8-K

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): February 18, 2004

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

TABLE OF CONTENTS

	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
EX-99.1 Press Release
EX-99.2 Supplemental Information Package

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

               99.1 — Press Release of Equity One, Inc. dated February 18, 2004

               99.2 — Supplemental Information Package of Equity One, Inc. December 31, 2003

Item 9. Regulation FD Disclosure

     On February 18, 2004, Equity One, Inc. (the “Company”) issued a press release announcing the Company’s results for the year and three months ended December 31, 2003 and released its Supplemental Information Package December 31, 2003, with respect to such period. The purpose of this Form 8-K is to furnish such press release and Supplemental Information Package. Copies of the press release and Supplemental Information Package 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 February 18, 2004, the Company issued a press release announcing the Company’s results for the year and three months ended December 31, 2003 and released its Supplemental Information Package December 31, 2003 with respect to such period. The purpose of this Form 8-K is to furnish such press release and Supplemental Information Package. Copies of the press release and Supplemental Information Package are furnished with this Form 8-K as Exhibits 99.1 and 99.2 and are incorporated herein by reference.

page 2 of 5

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: February 18, 2004	By:	/s/ Howard M. Sipzner
		Howard M. Sipzner
		Chief Financial Officer

page 3 of 5

INDEX TO EXHIBITS

Exhibit Number	Description of Exhibit
99.1	Press Release of Equity One, Inc. dated February 18, 2004
99.2	Supplemental Information Package December 31, 2003

page 4 of 5 EX-99.1 3 g87301exv99w1.htm EX-99.1 PRESS RELEASE

Exhibit 99.1

Equity One, Inc.		For additional information at the Company:
1696 NE Miami Gardens Drive		Howard Sipzner, CFO
North Miami Beach, FL 33179		Media Contact:
305-947-1664		David Schull 305-446-2700

FOR IMMEDIATE RELEASE:

February 18, 2004

EQUITY ONE REPORTS FOURTH QUARTER AND FULL YEAR 2003 RESULTS

NORTH MIAMI BEACH, FL, February 18, 2004 – Equity One, Inc. (NYSE: EQY), an owner, developer and operator of community and neighborhood shopping centers located predominantly in high growth markets in the southern United States, announced today its financial results for the year and quarter ended December 31, 2003. Full year and quarter highlights are as follows, with all per share amounts presented on a diluted basis:

2003 Highlights

• Increased Funds from Operations (“FFO”) 97.6% to $89.9 million in 2003 from $45.5 million in 2002;

• Increase FFO per diluted share 7.4% to $1.46 in 2003 from $1.36 in 2002;

• Acquired 105 properties totaling $974 million, including the $763 million IRT Property Company merger;

• Increased the rental rate by 3.1% on 284 lease renewals aggregating 674,889 square feet to $12.30 per square foot;

• Executed 367 new leases totaling 1,144,882 square feet at an average rate of $10.89 per square foot;

• Increased leasing rate to 91.6% in the core portfolio;

• Reduced leverage to 39.3% debt to total market capitalization;

• Paid $1.10 in dividends, reflecting an increase in the quarterly rate from $0.27 to $0.28 in the third quarter of 2003 and an overall FFO payout ratio of 75.3%;

• Raised over $140 million in new equity via two secondary offerings and our Dividend Reinvestment and Stock Purchase Plan; and

• Delivered a 35.3% annualized return to full-year stockholders, assuming re-investment of all dividends on the respective payment dates.

Fourth Quarter 2003 Highlights

• Increase Funds from Operations 162.4% to $26.3 million in 2003 from $10.0 million in 2002;

• Increase FFO per diluted share 31.0% to $0.38 in 2003 from $0.29 in 2002;

• Increased the rental rate by 1.1% on 83 lease renewals aggregating 216,359 square feet to $12.46 per square foot; and

• Executed 120 new leases totaling 340,533 square feet at an average rate of $10.89 per square foot.

“We are very pleased with our 2003 results,” stated Chaim Katzman, Chairman and Chief Executive Officer of Equity One. “We completed the $763 million merger of IRT Property Company in February and have successfully combined our respective operations into the largest publicly-traded neighborhood shopping center REIT focusing exclusively on the southern United States. Our other acquisition and

disposition activities furthered improved the focus and quality of our portfolio. Consistent leasing and renewal activity boosted our core portfolio occupancy to 91.6%. We secured investment grade ratings for our senior unsecured debt, and together with our existing credit facility and targeted equity issuance, have achieved financial stability and the capacity for future growth. In fact, our 39.3% debt to total market capitalization and 3.3 interest rate coverage are among the strongest of all the REITs. We remain focused on continuing to deliver superior results for our shareholders, debt providers and other constituencies.”

FINANCIAL OVERVIEW

For the year ended December 31, 2003, Funds from Operations – a standard measure of operating performance for Real Estate Investment Trusts (“REITs”) – increased 97.6% to $89.9 million from $45.5 million for the comparable period in 2002. FFO per diluted share increased 7.4% to $1.46 in 2003 from $1.36 in 2002. Net income was $63.6 million or $1.05 per diluted share in 2003, compared with $39.9 million, or $1.20 per diluted share, in 2002. The 2003 period included a $3.1 million gain on the sale of real estate, while the 2002 period included a $9.3 million gain. Total revenues increased 92.1% to $190.0 million in 2003 from $98.9 million in the comparable period in 2002.

For the three months ended December 31, 2003, FFO increased 162.4% to $26.3 million from $10.0 million for the comparable period in 2002. FFO per diluted share increased 31.0% to $0.38 in 2003 from $0.29 for the comparable period in 2002. Net income was $17.7 million, or $0.26 per diluted share in the fourth quarter of 2003, compared with $7.3 million, or $0.21 per diluted share, in the fourth quarter of 2002. There were no gains from the sale of real estate in the fourth quarter of 2003, compared to a $1.1 million gain in the fourth quarter of 2002. Total rental revenues for the fourth quarter of 2003 increased 105% to $54.2 million from $26.5 million in the fourth quarter of 2002.

Included in the fourth quarter and full year results for 2002 is a $2.1 million litigation settlement expense; there was no corresponding expense in 2003. The year ended December 31, 2003 included a $623,000 expense related to the extinguishment of debt, while the year ended December 31, 2002 included a $1.5 million gain related to the early extinguishment of debt.

At December 31, 2003, our fully diluted, equity market capitalization totaled $1.2 billion. We had $771 million of total debt (excluding any unamortized fair market premium), resulting in debt to total market capitalization of 39.3% and debt to gross real estate cost of 45.7%.

PORTFOLIO OVERVIEW

As of December 31, 2003, the 168 properties comprising our stabilized core portfolio were 91.6% leased, an increase of 20 basis points from 91.4% at September 30, 2003. Including a center we purchased in January 2004, we own 186 properties located primarily in metropolitan areas of 12 states in the southern United States, consisting of 124 supermarket-anchored shopping centers, eleven drug store-anchored shopping centers, 44 other retail-anchored shopping centers, a self-storage facility, an industrial property and five retail developments, as well as non-controlling interests in two unconsolidated joint ventures.

     At December 31, 2003, the average base rent per leased square foot for our stabilized core portfolio was $9.40, a 0.9% increase from the corresponding figure of $9.32 on September 30, 2003. During the quarter, we renewed 83 leases aggregating 216,359 square feet and increased the average rental rate 1.1% to $12.46 per square foot, and signed 120 new leases aggregating 340,533 square feet at an average rental rate of $10.89 per square foot. Overall, we gained approximately $525,000 of annualized minimum rent in the fourth quarter of 2003 incorporating renewals, new leases and departing tenants. Excluding lease termination revenues, our same property net operating income increased 1.0% in the fourth quarter of 2003 and 3.0% for the full year in 2003.

2

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 December 31, 2003.

OTHER ACQUISITIONS AND DISPOSITIONS

During the fourth quarter of 2003, we acquired five shopping centers as follows:

					Purchase Price
Shopping Center		Location	Square Feet		(in thousands)
BridgeMill		Canton, GA		78,654	$	14,070
Hamilton Ridge		Buford, GA		89,496		13,650
Belfaire Towne Village		Bluffton, SC		125,398		19,861
Middle Beach		Panama City Beach, FL		69,227		7,637
Woodruff		Greenville, SC		68,055		7,985
	Total				$	63,203

Subsequent to December 31, 2003, we acquired our partner’s 50.5% interest in the North Village Shopping Center in North Myrtle Beach, South Carolina and completed the acquisition of the Pavilion Shopping Center in Naples, Florida.

During the fourth quarter of 2003, we disposed of two shopping centers as follows:

					Sales Price
Shopping Center		Location	Square Feet		(in thousands)
Heritage Walk		Milledgeville, GA		159,991	$	10,000
Stadium Plaza		Phenix City, AL		70,475		4,800
	Total				$	14,800

In addition, two centers and two out-parcels are under contract to be sold.

DEVELOPMENTS AND REDEVELOPMENTS

As of December 31, 2003, we had over 25 development and redevelopment projects underway or in the planning stage totaling approximately $74.7 million of asset value and requiring approximately $32.5 million to complete based on current plans and estimates. These include:

• The reconfiguration of a portion of Oakbrook Square in Palm Beach Gardens, Florida to accommodate a new Homegoods store, a new out-parcel and a recently opened Stein Mart store;

• 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;

3

• The 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;

• The development of a new 25,000 square foot CVS drug store-anchored center across the street from our recently completed Plaza Alegre shopping center development in Miami, Florida;

• The redevelopment of Salerno Village in Stuart, Florida to accommodate a new and expanded Winn Dixie supermarket;

• The development of two supermarket-anchored shopping centers, one in Homestead, Florida and the other in McDonough, Georgia, both on parcels we currently own and control;

• The reconfiguration of the former Gerland space at Copperfield into multi-tenant space;

• The reconfiguration of a portion of Ambassador Row Courtyards in Lafayette, Louisiana; and

• The redevelopment of a portion of Gulf Gate Plaza in Naples, Florida.

All of these developments and redevelopments are scheduled for completion between early 2004 and the end of 2005.

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 are maintaining our guidance for calendar year 2004 FFO per diluted share at a range of $1.53 to $1.60. In addition, we expect our first quarter 2004 FFO per diluted share to be between $0.37 and $0.38. We currently anticipate that the growth in our FFO in 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 diluted share:

Guidance for first quarter 2004				Range
Earnings per diluted share		$	0.26	to	$	0.27
	Plus:real estate depreciation	$	0.11		$	0.11
FFO per diluted share		$	0.37	to	$	0.38

Guidance for 2004				Range
Earnings per share		$	1.08	to	$	1.13
	Plus:real estate depreciation	$	0.44		$	0.46
	other adjustments	$	0.01		$	0.01
FFO per diluted share		$	1.53	to	$	1.60

For guidance purposes, we have assumed no gains on the sale of real estate.

4

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, is “net income (computed in accordance with GAAP), excluding gains or losses from sales of property, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Adjustments for unconsolidated partnerships and joint ventures will be calculated to reflect funds from operations on the same basis.” We believe that financial analysts, investors and stockholders are better served by the clearer presentation of comparable period operating results generated from our FFO measure. 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 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 February, 19, 2004 at 1:00 p.m. EST to discuss our performance for the year and three months ended December 31, 2003. The call will 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 passcode 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) using passcode 5005408. The telephone replay will be available through February 29, 2004.

FOR ADDITIONAL INFORMATION

For a copy of our fourth 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 successfully to 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.

