,599
     
27,333
     
100.00
%
   
100.00
%
   
100.00
%
 
$
42.00
   
$
30.28
   
$
33.17
     
61,116
     
23,905
     
200,165
     
143,703
 
Ridgefield
 
Yankee Ridge Center
     
N/A
     
100
%
   
2018
     
-
     
22,957
     
22,957
     
0.00
%
   
88.95
%
   
88.95
%
 
$
-
   
$
27.25
   
$
27.25
     
21,188
     
7,953
     
240,158
     
161,234
 
Greenwich
 
Cos Cob Plaza
   
Jos. A Banks Clothing
     
100
%
   
2013
     
4,025
     
10,880
     
14,905
     
100.00
%
   
100.00
%
   
100.00
%
 
$
41.00
   
$
43.35
   
$
42.72
     
75,863
     
29,029
     
213,902
     
132,169
 
Monroe
 
Starbuck's Plaza
   
Starbucks
     
100
%
   
2007
     
1,658
     
8,483
     
10,141
     
100.00
%
   
100.00
%
   
100.00
%
 
$
38.50
   
$
25.30
   
$
27.46
     
15,701
     
5,678
     
182,824
     
133,549
 
Greenwich
 
Greenwich Commons
   
Wells Fargo
     
100
%
   
2013
     
2,400
     
7,344
     
9,744
     
100.00
%
   
100.00
%
   
100.00
%
 
$
80.00
   
$
84.89
   
$
83.69
     
71,502
     
26,826
     
202,331
     
128,331
 
Greenwich
 
Old Greenwich - CVS
   
CVS
     
11
%
   
2017
     
8,000
     
-
     
8,000
     
100.00
%
   
0.00
%
   
100.00
%
 
$
30.17
   
$
-
   
$
30.17
     
100,246
     
40,188
     
163,419
     
111,467
 
Stamford
 
High Ridge - Chase
   
Chase Bank
     
11
%
   
2017
     
4,160
     
-
     
4,160
     
100.00
%
   
0.00
%
   
100.00
%
 
$
74.08
   
$
-
   
$
74.08
     
54,638
     
20,718
     
209,748
     
151,078
 
Unionville
 
Unionville Family Restaurant
   
Unionville Family Restaurant
     
100
%
   
2013
     
2,530
     
-
     
2,530
     
100.00
%
   
0.00
%
   
100.00
%
 
$
21.98
   
$
-
   
$
21.98
     
27,741
     
11,277
     
168,379
     
125,357
 
                                   
806,749
     
1,273,383
     
2,080,132
     
100.0
%
   
91.6
%
   
94.9
%
 
$
19.95
   
$
28.41
   
$
24.95
                                 
                                                                                                                                       
New York
                                                                                                                                     
Brewster
 
Lakeview Plaza
   
Acme Supermarket
     
100
%
   
2018
     
45,366
     
131,663
     
177,029
     
100.0
%
   
63.1
%
   
72.6
%
 
$
9.50
   
$
22.53
   
$
17.93
     
14,843
     
5,519
     
130,806
     
105,158
 
Carmel
 
Carmel ShopRite Center
   
ShopRite Supermarket
     
100
%
   
1995
     
48,806
     
95,497
     
144,303
     
100.0
%
   
92.1
%
   
94.8
%
 
$
12.00
   
$
13.92
   
$
13.24
     
19,025
     
7,113
     
119,676
     
96,839
 
Ossining
 
Arcadian
   
