-----BEGIN PRIVACY-ENHANCED MESSAGE----- Proc-Type: 2001,MIC-CLEAR Originator-Name: webmaster@www.sec.gov Originator-Key-Asymmetric: MFgwCgYEVQgBAQICAf8DSgAwRwJAW2sNKK9AVtBzYZmr6aGjlWyK3XmZv3dTINen TWSM7vrzLADbmYQaionwg5sDW3P6oaM5D3tdezXMm7z1T+B+twIDAQAB MIC-Info: RSA-MD5,RSA, F/7EbaTwymx+dYcQc+pdompJYfGbf/34l/B785YZ2/7zk8TmCqVm2/HEzZEcI0d3 4T6KIdH5v7kDBNxlCVU2Gw== 0000950144-03-009123.txt : 20030731 0000950144-03-009123.hdr.sgml : 20030731 20030731121445 ACCESSION NUMBER: 0000950144-03-009123 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 12 CONFORMED PERIOD OF REPORT: 20030730 ITEM INFORMATION: ITEM INFORMATION: Financial statements and exhibits ITEM INFORMATION: Regulation FD Disclosure FILED AS OF DATE: 20030731 FILER: COMPANY DATA: COMPANY CONFORMED NAME: EQUITY ONE INC CENTRAL INDEX KEY: 0001042810 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 650563410 STATE OF INCORPORATION: MD FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-13499 FILM NUMBER: 03813726 BUSINESS ADDRESS: STREET 1: 1696 N E MIAMI GARDENS DR SUITE 200 CITY: NORTH MIAMI BEACH STATE: FL ZIP: 33179 MAIL ADDRESS: STREET 1: 1696 N E MIAMI GARDENS DR SUITE 200 CITY: NORTH MIAMI BEACH STATE: FL ZIP: 33179 8-K 1 g84120e8vk.htm EQUITY ONE, INC. FORM 8-K EQUITY ONE, INC. FORM 8-K
Table of Contents

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

_____________________

FORM 8-K

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

Date of Report (Date of earliest event reported): July 30, 2003

EQUITY ONE, INC.
(Exact name of registrant as specified in its charter)

Maryland
(State or other jurisdiction of incorporation)

     
001-13499   52-1794271
(Commission File Number)   (I.R.S. Employer Identification No.)
     
1696 NE Miami Gardens Drive    
North Miami Beach, Florida   33179
(Address of principal executive offices)   (Zip Code)

(305) 947-1664
(Registrant’s telephone number, including area code)

Not Applicable
(Former name or former address, if changed since last report)

page 1 of 5


Item 7. Financial Statements Pro Forma Financial Information and Exhibits.
Item 9. Regulation FD Disclosure
Item 12. Results of Operations and Financial Conditions
SIGNATURES
INDEX TO EXHIBITS
SUPPLEMENTAL INFORMATION PACKAGE
PRESS RELEASE


Table of Contents

Item 7. Financial Statements Pro Forma Financial Information and Exhibits.

     
(a)   Financial Statements of Business Acquired.
     
    Not applicable
     
(b)   Pro Forma Financial Information.
     
    Not applicable
     
(c)   Exhibits.
     
Exhibit  99.1 — Supplemental Information Package of Equity One, Inc.
     
    99.2 — Press Release of Equity One, Inc. dated July 30, 2003

Item 9. Regulation FD Disclosure

     On July 30, 2003, Equity One, Inc. (the “Company”) issued a press release announcing the Company’s results for the second quarter and first six months of 2003 and released its Supplemental Information Package with respect to such period. The purpose of this Form 8-K is to furnish such Supplemental Information Package and press release. Copies of the Supplemental Information Package and the press release are furnished with this Form 8-K as Exhibits 99.1 and 99.2 and are incorporated herein by reference.

Item 12. Results of Operations and Financial Conditions

     On July 30, 2003, the Company issued a press release announcing the Company’s results for the second quarter and first six months of 2003 and released its Supplemental Information Package with respect to such period. The purpose of this Form 8-K is to furnish such Supplemental Information Package and press release. Copies of the Supplemental Information Package and the press release are furnished with this Form 8-K as Exhibits 99.1 and 99.2 and are incorporated herein by reference.

page 2 of 5


Table of Contents

SIGNATURES

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

         
    EQUITY ONE, INC.
         
Date: July 30, 2003   By:      /s/ Howard M. Sipzner
       
            Howard M. Sipzner
    Chief Financial Officer

page 3 of 5


Table of Contents

INDEX TO EXHIBITS

     
Exhibit Number   Description of Exhibit

 
99.1   Supplemental Information Package
     
99.2   Press Release of Equity One, Inc. dated July 30, 2003

page 4 of 5 EX-99.1 3 g84120exv99w1.htm SUPPLEMENTAL INFORMATION PACKAGE SUPPLEMENTAL INFORMATION PACKAGE

 

Exhibit 99.1

Equity One, Inc.
Supplemental Information Package

June 30, 2003

(EQUITY ONE LOGO)

 

Equity One, Inc.
1696 N.E. Miami Gardens Drive
North Miami Beach, Florida 33179
Tel: (305) 947-1664 Fax: (305) 947-1734
www.equityone.net


 

Equity One, Inc.

SUPPLEMENTAL INFORMATION
June 30, 2003
(unaudited)

TABLE OF CONTENTS

     
    Page
   
SUMMARY OPERATING INFORMATION   3
SUMMARY BALANCE SHEET INFORMATION   4
CONSOLIDATED STATEMENTS OF OPERATIONS   5
PRO FORMA FINANCIAL INFORMATION FOR DISCONTINUED OPERATIONS   6
CONSOLIDATED STATEMENTS OF FUNDS FROM OPERATIONS   8
CONSOLIDATED BALANCE SHEETS   9
DEBT SUMMARY   10
PROPERTY STATUS REPORT   14
ANNUAL MINIMUM RENT BY STATE   20
LEASING ACTIVITY   21
TENANT CONCENTRATION SCHEDULE   23
SHOPPING CENTER LEASE EXPIRATION SCHEDULES   25
REAL ESTATE DEVELOPMENTS   28
REAL ESTATE ACQUISITIONS AND DISPOSITIONS   29
JOINT VENTURE INVESTMENTS   30
STOCK PRICE AND VOLUME STATISTICS   31

    Forward Looking Statements
Certain information contained in this Supplemental Information Package constitute forward-looking statements within the meaning of the federal securities laws. Although Equity One believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that these expectations will be achieved. Factors that could cause actual results to differ materially from current expectations include changes in macro-economic conditions and the demand for retail space in Florida, Texas, Georgia and the other states in which Equity One owns properties; the continuing financial success of Equity One’s current and prospective tenants; continuing supply constraints in its geographic markets; the availability of properties for acquisition; the success of its efforts to lease up vacant properties; the effects of natural and other disasters; the ability of Equity One to successfully integrate the operations and systems of acquired companies and properties; and other risks, which are described in Equity One’s filings with the Securities and Exchange Commission.
 
    Basis of Presentation
On February 12, 2003, Equity One and IRT Property Company completed a statutory merger. The transaction has been accounted for as a purchase and the results of Equity One include the activity of the former IRT Property Company for the period from February 12, 2003 through June 30, 2003.


 

EQUITY ONE, INC. AND SUBSIDIARIES
SUMMARY OPERATING INFORMATION

for the periods ended June 30, 2003 and 2002
(in thousands, except per share data)

                                     
        Three months ended   Six months ended
       
 
        Jun 30, 2003   Jun 30, 2002   Jun 30, 2003   Jun 30, 2002
       
 
 
 
Total dividends paid per share
  $ 0.27     $ 0.27     $ 0.54     $ 0.54  
Funds from operations per share
  $ 0.36     $ 0.33     $ 0.71     $ 0.68  
 
Dividend / FFO payout ratio
    75.0 %     81.8 %     76.1 %     79.4 %
 
FFO multiple (annualized if < 12 months)
    11.4       10.6       11.5       10.3  
Adjusted funds from operations per share
  $ 0.34     $ 0.31     $ 0.68     $ 0.64  
 
Dividend / AFFO payout ratio
    79.4 %     87.1 %     79.4 %     84.4 %
 
AFFO multiple (annualized if < 12 months)
    12.1       11.3       12.1       10.9  
Net Income
  $ 16,352     $ 8,438       28,696       21,705  
 
Income from discontinued operations
    (1,499 )     (1,530 )     (2,181 )     (8,539 )
 
Minority interest in consolidated subsidiaries
    238       26       379       51  
 
Loss on extinguishment of debt
                623        
 
Interest expense
    10,588       5,384       18,307       11,396  
 
Amortization of deferred financing fees
    309       217       595       413  
 
Rental property depreciation and amortization
    7,086       3,266       12,099       6,476  
 
   
     
     
     
 
EBITDA
  $ 33,074     $ 15,801     $ 58,518     $ 31,502  
 
   
     
     
     
 
Interest expense
  $ 10,588     $ 5,384     $ 18,307     $ 11,396  
EBITDA : interest coverage ratio
    3.1       2.9       3.2       2.8  
EBITDA margin (EBITDA/total revenues)
    66.8 %     66.0 %     66.4 %     64.3 %
Net operating income (NOI) from continuing operations
                               
 
Total rental revenue
  $ 49,162     $ 23,508     $ 87,174     $ 48,055  
 
Property operating expenses (1)
    13,328       6,708       24,360       14,216  
 
   
     
     
     
 
Net operating income
  $ 35,834     $ 16,800     $ 62,814     $ 33,839  
 
   
     
     
     
 
NOI margin (NOI/total rental income)
    72.9 %     71.5 %     72.1 %     70.4 %
   
(1) net of intercompany expenses.
                               
Same property NOI (2)
                               
 
Total rental revenue
  $ 22,367     $ 22,043     $ 45,043     $ 44,294  
 
Property operating expenses
    6,677       6,678       13,618       13,364  
 
   
     
     
     
 
Net operating income
  $ 15,690     $ 15,365     $ 31,425     $ 30,930  
 
   
     
     
     
 
Growth in same property NOI
    2.1 %             1.6 %        
Growth in same property NOI, excluding termination fees
    2.3 %             2.1 %        
   
(2) Includes only those properties operated in the current and prior periods; excludes the effects of prior year expense recoveries and adjustments, if any.
           
General & administrative expenses
  $ 3,279     $ 1,574     $ 5,520     $ 3,570  
 
as % of total revenues
    6.62 %     6.58 %     6.26 %     7.29 %
 
as % of total assets (annualized)
    0.88 %     0.88 %     0.74 %     1.00 %

Page 3


 

EQUITY ONE, INC. AND SUBSIDIARIES
SUMMARY BALANCE SHEET INFORMATION

as of June 30, 2003 and December 31, 2002
(in thousands, except per share data)

                         
            Jun 30, 2003   Dec 31, 2002
           
 
Closing market price
  $ 16.40     $ 13.35  
Dividend yield (based on current annualized dividend)
    6.59 %     8.09 %
Book value per share (fully diluted, end of period)
  $ 11.41     $ 10.00  
Liquidity
               
 
Cash and cash equivalents
  $ 2,119     $ 2,944  
 
   
     
 
 
Cash held in escrow
  $ 3,381     $ 5,933  
 
   
     
 
 
Revolving credit facilities
               
   
Gross available under current credit facilities
    345,000       81,703  
       
less: Outstanding balance
    (98,931 )     (23,000 )
       
         Holdback for letters of credit
    (1,378 )     (1,073 )
       
         Escrowed for tax and insurance
          (186 )
 
   
     
 
   
Net available under credit facilities
  $ 244,691     $ 57,444  
 
   
     
 
Equity capitalization (end of period)
               
 
Common stock shares (in thousands)
               
   
Basic common stock shares
    63,084.193       34,210.147  
   
Diluted common shares
               
     
Unvested restricted common shares
    432.702       330.335  
     
Walden Woods shares
    93.656       93.656  
     
Northport operating partnership units
    261.850       261.850  
     
IRT Partners operating partnership units
    734.266        
     
Common stock options (treasury method, closing price)
    406.057       113.248  
 
   
     
 
   
Fully diluted common stock shares
    65,012.724       35,009.236  
 
   
     
 
Total debt (excluding unamortized premium)
  $ 669,196     $ 355,143  
 
Cash and cash equivalents, cash held in escrow
    (5,500 )     (8,877 )
 
Securities held for sale
    (413 )     (921 )
 
   
     
 
Net debt
    663,283       345,345  
Equity market capitalization (fully diluted, end of period)
    1,066,209       467,373  
 
   
     
 
 
Total market capitalization
  $ 1,729,492     $ 812,718  
 
   
     
 
Net debt to total market capitalization
    38.4 %     42.5 %
Gross real estate investments
  $ 1,458,222     $ 718,864  
Net debt to gross real estate investments
    45.5 %     48.0 %
Fixed rate debt (excluding unamortized premium)
  $ 570,265     $ 307,508  
Variable rate debt — hedged
    70,000        
Variable rate debt — unhedged
    28,931       47,635  
 
   
     
 
Total debt
  $ 669,196     $ 355,143  
 
   
     
 
 
% Fixed rate debt
    85.2 %     86.6 %
 
% Variable rate debt — hedged
    10.5 %     0.0 %
 
% Variable rate debt — unhedged
    4.3 %     13.4 %
 
Weighted-average interest rate on mortgage debt
    7.43 %     7.52 %
 
Weighted-average interest rate on senior unsecured notes
    7.55 %     N/A  

Page 4


 

EQUITY ONE, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF OPERATIONS

for the periods ended June 30, 2003 and 2002
(in thousands, except per share data)

                                   
      Three months ended   Six months ended
     
 
      Jun 30, 2003   Jun 30, 2002   Jun 30, 2003   Jun 30, 2002
     
 
 
 
Rental income
                               
 
Minimum rents
  $ 37,671     $ 17,983     $ 66,602     $ 35,388  
 
Expense recoveries
    10,590       5,140       18,599       11,218  
 
Termination fees
    438       111       497       234  
 
Percentage rent payments
    463       274       1,476       1,215  
 
   
     
     
     
 
Total rental revenue
    49,162       23,508       87,174       48,055  
Investment income
    343       392       874       805  
Other income
    27       37       90       135  
 
   
     
     
     
 
Total revenues
    49,532       23,937       88,138       48,995  
 
   
     
     
     