5

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

		For the three months				For the year
		ended December 31,				ended December 31,
Operating Data		2003		2002		2003		2002
Total rental revenue		$	54,215	$	26,450	$	189,976	$	98,904
Net income		$	17,703	$	7,303	$	63,647	$	39,934
Earnings per share (basic)		$	0.26	$	0.21	$	1.06	$	1.22
Earnings per share (diluted)		$	0.26	$	0.21	$	1.05	$	1.20
Number of shares used in computing earnings per share:
	Basic		67,858		34,046		59,998		32,662
	Diluted		69,748		34,894		61,665		33,443

Reconciliation of Net Income to Funds from Operations

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 year
			ended December 31,					ended December 31,
			2003		2002			2003			2002
Net income			$	17,703	$	7,303		$	63,647		$	39,934
	Adjustments:
		Rental property depreciation and amortization, including discontinued operations		8,300		3,506			28,007			13,810
		Gain on disposal of income producing properties		—		(1,070	)		(3,083	)		(9,264	)
		Minority interest		197		25			803			101
Other Items:
		Interest on convertible partnership units		—		65			43			259
		Pro-rata share of real estate depreciation of joint ventures		70		181			453			647
Funds from operations			$	26,270	$	10,010		$	89,870		$	45,487

6

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 year
	ended December 31,					ended December 31,
	2003		2002			2003			2002
Earnings per diluted share*	$	0.26	$	0.21		$	1.05		$	1.20
Adjustments:
Depreciation and amortization related to rental properties		0.12		0.10			0.45			0.41
Gain on sale of real estate		—		(0.03	)		(0.05	)		(0.27	)
Pro rata share of real estate depreciation of joint ventures		—		0.01			0.01			0.02
Funds from operations per diluted share	$	0.38	$	0.29		$	1.46		$	1.36

* Earnings per diluted share reflect the add-back of interest on convertible partnership units and the minority interest(s) in earnings of consolidated subsidiaries which are convertible to shares of our common stock.

	As of		As of
	December 31,		December 31,
Balance Sheet Data	2003		2002
Investments in rental property (before accumulated depreciation)	$	1,594,579	$	682,941
Total assets	$	1,677,386	$	730,069
Mortgage notes payable	$	459,103	$	332,143
Unsecured revolving credit facilities	$	162,000	$	—
Secured revolving credit facilities	$	—	$	23,000
Unsecured senior notes payable	$	150,000	$	—
Total liabilities	$	834,162	$	375,969
Stockholders’ equity	$	830,552	$	350,231
Total liabilities and stockholders’ equity	$	1,677,386	$	730,069

7 EX-99.2 4 g87301exv99w2.htm EX-99.2 SUPPLEMENTAL INFORMATION PACKAGE

Exhibit 99.2

Equity One, Inc.
Supplemental Information Package

December 31, 2003

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
December 31, 2003
(unaudited)

TABLE OF CONTENTS

	Page
DISCLOSURES		3
SUMMARY OPERATING INFORMATION		4
SUMMARY BALANCE SHEET INFORMATION		5
CONSOLIDATED STATEMENTS OF OPERATIONS		6
PRO FORMA FINANCIAL INFORMATION FOR DISCONTINUED OPERATIONS		7
CONSOLIDATED STATEMENTS OF FUNDS FROM OPERATIONS		9
CONSOLIDATED BALANCE SHEETS		10
DEBT SUMMARY		11
PROPERTY STATUS REPORT		15
ANNUAL MINIMUM RENT BY STATE		20
LEASING ACTIVITY		21
TENANT CONCENTRATION SCHEDULE		23
SHOPPING CENTER LEASE EXPIRATION SCHEDULES		25
REAL ESTATE DEVELOPMENTS AND REDEVELOPMENTS		28
REAL ESTATE ACQUISITIONS AND DISPOSITIONS		29
JOINT VENTURE INVESTMENTS		30
STOCK PRICE AND VOLUME STATISTICS		31

EQUITY ONE, INC. AND SUBSIDIARIES
DISCLOSURES
for the periods ended December 31, 2003 and 2002

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

The information contained in the Supplemental Information Package does not purport to disclose all items required by GAAP. The Company ‘s Form 10-K for the year ended December 31, 2003 and Forms 10-Q for the quarters ended March 31, June 30, and September 30, 2003 should be read in conjunction with the above information. 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 December 31, 2003.

Use of EBITDA as a Non-GAAP Financial Measure

EBITDA is a widely used performance measure and is provided as a supplemental measure of operating performance. We compute EBITDA as the sum of net income before extraordinary items, depreciation and amortization, income taxes, interest expense, gain (loss) on disposal of income producing properties, and impairment of real estate. Given the nature of the Company’s business as a real estate owner and operator, the Company believes that the use of EBITDA as opposed to Earnings in various financial ratios is helpful to investors as a measure of our operational performance because EBITDA excludes various items included in Earnings that do not relate to or are not indicative of our operating performance, such as gains and losses on sales of real estate and real estate related depreciation and amortization, and includes the results of operations of real estate properties that were sold or classified as real estate held for sale either during or subsequent to the end of a particular reporting period, which are not included within Earnings. Accordingly, we believe that the use of EBITDA as opposed to Earnings in various ratios provides a meaningful performance measure as it relates to our ability to meet various coverage tests for the stated period.

EBITDA should not be considered as an alternative to Earnings as an indicator of our financial performance, or as an alternative to cash flow from operating activities as a measure of our liquidity. Our computation of EBITDA may differ from the methodology utilized by other companies to calculate EBITDA. Investors are cautioned that items excluded from EBITDA are significant components in understanding and assessing the Company’s financial performance.

Use of Funds from Operations as a Non-GAAP Financial Measure

Funds from Operations (FFO) is a widely used performance measure for real estate companies and is provided as a supplemental measure of operating performance. FFO (combined with the primary GAAP presentations) is a useful supplemental measure that is a recognized metric used extensively by the real estate industry, in particulat REIT’s. Accounting for real estate using historical cost accounting under accounting principles generally accepted in the United States (GAAP) assumes that the value of real estate diminishes predictably over time. NAREIT stated in its April 2002 White Paper on Funds from Operations “since real estate values...have historically risen or fallen with market conditions many industry investors have considered presentations of operating results for real estate companies that use historical cost accounting to be insufficient by themselves.” FFO, as defined by NAREIT, is “net income (computed in accordance with GAAP), excluding (gains or losses) from sales of property, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Adjustments for unconsolidated partnerships and joint ventures will be calculated to reflect funds from operations on the same basis.”

We believe that financial analysts, investors and stockholders are better served by the clearer presentation of comparable period operating results generated from our FFO measure. 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 is presented to assist investors in analyzing our performance and to provide an indication of our ability to fund capital expenditures, distribution requirements and other cash needs. FFO (i) does not represent cash flow from operations as defined by GAAP, (ii) is not indicative of cash available to fund all cash flow needs and liquidity, including the ability to make distributions, and (iii) should not be considered as an alternative to net income (which is determined in accordance with GAAP) for purposes of evaluating our operating performance. We believe net income is the most directly comparable GAAP measure to FFO.

Page 3

EQUITY ONE, INC. AND SUBSIDIARIES
SUMMARY OPERATING INFORMATION
for the periods ended December 31, 2003 and 2002
(in thousands, except per share data)

			Three months ended						Twelve months ended
			Dec 31, 2003			Dec 31, 2002			Dec 31, 2003			Dec 31, 2002
Total dividends paid per share			$	0.28		$	0.27		$	1.10		$	1.08
Funds from operations per share			$	0.38		$	0.29		$	1.46		$	1.36
	Dividend / FFO payout ratio			73.7	%		93.1	%		75.3	%		79.4	%
	FFO multiple (annualized if < 12 months)			11.1			11.5			11.6			9.8
Adjusted funds from operations per share			$	0.33		$	0.25		$	1.32		$	1.26
	Dividend / AFFO payout ratio			84.8	%		108.0	%		83.3	%		85.7	%
	AFFO multiple (annualized if < 12 months)			12.8			13.4			12.8			10.6
Income before minority interest			$	17,900		$	7,328			64,450			40,035
	Income from discontinued operations			(814	)		(1,885	)		(5,894	)		(12,681	)
	(Gain) loss on extinguishment of debt			—			—			623			(1,520	)
	Interest expense			9,229			5,724			37,826			22,106
	Amortization of deferred financing fees			258			244			1,111			884
	Rental property depreciation and amortization, excluding discontinued operations			8,216			3,416			27,598			13,303
	Pro-rata share from unconsolidated joint ventures
		Depreciation and amortization		70			181			453			647
		Interest expense		141			363			1,030			1,467
EBITDA			$	35,000		$	15,371		$	127,197		$	64,241
Interest expense, including joint venture interest			$	9,370		$	6,087		$	38,856		$	23,573
EBITDA : interest coverage ratio				3.7			2.5			3.3			2.7
EBITDA margin (EBITDA/total rental revenues)				64.6	%		58.1	%		67.0	%		65.0	%
Net operating income (NOI) from continuing operations
	Total rental revenue		$	54,215		$	26,450		$	189,976		$	98,904
	Property operating expenses (1)			17,006			8,405			54,866			30,763
Net operating income			$	37,209		$	18,045		$	135,110		$	68,141
NOI margin (NOI/total rental income)				68.6	%		68.2	%		71.1	%		68.9	%
	(1) net of intercompany expenses.
Same property NOI (2)
	Total rental revenue		$	24,588		$	23,616		$	89,048		$	85,975
	Property operating expenses			8,297			7,996			27,802			27,046
Net operating income			$	16,291		$	15,620		$	61,246		$	58,929
Growth in same property NOI				4.3	%					3.9	%
Growth in same property NOI, excluding termination fees				1.0	%					3.0	%
Same property occupancy				90.4	%		90.4	%		89.9	%		90.2	%
	(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			$	3,108		$	1,638		$	11,046		$	6,649
	as % of total revenues			5.66	%		6.08	%		5.76	%		6.54	%
	as % of total assets (annualized)			0.74	%		0.91	%		0.66	%		1.23	%

Page 4

EQUITY ONE, INC. AND SUBSIDIARIES
SUMMARY BALANCE SHEET INFORMATION
as of December 31, 2003 and December 31, 2002
(in thousands, except per share data)

					Dec 31, 2003			Dec 31, 2002
Closing market price					$	16.88		$	13.35
Dividend yield (based on current annualized dividend)						6.64	%		8.09	%
Book value per share (fully diluted, end of period)					$	11.77		$	10.00
Liquidity
	Cash and cash equivalents				$	966		$	2,944
	Cash held in escrow				$	—		$	5,933
	Revolving credit facilities
		Gross available under current credit facilities				345,000			81,703
			less: Outstanding balance			(162,000	)		(23,000	)
				Holdback for letters of credit		(1,378	)		(1,073	)
				Escrowed for tax and insurance		—			(186	)
		Net available under credit facilities			$	181,622		$	57,444
Equity capitalization (end of period)
	Common stock shares (in thousands)
		Basic common stock shares				68,704.279			34,210.147
		Diluted common shares
			Unvested restricted common shares			649.133			330.335
			Walden Woods shares			93.656			93.656
			Northport operating partnership units			—			261.850
			IRT Partners operating partnership units			734.266			—
			Common stock options (treasury method, closing price)			370.164			113.248
		Fully diluted common stock shares				70,551.498			35,009.236
Total debt (excluding unamortized premium)					$	771,103		$	355,143
	Cash and cash equivalents, cash held in escrow					(966	)		(8,877	)
	Securities held for sale					—			(921	)
Net debt						770,137			345,345
Equity market capitalization (fully diluted, end of period)						1,190,909			467,373
	Total market capitalization				$	1,961,046		$	812,718
Net debt to total market capitalization						39.3	%		42.5	%
Gross real estate investments					$	1,683,705		$	718,864
Net debt to gross real estate investments						45.7	%		48.0	%
Fixed rate debt (excluding unamortized premium)					$	609,103		$	307,508
Variable rate debt - hedged						70,000			—
Variable rate debt - unhedged						92,000			47,635
Total debt					$	771,103		$	355,143
	% Fixed rate debt					79.0	%		86.6	%
	% Variable rate debt - hedged					9.1	%		0.0	%
	% Variable rate debt - unhedged					11.9	%		13.4	%
	Weighted-average interest rate on mortgage debt					7.45	%		7.52	%
	Weighted-average interest rate on senior unsecured notes					7.55	%		N/A
	Weighted-average interest rate on revolving credit facilities					2.06	%		N/A