Stop & Shop Supermarket
     
100
%
   
1998
     
64,858
     
72,399
     
137,257
     
100.0
%
   
100.0
%
   
100.0
%
 
$
20.88
   
$
25.35
   
$
23.24
     
40,079
     
13,506
     
154,388
     
111,476
 
Somers
 
Somers Commons
   
Home Goods
     
100
%
   
2003
     
30,000
     
104,760
     
134,760
     
100.0
%
   
95.3
%
   
96.3
%
 
$
19.00
   
$
22.55
   
$
21.73
     
36,448
     
13,720
     
145,558
     
112,652
 
Yorktown3
 
Staples Plaza
   
Staples
     
100
%
   
2005
     
15,322
     
105,434
     
120,756
     
100.0
%
   
89.2
%
   
90.5
%
 
$
18.15
   
$
19.63
   
$
19.42
     
35,057
     
12,538
     
160,304
     
118,229
 
Somers
 
Towne Centre at Somers
   
CVS
     
100
%
   
1999
     
14,013
     
66,401
     
80,414
     
100.0
%
   
92.5
%
   
93.8
%
 
$
29.04
   
$
29.13
   
$
29.12
     
21,214
     
8,270
     
178,093
     
124,563
 
Orangeburg
 
Orangetown Shopping Center
   
CVS
     
45
%
   
2012
     
12,410
     
61,868
     
74,278
     
100.0
%
   
84.4
%
   
87.0
%
 
$
29.98
   
$
19.46
   
$
21.48
     
41,857
     
13,899
     
178,942
     
120,337
 
Eastchester
 
Eastchester Mall
   
Acme Supermarket
     
100
%
   
1997
     
29,754
     
40,132
     
69,886
     
100.0
%
   
100.0
%
   
100.0
%
 
$
10.00
   
$
39.10
   
$
26.71
     
113,782
     
43,462
     
238,056
     
157,825
 
Yonkers
 
McLean Shopping Center
   
Acme Supermarket
     
53
%
   
2014
     
35,000
     
22,989
     
57,989
     
100.0
%
   
100.0
%
   
100.0
%
 
$
2.20
   
$
51.91
   
$
21.91
     
559,725
     
210,360
     
75,918
     
56,529
 
Briarcliff Manor4
 
Chilmark
   
CVS
     
100
%
   
2001
     
13,900
     
32,838
     
46,738
     
100.0
%
   
90.9
%
   
93.6
%
 
$
36.00
   
$
32.04
   
$
33.30
     
44,727
     
15,159
     
166,128
     
119,401
 
Rye
 
Rye Portfolio
     
N/A
     
100
%
   
2004
     
-
     
38,682
     
38,682
     
0.0
%
   
100.0
%
   
100.0
%
 
$
-
   
$
38.23
   
$
38.23
     
81,291
     
28,687
     
184,337
     
120,135
 
Ossining
 
Rockledge
   
Westchester Community College
     
100
%
   
1999
     
12,558
     
16,449
     
29,007
     
100.0
%
   
78.9
%
   
88.1
%
 
$
17.25
   
$
23.12
   
$
20.24
     
40,079
     
13,506
     
154,388
     
111,476
 
Katonah
 
Village Commons
   
Katonah Pharmacy
     
100
%
   
2010
     
2,836
     
25,152
     
27,988
     
100.0
%
   
86.7
%
   
88.1
%
 
$
42.75
   
$
38.88
   
$
39.33
     
14,779
     
4,877
     
239,255
     
152,230
 
Yonkers
 
Tanglewood Shopping Center
   
Autozone
     
100
%
   
2018
     
8,300
     
18,675
     
26,975
     
100.0
%
   
100.0
%
   
100.0
%
 
$
31.08
   
$
37.26
   
$
35.36
     
136,412
     
52,723
     