 
Costs and expenses
                               
 
Property operating expenses
    13,328       6,708       24,360       14,216  
 
Interest expense
    10,588       5,384       18,307       11,396  
 
Amortization of deferred financing fees
    309       217       595       413  
 
Rental property depreciation and amortization
    7,086       3,266       12,099       6,476  
 
General and administrative expenses
    3,279       1,574       5,520       3,570  
 
   
     
     
     
 
Total costs and expenses
    34,590       17,149       60,881       36,071  
 
   
     
     
     
 
Income before equity in income of joint ventures, loss on extinguishment of debt and minority interest in consolidated subsidiaries
    14,942       6,788       27,257       12,924  
Equity in income of joint ventures
    149       146       260       293  
Loss on extinguishment of debt
                (623 )      
 
   
     
     
     
 
Income before minority interest in consolidated subsidiaries
    15,091       6,934       26,894       13,217  
Minority interest in consolidated subsidiaries
    (238 )     (26 )     (379 )     (51 )
 
   
     
     
     
 
Income from continuing operations
    14,853       6,908       26,515       13,166  
 
   
     
     
     
 
Discontinued operations
                               
 
Income from operations of sold properties
    128       549       307       1,436  
 
Gain on disposal of income producing properties
    1,371       981       1,874       7,103  
 
   
             
     
 
Income from discontinued operations
    1,499       1,530       2,181       8,539  
 
   
     
     
     
 
Net income
  $ 16,352     $ 8,438     $ 28,696     $ 21,705  
 
   
     
     
     
 
Basic earnings per share
                               
 
Income from continuing operations
  $ 0.25     $ 0.21     $ 0.49     $ 0.42  
 
Income from discontinued operations
    0.02       0.04       0.04       0.27  
 
   
     
     
     
 
Net income
  $ 0.27     $ 0.25     $ 0.53     $ 0.69  
 
   
     
     
     
 
Diluted earnings per share
                               
 
Income from continuing operations
  $ 0.24     $ 0.21     $ 0.48     $ 0.41  
 
Income from discontinued operations
    0.02       0.04       0.04     $ 0.27  
 
   
     
     
     
 
Net income
  $ 0.26     $ 0.25     $ 0.52     $ 0.68  
 
   
     
     
     
 
Weighted average shares outstanding
                               
 
Basic
    60,920       33,255       54,080       31,316  
 
   
     
     
     
 
 
Diluted
    62,824       33,967       55,671       31,999  
 
   
     
     
     
 

Page 5


 

EQUITY ONE, INC. AND SUBSIDIARIES
PRO FORMA FINANCIAL INFORMATION FOR DISCONTINUED OPERATIONS

for the periods ended June 30, 2003
(in thousands, except per share data)

                                                   
      Three months ended   Six months ended
      Jun 30, 2003   Jun 30, 2003
     
 
      As   Discontinued   Pre SFAS   As   Discontinued   Pre SFAS
      Reported   Operations   No. 144   Reported   Operations   No. 144
     
 
 
 
 
 
Rental income Minimum rents
  $ 37,671     $     $ 37,671     $ 66,602     $ 238     $ 66,840  
 
Expense recoveries
    10,590       (4 )     10,586       18,599       (4 )     18,595  
 
Termination fees
    438             438       497               497  
 
Percentage rent payments
    463             463       1,476               1,476  
 
   
     
     
     
     
     
 
Total rental income
    49,162       (4 )     49,158       87,174       234       87,408  
Investment income
    343             343       874             874  
Other income
    27             27       90             90  
 
   
     
     
     
     
     
 
Total revenues
    49,532       (4 )     49,528       88,138       234       88,372  
 
   
     
     
     
     
     
 
Costs and expenses
                                               
 
Property operating expenses
    13,328       (5 )     13,323       24,360       21       24,381  
 
Interest expense
    10,588             10,588       18,307               18,307  
 
Amortization of deferred financing fees
    309             309       595               595  
 
Rental property depreciation and amortization
    7,086             7,086       12,099       33       12,132  
 
General and administrative expenses
    3,279             3,279       5,520               5,520  
 
   
     
     
     
     
     
 
Total costs and expenses
    34,590       (5 )     34,585       60,881       54       60,935  
 
   
     
     
     
     
     
 
Income before equity in income of joint ventures, loss on extinguishment of debt and minority interest in consolidated subsidiaries
    14,942       1       14,943       27,257       180       27,437  
Equity in income of joint ventures
    149       127       276       260       127       387  
Loss on extinguishment of debt
                      (623 )           (623 )
 
   
     
     
     
     
     
 
Income before minority interest in consolidated subsidiaries
    15,091       128       15,219       26,894       307       27,201  
Minority interest in consolidated subsidiaries
    (238 )           (238 )     (379 )           (379 )
 
   
     
     
     
     
     
 
Income from continuing operations
    14,853       128       14,981       26,515       307       26,822  
 
   
     
     
     
     
     
 
Discontinued operations
                                               
 
Income from operations of sold properties
    128       (128 )             307       (307 )        
 
Gain on disposal of income producing properties
    1,371             1,371       1,874             1,874  
 
   
     
     
     
     
     
 
Income from discontinued operations
    1,499       (128 )     1,371       2,181       (307 )     1,874  
 
   
     
     
     
     
     
 
Net income
  $ 16,352     $     $ 16,352     $ 28,696     $     $ 28,696  
 
   
     
     
     
     
     
 

    Note: The Company adopted SFAS No. 144, “Accounting for the Impairment or Disposal of Long-Lived Assets” (“SFAS No. 144”), effective January 1, 2002. This standard requires that operating results of income producing real estate assets that are sold or held for sale be included in discontinued operations in the statement of earnings for all periods presented. The above table presents the results as reported pursuant to SFAS No. 144, results of the assets sold or held for sale and the results before the impact of SFAS No. 144.
 
   

Page 6


 

EQUITY ONE, INC. AND SUBSIDIARIES
PRO FORMA FINANCIAL INFORMATION FOR DISCONTINUED OPERATIONS

for the periods ended June 30, 2002
(in thousands, except per share data)

                                                   
      Three months ended   Six months ended
      Jun 30, 2002   Jun 30, 2002
     
 
      As   Discontinued   Pre SFAS   As   Discontinued   Pre SFAS
      Reported   Operations   No. 144   Reported   Operations   No. 144
     
 
 
 
 
 
Rental income
                                               
 
Minimum rents
  $ 17,983     $ 870     $ 18,853     $ 35,388     $ 2,190     $ 37,578  
 
Expense recoveries
    5,140       139       5,279       11,218       312       11,530  
 
Termination fees
    111       25       136       234       25       259  
 
Percentage rent payments
    274             274       1,215             1,215  
 
   
     
     
     
     
     
 
Total rental income
    23,508       1,034       24,542       48,055       2,527       50,582  
Investment income
    392             392       805             805  
Other income
    37             37       135             135  
 
   
     
     
     
     
     
 
Total revenues
    23,937       1,034       24,971       48,995       2,527       51,522  
 
   
     
     
     
     
     
 
Costs and expenses
                                               
 
Property operating expenses
    6,708       195       6,903       14,216       562       14,778  
 
Interest expense
    5,384       107       5,491       11,396       215       11,611  
 
Amortization of deferred financing fees
    217       4       221       413       8       421  
 
Rental property depreciation and amortization
    3,266       192       3,458       6,476       323       6,799  
 
General and administrative expenses
    1,574             1,574       3,570             3,570  
 
   
     
     
     
     
     
 
Total costs and expenses
    17,149       498       17,647       36,071       1,108       37,179  
 
   
     
     
     
     
     
 
Income before equity in income of joint ventures, loss on extinguishment of debt and minority interest in consolidated subsidiaries
    6,788       536       7,324       12,924       1,419       14,343  
Equity in income of joint ventures
    146       13       159       293       17       310  
Loss on extinguishment of debt
                                   
 
   
     
     
     
     
     
 
Income before minority interest in consolidated subsidiaries
    6,934       549       7,483       13,217       1,436       14,653  
Minority interest in consolidated subsidiaries
    (26 )           (26 )     (51 )           (51 )
 
   
     
     
     
     
     
 
Income from continuing operations
    6,908       549       7,457       13,166       1,436       14,602  
 
   
     
     
     
     
     
 
Discontinued operations
                                               
 
Income from operations of sold properties
    549       (549 )           1,436       (1,436 )      
 
Gain on disposal of income producing properties
    981             981       7,103             7,103  
 
   
     
     
     
     
     
 
Income from discontinued operations
    1,530       (549 )     981       8,539       (1,436 )     7,103  
 
   
     
     
     
     
     
 
Net income
  $ 8,438     $     $ 8,438     $ 21,705     $     $ 21,705  
 
   
     
     
     
     
     
 

    Note: The Company adopted SFAS No. 144, “Accounting for the Impairment or Disposal of Long-Lived Assets” (“SFAS No. 144”), effective January 1, 2002. This standard requires that operating results of income producing real estate assets that are sold or held for sale be included in discontinued operations in the statement of earnings for all periods presented. The above table presents the results as reported pursuant to SFAS No. 144, results of the assets sold or held for sale and the results before the impact of SFAS No. 144.
 
   

Page 7


 

EQUITY ONE, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF FUNDS FROM OPERATIONS

for the periods ended June 30, 2003 and 2002
(in thousands, except per share data)

                                     
        Three months ended   Six months ended
       
 
        Jun 30, 2003   Jun 30, 2002   Jun 30, 2003   Jun 30, 2002
       
 
 
 
Net income
  $ 16,352     $ 8,438     $ 28,696     $ 21,705  
 
Rental property depreciation and amortization
    7,086       3,458       12,132       6,799  
 
Gain on sale of real estate
    (1,371 )     (981 )     (1,874 )     (7,103 )
 
Interest on convertible partnership units
    (22 )     65       43       130  
 
Minority interest in earnings of consolidated subsidiaries
    238       26       379       51  
 
Share of real estate depreciation in joint ventures
    139       140       300       314  
 
   
     
     
     
 
Funds from operations
  $ 22,422     $ 11,146     $ 39,676     $ 21,896  
 
   
     
     
     
 
   
Increase
    101.2 %             81.2 %        
FFO per share (diluted)
  $ 0.36     $ 0.33     $ 0.71     $ 0.68  
   
Increase
    9.1 %             4.4 %        
 
   
     
     
     
 
Adjusted funds from operations (AFFO)
                               
Funds from operations
  $ 22,422     $ 11,146     $ 39,676     $ 21,896  
less:
                               
 
Straight line rent adjustment
    477       33       810       65  
 
   
     
     
     
 
 
Recurring capital expenditures
                               
   
Tenant improvements
    67       90       335       343  
   
Leasing commissions and fees
    318       220       531       342  
   
Other capital expenditures
    203       296       307       518  
 
   
     
     
     
 
 
Total recurring capital expenditures
    588       606       1,173       1,203  
 
   
     
     
     
 
Adjusted funds from operations
  $ 21,357     $ 10,507     $ 37,693     $ 20,628  
 
   
     
     
     
 
   
Increase
    103.3 %             82.7 %        
AFFO per share (diluted)
  $ 0.34     $ 0.31     $ 0.68     $ 0.64  
   
Increase
    9.7 %             6.3 %        
 
   
     
     
     
 
Weighted average diluted shares
    62,824       33,967       55,671       31,999  

Page 8


 

EQUITY ONE, INC. AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS

as of June 30, 2003 and December 31, 2002
(in thousands, except per share data)

                       
          Jun 30, 2003   Dec 31, 2002
         
 
Assets
               
 
Properties
               
   
Income producing
  $ 1,414,908     $ 682,941  
   
Less: accumulated depreciation
    (52,059 )     (40,433 )
 
   
     
 
     
Rental property
    1,362,849       642,508  
   
Construction in progress and land held for development
    42,104       35,923  
   
Property held for sale
    1,210        
 
   
     
 
 
Properties, net
    1,406,163       678,431  
 
Cash and cash equivalents
    2,119       2,944  
 
Cash held in escrow
    3,381       5,933  
 
Accounts and other receivables, net
    11,964       7,053  
 
Investments in and advances to joint ventures
    8,503       10,021  
 
Goodwill, net
    22,535       2,276  
 
Other assets
    27,841       23,411  
 
   
     
 
Total assets
  $ 1,482,506     $ 730,069  
 
   
     
 
Liabilities and stockholders’ equity
               
 
Liabilities
               
   
Mortgage notes payable
  $ 420,265     $ 332,143  
   
Revolving credit facilities
    98,931       23,000  
   
Senior unsecured notes payable
    150,000        
 
   
     
 
     
Total debt
    669,196       355,143  
   
Unamortized interest premium on notes payable
    20,945        
 
   
     
 
     
Total debt (including interest premium)
    690,141       355,143  
   
Accounts payable and accrued expenses
    25,416       14,760  
   
Tenant security deposits
    6,678       4,342  
   
Other liabilities
    2,895       1,724  
 
   
     
 
 
Total liabilities before minority interest
    725,130       375,969  
 
   
     
 
 
Minority interest in consolidated subsidiaries
    15,763       3,869  
 
   
     
 
 
Stockholders’ equity
               
   
Common stock
    635       345  
   
Additional paid-in capital
    749,327       355,450  
   
Retained earnings
    1,451       5,969  
   
Accumulated other comprehensive gain (loss)
    1       (46 )
   
Unamortized restricted stock compensation
    (6,194 )     (4,375 )
   
Note receivable from issuance of common stock
    (3,607 )     (7,112 )
 
   
     
 
 
Total stockholders’ equity
    741,613       350,231  
 
   
     
 
Total liabilities and stockholders’ equity
  $ 1,482,506     $ 730,069  
 
   
     
 

Page 9


 

EQUITY ONE, INC. AND SUBSIDIARIES
DEBT SUMMARY

as of June 30, 2003
(in thousands)

                                   
      Maturity           June 30, 2003   Dec 31, 2002
Property   date   Rate (1)   balance   balance

 
 
 
 