Page 5

EQUITY ONE, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF OPERATIONS
for the periods ended December 31, 2003 and 2002
(in thousands, except per share data)

		Three months ended						Twelve months ended
		Dec 31, 2003			Dec 31, 2002			Dec 31, 2003			Dec 31, 2002
Rental revenue:
	Minimum rents	$	40,431		$	18,767		$	144,997		$	72,802
	Expense recoveries		13,132			6,063			41,740			22,689
	Termination fees		580			1,439			1,382			1,938
	Percentage rent payments		72			181			1,857			1,475
Total rental revenue			54,215			26,450			189,976			98,904
Costs and expenses:
	Property operating expenses		17,006			8,405			54,866			30,763
	Interest expense		9,229			5,724			37,826			22,106
	Amortization of deferred financing fees		258			244			1,111			884
	Rental property depreciation and amortization		8,216			3,416			27,598			13,303
	Litigation settlement		—			2,067			—			2,067
	General and administrative expenses		3,108			1,638			11,046			6,649
Total costs and expenses			37,817			21,494			132,447			75,772
Income before other income and expenses, income taxes, discontinued operations and minority interest			16,398			4,956			57,529			23,132
Other income and expenses:
	Investment income		148			375			1,089			1,632
	Other income		548			117			687			1,085
	Equity in loss of joint ventures		(8	)		(5	)		(126	)		(15	)
	Gain (loss) on extinguishment of debt		—			—			(623	)		1,520
Income before income taxes, discontinued operations and minority interest			17,086			5,443			58,556			27,354
Income tax benefit (expense)
	Current		117			—			—			—
	Deferred		(117	)		—			—			—
Total income tax benefit (expense)			—			—			—			—
Discontinued operations:
	Income from operations of sold properties		814			815			2,811			3,417
	Gain on disposal of income producing properties		—			1,070			3,083			9,264
Total income from discontinued operations			814			1,885			5,894			12,681
Income before minority interest			17,900			7,328			64,450			40,035
Minority interest			(197	)		(25	)		(803	)		(101	)
Net income		$	17,703		$	7,303		$	63,647		$	39,934
Basic earnings per share
	Income before discontinued operations	$	0.25		$	0.16		$	0.96		$	0.84
	Income from discontinued operations		0.01			0.05			0.10			0.38
Net income		$	0.26		$	0.21		$	1.06		$	1.22
Diluted earnings per share
	Income before discontinued operations	$	0.25		$	0.16		$	0.95		$	0.82
	Income from discontinued operations		0.01			0.05			0.10			0.38
Net income		$	0.26		$	0.21		$	1.05		$	1.20
Weighted average shares outstanding
	Basic		67,858			34,046			59,998			32,662
	Diluted		69,748			34,894			61,665			33,443

Page 6

EQUITY ONE, INC. AND SUBSIDIARIES
PRO FORMA FINANCIAL INFORMATION FOR DISCONTINUED OPERATIONS
for the periods ended December 31, 2003
(in thousands, except per share data)

		Three months ended									Twelve months ended
		Dec 31, 2003									Dec 31, 2003
		As			Discontinued			Pre SFAS			As			Discontinued			Pre SFAS
		Reported			Operations			No. 144			Reported			Operations			No. 144
Rental revenue:
	Minimum rents	$	40,431		$	718		$	41,149		$	144,997		$	3,092		$	148,089
	Expense recoveries		13,132			470			13,602			41,740			829			42,569
	Termination fees		580			—			580			1,382			—			1,382
	Percentage rent payments		72			—			72			1,857			14			1,871
Total rental revenue			54,215			1,188			55,403			189,976			3,935			193,911
Costs and expenses:
	Property operating expenses		17,006			258			17,264			54,866			980			55,846
	Interest expense		9,229			32			9,261			37,826			360			38,186
	Amortization of deferred financing fees		258			—			258			1,111			1			1,112
	Rental property depreciation and amortization		8,216			84			8,300			27,598			409			28,007
	General and administrative expenses		3,108			—			3,108			11,046			—			11,046
Total costs and expenses			37,817			374			38,191			132,447			1,750			134,197
Income before other income and expenses, discontinued operations and minority interest			16,398			814			17,212			57,529			2,185			59,714
Other income and expense:
	Investment income		148			—			148			1,089			—			1,089
	Other income		548			—			548			687			—			687
	Equity in income (loss) of joint ventures		(8	)		—			(8	)		(126	)		626			500
	Loss on extinguishment of debt		—			—			—			(623	)		—			(623	)
Income before discontinued operations and minority interest			17,086			814			17,900			58,556			2,811			61,367
Discontinued operations:
	Income from operations of sold properties		814			(814	)		—			2,811			(2,811	)		—
	Gain on disposal of income producing properties		—			—			—			3,083			—			3,083
Income from discontinued operations			814			(814	)		—			5,894			(2,811	)		3,083
Income before minority interest			17,900			—			17,900			64,450			—			64,450
Minority interest			(197	)		—			(197	)		(803	)		—			(803	)
Net income		$	17,703			—		$	17,703		$	63,647			—		$	63,647

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
PRO FORMA FINANCIAL INFORMATION FOR DISCONTINUED OPERATIONS
for the periods ended December 31, 2002
(in thousands, except per share data)

			Three months ended									Twelve months ended
			Dec 31, 2002									Dec 31, 2002
			As			Discontinued			Pre SFAS			As			Discontinued			Pre SFAS
			Reported			Operations			No. 144			Reported			Operations			No. 144
Rental revenue:
	Minimum rents		$	18,767		$	539		$	19,306		$	72,802		$	3,809		$	76,611
	Expense recoveries			6,063			184			6,247			22,689			780			23,469
	Termination fees			1,439			271			1,710			1,938			297			2,235
	Percentage rent payments			181			—			181			1,475			32			1,507
Total rental revenue				26,450			994			27,444			98,904			4,918			103,822
Costs and expenses:
	Property operating expenses			8,405			207			8,612			30,763			1,229			31,992
	Interest expense			5,724			—			5,724			22,106			262			22,368
	Amortization of deferred financing fees			244			—			244			884			67			951
	Rental property depreciation and amortization			3,416			90			3,506			13,303			507			13,810
	Litigation settlement			2,067			—			2,067			2,067			—			2,067
	General and administrative expenses			1,638			—			1,638			6,649			—			6,649
Total costs and expenses				21,494			297			21,791			75,772			2,065			77,837
Income before other income and expenses, discontinued operations and minority interest				4,956			697			5,653			23,132			2,853			25,985
Other income and expenses:
	Investment income			375			—			375			1,632			—			1,632
	Other income			117			—			117			1,085			—			1,085
	Equity in income (loss) of joint ventures			(5	)		118			113			(15	)		564			549
	Gain on extinguishment of debt			—			—			—			1,520			—			1,520
Income before discontinued operations and minority interest				5,443			815			6,258			27,354			3,417			30,771
Discontinued operations:
	Income from operations of sold properties			815			(815	)		—			3,417			(3,417	)		—
	Gain on disposal of income producing properties			1,070			—			1,070			9,264			—			9,264
		Total income from discontinued operations		1,885			(815	)		1,070			12,681			(3,417	)		9,264
Income before minority interest				7,328			—			7,328			40,035			—			40,035
Minority interest				(25	)		—			(25	)		(101	)		—			(101	)
Net income			$	7,303		$	—		$	7,303		$	39,934		$	—		$	39,934

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 8

EQUITY ONE, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF FUNDS FROM OPERATIONS
for the periods ended December 31, 2003 and 2002
(in thousands, except per share data)

			Three months ended						Twelve months ended
			Dec 31, 2003			Dec 31, 2002			Dec 31, 2003			Dec 31, 2002
Funds from Operations
Net income			$	17,703		$	7,303		$	63,647		$	39,934
	Adjustments:
		Rental property depreciation and amortization, including discontinued operations		8,300			3,506			28,007			13,810
		Gain on disposal of income producing properties		—			(1,070	)		(3,083	)		(9,264	)
		Minority interest		197			25			803			101
	Other items:
		Interest on convertible partnership units		—			65			43			259
		Pro-rata share of real estate depreciation from joint ventures		70			181			453			647
Funds from operations (FFO)			$	26,270		$	10,010		$	89,870		$	45,487
		Increase		162.4	%					97.6	%
Earnings per diluted share			$	0.26		$	0.21		$	1.05		$	1.20
	Adjustments:
		Rental property depreciation and amortization, including discontinued operations		0.12			0.10			0.45			0.41
		Gain on disposal of income producing properties		—			(0.03	)		(0.05	)		(0.27	)
		Minority interest		—			—			0.01			—
	Other items:
		Pro-rata share of real estate depreciation from joint ventures		—			0.01			—			0.02
Funds from operations per diluted share			$	0.38		$	0.29		$	1.46		$	1.36
		Increase		31.0	%					7.4	%
Adjusted funds from operations (AFFO)
Funds from operations			$	26,270		$	10,010		$	89,870		$	45,487
less:
	Straight line rents			763			323			1,974			636
	Recurring capital expenditures
		Tenant improvements		157			511			960			974
		Leasing commissions and costs		954			299			2,382			803
		Other capital expenditures		1,353			292			2,979			886
	Total recurring capital expenditures			2,464			1,102			6,321			2,663
Adjusted funds from operations			$	23,043		$	8,585		$	81,575		$	42,188
		Increase		168.4	%					93.4	%
AFFO per share (diluted)			$	0.33		$	0.25		$	1.32		$	1.26
		Increase		32.0	%					4.8	%
Weighted average diluted shares				69,478			34,894			61,665			33,443

Page 9

EQUITY ONE, INC. AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS
as of December 31, 2003 and December 31, 2002
(in thousands, except per share data)

				Dec 31, 2003			Dec 31, 2002
Assets
	Properties
		Income producing		$	1,594,579		$	682,941
		Less: accumulated depreciation			(66,406	)		(40,433	)
			Rental property		1,528,173			642,508
		Construction in progress and land held for development			74,686			35,923
		Property held for sale			14,440			—
	Properties, net				1,617,299			678,431
	Cash and cash equivalents				966			2,944
	Cash held in escrow				—			5,933
	Accounts and other receivables, net				13,492			7,053
	Investments in and advances to joint ventures				2,861			10,021
	Goodwill				14,014			2,276
	Other assets				28,754			23,411
Total				$	1,677,386		$	730,069
Liabilities and stockholders’ equity
	Liabilities
		Mortgage notes payable		$	459,103		$	332,143
		Unsecured revolving credit facilities			162,000			—
		Secured revolving credit facilities			—			23,000
		Unsecured senior notes payable			150,000			—
			Total debt		771,103			355,143
		Unamortized premium on notes payable			24,218			—
			Total notes payable		795,321			355,143
		Accounts payable and accrued expenses			25,211			14,760
		Tenant security deposits			7,706			4,342
		Other liabilities			5,924			1,724
	Total liabilities				834,162			375,969
	Minority interest				12,672			3,869
	Stockholders’ equity
		Common stock			694			345
		Additional paid-in capital			843,678			355,450
		Retained earnings			—			5,969
		Accumulated other comprehensive loss			(122	)		(46	)
		Unamortized restricted stock compensation			(10,091	)		(4,375	)
		Notes receivable from issuance of common stock			(3,607	)		(7,112	)
	Total stockholders’ equity				830,552			350,231
Total				$	1,677,386		$	730,069