190,471
     
132,984
 
Harrison
 
Harrison Shopping Center
   
Key Food
     
100
%
   
2015
     
12,018
     
14,175
     
26,193
     
100.0
%
   
94.9
%
   
97.3
%
 
$
22.83
   
$
41.12
   
$
32.49
     
70,310
     
25,203
     
215,856
     
137,867
 
Pelham
 
Pelham
   
Mason Supermarket
     
100
%
   
2006
     
10,000
     
14,915
     
24,915
     
100.0
%
   
100.0
%
   
100.0
%
 
$
20.00
   
$
39.57
   
$
31.72
     
319,545
     
120,943
     
92,562
     
67,535
 
Eastchester
 
Eastchester Plaza
   
CVS
     
100
%
   
2012
     
13,506
     
10,195
     
23,701
     
100.0
%
   
100.0
%
   
100.0
%
 
$
30.50
   
$
37.64
   
$
33.57
     
178,526
     
69,448
     
173,645
     
121,195
 
Somers
 
Heritage 202
   
Putnam County Savings Bank
     
100
%
   
1992
     
3,184
     
16,074
     
19,258
     
100.0
%
   
100.0
%
   
100.0
%
 
$
45.50
   
$
28.52
   
$
31.33
     
21,692
     
8,413
     
175,912
     
123,495
 
Bronxville & Yonkers
   
N/A
   
People's United Bank / JP Morgan Chase Bank
     
100
%
   
2008 & 2009
     
16,527
     
2,278
     
18,805
     
100.0
%
   
100.0
%
   
100.0
%
 
$
27.25
   
$
32.50
   
$
27.89
     
254,868
     
97,349
     
95,179
     
77,713
 
Carmel
 
Friendly's - Carmel
     
N/A
     
100
%
   
2013
     
-
     
3,660
     
3,660
     
0.0
%
   
0.0
%
   
0.0
%
 
$
-
   
$
-
   
$
-
     
21,144
     
7,864
     
117,180
     
95,051
 
Kingston
 
Kingston
   
Taste of Italy
     
100
%
   
2013
     
3,372
     
-
     
3,372
     
100.0
%
   
0.0
%
   
100.0
%
 
$
25.65
   
$
-
   
$
25.65
     
18,543
     
8,137
     
64,377
     
50,492
 
New City
 
New City Pad
   
Putnam County Savings Bank
     
75
%
   
2018
     
2,596
     
-
     
2,596
     
100.0
%
   
0.0
%
   
100.0
%
 
$
47.80
   
$
-
   
$
47.80
     
66,599
     
20,302
     
156,424
     
124,458
 
                                     
394,326
     
894,236
     
1,288,562
     
100.0
%
   
88.7
%
   
92.1
%
 
$
18.16
   
$
26.40
   
$
23.66
                                 
 Note 1 - Demographics provided by Applied Geographic Solutions, 4/2018                                                    
 Note 2 - Leased square footage includes 65,700 of square feet for former Toy's "R" Us and Babies "R" Us space now owned by BFRI, LLC at zero rent                                                    
Note 3 - Property is shadow anchored by a BJ's Wholesale Club
                                                   
Note 4 - Property is shadow anchored by an Acme Supermarket
 
                                                 
                                                                                                                                         