Fixed rate mortgage debt
                               
 
Lantana Village
    02/15/05       6.950 %   $ 3,744     $ 3,816  
 
Elmwood Oaks
    06/01/05       8.375 %     7,500        
 
Benchmark Crossing
    08/01/05       9.250 %     3,354       3,393  
 
Sterling Plaza
    09/01/05       8.750 %     4,034       4,083  
 
Townsend Square
    10/01/05       8.500 %     4,886       4,922  
 
Green Oaks
    11/01/05       8.375 %     3,062       3,100  
 
Melbourne Plaza
    11/01/05       8.375 %     1,770       1,792  
 
Oak Hill (*)
    01/01/06       7.625 %           2,016  
 
Walden Woods
    08/01/06       7.875 %     2,441       2,492  
 
Big Curve
    10/01/06       9.190 %     5,496       5,552  
 
Highland Square
    12/01/06       8.870 %     4,092       4,135  
 
Park Northern
    12/01/06       8.370 %     2,332       2,377  
 
University Mall
    12/01/06       8.440 %     12,597       12,680  
 
Rosemeade
    12/01/07       8.295 %     3,212       3,244  
 
Colony Plaza
    01/01/08       7.540 %     3,034       3,053  
 
Parkwood (2)
    01/01/08       7.280 %     6,237       6,277  
 
Richwood (2)
    01/01/08       7.280 %     3,213       3,234  
 
Commonwealth
    02/15/08       7.000 %     2,810       2,864  
 
Mariners Crossing
    03/01/08       7.080 %     3,403       3,425  
 
Pine Island/Ridge Plaza
    07/01/08       6.910 %     25,107       25,274  
 
Forestwood
    01/01/09       5.070 %     7,363       7,425  
 
Shoppes of North Port
    02/08/09       6.650 %     4,155       4,201  
 
Prosperity Centre
    03/01/09       7.875 %     6,564       6,730  
 
North Village Center
    03/15/09       8.130 %     1,572        
 
Shoppes of Ibis
    09/01/09       6.730 %     5,949       6,031  
 
Tamarac Town Square
    10/01/09       9.190 %     6,246        
 
Park Promenade
    02/01/10       8.100 %     6,331       6,360  
 
Skipper Palms
    03/01/10       8.625 %     3,571       3,585  
 
Jonathan’s Landing
    05/01/10       8.050 %     2,917       2,932  
 
Bluff’s Square
    06/01/10       8.740 %     10,124       10,162  
 
Kirkman Shoppes
    06/01/10       8.740 %     9,560       9,596  
 
Ross Plaza
    06/01/10       8.740 %     6,667       6,693  
 
Boynton Plaza
    07/01/10       8.030 %     7,527       7,561  
 
Pointe Royale
    07/15/10       7.950 %     4,650       4,763  
 
Plymouth Park East 1 (3)
    08/01/10       8.250 %     152       154  
 
Plymouth Park East 2 (3)
    08/01/10       8.250 %     457       463  
 
Plymouth Park North (3)
    08/01/10       8.250 %     8,154       8,260  
 
Plymouth Park South (3)
    08/01/10       8.250 %     609       617  
 
Plymouth Park Story North (3)
    08/01/10       8.250 %     375       380  
 
Plymouth Park West (3)
    08/01/10       8.250 %     2,437       2,468  

Page 10


 

EQUITY ONE, INC. AND SUBSIDIARIES
DEBT SUMMARY

as of June 30, 2003
(in thousands)

                                   
      Maturity           June 30, 2003   Dec 31, 2002
Property   date   Rate (1)   balance   balance

 
 
 
 
 
Shops at Skylake
    08/01/10       7.650 %   $ 14,799     $ 14,964  
 
Parkwest Crossing
    09/01/10       8.100 %     4,748        
 
Spalding Village
    09/01/10       8.190 %     10,681        
 
Minyards
    11/01/10       8.320 %     2,528       2,546  
 
Charlotte Square
    02/01/11       9.190 %     3,644        
 
Forest Village
    04/01/11       7.270 %     4,510       4,533  
 
Boca Village
    05/01/11       7.200 %     8,340       8,382  
 
Heritage Walk
    05/01/11       7.250 %     7,066        
 
MacLand Pointe
    05/01/11       7.250 %     5,888        
 
Pine Ridge Square
    05/01/11       7.020 %     7,392        
 
Sawgrass Promenade
    05/01/11       7.200 %     8,340       8,382  
 
Plaza Del Rey (*)
    09/01/11       8.125 %           2,202  
 
Lake Mary
    11/01/11       7.250 %     24,645       24,763  
 
Lake St. Charles
    11/01/11       7.130 %     3,892       3,911  
 
Marco Town Center
    01/01/12       6.700 %     8,803       8,875  
 
Riverside Square
    03/01/12       9.190 %     7,743        
 
Cashmere
    11/01/12       5.880 %     5,294       5,343  
 
Eastwood
    11/01/12       5.880 %     6,308       6,366  
 
Meadows
    11/01/12       5.870 %     6,630       6,690  
 
Lutz Lake
    12/01/12       6.280 %     7,500        
 
Village at Northshore
    07/01/13       9.000 %     4,283        
 
Summerlin Square
    02/01/14       6.750 %     4,029       4,156  
 
Bird Ludlum
    02/15/15       7.680 %     10,582       10,857  
 
Treasure Coast
    04/01/15       8.000 %     4,932        
 
Shoppes of Silverlakes
    07/01/15       7.750 %     2,854        
 
West Lakes Plaza (*)
    06/01/16       7.875 %           4,979  
 
Grassland Crossing
    12/01/16       7.870 %     6,059        
 
Mableton Crossing
    08/15/18       6.850 %     4,202        
 
Atlantic Village (*)
    11/01/18       6.850 %           4,449  
 
Chastain Square
    02/28/24       6.500 %     3,964        
 
Daniel Village
    02/28/24       6.500 %     4,332        
 
Douglas Commons
    02/28/24       6.500 %     5,162        
 
Fairview Oaks
    02/28/24       6.500 %     4,886        
 
Madison Centre
    02/28/24       6.500 %     3,963        
 
Paulding Commons
    02/28/24       6.500 %     6,728        
 
Siegen Village
    02/28/24       6.500 %     4,378        
 
Wesley Chapel Crossing
    02/28/24       6.500 %     3,456        
Total fixed rate mortgage debt (73 loans)
  6.77 years     7.43 %   $ 420,265     $ 307,508  
 
Interest premium
  (wtd-avg maturity)   (wtd-avg rate)     6,893        
 
                   
     
 
Total fixed rate mortgage debt (including interest premium)
                  $ 427,158     $ 307,508  
 
                   
     
 

Page 11


 

EQUITY ONE, INC. AND SUBSIDIARIES
DEBT SUMMARY

as of June 30, 2003
(in thousands)

                                   
      Maturity           June 30, 2003   Dec 31, 2002
Property   date   Rate (1)   balance   balance

 
 
 
 
Fixed rate senior unsecured notes payable
                               
 
7.77% senior notes
    04/01/06       7.77 %   $ 50,000     $  
 
7.25% senior notes
    08/15/07       7.25 %     75,000        
 
7.84% senior notes
    01/23/12       7.84 %     25,000        
 
 
   
     
     
     
 
Total fixed rate senior unsecured notes payable
  4.46 years     7.55 %     150,000        
 
Interest Premium
          (wtd-avg rate)     14,052        
 
                   
     
 
Total fixed rate senior unsecured notes payable (including interest premium)
                  $ 164,052     $  
 
                   
     
 
Total fixed rate debt
                  $ 570,265     $ 307,508  
 
Interest Premium
                    20,945        
 
                   
     
 
Total fixed rate debt (including interest premium)
                  $ 591,210     $ 307,508  
 
                   
     
 
Variable rate mortgage debt
                               
 
Comerica (**)
    02/28/04     LIBOR + 150           24,635  
 
                   
     
 
Total variable rate mortgage debt
                  $     $ 24,635  
 
                   
     
 
Revolving credit facilities
                               
 
$340MM Wells Fargo Unsecured
    02/12/06     LIBOR + 100     98,000        
 
$5MM City National Bank Unsecured
    08/13/03     LIBOR + 225     931        
 
Wells Fargo (**)
    02/26/05     LIBOR + 125           23,000  
 
                   
     
 
Total revolving credit facilities
                  $ 98,931     $ 23,000  
 
                   
     
 
Total variable rate debt
                  $ 98,931     $ 47,635  
 
                   
     
 
Total debt
                  $ 669,196     $ 355,143  
 
Interest Premium
                    20,945        
 
                   
     
 
Total debt (including interest premium)
                  $ 690,141     $ 355,143  
 
                   
     
 
Senior Unsecured Debt Ratings
                               
 
Moody’s
                  Baa3 (Stable)   NA
 
S&P
                  BBB- (Stable)   NA
 
                   
     
 

Page 12


 

EQUITY ONE, INC. AND SUBSIDIARIES
DEBT SUMMARY

as of June 30, 2003
(in thousands)

                         
Maturity schedule   Scheduled   Balloon        
by year   amortization   payments (4)   Total

 
 
 
2003
  $ 4,241     $ 931     $ 5,172  
2004
    8,980             8,980  
2005
    9,440       27,180       36,620  
2006
    9,686       172,758       182,444  
2007
    9,779       77,864       87,643  
2008
    9,831       40,104       49,935  
2009
    9,190       24,332       33,522  
2010
    8,070       80,848       88,918  
2011
    6,379       65,570       71,949  
2012
    5,573       59,683       65,256  
Thereafter
    33,727       5,034       38,761  
 
   
     
     
 
Total
  $ 114,896     $ 554,304     $ 669,196  
 
   
     
     
 


(1)   The rate in effect on June 30, 2003.
 
(2)   The mortgage balances for Parkwood and Richwood represent the future minimum lease payments (net of imputed interest) attributable to lease payments on these two properties, both of which are owned pursuant to capital lease obligations.
 
(3)   All of the Plymouth loans are with Sun Life of Canada. In the case of Plymouth Park North and East, the collateral has been split into two parts; hence the two individual loans.
 
(4)   Represents the entire principal balance of a maturing loan on the maturity date. Credit facilities are shown as due on the initial maturity dates, though certain extension options are available.
 
(*)   This loan was repaid in full, subject to a prepayment penalty in January 2003.
 
(**)   Concurrent with the IRT merger this revolving credit facility or variable rate loan was repaid.

Page 13


 

EQUITY ONE, INC. AND SUBSIDIARIES
PROPERTY STATUS REPORT

as of June 30, 2003

                                                                                           
                                                      Supermarket anchor                
              Year   Total           # of tenants  
  Other   Average
              built /   square   Percent  
  owned   shadow   name   anchor   base rent
Property   City   renovated   footage   leased   leased   vacant   SF   SF   exp date   tenants   per leased SF

 
 
 
 
 
 
 
 
 
 
 
ALABAMA (3)
                                                                                       
 
Madison Centre
  Madison     1997       64,837       96.3 %     11       1       37,912             Publix   Rite Aid   $ 9.53  
 
                                                                    (6/1/2017 )                
 
Stadium Plaza
  Phenix City     1988       70,475       100.0 %     20       0       30,625             Piggly Wiggly   CVS Drugs     7.56  
 
                                                                    (1/31/2008 )                
 
West Gate Plaza
  Mobile     1974, 1995 / 1985       64,378       100.0 %     9       0       44,000             Winn-Dixie   Rite Aid     7.11  
 
                                                                    (7/19/2015 )                
 
                   
     
     
     
     
     
     
     
     
 
TOTAL SHOPPING CENTERS ALABAMA (3)
    199,690       98.8 %     40       1       12,537       0                     $ 8.04  
 
                   
     
     
     
     
     
     
     
     
 
ARIZONA (3)
                                                                       
 
Big Curve
  Yuma     1969 / 1996       126,402       95.3 %     30       3               60,000     Albertsons   Walgreens, Miller's Outpost     9.80  
 
Park Northern
  Phoenix     1982 / 1996       126,852       92.9 %     21       4       51,511             Safeway   Bealls, Showbiz Pizza     6.68  
 
                                                                    (5/31/2008 )                
 
Southwest Walgreens
  Phoenix     1975 / 1998       93,402       52.8 %     15       3                             Walgreens     10.68  
 
                   
     
     
     
     
     
     
     
     
 
TOTAL SHOPPING CENTERS ARIZONA (3)
    346,656       83.0 %     66       10       51,511       60,000                     $ 8.68  
 
                   
     
     
     
     
     
     
     
     
 
FLORIDA (72)
                                                                       
North Florida (12)
                                                                       
 
Atlantic Village
  Atlantic Beach     1984 / 1998       100,559       90.2 %     23       2       39,795             Publix   Jo-Ann's Fabrics     10.03  
 
                                                                    (10/31/2008 )                
 
Beauclerc Village
  Jacksonville     1962 / 1988       70,429       100.0 %     12       0                             Big Lots, Goodwill, Bealls Outlet     7.63  
 
Commonwealth
  Jacksonville     1984 / 1998       81,467       100.0 %     16       0       48,997             Winn-Dixie             8.07  
 
                                                                    (2/28/2018 )                
 
Forest Village
  Tallahassee     2000       71,526       91.5 %     15       2       37,866             Publix             10.33  
 
                                                                    (4/30/2020 )                
 
Ft. Caroline
  Jacksonville     1985 / 1995       74,546       100.0 %     13       1       45,500             Winn-Dixie   Eckerd* (Bealls Outlet)     7.39  
 
                                                                    (5/31/2015 )                
 
Losco
  Jacksonville     2000       8,700       100.0 %     8       0               45,820     Winn-Dixie             18.43  
 
Mandarin Landing
  Jacksonville     1976 / 2000       141,565       96.3 %     34       3       34,400             Publix   Office Depot, Eckerd     8.44  
 
                                                                    (2/14/2007 )                
 
Monument Point
  Jacksonville     1985 / 1997       76,628       100.0 %     14       0       46,772             Winn-Dixie   Eckerd     6.34  
 
                                                                    (3/27/2005 )                
 
Oak Hill
  Jacksonville     1985 / 1997       78,492       100.0 %     19       0       39,795             Publix   Walgreens* (Bonus Dollar)     6.70  
 
                                                                    (5/11/2005 )                
 
Parkmore Plaza
  Milton     1986       159,067       98.5 %     12       1                             Wal-Mart*(Bealls), Big Lots     4.36  
 
Pensacola Plaza
  Pensacola     1985       56,098       91.4 %     2       1       42,848             FoodWorld             4.27  
 
                                                                    (12/31/2005 )                
 
South Beach
  Jacksonville Beach     1990, 1991       289,964       96.0 %     43       7       29,000             Food Lion   K-Mart, Stein Mart, Bealls     9.28  
 