Page 10

EQUITY ONE, INC. AND SUBSIDIARIES
DEBT SUMMARY
as of December 31, 2003
(in thousands)

		Maturity					Dec 31, 2003		Dec 31, 2002
Property		date		Rate (1)			balance		balance
Fixed rate mortgage debt
	Middle Beach		08/15/04		7.375	%	$	2,808	$	—
	Lantana Village		02/15/05		6.950	%		3,669		3,816
	Woodruff		05/10/05		7.580	%		3,096		—
	Elmwood Oaks		06/01/05		8.375	%		7,500		—
	Benchmark Crossing		08/01/05		9.250	%		3,313		3,393
	Sterling Plaza		09/01/05		8.750	%		3,982		4,083
	Townsend Square		10/01/05		8.500	%		4,848		4,922
	Green Oaks		11/01/05		8.375	%		3,022		3,100
	Melbourne Plaza		11/01/05		8.375	%		1,747		1,792
	Oak Hill (*)		01/01/06		7.625	%		—		2,016
	Walden Woods		08/01/06		7.875	%		2,387		2,492
	Big Curve		10/01/06		9.190	%		5,437		5,552
	Highland Square		12/01/06		8.870	%		4,047		4,135
	Park Northern		12/01/06		8.370	%		2,284		2,377
	Crossroads Square f/k/a University Mall		12/01/06		8.440	%		12,510		12,680
	Rosemeade		12/01/07		8.295	%		3,179		3,244
	Colony Plaza		01/01/08		7.540	%		3,015		3,053
	Parkwood (2)		01/01/08		7.280	%		6,196		6,277
	Richwood (2)		01/01/08		7.280	%		3,192		3,234
	Commonwealth		02/15/08		7.000	%		2,754		2,864
	Mariners Crossing		03/01/08		7.080	%		3,380		3,425
	Pine Island/Ridge Plaza		07/01/08		6.910	%		24,938		25,274
	Forestwood		01/01/09		5.070	%		7,286		7,425
	Shoppes of North Port		02/08/09		6.650	%		4,108		4,201
	Prosperity Centre		03/01/09		7.875	%		6,390		6,730
	North Village Center		03/15/09		8.130	%		1,463		—
	Shoppes of Ibis		09/01/09		6.730	%		5,865		6,031
	Tamarac Town Square		10/01/09		9.190	%		6,206		—
	Park Promenade		02/01/10		8.100	%		6,302		6,360
	Skipper Palms		03/01/10		8.625	%		3,556		3,585
	Jonathan’s Landing		05/01/10		8.050	%		2,901		2,932
	Bluff’s Square		06/01/10		8.740	%		10,086		10,162
	Kirkman Shoppes		06/01/10		8.740	%		9,524		9,596
	Ross Plaza		06/01/10		8.740	%		6,642		6,693
	Boynton Plaza		07/01/10		8.030	%		7,494		7,561
	Pointe Royale		07/15/10		7.950	%		4,533		4,763
	Plymouth Park East 1 (3)		08/01/10		8.250	%		150		154
	Plymouth Park East 2 (3)		08/01/10		8.250	%		451		463
	Plymouth Park North (3)		08/01/10		8.250	%		8,043		8,260
	Plymouth Park South (3)		08/01/10		8.250	%		601		617
	Plymouth Park Story North (3)		08/01/10		8.250	%		370		380
	Plymouth Park West (3)		08/01/10		8.250	%		2,404		2,468

Page 11

EQUITY ONE, INC. AND SUBSIDIARIES
DEBT SUMMARY
as of December 31, 2003
(in thousands)

		Maturity					Dec 31, 2003		Dec 31, 2002
Property		date		Rate (1)			balance		balance
	Shops at Skylake		08/01/10		7.650	%	$	14,628	$	14,964
	Parkwest Crossing		09/01/10		8.100	%		4,728		—
	Spalding Village		09/01/10		8.190	%		10,537		—
	Minyards		11/01/10		8.320	%		2,511		2,546
	Charlotte Square		02/01/11		9.190	%		3,614		—
	Forest Village		04/01/11		7.270	%		4,488		4,533
	Boca Village		05/01/11		7.200	%		8,298		8,382
	MacLand Pointe		05/01/11		7.250	%		5,859		—
	Pine Ridge Square		05/01/11		7.020	%		7,354		—
	Sawgrass Promenade		05/01/11		7.200	%		8,298		8,382
	Presidential Markets		06/01/11		7.650	%		27,420		—
	Plaza Del Rey (*)		09/01/11		8.125	%		—		2,202
	Lake Mary		11/01/11		7.250	%		24,529		24,763
	Lake St. Charles		11/01/11		7.130	%		3,873		3,911
	Belfair Towne Village		12/01/11		7.320	%		11,379		—
	Marco Town Center		01/01/12		6.700	%		8,731		8,875
	Riverside Square		03/01/12		9.190	%		7,694		—
	Cashmere		11/01/12		5.880	%		5,245		5,343
	Eastwood		11/01/12		5.880	%		6,250		6,366
	Meadows		11/01/12		5.870	%		6,568		6,690
	Lutz Lake		12/01/12		6.280	%		7,500		—
	Summerlin Square		02/01/14		6.750	%		3,898		4,156
	Bird Ludlum		02/15/15		7.680	%		10,296		10,857
	Treasure Coast		04/01/15		8.000	%		4,804		—
	Shoppes of Silverlakes		07/01/15		7.750	%		2,781		—
	West Lakes Plaza (*)		06/01/16		7.875	%		—		4,979
	Grassland Crossing		12/01/16		7.870	%		5,985		—
	Mableton Crossing		08/15/18		6.850	%		4,157		—
	Atlantic Village (*)		11/01/18		6.850	%		—		4,449
	BridgeMill		05/05/21		7.940	%		9,555		—
	Chastain Square		02/28/24		6.500	%		3,918		—
	Daniel Village		02/28/24		6.500	%		4,282		—
	Douglas Commons		02/28/24		6.500	%		5,102		—
	Fairview Oaks		02/28/24		6.500	%		4,829		—
	Madison Centre		02/28/24		6.500	%		3,918		—
	Paulding Commons		02/28/24		6.500	%		6,651		—
	Siegen Village		02/28/24		6.500	%		4,328		—
	Wesley Chapel Crossing		02/28/24		6.500	%		3,416		—
Total fixed rate mortgage debt (76 loans)		6.48 years			7.45	%	$	459,103	$	307,508
	Interest premium	(wtd-avg maturity)		(wtd-avg rate)				11,779		—
Total fixed rate mortgage debt (including interest premium)							$	470,882	$	307,508

Page 12

EQUITY ONE, INC. AND SUBSIDIARIES
DEBT SUMMARY
as of December 31, 2003
(in thousands)

		Maturity					Dec 31, 2003		Dec 31, 2002
Property		date		Rate (1)			balance		balance
Fixed rate unsecured senior 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 unsecured senior notes payable		3.96 years			7.55	%		150,000		—
	Interest Premium			(wtd-avg rate)				12,439		—
Total fixed rate unsecured senior notes payable (including interest premium)							$	162,439	$	—
Total fixed rate debt							$	609,103	$	307,508
	Interest Premium							24,218		—
Total fixed rate debt (including interest premium)							$	633,321	$	307,508
Variable rate mortgage debt
	Comerica (**)		02/28/04	NA				—		24,635
Total variable rate mortgage debt							$	—	$	24,635
Revolving credit facilities
	$340MM Wells Fargo Unsecured (4)		02/12/06		2.06	%		162,000		—
	$5MM City National Bank Unsecured		08/13/04	NA				—		—
	Wells Fargo Secured (**)		02/26/05	NA				—		23,000
Total revolving credit facilities							$	162,000	$	23,000
Total variable rate debt							$	162,000	$	47,635
Total debt							$	771,103	$	355,143
	Interest Premium							24,218		—
Total debt (including interest premium)							$	795,321	$	355,143
Senior Unsecured Debt Ratings
	Moody’s						Baa3 (Stable)		NA
	S&P						BBB- (Stable)		NA

Page 13

EQUITY ONE, INC. AND SUBSIDIARIES
DEBT SUMMARY
as of December 31, 2003
(in thousands)

		Secured Debt				Unsecured Debt
Maturity schedule		Scheduled		Balloon		Revolving		Senior
by year		amortization		payments (5)		Credit Facilities (5)		Notes		Total
	2004		9,432		2,727		—		—		12,159
	2005		9,777		30,093		—		—		39,870
	2006		9,985		24,758		162,000		50,000		246,743
	2007		10,097		2,864		—		75,000		87,961
	2008		10,166		40,104		—		—		50,270
	2009		9,550		24,332		—		—		33,882
	2010		8,452		80,848		—		—		89,300
	2011		6,592		93,433		—		—		100,025
	2012		5,290		34,683		—		25,000		64,973
Thereafter			37,127		8,793		—		—		45,920
	Total	$	116,468	$	342,635	$	162,000	$	150,000	$	771,103

(1)	The rate in effect on December 31, 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)	The indicated rate includes the effect of interest rate swaps, if any.
(5)	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 14

EQUITY ONE, INC. AND SUBSIDIARIES
PROPERTY STATUS REPORT
as of December 31, 2003

										number
			Year		Total					of tenants
			built /		square		Percent
Property		City	renovated		footage		leased			leased		vacant
ALABAMA (2)
	Madison Centre	Madison		1997		64,837		96.3	%		11		1
	West Gate Plaza	Mobile		1974, 1995 / 1985		64,378		99.2	%		8		1
TOTAL SHOPPING CENTERS ALABAMA (2)						129,215		97.8	%		19		2
ARIZONA (2)
	Big Curve	Yuma		1969 / 1996		126,402		93.4	%		30		3
	Park Northern	Phoenix		1982 / 1996		126,852		94.1	%		22		3
TOTAL SHOPPING CENTERS ARIZONA (2)						253,254		93.7	%		52		6
FLORIDA (71)
North Florida (13)
	Atlantic Village	Atlantic Beach		1984 / 1998		100,559		94.0	%		24		1
	Beauclerc Village	Jacksonville		1962 / 1988		70,429		83.5	%		9		2
	Commonwealth	Jacksonville		1984 / 1998		81,467		95.6	%		15		1
	Forest Village	Tallahassee		2000		71,526		96.5	%		15		2
	Ft. Caroline	Jacksonville		1985 / 1995		74,546		88.2	%		8		5
	Losco	Jacksonville		2000		8,700		100.0	%		7		0
	Mandarin Landing	Jacksonville		1976 / 2000		141,565		96.9	%		34		3
	Middle Beach	Panama City Beach		1994		69,277		100.0	%		9		0
	Monument Point	Jacksonville		1985 / 1997		75,128		100.0	%		12		0
	Oak Hill	Jacksonville		1985 / 1997		78,492		100.0	%		19		0
	Parkmore Plaza	Milton		1986		159,067		98.5	%		12		1
	Pensacola Plaza	Pensacola		1985		56,098		91.4	%		2		1
	South Beach	Jacksonville Beach		1990, 1991		289,964		95.9	%		43		7
Central Florida (9)
	Alafaya Commons	Orlando		1987		123,133		92.4	%		25		4
	Conway Crossing	Orlando		2002		76,321		98.0	%		17		1
	Eastwood	Orlando		1997		69,037		100.0	%		13		0
	Hunters Creek	Orlando		1998		68,032		96.2	%		8		3
	Kirkman Shoppes	Orlando		1973		88,820		94.7	%		29		1
	Lake Mary	Orlando		1988 / 2001		342,384		96.5	%		63		24
	Park Promenade	Orlando		1987 / 2000		125,818		97.9	%		25		1
	Town & Country	Kissimmee		1993		72,043		100.0	%		13		0
	Unigold	Winter Park		1987		106,185		88.8	%		19		1
Florida West Coast (15)
	Bay Pointe Plaza	St. Petersburg		1984 / 2002		103,986		92.1	%		18		6
	Carrollwood	Tampa		1970 / 2002		94,203		85.4	%		28		8
	Charlotte Square	Port Charlotte		1980		96,188		98.1	%		26		1
	Chelsea Place	New Port Richey		1992		81,144		100.0	%		18		0
	Lake St. Charles	Tampa		1999		57,015		97.9	%		7		1
	Lutz Lake	Lutz		2002		64,985		100.0	%		15		0
	Marco Town Center	Marco Island		2001		109,830		94.4	%		39		6
	Mariners Crossing	Spring Hill		1989 / 1999		85,507		94.6	%		13		3
	North River Village	Ellenton		1988, 1993		177,128		100.0	%		16		0
	Regency Crossing	Port Richey		1986 / 2001		85,864		87.8	%		17		7