New Jersey
                                                                                                                                       
Midland Park
 
Midland Park Shopping Center
   
Kings Supermarket
     
100
%
   
2015
     
29,550
     
100,775
     
130,325
     
100.0
%
   
96.1
%
   
97.0
%
 
$
21.29
   
$
25.87
   
$
24.80
     
109,808
     
39,080
     
200,521
     
146,928
 
Pompton Lakes
 
Pompton Lakes Town Square
     
N/A
     
100
%
   
2015
     
62,845
     
62,368
     
125,213
     
0.0
%
   
93.2
%
   
46.4
%
 
$
-
   
$
22.87
   
$
22.87
     
56,465
     
21,737
     
125,529
     
101,840
 
New Providence
 
Village Shopping Center
   
Acme Supermarket
     
100
%
   
2013
     
45,464
     
63,163
     
108,627
     
100.0
%
   
100.0
%
   
100.0
%
 
$
22.75
   
$
33.13
   
$
28.79
     
65,171
     
23,282
     
251,533
     
169,419
 
Newark
 
Ferry Plaza
   
Seabra Foods
     
84
%
   
2008
     
63,433
     
44,435
     
107,868
     
100.0
%
   
91.2
%
   
96.4
%
 
$
14.27
   
$
34.47
   
$
22.15
     
215,114
     
73,980
     
62,397
     
47,096
 
Wayne
 
Valley Ridge
   
Whole Foods
     
100
%
   
1992
     
40,000
     
64,625
     
104,625
     
100.0
%
   
92.6
%
   
95.4
%
 
$
16.50
   
$
32.08
   
$
25.84
     
118,957
     
39,968
     
110,130
     
85,858
 
Emerson
 
Shop Rite Plaza
   
ShopRite Supermarket
     
100
%
   
2007
     
53,450
     
39,212
     
92,662
     
100.0
%
   
53.8
%
   
80.4
%
 
$
9.20
   
$
29.85
   
$
15.04
     
94,557
     
32,795
     
173,651
     
129,160
 
Kinnelon
 
Meadtown Shopping Center
   
Marshall's
     
100
%
   
2015
     
24,511
     
52,360
     
76,871
     
100.0
%
   
100.0
%
   
100.0
%
 
$
16.00
   
$
25.48
   
$
22.46
     
32,720
     
13,257
     
127,823
     
104,719
 
Dumont
 
Washington Commons
   
Stop & Shop Supermarket
     
36
%
   
2017
     
44,282
     
29,905
     
74,187
     
100.0
%
   
97.8
%
   
99.1
%
 
$
19.45
   
$
28.77
   
$
23.16
     
151,520
     
51,669
     
157,948
     
118,881
 
Boonton
 
Boonton Acme Center
   
Acme Supermarket
     
100
%
   
2014
     
49,463
     
13,278
     
62,741
     
100.0
%
   
100.0
%
   
100.0
%
 
$
21.37
   
$
33.86
   
$
24.02
     
49,019
     
19,135
     
161,858
     
122,654
 
Bloomfield
 
Bloomfield Crossing
   
Walgreen's / Superfresh Supermarket
     
100
%
   
2014
     
42,548
     
16,688
     
59,236
     
100.0
%
   
85.3
%
   
95.9
%
 
$
13.04
   
$
32.86
   
$
18.01
     
315,879
     
122,723
     
93,191
     
74,350
 
Wyckoff
 
Cedar Hill Shopping Center
   
Walgreen's
     
100
%
   
2015
     
15,960
     
27,410
     
43,370
     
100.0
%
   
90.5
%
   
94.0
%
 
$
22.46
   
$
31.27
   
$
27.82
     
82,065
     
29,434
     
202,691
     
145,278
 
Passaic
 
Van Houton Farms
     
N/A
     
100
%
   
2017
     
30,569
     
5,950
     
36,519
     
0.0
%
   
100.0
%
   
16.3
%
 
$
-
   
$
29.39
   
$
29.39
     
287,060
     
99,901
     
95,493
     
76,636
 
Waldwick
 
Waldwick Plaza
   
United States Postal Service
     
100
%
   
2017
     
5,567
     
20,954
     
26,521
     
100.0
%
   
100.0
%
   
100.0
%
 
$
25.00
   
$
25.93
   
$
25.74
     
78,990
     
27,271
     
226,218
     
158,515
 
Waldwick
 
Waldwick Rite Aid
   
Rite Aid
     
100
%
   
2007
     
20,000
     
-
     
20,000
     
100.0
%
   
0.0
%
   
100.0
%
 
$
26.22
   
$
-
   
$
26.22
     
77,970
     
26,946
     
227,939
     
158,405
 
Bernardsville
 
Bernards Square Office Building
     
N/A
     
100
%
   
2013
     
-
     
14,405
     
14,405
     
0.0
%
   
100.0
%
   
100.0
%
 
$
-
   
$
25.12
   
$
25.12
     
19,059
     
6,593
     
207,918
     
145,235
 
Chester
 
Rainbow Childcare Center
   
Rainbow Child Care Center
     
100
%
   
2013
     
9,120
     
-
     
9,120
     
100.0
%
   
0.0
%
   
100.0
%
 
$
19.00
   
$
-
   
$
19.00
     
10,003
     
3,448
     
263,871
     
178,921
 
Fort Lee
 
H-Mart Plaza
   
H-Mart
     
100
%
   
2015
     
7,000
     
-
     
7,000
     
100.0
%
   
0.0
%
   
100.0
%
 
$
40.01
   
$
-
   
$
40.01
     
551,047
     
213,046
     
90,120
     
63,877
 
Bloomfield
 
Friendly's - Bloomfield
   
Friendly's
     
100
%
   
2013
     
2,630
     
-
     
2,630
     
100.0
%
   
0.0
%
   
100.0
%
 
$
45.46
   
$
-
   
$
45.46
     