                                                                    (3/31/2010 )                
Central Florida (9)
                                                                       
 
Alafaya Commons
  Orlando     1987       123,133       95.1 %     26       4       54,230             Publix             11.26  
 
                                                                    (11/30/2007 )                
 
Conway Crossing
  Orlando     2002       76,321       94.4 %     15       3       44,271             Publix             10.98  
 
                                                                    (11/1/2017 )                
 
Shoppes of Eastwood
  Orlando     1997       69,037       100.0 %     13       0       51,512             Publix             11.05  
 
                                                                    (4/30/2022 )                
 
Eustis Square
  Eustis     1983 / 1997       126,791       67.5 %     18       11       15,872             Save-a-Lot   Walgreens* (Bealls Outlet)     3.06  
 
                                                                    (5/31/2013 )                
 
Kirkman Shoppes
  Orlando     1973       88,820       96.1 %     29       2                             Eckerd     15.19  
 
Lake Mary
  Orlando     1988 / 2001       342,384       97.5 %     63       24       63,139             Albertsons   K-Mart, Euro Fitness, Sun Star Theatres     11.65  
 
                                                                    (6/30/2012 )                
 
Park Promenade
  Orlando     1987 / 2000       125,818       97.0 %     24       2       55,000             Publix   Orange County Library, Blockbuster     9.31  
 
                                                                    (2/9/2007 )                
 
Town & Country
  Kissimmee     1993       72,043       100.0 %     13       0       52,883             Albertsons             7.10  
 
                                                                    (10/31/2018 )                
 
Unigold
  Winter Park     1987       106,185       98.7 %     20       1       52,500             Winn-Dixie   World Gym     9.98  
 
                                                                    (4/30/2007 )                
Florida West Coast (18)
                                                                       
 
Bay Pointe Plaza
  St. Petersburg     1984 / 2002       97,390       91.6 %     18       6       46,014             Publix   Eckerd* (Bealls), West Marine     10.20  
 
                                                                    (11/30/2021 )                
 
Carrollwood
  Tampa     1970 / 2002       94,203       86.5 %     29       7       27,887             Publix   Eckerd     10.77  
 
                                                                    (11/30/2022 )                
 
Charlotte Square
  Port Charlotte     1980       96,188       97.2 %     25       2       44,024             Publix   Seafood Buffet     7.58  
 
                                                                    (1/31/2011 )                
 
Chelsea Place
  New Port Richey     1992       81,144       100.0 %     18       0       48,890             Publix   Eckerd     10.72  
 
                                                                    (5/27/2012 )                
 
East Bay Plaza
  Largo     1985 / 1997       85,426       57.2 %     19       3               53,000     Albertsons   Family Dollar, Hollywood Video     9.74  
 
Gulf Gate Plaza
  Naples     1969, 1974       195,011       47.6 %     14       7                             Bealls Outlet, JoAnn Fabrics, Dockside Imp     7.01  
 
Lake St. Charles
  Tampa     1999       57,015       97.9 %     7       1       46,295             Kash 'N Karry             9.74  
 
                                                                    (6/30/2019 )                
 
Lutz Lake
  Lutz     2002       64,985       100.0 %     15       0       44,270             Publix             13.56  
 
                                                                    (5/31/2022 )                

Page 14


 

EQUITY ONE, INC. AND SUBSIDIARIES
PROPERTY STATUS REPORT

as of June 30, 2003

                                                                                           
                                                      Supermarket anchor                
              Year   Total           # of tenants  
  Other   Average
              built /   square   Percent  
  owned   shadow   name   anchor   base rent
Property   City   renovated   footage   leased   leased   vacant   SF   SF   exp date   tenants   per leased SF

 
 
 
 
 
 
 
 
 
 
 
Florida West Coast (continued)
                                                                       
 
Marco Town Center
  Marco Island     2001       109,830       92.0 %     36       9       27,887             Publix           $ 16.44  
 
                                                                    (1/31/2018 )                
 
Mariners Crossing
  Spring Hill     1989 / 1999       85,507       92.4 %     12       3       48,315             Kash 'N Karry             7.88  
 
                                                                    (4/30/2020 )                
 
North River Village Center
  Ellenton     1988, 1993       177,128       100.0 %     16       0       42,112             Publix   K-Mart, Walgreens* (Dollar Tree), Bealls     7.19  
 
                                                                    (7/20/2008 )                
 
Regency Crossing
  Port Richey     1986 / 2001       85,864       91.7 %     18       6       44,270             Publix             10.56  
 
                                                                    (2/28/2021 )                
 
Ross Plaza
  Tampa     1984 / 1996       85,359       85.7 %     17       3                             Walgreens*, Ross Dress for Less     10.07  
 
Seven Hills
  Spring Hill     1991       64,590       100.0 %     12       0       48,890             Publix             9.53  
 
                                                                    (9/25/2011 )                
 
Shoppes of North Port
  North Port     1991       84,705       100.0 %     22       0       48,890             Publix   Bealls Outlet     9.44  
 
                                                                    (12/11/2011 )                
 
Skipper Palms
  Tampa     1984       88,000       91.8 %     14       3       53,440             Winn-Dixie             8.42  
 
                                                                    (5/31/2016 )                
 
Summerlin Square
  Fort Myers     1986 / 1998       109,156       92.9 %     23       5       45,500             Winn-Dixie   Eckerd     9.96  
 
                                                                    (6/4/2006 )                
 
Venice Plaza
  Venice     1971, 1979 / 1999       159,473       92.5 %     14       4       42,582             Kash N' Karry   TJ Maxx, Appliance Elec Depot     4.40  
 
                                                                    (9/30/2018 )                
Florida Treasure Coast (8)
                                                                       
 
Bluffs Square
  Jupiter     1986       132,395       89.5 %     47       4       39,795             Publix   Walgreens     10.44  
 
                                                                    (10/22/2006 )                
 
Cashmere Corners
  Port St. Lucie     2001       89,234       100.0 %     18       0       59,448             Albertsons             7.07  
 
                                                                    (4/30/2025 )                
 
Jonathan’s Landing
  Jupiter     1997       26,820       100.0 %     12       0               53,850     Albertsons   Blockbuster     18.05  
 
New Smyrna Beach
  New Smyrna Beach     1987       118,451       93.4 %     29       5       42,112             Publix   Walgreens* (Bealls), Burke's     9.99  
 
                                                                    (9/30/2007 )                
 
Old King Commons
  Palm Coast     1988       84,759       97.0 %     17       2                             Wal-Mart* (Scotty's, Staples)     7.64  
 
Ryanwood
  Vero Beach     1987       114,925       99.0 %     31       1       39,795             Publix   Bealls Outlet, Books-A-Million     9.17  
 
                                                                    (3/23/2017 )                
 
Salerno Village
  Stuart     1987       58,804       95.6 %     15       3       31,503             Winn Dixie   Eckerd     6.60  
 
                                                                    (9/21/2007 )                
 
Treasure Coast
  Vero Beach     1983       133,781       93.3 %     19       6       59,450             Winn Dixie   TJ Maxx     8.53  
 
                                                                    (4/12/2015 )                
South Florida / Atlantic Coast (25)
                                                                       
 
Bird Ludlum
  Miami     1988 / 1998       192,282       100.0 %     48       0       44,400             Winn-Dixie   Eckerd, Blockbuster, Goodwill     14.61  
 
                                                                    (12/31/2007 )                
 
Boca Village
  Boca Raton     1978       93,428       97.6 %     21       1       36,000             Publix   Eckerd     14.35  
 
                                                                    (3/31/2007 )                
 
Boynton Plaza
  Boynton Beach     1978 / 1999       99,324       87.3 %     25       5       37,664             Publix   Eckerd     10.06  
 
                                                                    (8/31/2003 )                
 
Countryside Shops
  Cooper City     1986, 1988, 1991       179,561       97.7 %     43       3       39,795             Publix   Eckerd*, Stein Mart     11.55  
 
                                                                    (12/4/2005 )                
 
Crossroads Square
  Ft. Lauderdale     1973       249,508       92.0 %     19       6                             Lowe's (under construction), Eckerd     5.76  
 
f/k/a University Mall
                                                                                       
 
El Novillo
  Miami Beach     1970 / 2000       10,000       100.0 %     1       0                             Jumbo Buffet     14.63  
 
Epsilon
  W. Palm Beach     1925 / 1997       18,707       24.6 %     3       2                                       16.40  
 
Greenwood
  Palm Springs     1982, 1994       132,325       90.1 %     28       7       50,032             Publix   Bealls, World Savings Bank     11.05  
 
                                                                    (12/5/2014 )                
 
Lago Mar
  Miami     1995       82,613       91.1 %     18       3       42,323             Publix             11.91  
 
                                                                    (9/13/2015 )                
 
Lantana Village
  Lantana     1976 / 1999       175,480       98.4 %     24       2       39,473             Winn-Dixie   K-Mart, Rite Aid* (Dollar Store)     6.58  
 
                                                                    (2/15/2011 )                
 
Meadows
  Miami     1997       75,524       95.2 %     19       2       47,955             Publix             11.73  
 
                                                                    (7/9/2017 )                
 
Pine Island
  Davie     1983 / 1999       254,907       96.0 %     43       4       39,943             Publix   Home Depot Expo, Rite Aid* (Bealls Outlet)     9.21  
 
                                                                    (11/30/2013 )                
 
Pine Ridge Square
  Coral Springs     1986 / 1998, 1999       117,399       98.2 %     33       2       17,441             Fresh Market   Bed Bath & Beyond, Off Main Furniture     12.69  
 
                                                                    (6/30/2009 )                
 
Plaza Alegre
  Miami     2003       88,111       90.8 %     15       5       44,271             Publix   Goodwill     12.69  
 
                                                                    (3/14/2023 )                
 
Plaza Del Rey
  Miami     1985 / 1996       50,146       97.6 %     22       1                             Navarro Pharmacy     12.53  
 
Point Royale
  Miami     1970 / 2000       209,863       93.9 %     24       3       45,350             Winn-Dixie   Best Buy, Eckerd* (Linen Supermarket)     6.50  
 
                                                                    (2/18/2011 )                
 
Prosperity Centre
  Palm Beach Gardens     1993       122,106       100.0 %     9       0                             Office Depot, Barnes & Noble, Bed Bath &     14.80  
 
                                                                          Beyond, Carmine's, TJ Maxx        
 
Ridge Plaza
  Davie     1984 / 1999       155,204       95.4 %     25       4             (see Pine Island)   Publix   AMC Theater, Kabooms, Republic Security     8.90  
 
                                                                          Bank, Uncle Funny's, Round Up        
 
Riverside Square
  Coral Springs     1987       107,941       89.3 %     29       6       39,795             Publix             13.04  
 
                                                                    (2/18/2007 )                
 
Sawgrass Promenade
  Deerfield Beach     1982 / 1998       107,092       94.6 %     27       2       36,464             Publix   Walgreens, Blockbuster     11.36  
 
                                                                    (11/30/2004 )                
 
Shoppes of Ibis
  West Palm Beach     1999       79,420       98.2 %     17       1       51,420             Publix             12.22  
 
                                                                    (4/30/2019 )                

Page 15


 

EQUITY ONE, INC. AND SUBSIDIARIES
PROPERTY STATUS REPORT

as of June 30, 2003

                                                                                           
                                                      Supermarket anchor                
              Year   Total           # of tenants  
  Other   Average
              built /   square   Percent  
  owned   shadow   name   anchor   base rent
Property   City   renovated   footage   leased   leased   vacant   SF   SF   exp date   tenants   per leased SF

 
 
 
 
 
 
 
 
 
 
 
South Florida / Atlantic Coast (continued)
                                                                       
 
Shops at Skylake
  North Miami Beach     1999-2003       174,199       98.5 %     43       3       51,420             Publix   Goodwill, Blockbuster   $ 15.07  
 
                                                                    (7/31/2019 )                
 
Shoppes of Silverlakes
  Pembroke Pines     1995, 1997       126,638       96.2 %     34       3       47,813             Publix             15.63  
 
                                                                    (6/14/2015 )                
 
Tamarac Town Square
  Tamarac     1987       127,635       86.2 %     28       11       37,764             Publix             10.46  
 
                                                                    (12/15/2014 )                
 
West Lakes Plaza
  Miami     1984 / 2000       100,747       100.0 %     27       0       46,216             Winn-Dixie   Navarro Pharmacy     10.74  
 
                                                                    (10/31/2016 )                
 
                   
     
     
     
     
     
     
     
     
 
TOTAL SHOPPING CENTERS FLORIDA (72) 
    8,049,876       93.3%       1,574       220       2,481,288       152,670                     $ 9.86  
 
                   
     
     
     
     
     
     
     
     
 
Georgia (20)
                                                                       
Atlanta (13)
                                                                       
 
Chastain Square
  Atlanta     1981 / 2001       91,637       92.9 %     24       4       37,366             Publix             15.53  
 
                                                                    (5/31/2024 )                
 
Commerce Crossing
  Commerce     1988       100,668       90.4 %     7       3       32,000             Ingles   Wal-Mart *     4.01  
 
                                                                    (9/26/2009 )                
 
Douglas Commons
  Douglasville     1988       97,027       98.6 %     18       1       59,431             Kroger             9.83  
 
                                                                    (8/31/2013 )                
 
Fairview Oaks
  Ellenwood     1997       77,052       100.0 %     13       0       54,498             Kroger             11.05  
 
                                                                    (9/30/2016 )                
 
Grassland Crossing
  Alpharetta     1996       90,906       94.7 %     12       2       70,086             Kroger             11.50  
 
                                                                    (6/30/2016 )                
 
Mableton Crossing
  Mableton     1997       86,819       94.5 %     16       2       63,419             Kroger             9.98  
 
                                                                    (8/31/2017 )                
 
Macland Pointe
  Marietta     1992, 1993       79,699       96.6 %     15       2       55,999             Publix             10.04  
 
                                                                    (12/29/2012 )                
 
Market Place
  Norcross     1976       77,706       41.2 %     17       6                                       13.82  
 
Paulding Commons
  Dallas     1991       192,391       98.4 %     29       2       49,700             Kroger   K-Mart     7.92  
 
                                                                    (2/28/2011 )                
 
Powers Ferry Plaza
  Marietta     1979, 1987 / 1998       86,473       84.2 %     20       4                             Micro Center     10.27  
 