[Additional columns below]

[Continued from above table, first column(s) repeated]

		Supermarket anchor
								Average
		owned		shadow		name		base rent
Property		SF		SF		expiration date	Other anchor tenants	per leased SF
ALABAMA (2)
	Madison Centre		37,912			Publix (6/1/2017)	Rite Aid	$	9.57
	West Gate Plaza		44,000			Winn-Dixie (7/19/2015)	Rite Aid		7.12
TOTAL SHOPPING CENTERS ALABAMA (2)			81,912		0			$	8.33
ARIZONA (2)
	Big Curve				60,000	Albertsons (Michaels)	Walgreens, Miller’s Outpost		9.84
	Park Northern		51,511			Safeway (5/31/2008)	Bealls, Chuck E Cheese, Life Skills Center		6.80
TOTAL SHOPPING CENTERS ARIZONA (2)			51,511		60,000			$	8.31
FLORIDA (71)
North Florida (13)
	Atlantic Village		39,795			Publix (10/31/2008)	JoAnn Fabrics		9.85
	Beauclerc Village						Big Lots, Goodwill, Bealls Outlet		7.23
	Commonwealth		48,997			Winn-Dixie/Save Rite (2/28/2018)			8.30
	Forest Village		37,866			Publix (4/30/2020)			10.39
	Ft. Caroline		45,500			Winn-Dixie (5/31/2015)	Eckerd* (Bealls Outlet)		7.16
	Losco				45,820	Winn-Dixie			17.31
	Mandarin Landing		34,400			Publix (2/14/2007)	Office Depot, Eckerd		9.10
	Middle Beach		56,077			Publix (9/30/2014)	Movie Gallery		9.35
	Monument Point		46,772			Winn-Dixie (3/27/2005)	Eckerd		6.64
	Oak Hill		39,795			Publix (5/11/2005)	Walgreens*		6.90
	Parkmore Plaza						Wal-Mart*(Bealls), Big Lots		4.56
	Pensacola Plaza		42,848			FoodWorld (12/31/2005)			4.27
	South Beach		29,000			Food Lion (3/31/2010)	Kmart, Stein Mart, Bealls		9.15
Central Florida (9)
	Alafaya Commons		54,230			Publix (11/30/2007)			11.62
	Conway Crossing		44,271			Publix (4/30/2022)			11.31
	Eastwood		51,512			Publix (11/1/2017)			11.19
	Hunters Creek		51,255			Winn-Dixie (9/23/2018)			10.49
	Kirkman Shoppes						Eckerd		15.43
	Lake Mary		63,139			Albertsons (6/30/2012)	Kmart, Euro Fitness, Sun Star Theatres		11.19
	Park Promenade		55,000			Publix* (2/9/2007)	Orange County Library, Blockbuster, Goodwill		9.41
	Town & Country		52,883			Albertsons (10/31/2018)			7.19
	Unigold		52,500			Winn-Dixie (4/30/2007)			10.14
Florida West Coast (75)
	Bay Pointe Plaza		52,610			Publix (11/30/2021)	Eckerd* (Bealls Outlet), West Marine		9.60
	Carrollwood		27,887			Publix (11/30/2022)	Eckerd		10.86
	Charlotte Square		44,024			Publix (1/31/2011)	Seafood Buffet, Pet Supermarket		7.87
	Chelsea Place		48,890			Publix (5/27/2012)	Eckerd		10.96
	Lake St. Charles		46,295			Kash n’ Karry (6/30/2019)			9.67
	Lutz Lake		44,270			Publix (5/31/2022)			13.66
	Marco Town Center		27,887			Publix (1/31/2018)			15.54
	Mariners Crossing		48,315			Kash n’ Karry (4/30/2020)			7.75
	North River Village		42,112			Publix (7/20/2008)	Kmart, Walgreens* (Dollar Tree), Bealls Outlet		7.23
	Regency Crossing		44,270			Publix (2/28/2021)			10.82

Page 15

EQUITY ONE, INC. AND SUBSIDIARIES
PROPERTY STATUS REPORT
as of December 31, 2003

										number
			Year		Total					of tenants
			built /		square		Percent
Property		City	renovated		footage		leased			leased		vacant
Florida West Coast (continued)
	Ross Plaza	Tampa		1984/1996		85,359		96.5	%		17		3
	Seven Hills	Spring Hill		1991		64,590		100.0	%		12		0
	Shoppes of North Port	North Port		1991		84,705		98.2	%		21		1
	Skipper Palms	Tampa		1984		88,000		94.3	%		15		2
	Summerlin Square	Fort Myers		1986/1998		109,156		85.4	%		20		8
Florida Treasure Coast (8)
	Bluffs Square	Jupiter		1986		132,395		99.5	%		47		1
	Cashmere Corners	Port St. Lucie		2001		89,234		100.0	%		18		0
	Jonathan’s Landing	Jupiter		1997		26,820		100.0	%		12		0
	New Smyrna Beach	New Smyrna Beach		1987		118,451		96.5	%		31		3
	Old King Commons	Palm Coast		1988		84,759		100.0	%		19		0
	Ryanwood	Vero Beach		1987		114,925		99.0	%		31		1
	Salerno Village	Stuart		1987		58,804		94.3	%		15		4
	Treasure Coast	Vero Beach		1983		133,781		93.0	%		20		5
South Florida / Atlantic Coast (26)
	Bird Ludlum	Miami		1988/1998		192,282		96.7	%		45		2
	Boca Village	Boca Raton		1978		93,428		97.6	%		21		1
	Boynton Plaza	Boynton Beach		1978/1999		99,324		93.1	%		26		3
	Countryside Shops	Cooper City		1986, 1988, 1991		179,561		100.0	%		46		0
	Crossroads Square	Ft. Lauderdale		1973		269,653		89.2	%		20		8
	El Novillo	Miami Beach		1970/2000		10,000		100.0	%		1		0
	Epsilon	W. Palm Beach		1925/1997		18,707		24.6	%		3		2
	Greenwood	Palm Springs		1982, 1994		132,325		92.0	%		30		5
	Lago Mar	Miami		1995		82,613		92.3	%		19		2
	Lantana Village	Lantana		1976/1999		175,480		99.0	%		23		3
	Meadows	Miami		1997		75,524		98.7	%		19		1
	Pine Island	Davie		1983/1999		254,907		96.8	%		43		3
	Pine Ridge Square	Coral Springs		1986/1998, 1999		117,399		99.2	%		34		1
	Plaza Alegre	Miami		2003		91,611		94.8	%		18		3
	Plaza Del Rey	Miami		1985/1996		50,146		100.0	%		23		0
	Point Royale	Miami		1970/2000		209,863		93.9	%		23		3
	Prosperity Centre	Palm Beach Gardens		1993		122,106		100.0	%		9		0
	Ridge Plaza	Davie		1984/1999		155,204		94.5	%		25		4
	Riverside Square	Coral Springs		1987		110,541		91.7	%		32		4
	Sawgrass Promenade	Deerfield Beach		1982/1998		107,092		92.7	%		27		2
	Sheridan	Hollywood		1973/1991		455,864		97.2	%		60		6
	Shoppes of Ibis	West Palm Beach		1999		79,420		100.0	%		18		0
	Shops at Skylake	North Miami Beach		1999-2003		174,199		99.4	%		43		3
	Shoppes of Silverlakes	Pembroke Pines		1995, 1997		126,788		99.0	%		36		1
	Tamarac Town Square	Tamarac		1987		127,635		79.9	%		26		13
	West Lakes Plaza	Miami		1984/2000		100,747		100.0	%		27		0
TOTAL SHOPPING CENTERS FLORIDA (71)						8,107,839		95.5	%		1,593		188

[Additional columns below]

[Continued from above table, first column(s) repeated]

		Supermarket anchor
								Average
		owned		shadow		name		base rent
Property		SF		SF		expiration date	Other anchor tenants	per leased SF
Florida West Coast (continued)
	Ross Plaza						Walgreens*, Ross Dress for Less	$	9.46
	Seven Hills		48,890			Publix (9/25/2011)			9.64
	Shoppes of North Port		48,890			Publix (12/11/2011)	Bealls Outlet		9.70
	Skipper Palms		53,440			Winn-Dixie (5/31/2016)			8.53
	Summerlin Square		45,500			Winn-Dixie (6/4/2006)	Eckerd		10.14
Florida Treasure Coast (8)
	Bluffs Square		39,795			Publix (10/22/2006)	Walgreens		11.54
	Cashmere Corners		59,448			Albertsons (4/30/2025)			7.94
	Jonathan’s Landing				53,850	Albertsons	Blockbuster		18.41
	New Smyrna Beach		42,112			Publix (9/30/2007)	Walgreens* (Bealls Outlet), Bealls Home Outlet		9.98
	Old King Commons						Wal-Mart* (Scotty’s* (Staples))		7.92
	Ryanwood		39,795			Publix (3/23/2017)	Bealls Outlet, Books-A-Million		9.46
	Salerno Village		31,503			Winn-Dixie (9/21/2007)	Eckerd		6.70
	Treasure Coast		59,450			Winn-Dixie (4/12/2015)	TJ Maxx		8.55
South Florida / Atlantic Coast (26)
	Bird Ludlum		44,400			Winn-Dixie (12/31/2007)	Eckerd, Blockbuster, Goodwill		14.24
	Boca Village		36,000			Publix (3/31/2007)	Eckerd		14.65
	Boynton Plaza		37,664			Publix (8/31/2008)	Eckerd		10.60
	Countryside Shops		39,795			Publix (12/4/2005)	Eckerd, Stein Mart		12.19
	Crossroads Square						Lowe’s, Eckerd		6.87
	El Novillo						Jumbo Buffet		15.05
	Epsilon								15.72
	Greenwood		50,032			Publix (12/5/2014)	Bealls, World Savings Bank		11.67
	Lago Mar		42,323			Publix (9/13/2015)			12.33
	Lantana Village		39,473			Winn-Dixie (2/15/2011)	Kmart, Rite Aid* (Dollar Store)		6.53
	Meadows		47,955			Publix (7/9/2017)			12.33
	Pine Island		39,943			Publix (11/30/2013)	Home Depot Expo, Bealls Outlet		9.49
	Pine Ridge Square		17,441			Fresh Market (6/30/2009)	Bed Bath & Beyond, Off Main Furniture		13.05
	Plaza Alegre		44,271			Publix (3/14/2023)	Goodwill		14.73
	Plaza Del Rey						Navarro Pharmacy		12.99
	Point Royale		45,350			Winn-Dixie (2/18/2011)	Best Buy, Eckerd* (Linen Supermarket)		6.53
	Prosperity Centre						Office Depot, Barnes & Noble, Bed Bath & Beyond, Carmine’s, TJ Maxx		15.28
	Ridge Plaza			(see Pine Island)		Publix	AMC Theater, Kabooms, Wachovia* (United Collection), Uncle Funny’s, Round Up		8.89
	Riverside Square		39,795			Publix (2/18/2007)	Tuesday Morning		13.35
	Sawgrass Promenade		36,464			Publix (11/30/2004)	Walgreens, Blockbuster		10.79
	Sheridan		65,537			Publix (10/9/2011)	Ross, Bed Bath & Beyond, Office Depot, AMC Theater, Eckerd, Spirit of America*		13.48
	Shoppes of Ibis		51,420			Publix (4/30/2019)			12.40
	Shops at Skylake		51,420			Publix (7/31/2019)	Goodwill, Blockbuster		15.19
	Shoppes of Silverlakes		47,813			Publix (6/14/2015)			16.06
	Tamarac Town Square		37,764			Publix (12/15/2014)			10.35
	West Lakes Plaza		46,216			Winn-Dixie (10/31/2016)	Navarro Pharmacy		10.87
TOTAL SHOPPING CENTERS FLORIDA (74)			2,602,299		99,670			$	10.45