199,320
     
78,935
     
128,264
     
100,760
 
Hillsdale
 
Friendly's - Hillsdale
   
Friendly's
     
100
%
   
2013
     
2,457
     
-
     
2,457
     
100.0
%
   
0.0
%
   
100.0
%
 
$
35.87
   
$
-
   
$
35.87
     
77,718
     
27,251
     
187,962
     
137,224
 
                                     
548,849
     
555,528
     
1,104,377
     
83.0
%
   
92.7
%
   
87.9
%
 
$
18.16
   
$
28.79
   
$
23.80
                                 
                                                                                                                                         
New Hampshire
                                                                                                                                       
Newington
 
Newington Plaza
   
Savers
     
100
%
   
1979
     
27,167
     
74,936
     
102,103
     
100.0
%
   
86.5
%
   
90.1
%
 
$
10.80
   
$
18.87
   
$
16.48
     
20,642
     
10,465
     
102,930
     
82,244
 
                                                                                                                                         
Total Consolidated
                                   
1,777,091
     
2,798,083
     
4,575,174
     
94.7
%
   
90.7
%
   
92.30
%
 
$
18.90
   
$
27.61
   
$
24.14
                                 
                                                                                                                                         
Unconsolidated Joint Ventures
                                                                                                                                       
Scarsdale, NY
 
Midway Shopping Center
   
ShopRite Supermarket
     
12
%
   
2010
     
73,758
     
176,009
     
249,767
     
100.0
%
   
93.5
%
   
95.44
%
 
$
15.65
   
$
32.06
   
$
26.98
     
331,285
     
127,037
     
99,550
     
74,627
 
Riverhead, NY
 
Gateway Plaza
   
Walmart
     
50
%
   
2014
     
167,951
     
30,350
     
198,301
     
100.0
%
   
100.0
%
   
100.00
%
 
$
6.15
   
$
25.16
   
$
9.06
     
19,838
     
7,504
     
88,939
     
57,963
 
Carmel, NY
 
Putnam Plaza
   
Tops Markets
     
67
%
   
2010
     
60,858
     
128,536
     
189,394
     
100.0
%
   
91.3
%
   
94.09
%
 
$
7.98
   
$
18.91
   
$
15.18
     
19,316
     
7,165
     
119,969
     
99,074
 
Montvale, NJ
 
Chestnut Ridge
   
The Fresh Market
     
50
%
   
2013
     
19,205
     
57,130
     
76,335
     
100.0
%
   
88.8
%
   
91.60
%
 
$
24.34
   
$
31.02
   
$
29.19
     
54,758
     
19,156
     
210,346
     
146,904
 
Riverhead, NY
 
Applebee's Plaza
   
Applebee's
     
50
%
   
2014
     
5,363
     
7,200
     
12,563
     
100.0
%
   
100.0
%
   
100.00
%
 
$
26.90
   
$
33.28
   
$
30.55
     
19,838
     
7,504
     
88,939
     
57,963
 
Total Unconsolidated
                                   
327,135
     
399,225
     
726,360
     
100.0
%
   
92.7
%
   
96.01
%
 
$
10.04
   
$
27.21
   
$
19.15
                                 
                                                                             

                                                       
Total Core Portfolio
                                   
2,104,226
     
3,197,308
     
5,301,534
     
95.6
%
   
91.0
%
   
92.81
%
 
$
17.46
   
$
27.56
   
$
23.43
                                 
                                                                                                                                         
Note 1 - Demographics provided by Applied Geographic Solutions, 4/2018
                                                                                                 
Note 2 - Leased square footage includes 65,700 of square feet for former Toy's "R" Us and Babies "R" Us space now owned by BFRI, LLC at zero rent
                                                 

1


URSTADT BIDDLE PROPERTIES INC.
CORE PORTFOLIO SAME-STORE OPERATING INCOME DISCLOSURE
April 30, 2019
 


   
Six Months Ended April 30,
         
Three Months Ended April 30,
 
   
2019
   
2018
   
% Change
   
2019
   
2018
   
% Change
 
Same-Store Operating Results:
                                   
                                     
Number of Properties (Note 3)
    75
          75
       
                                         
Revenue (Note 2)
                                       