Wesley Chapel Crossing
  Decatur     1989       170,792       100.0 %     25       0       32,000             Ingles   Wal-Mart, CVS Drugs     6.71  
 
                                                                    (9/25/2009 )                
 
West Towne Square
  Rome     1988       89,596       91.3 %     16       2                             Big Lots, Eckerd*     5.95  
 
Williamsburg @ Dunwoody
  Dunwoody     1983       44,928       90.2 %     23       4                                       16.93  
Central Georgia (5)
                                                                       
 
Daniel Village
  Augusta     1956 / 1997       177,032       88.3 %     32       7       45,971             Bi-Lo   Eckerd*, St. Joseph Home Health     7.67  
 
                                                                    (3/25/2022 )                
 
Heritage Walk
  Milledgeville     1991, 1992       159,991       100.0 %     12       0       46,676             Kroger   K-Mart     6.44  
 
                                                                    (3/312020 )                
 
Spalding Village
  Griffin     1989       235,318       58.3 %     22       7       59,431             Kroger   JC Penney     7.39  
 
                                                                    (5/31/2014 )                
 
Watson Central
  Warner Robins     1989       227,747       89.0 %     12       17       45,000             Winn-Dixie*   Wal-Mart*, Cory Everson Aerobics     5.07  
 
                                                                    (12/5/2010 )                
 
Walton Plaza
  Augusta     1990       43,460       97.2 %     7       1       32,960             Harris Teeter* (Omni Fitness)             9.02  
 
                                                                    (4/1/2011 )                
South Georgia (2)
                                                                       
 
Colony Square
  Fitzgerald     1987       50,000       96.4 %     7       1       32,200             Food Lion             6.67  
 
                                                                    (12/31/2007 )                
 
McAlphin Square
  Savannah     1979       176,807       92.6 %     23       3       43,600             Kroger   US Post Office, Big Lots     7.00  
 
                                                                    (8/31/2015 )                
 
                   
     
     
     
     
     
     
     
     
 
TOTAL SHOPPING CENTERS GEORGIA (20) 
    2,356,049       88.8 %     350       68       760,337       0                     $ 8.22  
 
                   
     
     
     
     
     
     
     
     
 
KENTUCKY (1)
                                                                       
 
Scottsville Square
  Bowling Green     1986       38,450       80.6 %     8       4                             Hancock Fabrics, Zap Zone     6.84  
 
                   
     
     
     
     
     
     
     
     
 
TOTAL SHOPPING CENTERS KENTUCKY (1)
    38,450       80.6 %     8       4       0       0                     $ 6.84  
 
                   
     
     
     
     
     
     
     
     
 
LOUISIANA (16)
                                                                       
 
                                                                          Hobby Lobby, Conn's Appliance, Big Lots,        
 
Ambassador Row
  Lafayette     1980, 1991       193,978       96.1 %     23       2                             Chuck E Cheese's     7.71  
 
Ambassador Row Courtyards
  Lafayette     1986, 1991       158,783       80.3 %     22       8                             Marshalls, Bed Bath & Body, Gateway     9.42  
 
                                                                          Computers, Hancock Fabrics        
 
Bluebonnet Village
  Baton Rouge     1983       90,215       94.4 %     17       5       33,387             Matheme's   Rite Aid*     7.92  
 
                                                                    (11/30/2010 )                
 
The Boulevard
  Lafayette     1976, 1994       68,012       62.8 %     10       5                             Piccadilly     8.19  
 
Country Club Plaza
  Slidell     1982 / 1994       64,686       92.3 %     9       1       33,387             Winn-Dixie             5.66  
 
                                                                    (1/31/2008 )                
 
The Crossing
  Slidell     1988, 1993       113,989       97.4 %     14       1       58,432             Albertsons   Campo Electric, Piccadilly     5.46  
 
                                                                    (9/29/2009 )                
 
Elmwood Oaks
  Harahan     1989       133,995       91.0 %     7       1                             Wal-Mart* (Academy Sports, Dollar Tree),     9.31  
 
                                                                          The Wherehouse, Advance Auto* (Goodwill)        

Page 16


 

EQUITY ONE, INC. AND SUBSIDIARIES
PROPERTY STATUS REPORT

as of June 30, 2003

                                                                                           
                                                      Supermarket anchor                
              Year   Total           # of tenants  
  Other   Average
              built /   square   Percent  
  owned   shadow   name   anchor   base rent
Property   City   renovated   footage   leased   leased   vacant   SF   SF   exp date   tenants   per leased SF

 
 
 
 
 
 
 
 
 
 
 
LOUISIANA (continued)
                                                                       
 
Grand Marche
  Lafayette     1969       200,585       100.0 %     1       0       N/A             Piggly Wiggly   Academy Sports   $ 0.14  
 
Millervillage
  Baton Rouge     1983, 1992       94,559       33.5 %     10       4                             Rite Aid     8.37  
 
Pinhook Plaza
  Lafayette     1979, 1992       194,725       33.0 %     22       9                             Rite Aid     8.86  
 
Plaza Acadienne
  Eunice     1980       105,419       100.0 %     8       0       28,092             Super 1 Store   Fred's, Howard Brothers     3.57  
 
                                                                    (6/30/2005 )                
 
Sherwood South
  Baton Rouge     1972, 1988, 1992       77,107       97.7 %     9       1       22,500             Piggly Wiggly   Burke's Outlet, Harbor Freight Tools,     6.14  
 
                                                                  Blockbuster                
 
                                                                    (2/28/2007 )                
 
Siegen Village
  Baton Rouge     1988       174,578       51.4 %     14       6                             Office Depot, Party City     9.61  
 
Tarpon Heights
  Galliano     1982       56,605       50.4 %     9       2                             Eckerd     6.11  
 
Village at Northshore
  Slidell     1988       144,638       100.0 %     12       0                             Service Merchandise* (Marshalls),     7.60  
 
                                                                          Kirshman's, Bed Bath & Beyond        
 
Wal-Mart Stores, Inc.
  Mathews     1985       54,223       100.0 %     1       0                             Wal-Mart     2.90  
 
                   
     
     
     
     
     
     
     
     
 
TOTAL SHOPPING CENTERS LOUISIANA (16) 
    1,926,097       79.4 %     188       45       175,798       0                     $ 6.37  
 
                   
     
     
     
     
     
     
     
     
 
MISSISSIPPI (1)
                                                                       
 
Shipyard Plaza
  Pascagoula     1987       66,857       100.0 %     7       0                             Rite Aid, Big Lots     6.04  
 
                   
     
     
     
     
     
     
     
     
 
TOTAL SHOPPING CENTERS MISSISSIPPI (1)
    66,857       100.0 %     7       0       0       0                     $ 6.04  
 
                   
     
     
     
     
     
     
     
     
 
NORTH CAROLINA (12)
                                                                       
 
Centre Pointe Plaza
  Smithfield     1989       160,442       76.0 %     18       1                             Wal-Mart* (Belk's, Goody's)     5.84  
 
Chestnut Square
  Brevard     1985       39,640       87.9 %     5       2       21,000             Food Lion   Eckerd* (Dollar General)     6.68  
 
                                                                    (9/28/2010 )                
 
The Galleria
  Wrightsville Beach     1986, 1990       92,344       83.5 %     31       11       28,000             Harris Teeter   Eckerd     9.34  
 
                                                                    (4/5/2006 )                
 
Parkwest Crossing
  Durham     1990       85,602       98.4 %     17       2       38,052             Food Lion             9.53  
 
                                                                    (12/14/2010 )                
 
Plaza North
  Hendersonville     1986       47,240       94.9 %     7       2       25,590             Bi-Lo   CVS Drugs     7.21  
 
                                                                    (8/31/2006 )                
 
Providence Square
  Charlotte     1973       85,930       89.6 %     18       7       35,702             Harris Teeter   Eckerd     8.05  
 
                                                                    (4/30/2006 )                
 
Riverview Shopping Center
  Durham     1973 / 1995       132,106       85.3 %     8       4       53,538             Kroger   Upchurch Drugs, Riverview Furniture     7.05  
 
                                                                    (12/31/2014 )                
 
Salisbury Marketplace
  Salisbury     1987       82,578       89.2 %     15       3       37,308             Food Lion   CVS Drugs     9.18  
 
                                                                    (2/11/2023 )                
 
Shelby Plaza
  Shelby     1972       103,200       100.0 %     8       0                             Big Lots, Aaron Rents* (Hancock Fabrics)     3.17  
 
Stanley Market Place
  Stanley     1980, 1987       40,400       100.0 %     3       0       28,400             Winn-Dixie   Family Dollar     5.45  
 
                                                                    (2/28/2006 )                
 
Thomasville Commons
  Thomasville     1991       148,754       100.0 %     12       0       32,000             Ingles   K-Mart, CVS Drugs     6.00  
 
                                                                    (9/29/2012 )                
 
Willowdale Shopping Center
  Durham     1986       120,984       89.9 %     21       8       27,985             Harris Teeter   Carmike Cinemas, Eckerd* (Family Dollar)     8.58  
 
                                                                    (5/14/2004 )                
 
                   
     
     
     
     
     
     
     
     
 
TOTAL SHOPPING CENTERS NORTH CAROLINA (12) 
    1,139,220       90.2 %     163       40       327,575       0                     $ 7.06  
 
                   
     
     
     
     
     
     
     
     
 
SOUTH CAROLINA (4)
                                                                       
 
Lancaster Plaza
  Lancaster     1971 / 1990       77,400       91.5 %     3       1       19,200             Bi-Lo             1.44  
 
                                                                    (9/30/2010 )                
 
Lancaster Shopping Center
  Lancaster     1963, 1987       29,047       17.2 %     1       1                                       6.00  
 
North Village Center
  Durham     1984       60,356       100.0 %     14       0       24,806             Bi-Lo   Dollar General, World Gym     8.09  
 
                                                                    (5/31/2004 )                
 
Spring Valley
  Columbia     1978 / 1997       75,415       98.4 %     17       1       45,070             Bi-Lo   Eckerd     9.14  
 
                                                                    (12/31/2017 )                
 
                   
     
     
     
     
     
     
     
     
 
TOTAL SHOPPING CENTERS SOUTH CAROLINA (4) 
    242,218       86.9 %     35       3       89,076       0                     $ 6.17  
 
                   
     
     
     
     
     
     
     
     
 
TENNESSEE (2)
                                                                       
 
Forrest Gallery
  Tullahoma     1987       214,450       97.9 %     26       3       48,780             Kroger   Wal-Mart* (Tractor Supply, Goodwill)     5.46  
 
                                                                    (1/31/2008 )                
 
Smyrna Village
  Smyrna     1992       83,334       87.6 %     9       4       59,214             Kroger             8.03  
 
                                                                    (2/29/2012 )                
 
                   
     
     
     
     
     
     
     
     
 
TOTAL SHOPPING CENTERS TENNESSEE (2) 
    297,784       95.0 %     35       7       107,994       0                     $ 6.12  
 
                   
     
     
     
     
     
     
     
     
 

Page 17


 

EQUITY ONE, INC. AND SUBSIDIARIES
PROPERTY STATUS REPORT

as of June 30, 2003

                                                                                           
                                                      Supermarket anchor                
              Year   Total           # of tenants  
  Other   Average
              built /   square   Percent  
  owned   shadow   name   anchor   base rent
Property   City   renovated   footage   leased   leased   vacant   SF   SF   exp date   tenants   per leased SF

 
 
 
 
 
 
 
 
 
 
 
TEXAS (32)
                                                                       
Houston (16)
                                                                       
 
Barker Cypress
  Houston     1999       66,945       95.6 %     14       3       41,320               H.E.B             $ 12.19  
 
                                                                    (01/31/2014 )                
 
Beechcrest
  Houston     1981 / 2001       90,797       100.0 %     15       0       40,345             Randall's* (Viet Ho)   Walgreens*     8.81  
 
                                                                    (6/24/2016 )                
 
Benchmark Crossing
  Houston     1986       58,384       100.0 %     5       0                             Bally's Fitness     12.13  
 
Bissonnet
  Houston     1999       15,542       100.0 %     8       0               63,000     Kroger   Blockbuster     14.39  
 
Colony Plaza
  Sugarland     1997       26,513       95.5 %     14       1                                       18.28  
 
Copperfield
  Houston     1994       134,845       53.6 %     26       7                             JoAnn's Fabrics     12.37  
 
Forestwood
  Houston     1993       88,760       98.0 %     15       1       59,334             Kroger             10.77  
 
                                                                    (7/31/2013 )                
 
Grogan’s Mill
  The Woodlands     1986       118,493       94.8 %     22       4       56,558             Randall's*   Petco     12.00  
 
                                                                    (6/24/2016 )                
 
Hedwig
  Houston     1974       69,504       74.6 %     11       2                             Ross Dress for Less     13.87  
 
Highland Square
  Sugarland     1998       64,171       92.7 %     24       3                                       16.50  
 
Market at First Colony
  Sugarland     1988       107,301       100.0 %     35       0               62,000     Kroger   TJ Maxx, Eckerd     15.31  
 
Mason Park
  Katy     1998       160,047       73.6 %     32       7               58,890     Kroger   Walgreens* (Eloise Collectibles), Palais     11.84  
 
                                                                          Royal, Petco        
 
Mission Bend
  Houston     1980 / 1999       131,575       93.1 %     25       2       46,112             Randall's             8.91  
 
                                                                    (6/24/2016 )                
 
Spring Shadows
  Houston     1999       102,272       98.3 %     16       1       62,661               H.E.B               9.76  
 
                                                                    (4/30/2023 )                
 
Steeplechase
  Jersey Village     1985       105,152       97.3 %     24       2       56,208             Randall's             11.79  
 
                                                                    (6/24/2016 )                
 
Wal-Mart Stores, Inc.
  Marble Falls     1985       53,571       100.0 %     1       0                             Wal-Mart* (Sutherland Lumber)     3.27  
Dallas (13)
                                                                       
 
Green Oaks
  Arlington     1983       65,091       82.2 %     27       6               58,000     Kroger             10.69  
 
Melbourne Plaza
  Hurst     1983       47,517       86.3 %     14       4                                       11.35  
 
Minyards
  Garland     2000       65,295       100.0 %     2       0       58,695             Minyards/Sack N Save             6.12  
 
                                                                    (4/30/2020 )                
 