Page 16

EQUITY ONE, INC. AND SUBSIDIARIES
PROPERTY STATUS REPORT
as of December 31, 2003

										number
			Year		Total					of tenants
			built /		square		Percent
Property		City	renovated		footage		leased			leased		vacant
GEORGIA (24)
Atlanta (18)
	BridgeMill	Canton		2000		89,102		94.9	%		27		3
	Butler Creek	Acworth		1990		95,597		95.8	%		18		2
	Chastain Square	Atlanta		1981 / 2001		91,637		91.1	%		22		5
	Commerce Crossing	Commerce		1988		100,668		90.4	%		7		3
	Douglas Commons	Douglasville		1988		97,027		97.5	%		17		2
	Fairview Oaks	Ellenwood		1997		77,052		100.0	%		13		0
	Grassland Crossing	Alpharetta		1996		90,906		92.1	%		10		4
	Hamilton Ridge	Buford		2002		89,496		94.3	%		18		3
	Mableton Crossing	Mableton		1997		86,819		98.6	%		16		2
	Macland Pointe	Marietta		1992, 1993		79,699		86.4	%		12		5
	Market Place	Norcross		1976		77,706		97.6	%		21		2
	Paulding Commons	Dallas		1991		192,391		100.0	%		31		0
	Powers Ferry Plaza	Marietta		1979, 1987 / 1998		86,473		83.4	%		20		4
	Presidential Markets	Snellville		1993-2000		396,408		100.0	%		40		0
	Shops of Huntcrest	Lawrenceville		2003		97,040		89.7	%		19		7
	Wesley Chapel Crossing	Decatur		1989		170,792		99.3	%		24		1
	West Towne Square	Rome		1988		89,596		92.6	%		16		2
	Williamsburg @ Dunwoody	Dunwoody		1983		44,928		90.8	%		24		3
Central Georgia (4)
	Daniel Village	Augusta		1956 / 1997		171,932		91.9	%		33		6
	Spalding Village	Griffin		1989		235,318		61.0	%		24		4
	Walton Plaza	Augusta		1990		43,460		100.0	%		8		0
	Watson Central	Warner Robins		1989		227,747		85.0	%		11		16
South Georgia (2)
	Colony Square	Fitzgerald		1987		50,000		96.4	%		7		1
	McAlpin Square	Savannah		1979		176,807		94.4	%		24		2
TOTAL SHOPPING CENTERS GEORGIA (24)						2,958,601		91.8	%		462		77
KENTUCKY (1)
	Scottsville Square	Bowling Green		1986		38,450		80.6	%		8		4
TOTAL SHOPPING CENTERS KENTUCKY (1)						38,450		80.6	%		8		4
LOUISIANA (15)
	Ambassador Row	Lafayette		1980, 1991		193,978		98.5	%		23		2
	Bluebonnet Village	Baton Rouge		1983		90,215		80.0	%		19		3
	Boulevard	Lafayette		1976, 1994		68,012		61.5	%		10		5
	Country Club Plaza	Slidell		1982 / 1994		64,686		94.6	%		10		1
	Crossing	Slidell		1988, 1993		113,989		98.7	%		14		1
	Elmwood Oaks	Harahan		1989		133,995		92.9	%		7		2
	Grand Marche (ground lease)	Lafayette		1969		200,585		100.0	%		1		0
	Millervillage	Baton Rouge		1983, 1992		94,559		37.8	%		12		2
	Pinhook Plaza	Lafayette		1979, 1992		194,725		26.8	%		17		14
	Plaza Acadienne	Eunice		1980		105,419		100.0	%		8		0
	Sherwood South	Baton Rouge		1972, 1988, 1992		77,107		97.7	%		9		1
	Siegen Village	Baton Rouge		1988		174,578		90.8	%		18		4

[Additional columns below]

[Continued from above table, first column(s) repeated]

		Supermarket anchor
								Average
		owned		shadow		name		base rent
Property		SF		SF		expiration date	Other anchor tenants	per leased SF
GEORGIA (24)
Atlanta (18)
	BridgeMill		37,888			Publix (1/31/2020)		$	14.87
	Butler Creek		59,997			Kroger (06/30/2018)			10.60
	Chastain Square		37,366			Publix (5/31/2024)			15.84
	Commerce Crossing		32,000			Ingles (9/26/2009)	Wal-Mart*		4.03
	Douglas Commons		59,431			Kroger (8/31/2013)			10.00
	Fairview Oaks		54,498			Kroger (9/30/2016)			11.14
	Grassland Crossing		70,086			Kroger (6/30/2016)			11.37
	Hamilton Ridge		54,166			Kroger (11/30/2022)			12.91
	Mableton Crossing		63,419			Kroger (8/31/2017)			10.03
	Macland Pointe		55,999			Publix (12/29/2012)			9.55
	Market Place						Peachtree Cinema		7.67
	Paulding Commons		49,700			Kroger (2/28/2011)	Kmart		8.07
	Powers Ferry Plaza						Micro Center		10.42
	Presidential Markets		56,146			Publix (12/31/2019)	Bed Bath & Beyond, GAP, Shoe Carnival, Marshalls, Carmike Cinema		10.00
	Shops of Huntcrest		54,340			Publix (1/31/2023)			12.25
	Wesley Chapel Crossing		32,000			Ingles (9/25/2009)	Wal-Mart, CVS Pharmacy		6.73
	West Towne Square						Big Lots, Eckerd*		5.46
	Williamsburg @ Dunwoody								17.27
Central Georgia (4)
	Daniel Village		45,971			Bi-Lo (3/25/2022)	Eckerd, St. Joseph Home Health Care		7.84
	Spalding Village		59,431			Kroger (5/31/2014)	JC Penney		7.65
	Walton Plaza		32,960			Harris Teeter* (Omni Fitness)(4/1/2011)			9.55
	Watson Central		45,000			Winn-Dixie* (12/5/2010)	Wal-Mart* (Big Lots)		4.85
South Georgia (2)
	Colony Square		32,200			Food Lion (12/31/2007)			6.69
	McAlpin Square		43,600			Kroger (8/31/2015)	US Post Office, Big Lots, In Fashion Menswear Outlet		7.28
TOTAL SHOPPING CENTERS GEORGIA (24)			976,198		0			$	9.10
KENTUCKY (1)
	Scottsville Square						Hancock Fabrics, Zap Zone		6.87
TOTAL SHOPPING CENTERS KENTUCKY (1)			0		0			$	6.87
LOUISIANA (15)
	Ambassador Row						Hobby Lobby*, Conn’s Appliances, Big Lots, Chuck E Cheese		7.90
	Bluebonnet Village		33,387			Matheme’s (11/30/2010)			8.47
	Boulevard						Piccadilly, Harbor Freight Tools		8.15
	Country Club Plaza		33,387			Winn-Dixie (1/31/2008)	Dollar General		5.76
	Crossing		58,432			Albertsons (9/29/2009)	A-1 Home Appliance, Piccadilly		5.62
	Elmwood Oaks						Wal-Mart* (Academy Sports, Dollar Tree), Advance Auto* (Goodwill)		9.58
	Grand Marche (ground lease)						Academy Sports, JoAnn Fabrics		0.14
	Millervillage						Rite Aid		8.12
	Pinhook Plaza						Rite Aid		8.48
	Plaza Acadienne		28,092			Super 1 Store (6/30/2005)	Fred’s, Howard Brothers*		3.62
	Sherwood South		22,500			Piggly Wiggly* (2/28/2007)	Burke’s Outlet, Harbor Freight Tools, Blockbuster		6.14
	Siegen Village						Office Depot, Big Lots, Dollar Tree, Stage, Party City		8.15

Page 17

EQUITY ONE, INC. AND SUBSIDIARIES
PROPERTY STATUS REPORT
as of December 31, 2003

										number
			Year		Total					of tenants
			built /		square		Percent
Property		City	renovated		footage		leased			leased		vacant
LOUISIANA (continued)
	Tarpon Heights	Galliano		1982		56,605		96.5	%		9		1
	Village at Northshore	Slidell		1988		144,638		100.0	%		12		0
	Wal-Mart Mathews	Mathews		1985		54,223		100.0	%		1		0
TOTAL SHOPPING CENTERS LOUISIANA (15)						1,767,314		84.0	%		170		36
MISSISSIPPI (1)
	Shipyard Plaza	Pascagoula		1987		66,857		100.0	%		7		0
TOTAL SHOPPING CENTERS MISSISSIPPI (1)				1987		66,857		100.0	%		7		0
NORTH CAROLINA (12)
	Centre Pointe Plaza	Smithfield		1989		163,642		76.4	%		18		1
	Chestnut Square	Brevard		1985		39,640		96.0	%		6		1
	Galleria	Wrightsville Beach		1986, 1990		92,114		85.7	%		30		10
	Parkwest Crossing	Durham		1990		85,602		98.4	%		17		1
	Plaza North	Hendersonville		1986		47,240		97.5	%		8		1
	Providence Square	Charlotte		1973		85,930		94.1	%		20		5
	Riverview Shopping Center	Durham		1973 / 1995		127,106		91.7	%		9		2
	Salisbury Marketplace	Salisbury		1987		82,578		95.2	%		16		1
	Shelby Plaza	Shelby		1972		103,200		92.2	%		7		1
	Stanley Market Place	Stanley		1980, 1987		40,400		100.0	%		3		0
	Thomasville Commons	Thomasville		1991		148,754		100.0	%		12		0
	Willowdale Shopping Center	Durham		1986		120,984		91.7	%		22		4
TOTAL SHOPPING CENTERS NORTH CAROLINA (12)						1,137,190		91.8	%		168		27
SOUTH CAROLINA (6)
	Belfair Towne Village	Bluffton		2000-2003		125,389		93.2	%		25		4
	Lancaster Plaza	Lancaster		1971 / 1990		77,400		91.5	%		3		1
	Lancaster Shopping Center	Lancaster		1963, 1987		29,047		17.2	%		1		1
	North Village Center	North Myrtle Beach		1984		60,356		100.0	%		14		0
	Spring Valley	Columbia		1978 / 1997		75,415		95.8	%		16		1
	Woodruff	Greenville		1995		68,055		98.2	%		9		1
TOTAL SHOPPING CENTERS SOUTH CAROLINA (6)						435,662		90.0	%		68		8
TENNESSEE (2)
	Forrest Gallery	Tullahoma		1987		214,450		98.4	%		28		2
	Smyrna Village	Smyrna		1992		83,334		87.6	%		9		3
TOTAL SHOPPING CENTERS TENNESSEE (2)						297,784		95.4	%		37		5
TEXAS (30)
Houston (15)
	Barker Cypress	Houston		1999		66,945		93.5	%		13		4
	Beechcrest	Houston		1981 / 2001		90,647		100.0	%		16		0
	Benchmark Crossing	Houston		1986		58,384		100.0	%		5		0
	Bissonnet	Houston		1999		15,542		73.6	%		7		1
	Colony Plaza	Sugarland		1997		26,513		94.0	%		14		1
	Forestwood	Houston		1993		88,760		98.0	%		15		1
	Grogan’s Mill	The Woodlands		1986		118,493		94.0	%		22		4
	Hedwig	Houston		1974		69,504		74.5	%		11		2
	Highland Square	Sugarland		1998		64,171		99.7	%		26		1
	Market at First Colony	Sugarland		1988		107,301		97.0	%		34		1
	Mason Park	Katy		1998		160,047		74.3	%		33		6
	Mission Bend	Houston		1980/1999		131,575		93.1	%		25		2