Minimum Rent
 
$
47,608
   
$
47,295
     
0.7
%
 
$
23,902
   
$
23,791
     
0.5
%
Recoveries from tenants
   
16,048
     
16,303
     
-1.6
%
   
7,993
     
8,096
     
-1.3
%
Other property income (Note 4)
   
350
     
642
     
-45.5
%
   
185
     
477
     
-61.1
%
     
64,006
     
64,240
     
-0.4
%
   
32,080
     
32,363
     
-0.9
%
                                                 
Expenses
                                               
Property operating
   
7,096
     
8,404
     
-15.6
%
   
3,730
     
4,106
     
-9.2
%
Property taxes
   
11,328
     
10,255
     
10.5
%
   
5,540
     
5,115
     
8.3
%
Other non-recoverable operating expenses
   
820
     
969
     
-15.4
%
   
394
     
507
     
-22.2
%
     
19,244
     
19,628
     
-2.0
%
   
9,664
     
9,728
     
-0.7
%
                                                 
Same-Store Net Operating Income
 
$
44,762
   
$
44,612
     
0.3
%
 
$
22,416
   
$
22,635
     
-1.0
%
                                                 
Other reconciling items:
                                               
Other non same-property net operating income
   
1,447
     
150
             
714
     
121
         
Other Interest income
   
177
     
144
             
100
     
50
         
Other Dividend Income
   
97
     
97
             
-
     
97
         
Consolidated lease termination income
   
16
     
3,754
             
(0
)
   
3,754
         
Consolidated amortization of above and below market leases
   
291
     
265
             
156
     
158
         
Consolidated straight line rent income
   
600
     
280
             
165
     
63
         
Equity in net income of unconsolidated joint ventures
   
718
     
1,227
             
376
     
667
         
Taxable REIT subsidiary income/(loss)
   
125
     
111
             
(47
)
   
(32
)
       
Solar income/(loss)
   
(175
)
   
(152
)
           
(58
)
   
(60
)
       
Storage income/(loss)
   
452
     
386
             
233
     
199
         
Gain on sale of marketable securities
   
403
     
-
             
-
     
-
         
Interest expense
   
(7,110
)
   
(6,739
)
           
(3,532
)
   
(3,316
)
       
General and administrative expenses
   
(4,919
)
   
(4,702
)
           
(2,265
)
   
(2,283
)
       
Provision for tenant credit losses
   
(496
)
   
(372
)
           
(242
)
   
(162
)
       
Directors fees and expenses
   
(192
)
   
(188
)
           
(84
)
   
(86
)
       
Depreciation and amortization
   
(13,925
)
   
(13,917
)
           
(6,985
)
   
(6,968
)
       
Adjustment for intercompany expenses and other
   
(2,293
)
   
(1,854
)
           
(986
)
   
(814
)
       
                                                 
Total other -net
   
(24,784
)
   
(21,511
)
           
(12,456
)
   
(8,613
)
       
Income from continuing operations
   
19,978
     
23,101
     
-13.5
%
   
9,960
     
14,022
     
-29.0
%
Gain on sale of real estate
   
-
     
-
             
-
     
-
         
Net income
   
19,978
     
23,101
     
-13.5
%
   
9,960
     
14,022
     
-29.0
%
Net income attributable to noncontrolling interests
   
(2,201
)
   
(2,457
)
           
(1,100
)
   
(1,362
)
       
Net income attributable to Urstadt Biddle Properties Inc.
   
17,777
     
20,644
     
-13.9
%
   
8,860
     
12,660
     
-30.0
%
                                                 
Same-Store Operating Expense Ratio (Note 1)
   
87.1
%
   
87.4
%
   
-0.3
%
   
86.2
%
   
87.8
%
   
-1.8
%

 Note 1 -
Represents the percentage of property operating expense and real estate tax expense recovered from tenants under operating leases
   
 Note 2 -
Excludes straight line rent, above/below market lease rent, lease termination income
   
 Note 3 -
Includes only properties owned for the entire period of both periods presented
   