Parkwood
  Plano     1985       81,590       94.0 %     19       2               62,000     Albertsons   Planet Pizza     13.10  
 
Plymouth Park East
  Irving     1970       56,435       97.3 %     9       1       42,130             Kroger             4.21  
 
                                                                    (11/30/2010 )                
 
Plymouth Park North
  Irving     1970       446,557       51.3 %     40       18                             Blockbuster, Dollar General, Thrift Store,     7.09  
 
                                                                          Post Office, Chateau Theatre, Levines        
 
Plymouth Park South
  Irving     1970       49,102       74.8 %     3       4                             Betcha Bingo     6.44  
 
Plymouth Park West
  Irving     1970       178,930       95.6 %     14       1                             Bargain City     3.69  
 
Richwood
  Richardson     1984       54,872       80.9 %     20       8               61,877     Albertsons   Blockbuster     12.01  
 
Rosemeade
  Carrollton     1986       51,234       64.8 %     14       4               58,900     Kroger   Gold's Gym, Blockbuster     12.74  
 
Sterling Plaza
  Irving     1989       65,765       72.6 %     15       1                             Bank One, Warehouse Entertainment     15.70  
 
Townsend Square
  Desoto     1990       146,278       82.9 %     30       8               60,349     Albertsons   Bealls, Victory Gym, Tutor Time     8.83  
 
Village by the Park
  Arlngton     1988       44,387       92.3 %     9       1                             Petco     16.56  
San Antonio (3)
                                                                       
 
Bandera Festival
  San Antonio     1989       189,438       51.4 %     27       5                             Bealls, Eckerd* (Scrapbook Heaven),     10.62  
 
                                                                          Blockbuster        
 
Blanco Village
  San Antonio     2000       108,325       100.0 %     16       0       74,627               H.E.B               15.68  
 
                                                                    (4/30/2015 )                
 
Wurzbach
  San Antonio     1979       59,771       100.0 %     3       0       52,957             Albertsons*             2.86  
 
                                                                    (12/31/2004 )                
 
                   
     
     
     
     
     
     
     
     
 
TOTAL SHOPPING CENTERS TEXAS (32) 
    3,104,459       81.3 %     549       96       590,947       485,016                     $ 10.26  
 
                   
     
     
     
     
     
     
     
     
 

Page 18


 

EQUITY ONE, INC. AND SUBSIDIARIES
PROPERTY STATUS REPORT

as of June 30, 2003

                                                                                           
                                                      Supermarket anchor                
              Year   Total           # of tenants  
  Other   Average
              built /   square   Percent  
  owned   shadow   name   anchor   base rent
Property   City   renovated   footage   leased   leased   vacant   SF   SF   exp date   tenants   per leased SF

 
 
 
 
 
 
 
 
 
 
 
VIRGINA (2)
                                                                       
 
Smyth Valley Crossing
  Marion     1989       126,841       100.0 %     14       0       32,000             Ingles   Wal-Mart   $ 5.81  
 
                                                                    (9/25/2010 )                
 
Waterlick Plaza
  Lynchburg     1973, 1988       98,694       80.8 %     21       3       30,780             Kroger   CVS Drugs     8.60  
 
                                                                    (3/18/2008 )                
 
                   
     
     
     
     
     
     
     
     
 
TOTAL SHOPPING CENTERS VIRGINIA (2)
    225,535       91.6 %     35       3       62,780       0                     $ 6.89  
 
                   
     
     
     
     
     
     
     
     
 
TOTAL STABILIZED SHOPPING CENTERS (168) 
    17,992,891       88.7 %     3,050       497       4,759,843       697,686                     $ 8.98  
 
                   
     
     
     
     
     
     
     
     
 
DEVELOPMENTS AND REDEVELOPMENTS (8)
                                                                       
 
Cashmere
  Port St. Lucie, FL   2003 Dev   4.0 acres                                                                
 
Coral Way N.E
  Miami, FL   2003 Dev   4.0 acres                                                                
 
Homestead
  Homestead, FL   2004 Dev   12.0 acres                                                                
 
Miramar Outparcels
  Miramar, FL   Held for sale   2.0 acres                                                                
 
Oakbrook
  Palm Beach Gdns, FL   1974 / 2000, 2003 Redev     210,115       65.1 %     18       12       44,400             Publix   Eckerd, Duffy's, Stein Mart     13.44  
 
                                                                    (10/31/2020 )                
 
Shops of Huntcrest
  Lawrenceville, GA     2003       97,040       79.3 %     13       13       54,340             Publix             12.48  
 
                                                                    (1/31/2023 )                
 
Walden Woods
  Plant City, FL   1985 / 1998, 2003 Redev     74,336       37.3 %     10       2                             Walgreens     8.65  
 
Westridge
  Donough, GA   2004 Dev   13.5 acres                                                                
 
                   
     
     
     
     
     
     
     
     
 
TOTAL SHOPPING CENTERS & DEVELOPMENTS (176)
    18,374,382       88.2 %     3,091       524       4,858,583       697,686                     $ 9.03  
 
                   
     
     
     
     
     
     
     
     
 
OTHER PROPERTIES (2)
                                                                       
 
4101 South I-85 Industrial
  Charlotte, NC     1956, 1963       188,513       73.7 %     3       7                                          
 
Mandarin Mini-storage
  Jacksonville, FL     1982       52,880       98.1 %     529       5                                          
 
                   
     
     
     
     
     
                         
GRAND TOTAL (178)
    18,615,775       88.1 %     3,623       536       4,858,583       697,686                          
 
                   
     
     
     
     
     
                         


    Total square footage does not include shadow anchor square footage which is not owned or controlled by Equity One.
 
*   Indicates a tenant which continues to pay rent, but has closed its store and ceased operations. The subtenant, if any, is shown in ( ).

Page 19


 

EQUITY ONE, INC. AND SUBSIDIARIES
ANNUAL MINIMUM RENT BY STATE

as of June 30, 2003

 
(ANNUAL MINIMUM RENT GRAPH)

                                                 
State   Count   Total SF   # Leased   # Vacant   Leased %   AMR

 
 
 
 
 
 
Florida
    74       8,334,327       1,602       234       92.1 %   $ 76,182,593  
Texas
    32       3,104,459       549       96       81.3 %     25,873,132  
Georgia
    21       2,453,089       363       81       88.8 %     18,148,613  
Louisiana
    16       1,926,097       188       45       79.4 %     9,733,575  
North Carolina
    12       1,139,220       163       40       90.2 %     7,255,616  
Arizona
    3       346,656       66       10       83.0 %     2,496,017  
Tennessee
    2       297,784       35       7       95.0 %     1,731,161  
Alabama
    3       199,690       40       1       98.8 %     1,585,561  
Virginia
    2       225,535       35       3       91.6 %     1,422,409  
South Carolina
    4       242,218       35       3       86.9 %     1,298,607  
Mississippi
    1       66,857       7       0       100.0 %     403,816  
Kentucky
    1       38,450       8       4       80.6 %     212,071  
 
   
     
     
     
     
     
 
Total
    171       18,374,382       3,091       524       88.2 %   $ 146,343,171  


    Note: Excludes Mandarin mini-storage facility, the industrial property and the five pending developments.

Page 20


 

EQUITY ONE, INC. AND SUBSIDIARIES

LEASING ACTIVITY

for the three months ending June 30, 2003

Renewals

                                         
                    Average   Average   Annualized
            Average   Expiring   New   Minimum
# of Leases   Square Feet   Size   Rent psf   Rent psf   Rent

 
 
 
 
 
52
    113,261       2,178     $ 12.30     $ 12.64     $ 1,431,830  
 
                  % Increase psf     2.7 %        
 
                  Net Increase (AMR)           $ 38,219  

New Leases (effective in the second quarter)

                                 
                    Average   Annualized
            Average   New   Minimum
# of Leases   Square Feet   Size   Rent psf   Rent

 
 
 
 
68
    250,784       3,688     $ 11.29     $ 2,830,522  

Lost Leases

                                 
                    Average   Annualized
            Average   Expiring   Minimum
# of Leases   Square Feet   Size   Rent psf   Rent

 
 
 
 
88
    489,534       5,563     $ 8.23     $ 4,030,159  
Net Absorption
    (238,750 )   New Leases — Lost Leases
Net Absorption
    74,143     New Leases — Lost Leases excluding leases >= 10,000 square feet

New Leases (effective subsequent to second quarter)

                                 
                    Average   Annualized
            Average   New   Minimum
# of Leases   Square Feet   Size   Rent psf   Rent

 
 
 
 
60
    334,968       5,583     $ 7.71     $ 2,580,972  
 
          Net Gain/Loss) of AMR     ($1,161,418 )
 
          Net Gain/(Loss) of AMR including “subsequent” leases   $ 1,419,554  
         
Retention Ratio   18.8%   Renewals / (Renewals + Lost Leases)
Retention Ratio   39.1%   Renewals / (Renewals + Lost Leases excluding leases >= 10,000 sq ft)

Page 21


 

EQUITY ONE, INC. AND SUBSIDIARIES
LEASING ACTIVITY

for the six months ending June 30, 2003

Renewals

                                                         
            Average   Expiring   New   Minimum                
# of Leases   Square Feet   Size   Rent psf   Rent psf   Rent                

 
 
 
 
 
               
127
    315,487       2,484     $ 10.97     $ 11.36     $ 3,583,041  
 
                  % Increase psf     3.5 %        
 
                  Net Increase (AMR)           $ 82,877  

New Leases

                                                 
                    Average   Annualized                
            Average   New   Minimum                
# of Leases   Square Feet   Size   Rent psf   Rent                

 
 
 
 
               
135
    453,607       3,360     $ 11.36     $ 5,153,602  

Lost Leases

                                                 
                    Average   Annualized                
            Average   Expiring   Minimum                
# of Leases   Square Feet   Size   Rent psf   Rent                

 
 
 
 
               
142
    643,399       4,531     $ 9.00     $ 5,788,113  
Net Absorption
    (189,792 )   New Leases — Lost Leases
Net Absorption
    123,101     New Leases — Lost Leases excluding leases >= 10,000 square feet

New Leases (effective subsequent to second quarter)

                                                 
                    Average   Annualized                
            Average   New   Minimum                
# of Leases   Square Feet   Size   Rent psf   Rent                

 
 
 
 
               
60
    334,968       5,583     $ 7.71     $ 2,580,972  
 
          Net Gain/Loss) of AMR     ($551,634 )
 
          Net Gain/(Loss) of AMR including “subsequent” leases   $ 2,029,338  
         
Retention Ratio   32.9%   Renewals / (Renewals + Lost Leases)
Retention Ratio   48.8%   Renewals / (Renewals + Lost Leases excluding leases >= 10,000 sq ft)

Page 22


 

EQUITY ONE, INC. AND SUBSIDIARIES
TENANT CONCENTRATION SCHEDULE

as of June 30, 2003

                                                   
                                      % of total        
      Number           % of total   Annualized   annualized   Average
      of   Square   square   minimum   minimum   minimum
Tenant   stores   feet   feet   rent   rent   rent

 
 
 
 
 
 
Top ten tenants
                                               
 
Publix
    40       1,734,381       9.4 %   $ 12,531,057       8.6 %   $ 7.23  
 
Kroger
    14       740,617       4.0 %     5,417,801       3.7 %     7.32  
 
Winn Dixie
    16       709,888       3.9 %     4,526,751       3.1 %     6.38  
 
Wal-Mart
    11       834,994       4.5 %     3,687,045       2.5 %     4.42  
 
K mart
    7       611,416       3.3 %     3,254,442       2.2 %     5.32  
 
Blockbuster
    26       156,429       0.9 %     2,319,689       1.6 %     14.83  
 
Food Lion/ Kash N’ Karry
    8       297,802       1.6 %     1,948,574       1.3 %     6.54  
 
Eckerd
    26       251,428       1.4 %     1,916,090       1.3 %     7.62  
 
H.E. Butt Grocery
    3       181,108       1.0 %     1,793,855       1.2 %     9.90  
 
Safeway/ Randall’s
    5       250,734       1.4 %     1,616,186       1.1 %     6.45  
 
   
     
     
     
     
     
 
Sub-total top ten tenants
    156       5,768,797       31.4 %   $ 39,011,490       26.7 %   $ 6.76  
 
   
     
     
     
     
     
 
 
Remaining tenants
    2,935       10,438,556       56.8 %     107,331,681       73.3 %     10.28  
 
   
     
     
     
     
     
 
Sub-total all tenants
    3,091       16,207,353       88.2 %   $ 146,343,171       100.0 %   $ 9.03  
 
   
     
     
     
     
     
 
 
Vacant
    524       2,167,029       11.8 %   NA                
 
   
     
     
     
     
     
 
Total including vacant
    3,615       18,374,382       100.0 %   $ 146,343,171       100.0 %   $ 7.96  
 
   
     
     
     
     
     
 

     Note: Excludes Mandarin mini-storage facility, the industrial property and the five pending developments.

Page 23


 

EQUITY ONE, INC. AND SUBSIDIARIES
EXPIRING SQUARE FOOTAGE BY TENANT TYPE

as of June 30, 2003

(EXPIRING SQUARE FOOTAGE BY TENANT TYPE GRAPH)

Note: Excludes Mandarin mini-storage facility, the industrial property and the five pending developments.

Page 24


 

EQUITY ONE, INC. AND SUBSIDIARIES
SHOPPING CENTER LEASE EXPIRATION SCHEDULE

as of June 30, 2003

                                                         
ALL TENANTS

                                            Percent   Average
                            Percent           of   annual
                            of   Annualized   total   minimum
            Number           total   minimum   annualized   rent per
            of   Square   square   rent at   minimum   square
Date   tenants   feet   feet   expiration   rent   foot

 
 
 
 
 
 
       
M-T-M
    104       235,698       1.3 %   $ 2,319,553       1.5 %   $ 9.84  
       
2003
    342       767,745       4.2 %     8,506,146       5.5 %     11.08  
       
2004
    657       1,687,551       9.2 %     19,741,926       12.8 %     11.70  
       
2005
    651       1,832,340       10.0 %     20,219,358       13.1 %     11.03  
       
2006
    491       1,829,563       10.0 %     21,033,490       13.6 %     11.50  
       
2007
    370       1,740,243       9.5 %     17,541,806       11.4 %     10.08  
       
2008
    171       1,096,816       6.0 %     11,816,430       7.7 %     10.77  
       
2009
    52       939,835       5.1 %     6,384,985       4.1 %     6.79  
       
2010
    50       694,893       3.8 %     4,906,638       3.2 %     7.06  
       
2011
    38       808,145       4.4 %     6,536,349       4.2 %     8.09  
       
2012
    32       711,918       3.9 %     6,167,870       4.0 %     8.66  
   
Thereafter
    133       3,862,606       21.0 %     28,976,834       18.8 %     7.50  
     
 
   
     
     
     
     
     
 
Sub-total / average
    3,091       16,207,353       88.2 %   $ 154,151,385       100.0 %   $ 9.51  
 
   
     
     
     
     
     
 
     
Vacant
    524       2,167,029       11.8 %   NA   NA   NA
     
 
   
     
     
     
     
     
 
 
Total / average
    3,615       18,374,382       100.0 %   $ 154,151,385       100.0 %   $ 8.39  
 
   
     
     
     
     
     
 

(ANNUAL LEASE EXPIRATIONS GRAPH)

Note: Excludes Mandarin mini-storage facility, the industrial property and the five pending developments.