[Additional columns below]

[Continued from above table, first column(s) repeated]

		Supermarket anchor
									Average
		owned		shadow		name			base rent
Property		SF		SF		expiration date		Other anchor tenants	per leased SF
LOUISIANA (continued)
	Tarpon Heights							Eckerd, Stage, Dollar General	$	4.80
	Village at Northshore							Service Merchandise* (Marshalls, Dollar Tree), Kirschman’s, Bed Bath & Beyond		7.65
	Wal-Mart Mathews							Wal-Mart		2.90
TOTAL SHOPPING CENTERS LOUISIANA (15)			175,798		0				$	6.10
MISSISSIPPI (1)
	Shipyard Plaza							Rite Aid, Big Lots		5.72
TOTAL SHOPPING CENTERS MISSISSIPPI (1)			0		0				$	5.72
NORTH CAROLINA (12)
	Centre Pointe Plaza							Wal-Mart* (Belk’s, Goody’s)		5.71
	Chestnut Square		21,000			Food Lion* (9/28/2010)		Eckerd* (Dollar General)		6.88
	Galleria		28,000			Harris Teeter (4/5/2006)		Eckerd		9.39
	Parkwest Crossing		38,052			(12/14/2010)				10.01
	Plaza North		25,590			Bi-Lo* (8/31/2006)		CVS Pharmacy		7.26
	Providence Square		35,702			Harris Teeter* (4/30/2006)		Eckerd		8.22
	Riverview Shopping Center		53,538			Kroger (12/31/2014)		Upchurch Drugs, Riverview Furniture		7.20
	Salisbury Marketplace		37,308			Food Lion (2/11/2023)		CVS Pharmacy*		9.22
	Shelby Plaza							Big Lots, Aaron Rents* (Hancock Fabrics)		3.13
	Stanley Market Place		28,400			Winn-Dixie (10/31/2006)		Family Dollar		5.46
	Thomasville Commons		32,000			Ingles (9/29/2012)		Kmart, CVS Pharmacy		6.02
	Willowdale Shopping Center		27,985			Harris Teeter (5/14/2004)		Carmike Cinemas, Eckerd* (Family Dollar)		8.74
TOTAL SHOPPING CENTERS NORTH CAROLINA (12)			327,575		0				$	7.19
SOUTH CAROLINA (6)
	Belfair Towne Village		55,696			Kroger (10/31/2019)				13.87
	Lancaster Plaza		19,200			Bi-Lo (9/30/2010)				1.44
	Lancaster Shopping Center									6.00
	North Village Center		24,806			Bi-Lo (5/31/2004)		Dollar General, Gold’s Gym		8.22
	Spring Valley		45,070			Bi-Lo		Eckerd		9.10
	Woodruff		47,955			Publix (8/6/2015)				10.01
TOTAL SHOPPING CENTERS SOUTH CAROLINA (6)			192,727		0					9.12
TENNESSEE (2)
	Forrest Gallery		48,780			Kroger (1/31/2008)		Wal-Mart* (Tractor Supply, Goodwill, Hastings Music)		5.60
	Smyrna Village		59,214			Kroger (2/29/2012)				7.98
TOTAL SHOPPING CENTERS TENNESSEE (2)			107,994		0				$	6.21
TEXAS (30)
Houston (15)
	Barker Cypress		41,320				H.E.B. (01/31/2014)			12.44
	Beechcrest		40,345			Randall’s* (Viet Ho) (6/24/2016)		Walgreens*		8.93
	Benchmark Crossing							Bally's Fitness		12.13
	Bissonnet				63,000	Kroger		Blockbuster		16.17
	Colony Plaza					Albertsons (Velocity Sports)				18.27
	Forestwood		59,334			Kroger (7/31/2013)				11.34
	Grogan’s Mill		56,558			Randall’s* (6/24/2016)		Petco		11.85
	Hedwig							Ross Dress for Less		14.31
	Highland Square									17.03
	Market at First Colony				62,000	Kroger		TJ Maxx, Eckerd		15.91
	Mason Park				58,890	Kroger		Walgreens* (Eloise Collectibles), Palais Royal Petco		11.89
	Mission Bend		46,112			Randall’s* (6/24/2016)		Remarkable Furniture		9.02

Page 18

EQUITY ONE, INC. AND SUBSIDIARIES
PROPERTY STATUS REPORT
as of December 31, 2003

										number
			Year		Total					of tenants
			built /		square		Percent
Property		City	renovated		footage		leased			leased		vacant
Houston (continued)
	Spring Shadows	Houston		1999		106,995		97.1	%		16		2
	Steeplechase	Jersey Village		1985		105,152		94.6	%		23		3
	Wal-Mart Marble Falls	Marble Falls		1985		53,571		100.0	%		1		0
Dallas (13)
	Green Oaks	Arlington		1983		65,091		86.4	%		29		5
	Melbourne Plaza	Hurst		1983		47,517		89.2	%		15		3
	Minyards	Garland		2000		65,295		100.0	%		2		0
	Parkwood	Plano		1985		81,590		94.0	%		16		2
	Plymouth Park East	Irving		1970		56,435		97.3	%		9		1
	Plymouth Park North	Irving		1970		444,541		51.5	%		40		18
	Plymouth Park South	Irving		1970		49,102		74.8	%		3		4
	Plymouth Park West	Irving		1970		178,930		91.7	%		13		2
	Richwood	Richardson		1984		54,871		69.7	%		19		9
	Rosemeade	Carrollton		1986		51,234		65.3	%		14		4
	Sterling Plaza	Irving		1989		65,765		72.6	%		15		1
	Townsend Square	Desoto		1990		146,953		86.7	%		32		6
	Village by the Park	Arlngton		1988		44,523		92.4	%		9		1
San Antonio (2)
	Blanco Village	San Antonio		2000		108,325		100.0	%		16		0
	Wurzbach	San Antonio		1979		59,771		100.0	%		3		0
TOTAL SHOPPING CENTERS TEXAS (30)						2,783,543		84.3	%		496		84
VIRGINA (2)
	Smyth Valley Crossing	Marion		1989		126,841		100.0	%		14		0
	Waterlick Plaza	Lynchburg		1973, 1988		98,694		79.2	%		20		4
TOTAL SHOPPING CENTERS VIRGINIA (2)						225,535		90.9	%		34		4
TOTAL STABILIZED SHOPPING CENTERS (168)						18,201,244		91.6	%		3,114		441
DEVELOPMENTS & REDEVELOPMENTS (14)
	Ambassador Row Courtyard	Lafayette, LA		1986, 1991		158,783		81.1	%		20		10
	Bandera Festival	San Antonio, TX		1989		195,438		52.9	%		28		6
	Cashmere	Port St. Lucie, FL	2004-2005 Development			4.0 acres
	Copperfield	Houston, TX		1994		132,960		58.8	%		29		4
	CVS Plaza (f/k/a Coral Way N.E.)	Miami, FL	2003-2004 Development			4.0 acres
	East Bay Plaza	Largo, FL		1985 / 1997		85,426		58.9	%		19		4
	Eustis Square	Eustis, FL		1983 / 1997		126,791		67.0	%		16		11
	Gulf Gate Plaza	Naples, FL		1969, 1974/2004 Redev.		201,620		64.0	%		15		6
	Miramar Outparcel**	Miramar, FL		2003-2004 Development		2.0 acres
	Oakbrook	Palm Beach Gdns, FL		1974/ 2000, 2003 Redev.		212,074		68.3	%		22		10
	Venice Plaza	Venice, FL		1971/ 1979/ 1999		159,473		64.6	%		14		4
	Walden Woods	Plant City, FL		1985 / 1998, 2003 Redev.		74,336		82.0	%		11		2
	Waterstone	Homestead, FL		2004-2005 Development		12.0 acres
	Westridge	McDonough, GA		2004-2005 Development		13.5 acres
TOTAL DEVELOPMENTS & REDEVELOPMENTS (14)						1,346,901		65.6	%		174		57
TOTAL RETAIL PROPERTIES (182)						19,548,145		89.8	%		3,288		498
OTHER PROPERTIES (3)
	4101 South I-85 Industrial	Charlotte, NC		1956, 1963		188,513		73.7	%		3		7
	Mandarin Mini-storage	Jacksonville, FL		1982		52,880		97.7	%		532		2
	Southwest Walgreens**	Phoenix, AZ		1975 / 1998		93,402		52.8	%		15		3
GRAND TOTAL (185)						19,882,940		89.5	%		3,838		510

[Additional columns below]

[Continued from above table, first column(s) repeated]

		Supermarket anchor
										Average
		owned		shadow		name				base rent
Property		SF		SF		expiration date			Other anchor tenants	per leased SF
Houston (continued)
	Spring Shadows		62,661				H.E.B. (4/30/2023	)		$	9.54
	Steeplechase		56,208			Randall’s (6/24/2016)					11.02
	Wal-Mart Marble Falls								Wal-Mart* (Sutherland Lumber)		3.27
Dallas (13)
	Green Oaks				58,000	Kroger					10.87
	Melbourne Plaza										11.12
	Minyards		58,695			Minyards/Sack N Save (4/30/2020)					6.12
	Parkwood				62,000	Albertsons			Planet Pizza		13.20
	Plymouth Park East		42,130			Kroger (11/30/2010)					4.29
	Plymouth Park North								Blockbuster, Dollar General, Thrift Store, Post Office, Chateau Theatre, Levines		7.18
	Plymouth Park South								Betcha Bingo		6.44
	Plymouth Park West								Bargain City, Dollar Store, Fashion Depot		3.52
	Richwood				61,877	Albertsons			Blockbuster		13.38
	Rosemeade				58,900	Kroger			Blockbuster		12.90
	Sterling Plaza								Bank One, Irving City Library		15.80
	Townsend Square				60,349	Albertsons			Bealls, Victory Gym, Dollar General		8.85
	Village by the Park								Petco, Movie Trading		16.55
San Antonio (2)
	Bandera Festival								Bealls, Eckerd* (Scrapbook Heaven), Blockbuster		10.91
	Blanco Village		74,627				H.E.B. (4/30/2015	)			15.68
	Wurzbach		52,957			Albertsons* (12/31/2004)					2.86
TOTAL SHOPPING CENTERS TEXAS (30)			590,947		485,016					$	10.26
VIRGINA (2)
	Smyth Valley Crossing		32,000			Ingles (9/25/2010)			Wal-Mart		5.85
	Waterlick Plaza		30,780			Kroger (3/18/2008)			CVS Pharmacy		8.72
TOTAL SHOPPING CENTERS VIRGINIA (2)			62,780		0					$	6.94
TOTAL STABILIZED SHOPPING CENTERS (168)			5,169,741		644,686					$	9.40
DEVELOPMENTS & REDEVELOPMENTS (14)
	Ambassador Row Courtyard								Marshalls, Bed Bath & Body, Hancock Fabrics		8.75
	Bandara Festival								Bealls, Eckerd* (Scrapbook Heaven), Blockbuster		10.91
	Cashmere
	Copperfield								JoAnn Fabricks		12.77
	CVS Plaza (f/k/a Coral Way N.E.)
	East Bay Plaza				53,000	Albertsons			Family Dollar, Hollywood Video		10.00
	Eustis Square		15,872			Save-a-Lot (5/31/2013)			Wallgreens* (Bealls Outlet), Accent Marketing Services		6.72
	Gulf Gate Plaza								Bealls Outlet, JoAnn Fabrics, Dockside Imp.		6.50
	Miramar Outparcel**
	Oakbrook		44,400			Publix			Eckard, Duffy’s, Stein Mart		13.41
	Venice Plaza		42,582			Kash n’ Karry (9/30/2018)			TJ Maxx		5.23
	Walden Woods								Walgreens, Dollar Tree, Aaron Rents		6.49
	Waterstone
	Westridge
TOTAL DEVELOPMENTS & REDEVELOPMENTS (8)			102,854		53,000					$	9.10
TOTAL RETAIL PROPERTIES (182)			5,272,595		697,686					$	9.38
OTHER PROPERTIES (3)
	4101 South I-85 Industrial
	Mandarin Mini-storage
	Southwest Walgreens**								Walgreens
GRAND TOTAL (185)			5,272,595		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 ( ).
**	Property is under contract to be sold