 Note 4 -
Six month and three months ended April 30, 2018 amounts include $288,000 one-time payment by ShopRite to Company for reimbursement of expansion costs incurred by Company at the Company's Emerson, NJ property

 Non-GAAP Financial Measure - Net Operating Income:
We present Net Operating Income ("NOI"), which is a non-GAAP financial measure. The most directly comparable GAAP financial measure is income from continuing operations which, to calculate NOI, is adjusted to add back depreciation and amortization, general and administrative expense, interest expense, amortization of above and below-market lease intangibles and to exclude straight-line rent adjustments, investment income, equity in net income of unconsolidated joint ventures, gain/loss on sale of operating properties and other income. We use NOI internally as a performance measure and believe NOI provides useful information to investors regarding our financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level. Our management also uses NOI to evaluate property level performance and to make decisions about resource allocations. Further, we believe NOI is useful to investors as a performance measure because, when compared across periods, NOI reflects the impact on operations from trends in occupancy rates, rental rates, operating costs and acquisition and disposition activity on an unleveraged basis, providing perspective not immediately apparent from income from continuing operations. NOI excludes certain components from net income attributable to Urstadt Biddle Properties Inc. in order to provide results that are more closely related to a property’s results of operations. For example, interest expense is not necessarily linked to the operating performance of a real estate asset and is often incurred at the corporate level as opposed to the property level. In addition, depreciation and amortization, because of historical cost accounting and useful life estimates, may distort operating performance at the property level. NOI presented by us may not be comparable to NOI reported by other REITs that define NOI differently. We believe that in order to facilitate a clear understanding of our operating results, NOI should be examined in conjunction with income from continuing operations as presented in our consolidated financial statements. NOI should not be considered as an alternative to income from continuing operations as an indication of our performance or to cash flows as a measure of liquidity or our ability to make dividend payments.


2


URSTADT BIDDLE PROPERTIES INC.
LEASING ACTIVITY
April 30, 2019
 


   
Leases
   
Square
   
New Rent
   
Prior Rent
   
Cash Basis
 
   
Signed
   
Feet
   
Per Sq. Ft (a)
   
Per Sq. Ft. (a)
   
Change
 
                               
Total Comparable Leases:
                             
2nd Quarter 2019
   
54
     
165,286
   
$
26.24
   
$
26.42
     
-0.7
%
1st Quarter 2019
   
58
     
169,923
   
$
24.89
   
$
25.49
     
-2.3
%
4th Quarter 2018
   
72
     
272,693
   
$
19.72
   
$
19.39
     
1.7
%
3rd Quarter 2018
   
48
     
103,061
   
$
37.92
   
$
37.87
     
0.1
%
Totals
   
232
     
710,963
   
$
25.11
   
$
25.16
     
-0.2
%
                                         
New Leases - Comparable:
                                       
2nd Quarter 2019
   
21
     
37,856
   
$
24.83
   
$
28.17
     
-11.8
%
1st Quarter 2019
   
13
     
24,870
   
$
28.67
   
$
33.09
     
-13.3
%
4th Quarter 2018
   
19
     
84,723
   
$
17.64
   
$
17.41
     
1.4
%
3rd Quarter 2018
   
12
     
15,053
   
$
33.73
   
$
38.07
     
-11.4
%
Totals
   
65
     
162,502
   
$
22.50
   
$
24.23
     
-7.2
%
                                         
Renewals - Comparable:
                                       
2nd Quarter 2019
   
33
     
127,430
   
$
26.66
   
$
25.90
     
2.9
%
1st Quarter 2019
   
45
     
145,053
   
$
24.24
   
$
24.19
     
0.2
%
4th Quarter 2018
   
53
     
187,970
   
$
20.66
   
$
20.28
     
1.9
%
3rd Quarter 2018
   
36
     
88,008
   
$
38.64
   
$
37.83
     
2.1
%
Totals
   
167
     
548,461
   
$
25.89
   
$
25.44
     
1.8
%
 
 (a) New rent per sq. ft. represents the minimum cash rent under the new lease for the first 12 months of the term.  Prior rent per sq. ft. represents the minimum cash rent under the prior lease for the last 12 months of the previous term.


3
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