Page 25


 

EQUITY ONE, INC. AND SUBSIDIARIES
SHOPPING CENTER LEASE EXPIRATION SCHEDULE

as of June 30, 2003

                                                         
ANCHOR TENANTS (SF >= 10,000)

                                            Percent   Average
                            Percent           of   annual
                            of   Annualized   total   minimum
            Number           total   minimum   annualized   rent per
            of   Square   square   rent at   minimum   square
Date   tenants   feet   feet   expiration   rent   foot

 
 
 
 
 
 
       
M-T-M
    2       55,850       0.5 %   $ 35,400       0.1 %   $ 0.63  
       
2003
    5       98,112       0.8 %     726,326       1.1 %     7.40  
       
2004
    22       532,359       4.5 %     2,869,403       4.2 %     5.39  
       
2005
    25       506,953       4.3 %     2,569,957       3.8 %     5.07  
       
2006
    32       863,441       7.3 %     4,830,106       7.1 %     5.59  
       
2007
    37       965,679       8.2 %     6,052,191       9.0 %     6.27  
       
2008
    29       707,787       6.0 %     4,430,775       6.6 %     6.26  
       
2009
    19       826,119       7.0 %     4,545,529       6.7 %     5.50  
       
2010
    16       446,635       3.8 %     3,366,639       5.0 %     7.54  
       
2011
    20       757,683       6.4 %     5,376,356       8.0 %     7.10  
       
2012
    17       647,272       5.5 %     4,814,174       7.1 %     7.44  
   
Thereafter
    83       3,692,519       31.3 %     27,939,798       41.4 %     7.57  
 
   
     
     
     
     
     
 
Sub-total / average
    307       10,100,409       85.6 %   $ 67,556,654       100.0 %   $ 6.69  
 
   
     
     
     
     
     
 
     
Vacant
    40       1,699,065       14.4 %   NA   NA   NA
 
   
     
     
     
     
     
 
 
Total / average
    347       11,799,474       100.0 %   $ 67,556,654       100.0 %   $ 5.73  
 
   
     
     
     
     
     
 

(ANNUAL LEASE EXPIRATIONS GRAPH)

Note: Excludes Mandarin mini-storage facility, the industrial property and the five pending developments.

Page 26


 

EQUITY ONE, INC. AND SUBSIDIARIES
SHOPPING CENTER LEASE EXPIRATION SCHEDULE

as of June 30, 2003

                                                         
LOCAL TENANTS (SF < 10,000)

                                            Percent   Average
                            Percent           of   annual
                            of   Annualized   total   minimum
            Number           total   minimum   annualized   rent per
            of   Square   square   rent at   minimum   square
Date   tenants   feet   feet   expiration   rent   foot

 
 
 
 
 
 
       
M-T-M
    102       179,848       2.7 %   $ 2,284,153       2.6 %   $ 12.70  
       
2003
    337       669,633       10.2 %     7,779,820       9.0 %     11.62  
       
2004
    635       1,155,192       17.6 %     16,872,523       19.5 %     14.61  
       
2005
    626       1,325,387       20.2 %     17,649,401       20.4 %     13.32  
       
2006
    459       966,122       14.7 %     16,203,384       18.7 %     16.77  
       
2007
    333       774,564       11.8 %     11,489,615       13.3 %     14.83  
       
2008
    142       389,029       5.9 %     7,385,655       8.5 %     18.98  
       
2009
    33       113,716       1.7 %     1,839,456       2.1 %     16.18  
       
2010
    34       248,258       3.8 %     1,539,999       1.8 %     6.20  
       
2011
    18       50,462       0.8 %     1,159,993       1.3 %     22.99  
       
2012
    15       64,646       1.0 %     1,353,696       1.6 %     20.94  
   
Thereafter
    50       170,087       2.6 %     1,037,036       1.2 %     6.10  
 
   
     
     
     
     
     
 
Sub-total / average
    2,784       6,106,944       92.9 %   $ 86,594,731       100.0 %   $ 14.18  
 
   
     
     
     
     
     
 
     
Vacant
    484       467,964       7.1 %   NA   NA   NA
 
   
     
     
     
     
     
 
 
Total / average
    3,268       6,574,908       100.0 %   $ 86,594,731       100.0 %   $ 13.17  
 
   
     
     
     
     
     
 

(ANNUAL LEASE EXPIRATIONS GRAPH)

Note: Excludes Mandarin mini-storage facility, the industrial property and the five pending developments.

Page 27


 

EQUITY ONE, INC. AND SUBSIDIARIES
REAL ESTATE DEVELOPMENTS AND REDEVELOPMENTS

as of June 30, 2003
(in thousands, except square footage data)

1)   Coral Way, N.E.
Miami, Florida
 
    We own a four acre parcel at the northeast corner of S.W. 147th Avenue and Coral Way across the street from Plaza Alegre, upon which we have commenced construction of a 25,000 square foot drug-store anchored shopping center with a target completion in the first quarter of 2004. This land parcel is reflected as a development property.
 
2)   Crossroads Square f/k/a University Mall
Pembroke Pines, Florida
 
    We have executed a ground lease with Lowe’s to accommodate their construction of a 177,000 square foot home improvement store on this property. Lowe’s will pay all the development and construction costs related to their store and the associated site area and parking. In conjunction with the Lowe’s lease, we will spend approximately $4,900 to redevelop the remainder of the property. The current configuration of the property is listed on the Property Status Report.
 
3)   Oakbrook Square
Palm Beach Gardens, Florida
 
    This property is a 225,000 square foot shopping center anchored by Publix. Jacobson’s closed their 90,000 square foot store in October 2002. Stein Mart has executed a lease to occupy 41,000 square feet of this space in the second quarter of 2003, and the balance is out for leasing. Redevelopment is currently underway to reconfigure a portion of the retail space, add additional parking and develop a 6,000 square foot outparcel, all at an estimated total cost of $4,060. The reconfigured property is listed on the Property Status Report.
 
4)   Salerno Village
Stuart, Florida
 
    We intend to redevelop this supermarket-anchored shopping center which we purchased in May 2002. Winn Dixie, the existing supermarket, has executed a new 20-year lease for 45,802 square feet, an increase from their current 31,503 square foot store. The redevelopment will cost approximately $4,936, will commence in the third quarter of 2003, and is expected to be completed in early 2004. The current configuration of the property is listed on the Property Status Report.
 
5)   Homestead
Homestead, Florida
 
    We own a 12 acre site adjacent to a master planned community in Homestead, Florida, approximately 25 miles south of Miami. We expect to develop a supermarket-anchored shopping center on this site in 2005, but have not yet finalized the development plan or the associated budget. The land parcel is reflected as a development property.
 
6)   Shops at Skylake Phase III
North Miami Beach, Florida
 
    We plan to complete the final phase of Skylake totaling approximately 120,000 square feet in the first quarter of 2004 at an additional cost of approximately $7,500. To date, we have executed a lease with LA Fitness Sports Clubs for a 45,000 square foot health club and 30,000 square feet is out for local tenant leasing. The current configuration of the property is listed on the Property Status Report.
 
7)   Cashmere
Port St. Lucie, Florida
 
    This is a four acre site adjacent to our Cashmere Corners retail center. We anticipate to commence construction of 20,000 square feet of retail space in the third quarter 2003. The project is expected to be completed in early 2004 at a cost of approximately $2,127. The land parcel is reflected as a development property.
 
8)   Miramar Outparcels
Miramar, Florida
 
    We own one outparcel which is under contract to be sold in the third quarter of 2003. The land parcel is reflected as a development property.
 
9)   Westridge
Henry County, Georgia
 
    We own a 13.5 acre site adjacent to a master planned community in Henry County, Georgia. We expect to develop a supermarket anchored center on this site in late 2004, but have not yet finalized the development plan or the associated budget. The land parcel is reflected as a development property.
 
10)   Walden Woods
Plant City, Florida
 
    We are redeveloping approximately 45,000 squre feet of this property in 2003, to accomodate a 20,000 square foot Dollar Store, an additional 13,000 square foot junior anchor and 12,000 square feet of local space at an estimated cost of $844. The current configuration is reflected on the Property Status Report.
 
11)   Ambassador Row Courtyard
Lafayette, Louisiana
 
    We intend to redevelop this property in 2003 at an cost of approximately $1,201. The current configuration is reflected on the Property Status Report.
 
    Development and Redevelopment Cost Summary as of June 30, 2003

                         
    Construction Costs
   
    Estimated   Funded as of   Balance to
Property   Cost   June 30, 2003   Complete

 
 
 
Coral Way, N.E
  $ 3,662     $ 1,736     $ 1,926  
Crossroads Square
    4,900       3,345       1,555  
Oakbrook Square
    4,060       1,702       2,358  
Salerno Village
    4,936       403       4,533  
Homestead
  TBD         TBD
Shops at Skylake Phase III
    7,500       2,525       4,975  
Cashmere
    2,127       300       1,827  
Miramar
                 
Westridge
  TBD         TBD
Walden Woods
    844       391       453  
Ambassador Row Courtyard
    1,201             1,201  
 
   
     
     
 
Total
  $ 29,230     $ 10,402     $ 18,828  
 
   
     
     
 

Page 28


 

EQUITY ONE, INC. AND SUBSIDIARIES
REAL ESTATE ACQUISITIONS AND DISPOSITIONS

as of June 30, 2003
(in thousands, except square footage data)

Acquisition Activity (excluding the IRT merger)

                                         
                            Square Feet/   Purchase
Date Purchased   Property Name   City   State   Acres   Price

 
 
 
 
 
Feb-03
  Westridge - land   McDonough   GA   13.5 acres   $ 1,688  
May-03
  Spring Shadow - HEB Supermarket   Houston   TX     62,661       3,500  
Jul-03
  Sheridan Plaza Shopping Center   Hollywood   FL     451,294       75,325  
Jul-03
  Butler Creek Shopping Center   Acworth   GA     95,597       12,100  
Jul-03
  Bandera Out-parcel   San Antonio   TX     6,000       533  
 
                                   
   
     Total
                                  $ 93,146  
 
                                   
 

Disposition Activity

                                                 
                            Square Feet/   Sales        
Date Sold   Property Name   City   State   Acres   Price   Gain on Sale

 
 
 
 
 
 
Mar-03
  Eckerd Melbourne   Melbourne   FL     10,908     $ 2,715     $ 177  
Mar-03
  Eckerd Leesburg   Leesburg   FL     12,739       4,050       326  
Apr-03
  Pompano Lowe’s   Pompano   FL     80,697       3,400       470  
May-03
  Shops at Huntcrest (2 out-parcels)   Lawrenceville   GA   2.9 acres     1,686        
Jun-03
  Oak Square Joint Venture interest   Gainsville   FL     N/A       2,230       901  
 
                                   
     
 
     Total
                                  $ 14,081     $ 1,874  
 
                                   
     
 

Page 29


 

EQUITY ONE, INC. AND SUBSIDIARIES
JOINT VENTURE INVESTMENTS

as of June 30, 2003
(in thousands, except square footage data)

Owned joint ventures *

1)   City Centre
 
2)   City Centre Parcel F
Palm Beach Gardens, Florida
 
    City Centre is a 93,565 square foot office/retail center that was 84% leased as of June 30, 2003. The property is encumbered by an 8.54% fixed-rate mortgage loan with a balance of $12,927 as of June 30, 2003, which matures in April 2010. This property includes a parcel of land slated for future office development which is held in a separate joint venture. Equity One owns a 50% interest in both joint ventures.
 
3)   Park Place
Plano, Texas
 
    Park Place is a 112,478 square foot retail center that was 100% leased as of June 30, 2003. The development plan calls for the construction of two additional phases totaling 29,000 square feet at a cost of $2,600, with completion targeted for December 2003. The property is encumbered by a $15,000 interest-only loan bearing interest at LIBOR + 140, which matures in April 2005, which we have guaranteed. Equity One owns a 50.1% interest in this joint venture.
 
*   Equity One accounts for these three joint venture interests using the equity method as we do not consider ourselves to be in control of the major business decisions.

Sold joint ventures

1)   Oak Square
Gainesville, Florida
 
    On June 30, 2003, Equity One sold its 50% interest in this joint venture and received net proceeds of $2,230.

Page 30


 

EQUITY ONE, INC. AND SUBSIDIARIES
STOCK PRICE AND VOLUME STATISTICS

for the three months ended June 30, 2003

(HIGH LOW GRAPH)

(DAILY TRADING VOLUME GRAPH)

*   Data obtained from Yahoo Chart Services

Page 31 EX-99.2 4 g84120exv99w2.htm PRESS RELEASE PRESS RELEASE

 

Exhibit 99.2

         
Equity One, Inc.
1696 NE Miami Gardens Drive
North Miami Beach, FL 33179
305-947-1664
  (EQUITY ONE LOGO)   For additional information at the Company:
     Howard Sipzner, CFO
Media Contact:
     Abbe Solomon 305-446-2700

FOR IMMEDIATE RELEASE:

July 30, 2003

EQUITY ONE SECOND QUARTER 2003 FFO INCREASES 9.1% TO $0.36 PER SHARE

NORTH MIAMI BEACH, FL, July 30, 2003 — Equity One, Inc. (NYSE: EQY), an owner, developer and operator of community and neighborhood shopping centers located predominately in high growth markets in the southern United States, announced today its financial results for the three months and six months ended June 30, 2003.

FINANCIAL HIGHLIGHTS

For the three months ended June 30, 2003, Funds from Operations (“FFO”) — a standard measure of operating performance for Real Estate Investment Trusts (“REITs”) — increased 101.2% to $22.4 million from $11.1 million for the comparable period in 2002. FFO per diluted share increased 9.1% to $0.36 in the second quarter of 2003 from $0.33 for the comparable period in 2002. Net income in the second quarter of 2003 was $16.4 million, or $0.26 per diluted share, compared with $8.4 million in the second quarter of 2002, or $0.25 per diluted share. Total revenues in the second quarter of 2003 increased 106.9% to $49.5 million from $23.9 million in the second quarter of 2002.

For the six months ended June 30, 2003, FFO increased 81.2% to $39.7 million from $21.9 million for the comparable period of 2002. FFO per diluted share increased 4.4% to $0.71 in the first six months of 2003 from $0.68 for the comparable period in 2002. Net income in the first six months of 2003 was $28.7 million, or $0.52 per diluted share, compared with $21.7 million in the first six months of 2002, or $0.68 per diluted share. Total revenues in the first six months of 2003 increased 79.9% to $88.1 million from $49.0 million in the first six months of 2002.

“We achieved many milestones in the second quarter of 2003,” stated Chaim Katzman, Chairman and Chief Executive Officer of Equity One, “including the substantial completion of the integration of IRT Property Company into Equity One, the sale of three million shares of our common stock raising approximately $49 million, and meaningful progress on our acquisition, disposition and development programs. We have made significant headway in leasing a number of the vacancies we absorbed during the second quarter, and have begun to see a significant increase in leasing activity over the past few months. Rental growth continues to be favorable, with a 2.7% increase on our renewal rental rates in the second quarter. We ended the quarter with under 40% debt to total market capitalization, solid interest coverage and over $240 million of availability on our Wells Fargo credit facility.”

PORTFOLIO HIGHLIGHTS

At June 30, 2003, the 168 shopping centers comprising our core stabilized portfolio were 88.7% leased. Overall, including two shopping centers we acquired earlier this month, we own 180 properties located primarily in metropolitan areas of 12 states in the southern United States, consisting of 124 supermarket-anchored shopping centers, 9 drug store-anchored shopping centers, 40 other retail-anchored shopping

 


 

centers, one self-storage facility, one industrial property and five retail developments, as well as non-controlling interests in three unconsolidated joint ventures.

At June 30, 2003, our average base rent per leased square foot for the properties comprising our core stabilized portfolio was $8.98, essentially unchanged from the corresponding figure of $8.99 on March 31, 2003. During the quarter, we renewed 52 leases increasing the average rate 2.7% to $12.64 per square foot, and signed 68 new leases at an average rate of $11.29 per square foot. Overall, we lost approximately $1.2 million of annualized minimum rent incorporating renewals, new leases and departing tenants in the second quarter of 2003. Excluded from these figures are approximately 335,000 square feet of new leases which were signed in the second quarter of 2003, but which will not be effective until later in the third quarter or early in the fourth quarter of 2003. In the aggregate, these new leases will generate approximately $2.6 million of annualized minimum rent once they have all commenced.

IRT PROPERTY COMPANY MERGER

On February 12, 2003, Equity One, Inc. and IRT Property Company completed a statutory merger. The transaction has been accounted for as a purchase and the results of Equity One include the activity of IRT for the period February 12, 2003 through June 30, 2003.

OTHER ACQUISITIONS AND DISPOSITIONS

During the second quarter of 2003, we acquired the 62,661 square foot HEB supermarket located at our Spring Shadow Shopping Center in Houston, Texas. In July 2003, we acquired (1) Sheridan Plaza, a 451,294 square foot shopping center located in Hollywood, Florida, (2) Butler Creek, a 95,597 square foot shopping center located in Acworth, Georgia and (3) a 6,000 square foot restaurant out-parcel on our Bandera Festival Shopping Center in San Antonio, Texas.

During the second quarter of 2003, we sold (1) our Pompano Beach Lowe’s ground lease for $3.4 million resulting in a reported gain of $470,000, (2) our 50% joint venture interest in the Oak Square shopping center in Gainesville, Florida for $2.2 million resulting in a reported gain of approximately $901,000, and (3) two out-parcels at our Shops at Huntcrest shopping center in Lawrenceville, Georgia for $1.7 million; no gain was recorded on these sales due to the application of purchase accounting for the IRT merger.

DEVELOPMENTS AND REDEVELOPMENTS

We have completed the reconfiguration of a portion of Oakbrook Square shopping center in Palm Beach Gardens, Florida to accommodate a new Stein Mart store, a new Homegoods store, a new out-parcel and the leasing of a portion of the in-line space. In addition, we have completed significantly all of our work associated with the Plaza Alegre and Shops at Huntcrest developments in Miami, Florida and Lawrenceville, Georgia, respectively. We are well underway on the complete redevelopment of Crossroads Square (formerly known as University Mall) in Pembroke Pines, Florida, incorporating a new Lowe’s home improvement store, a new Eckerd drug store and the refurbishing of the remainder of the center. We have also commenced construction of a new 46,000 square foot L.A. Fitness Sports Club as part of an up to 120,000 square foot addition to our Shops at Skylake in North Miami Beach, Florida.

We are in the planning and permitting stage for several other developments and redevelopments including: (1) the development of a new 25,000 square foot CVS drug store-anchored center across the street from our Plaza Alegre shopping center; (2) the redevelopment of Salerno Village in Stuart, Florida to accommodate a new and expanded Winn Dixie supermarket; and (3) the development of 20,000 square feet of retail space on a parcel of land located adjacent to our Cashmere Corners shopping center. These developments are scheduled for completion between the end of 2003 and the summer of 2004.

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Lastly, we are in the process of reconfiguring and releasing the former Winn Dixie space at our Walden Woods shopping center in Plant City, Florida to accommodate a 20,000 square foot Dollar Tree store, an additional 13,000 square foot junior anchor and 12,000 square feet of local space.

FFO EARNINGS GUIDANCE

Based on current plans and assumptions and subject to the risks and uncertainties more fully described in Equity One’s reports filed with the Securities and Exchange Commission, we expect our full year 2003, targeted FFO per diluted share to be between $1.46 and $1.49, unchanged from our previous guidance. In addition, we are providing initial guidance for calendar year 2004 FFO per diluted share of between $1.53 and $1.60. We currently anticipate that the growth in our FFO in 2003 and 2004 will come from a combination of internal growth from increased rents and the continued lease-up of vacant space, accretion from the IRT merger, as well as incremental income from property acquisitions, developments and redevelopments. This guidance is provided for information purposes and is subject to change. The following is a reconciliation of the calculation of FFO per diluted share and earnings per share:

                         
Guidance for 2003   Range

 
Earnings per share
  $ 0.99     to   $ 1.02  
Less: gain on sale of real estate
    ($0.03 )             ($0.03 )
Plus: other adjustments
  $ 0.01             $ 0.01  
Plus: real estate depreciation
  $ 0.49             $ 0.49  
 
   
             
 
FFO per diluted share
  $ 1.46     to   $ 1.49  
 
   
             
 
                         
Guidance for 2004   Range

 
Earnings per share
  $   0.96     to   $   1.03  
Plus: other adjustments
  $ 0.01             $ 0.01  
Plus: real estate depreciation
  $ 0.56             $ 0.56  
 
   
             
 
FFO per diluted share
  $ 1.53     to   $ 1.60  
 
   
             
 

For reconciliation purposes, we have assumed no additional gains on the sale of real estate other than those that have already been realized.

ACCOUNTING AND OTHER DISCLOSURES

We consider Funds From Operations as defined by the National Association of Real Estate Investment Trusts (“NAREIT”), to be a widely used and appropriate supplemental measure of performance for equity REITs that provides a relevant basis for comparison among REITs. FFO, as defined by NAREIT, means net income determined in accordance with accounting principles generally accepted in the United States of America (“GAAP”), excluding gains (losses) from sales of rental property, adjustments for extraordinary items and cumulative effects of accounting changes, plus real estate related depreciation and amortization, minority interest and after adjustments for unconsolidated partnerships and joint ventures. We present FFO to assist investors in analyzing our performance. Our method of calculating FFO may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITS. FFO (i) does not represent cash flows from operations as defined by GAAP, (ii) is not indicative of cash available to fund all cash flow needs and liquidity, including our ability to make

3


 

distributions and (iii) should not be considered as an alternative to net income (determined in accordance with GAAP) for purposes of evaluating our operating performance.

Included in this press release is a reconciliation of FFO to net income and of FFO per diluted share to earnings per diluted share, the most comparable GAAP measures.

CONFERENCE CALL/VIDEO WEB CAST INFORMATION

We will host a conference call on Thursday, July 31, 2003 at 1:00 p.m. EST to discuss our performance for the three and six months ended June 30, 2003. The call will also be web-cast and can be accessed in a listen-only mode at Equity One’s web site at www.equityone.net. Investors may also join the call by dialing 877-531-9985 (U.S/Canada) or 706-679-3073 (international). No password is required.

If you are unable to participate during the call, a replay will be available on Equity One’s web site for future review. You may also access the replay by dialing 800-642-1687 (U.S./Canada) or 706-645-9291 (international) and entering passcode 1677251. The telephone replay will be available through August 21, 2003.

FOR ADDITIONAL INFORMATION

For a copy of our second quarter supplemental information package, please access the “Financial Reports” section in our web site at www.equityone.net. To be included in our e-mail distributions for future press releases and other company notices, please send your e-mail address to Barbara Abreu at babreu@equityone.net.

FORWARD LOOKING STATEMENTS

Certain matters discussed by Equity One in this press release constitute forward-looking statements within the meaning of the federal securities laws. Although Equity One believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that these expectations will be achieved. Factors that could cause actual results to differ materially from current expectations include changes in macro-economic conditions and the demand for retail space in Florida, Texas, Georgia and the other states in which Equity One owns properties; the continuing financial success of Equity One’s current and prospective tenants; continuing supply constraints in its geographic markets; the availability of properties for acquisition; the success of its efforts to lease up vacant properties; the effects of natural and other disasters; the ability of Equity One to successfully integrate the operations and systems of acquired companies and properties; and other risks which are more fully described in Equity One’s filings with the Securities and Exchange Commission.

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EQUITY ONE, INC.
UNAUDITED SUMMARY FINANCIAL INFORMATION
(In thousands, except per share data)


                                   
      For the three months   For the six months
      ended June 30,   ended June 30,
     
 
Operating Data   2003   2002   2003   2002

 
 
 
 
Total Revenues
  $ 49,532     $ 23,937     $ 88,138     $ 48,995  
 
   
     
     
     
 
Net Income
  $ 16,352     $ 8,438     $ 28,696     $ 21,705  
 
   
     
     
     
 
Earnings per share (basic)
  $ 0.27     $ 0.25     $ 0.53     $ 0.69  
 
   
     
     
     
 
Earnings per share (diluted)
  $ 0.26     $ 0.25     $ 0.52     $ 0.68  
 
   
     
     
     
 
Number of shares used in computing earnings per share:
                               
 
Basic
    60,920       33,255       54,080       31,316  
 
   
     
     
     
 
 
Diluted
    62,824       33,967       55,671       31,999  
 
   
     
     
     
 

Reconciliation of Net Income to Funds from Operations

     Funds from Operations is a non-GAAP financial measure. We believe that FFO, as defined by NAREIT, is a widely used and appropriate supplemental measure of performance for equity REITs, and that it provides a relevant basis for comparison among REITs.

     The following table reflects the reconciliation of FFO to net income, the most directly comparable GAAP measure, for the periods presented:

                                 
    For the three months   For the six months
    ended June 30,   ended June 30,
   
 
    2003   2002   2003   2002
   
 
 
 
Net income
  $ 16,352     $ 8,438     $ 28,696     $ 21,705  
Adjustments:
                               
Depreciation and amortization related to rental properties
    7,086       3,458       12,132       6,799  
Gain on sale of real estate
    (1,371 )     (981 )     (1,874 )     (7,103 )
Interest on convertible partnership units
    (22 )     65       43       130  
Minority interest in earnings of consolidated subsidiaries
    238       26       379       51  
Share of real estate depreciation of joint ventures
    139       140       300       314  
 
   
     
     
     
 
Funds from operations
  $ 22,422     $ 11,146     $ 39,676     $ 21,896  
 
   
     
     
     
 

5


 

EQUITY ONE, INC.
UNAUDITED SUMMARY FINANCIAL INFORMATION
(In thousands)


     Reconciliation of Earnings per Diluted Share to Funds from Operations per Diluted Share

     The following table reflects the reconciliation of FFO per diluted share to earnings per diluted share, the most directly comparable GAAP measure, for the periods presented:

                                 
    For the three months   For the six months
    ended June 30,   ended June 30,
   
 
    2003   2002   2003   2002
   
 
 
 
Earnings per diluted share
  $ 0.26     $ 0.25     $ 0.52     $ 0.68  
Adjustments:
                               
Depreciation and amortization related to rental properties
    0.11       0.10       0.21       0.21  
Gain on sale of real estate
    (0.02 )     (0.03 )     (0.03 )     (0.22 )
Interest on convertible partnership units, minority interest in earnings of consolidated subsidiaries, and share of real estate depreciation of joint ventures
    0.01       0.01       0.01       0.01  
 
   
     
     
     
 
Funds from operations per diluted share
  $ 0.36     $ 0.33     $ 0.71     $ 0.68  
 
   
     
     
     
 
                 
    June 30,   December 31,
Balance Sheet   2003   2002

 
 
Investments in real estate
(before accumulated depreciation)
  $ 1,458,222     $ 718,864  
 
   
     
 
Total assets
  $ 1,482,506     $ 730,069  
 
   
     
 
Mortgage notes payable
  $ 420,265     $ 332,143  
 
   
     
 
Revolving credit facilities
  $ 98,931     $ 23,000  
 
   
     
 
Senior unsecured notes
  $ 150,000        
 
   
     
 
Total liabilities before minority interests
  $ 725,130     $ 375,969  
 
   
     
 
Stockholders’ equity
  $ 741,613     $ 350,231  
 
   
     
 
Total liabilities and stockholders’ equity
  $ 1,482,506     $ 730,069  
 
   
     
 

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