Page 19

EQUITY ONE, INC. AND SUBSIDIARIES
ANNUAL MINIMUM RENT BY STATE
as of December 31, 2003

State	Count		Total SF		# Leased		# Vacant		Leased %			AMR
Florida		77		8,967,559		1,690		225		92.8	%	$	85,766,987
Texas		32		3,111,941		553		94		81.2	%		26,197,990
Georgia		24		2,958,601		462		77		91.8	%		24,721,341
Louisiana		16		1,926,097		190		46		83.8	%		10,186,629
North Carolina		12		1,137,190		168		27		91.8	%		7,507,083
South Carolina		6		435,662		68		8		90.0	%		3,576,072
Arizona		2		253,254		52		6		93.7	%		1,973,817
Tennessee		2		297,784		37		5		95.4	%		1,763,456
Alabama		2		129,215		19		2		97.8	%		1,052,067
Virginia		2		225,535		34		4		90.9	%		1,423,310
Mississippi		1		66,857		7		0		100.0	%		382,536
Kentucky		1		38,450		8		4		80.6	%		212,861
Total		177		19,548,145		3,288		498		89.8	%	$	164,764,149

Note: Excludes Mandarin mini-storage facility, the industrial property, SW Walgreens (held for sale) and five development parcels.

Page 20

EQUITY ONE, INC. AND SUBSIDIARIES
LEASING ACTIVITY
for the three months ended December 31, 2003

Renewals

					Average		Average			Annualized
			Average		Expiring		New			Minimum
# of Leases	Square Feet		Size		Rent psf		Rent psf			Rent
83		216,359		2,607	$	12.33	$	12.46		$	2,696,069
					% Increase psf			1.1	%
					Net Increase (AMR)					$	29,203

New Leases (effective in the fourth quarter)

					Average		Annualized
			Average		New		Minimum
# of Leases	Square Feet		Size		Rent psf		Rent
120		340,533		2,838	$	10.89	$	3,708,977

Lost Leases

						Average			Annualized
				Average		Expiring			Minimum
# of Leases	Square Feet			Size		Rent psf			Rent
108		239,180			2,215	$	13.43		$	3,213,045
Net Absorption		101,353		New Leases - Lost Leases
								Net Gain/(Loss) of AMR	$	525,135
Retention Ratio		47.5	%	Renewals (Renewals + Lost Leases)

Page 21

EQUITY ONE, INC. AND SUBSIDIARIES
LEASING ACTIVITY
for the twelve months ended December 31, 2003

Renewals

					Average		Average			Annualized
			Average		Expiring		New			Minimum
# of Leases	Square Feet		Size		Rent psf		Rent psf			Rent
284		674,889		2,376	$	11.94	$	12.30		$	8,304,018
					% Increase psf			3.1	%
					Net Increase (AMR)					$	248,745

New Leases

					Average		Annualized
			Average		New		Minimum
# of Leases	Square Feet		Size		Rent psf		Rent
367		1,144,882		3,120	$	10.89	$	12,470,255

Lost Leases

						Average			Annualized
				Average		Expiring			Minimum
# of Leases	Square Feet			Size		Rent psf			Rent
321		1,125,398			3,506	$	9.99		$	11,246,226
Net Absorption		19,484		New Leases - Lost Leases
								Net Gain/Loss) of AMR	$	1,472,774
Retention Ratio		37.5	%	Renewals / (Renewals + Lost Leases)

Page 22

EQUITY ONE, INC. AND SUBSIDIARIES
TENANT CONCENTRATION SCHEDULE
as of December 31, 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		45		2,004,580		10.3	%	$	14,465,152		8.8	%	$	7.22
	Kroger		16		863,800		4.4	%		6,641,730		4.0	%		7.69
	Winn Dixie		17		761,143		3.9	%		4,949,604		3.0	%		6.50
	Wal-Mart		11		834,994		4.3	%		3,687,045		2.2	%		4.42
	Kmart		6		524,937		2.7	%		2,795,865		1.7	%		5.33
	Blockbuster		28		164,370		0.8	%		2,473,635		1.5	%		15.05
	Eckerd		27		267,696		1.4	%		2,340,273		1.4	%		8.74
	Food Lion/Kash n’ Karry		8		297,802		1.5	%		1,962,601		1.2	%		6.59
	Bed Bath & Beyond		6		202,658		1.0	%		1,930,031		1.2	%		9.52
	H.E. Butt Grocery		3		178,608		0.9	%		1,793,855		1.1	%		10.04
Sub-total top ten tenants			167		6,100,588		31.2	%	$	43,039,791		26.1	%	$	7.06
	Remaining tenants		3,121		11,460,644		58.6	%		121,724,358		73.9	%		10.62
Sub-total all tenants			3,288		17,561,232		89.8	%	$	164,764,149		100.0	%	$	9.38
	Vacant		498		1,986,913		10.2	%		NA
Total including vacant			3,786		19,548,145		100.0	%	$	164,764,149		100.0	%	$	8.43

Note: Excludes Mandarin mini-storage facility, the industrial property, SW Walgreens (held for sale) and five development parcels.

Page 23

EQUITY ONE, INC. AND SUBSIDIARIES
EXPIRING SQUARE FOOTAGE BY TENANT TYPE
as of December 31, 2003

Note: Excludes Mandarin mini-storage facility, the industrial property, SW Walgreens (held for sale) and five development parcels.

Page 24

EQUITY ONE, INC. AND SUBSIDIARIES
SHOPPING CENTER LEASE EXPIRATION SCHEDULE
as of December 31, 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		139		256,499		1.3	%	$	2,070,839		1.2	%	$	8.07
2004		683		1,832,226		9.4	%		20,380,475		12.0	%		11.12
2005		692		1,934,905		9.9	%		22,704,655		13.3	%		11.73
2006		636		2,010,762		10.3	%		23,909,760		14.0	%		11.89
2007		391		1,805,775		9.2	%		18,987,563		11.2	%		10.51
2008		370		1,552,500		7.9	%		17,767,725		10.4	%		11.44
2009		87		1,113,334		5.7	%		8,180,793		4.8	%		7.35
2010		65		658,679		3.4	%		6,267,312		3.7	%		9.51
2011		41		995,273		5.1	%		7,069,214		4.2	%		7.10
2012		35		855,976		4.4	%		6,935,610		4.1	%		8.10
2013		29		487,129		2.5	%		4,047,408		2.4	%		8.31
Thereafter		120		4,058,174		20.8	%		31,960,513		18.8	%		7.88
Sub-total / average		3,288		17,561,232		89.8	%	$	170,281,867		100.0	%	$	9.70
Vacant		498		1,986,913		10.2	%	NA		NA			NA
Total / average		3,786		19,548,145		100.0	%	$	170,281,867		100.0	%	$	8.71

Annual Lease Expirations

Note: Excludes Mandarin mini-storage facility, the industrial property, SW Walgreens (held for sale) and five development parcels.

Page 25

EQUITY ONE, INC. AND SUBSIDIARIES
SHOPPING CENTER LEASE EXPIRATION SCHEDULE
as of December 31, 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		0		0		0.0	%	$	0		0.0	%	$	0.00
2004		24		559,258		4.6	%		3,082,495		4.2	%		5.51
2005		25		506,953		4.2	%		2,569,957		3.5	%		5.07
2006		30		721,681		5.9	%		4,498,458		6.2	%		6.23
2007		36		954,354		7.8	%		6,021,393		8.2	%		6.31
2008		29		725,470		6.0	%		4,632,700		6.3	%		6.39
2009		22		915,025		7.5	%		5,212,627		7.1	%		5.70
2010		20		534,248		4.4	%		3,881,940		5.3	%		7.27
2011		21		934,311		7.7	%		5,694,087		7.8	%		6.09
2012		19		787,899		6.5	%		5,508,061		7.5	%		6.99
2013		11		412,940		3.4	%		2,560,624		3.5	%		6.20
Thereafter		87		3,953,624		32.5	%		29,426,294		40.3	%		7.44
Sub-total / average		324		11,005,763		90.4	%	$	73,088,636		100.0	%	$	6.64
Vacant		37		1,167,252		9.6	%	NA		NA			NA
Total / average		361		12,173,015		100.0	%	$	73,088,636		100.0	%	$	6.00

Annual Lease Expirations

Note: Excludes Mandarin mini-storage facility, the industrial property, SW Walgreens (held for sale) and five development parcels.

Page 26

EQUITY ONE, INC. AND SUBSIDIARIES
SHOPPING CENTER LEASE EXPIRATION SCHEDULE
as of December 31, 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		139		256,499		3.5	%	$	2,070,839		2.1	%	$	8.07
2004		659		1,272,968		17.3	%		17,297,980		17.8	%		13.59
2005		667		1,427,952		19.4	%		20,134,698		20.7	%		14.10
2006		606		1,289,081		17.5	%		19,411,302		20.0	%		15.06
2007		355		851,421		11.5	%		12,966,170		13.3	%		15.23
2008		341		827,030		11.2	%		13,135,025		13.5	%		15.88
2009		65		198,309		2.7	%		2,968,166		3.1	%		14.97
2010		45		124,431		1.7	%		2,385,372		2.5	%		19.17
2011		20		60,962		0.8	%		1,375,127		1.4	%		22.56
2012		16		68,077		0.9	%		1,427,549		1.5	%		20.97
2013		18		74,189		1.0	%		1,486,784		1.5	%		20.04
Thereafter		33		104,550		1.4	%		2,534,219		2.6	%		24.24
Sub-total / average		2,964		6,555,469		88.9	%	$	97,193,231		100.0	%	$	14.83
Vacant		461		819,661		11.1	%	NA		NA			NA
Total / average		3,425		7,375,130		100.0	%	$	97,193,231		100.0	%	$	13.18

Annual Lease Expirations

Note: Excludes Mandarin mini-storage facility, the industrial property, SW Walgreens (held for sale) and five development parcels.

Page 27

EQUITY ONE, INC. AND SUBSIDIARIES
REAL ESTATE DEVELOPMENTS AND REDEVELOPMENTS
as of December 31, 2003
(in thousands, except square footage data)

					Estimated
				Target	Cost Including		Funded as of		Balance
Project		Location	Project Description	Completion Date	Land		12/31/2003		to Complete
Developments
	Cashmere	Port St. Lucie, FL	Develop a 20,000 sf retail center	TBD	$	3,127	$	1,142	$	1,985
	CVS Plaza	NE Miami, FL	Develop a drug-store anchored shopping center	First qtr 2004		5,513		4,614		899
	Salerno	Stuart, FL	Construct an new and expanded Winn-Dixie and reconfigure remainder of the center	Fourth qtr 2004		6,372		5,177		1,195
	Waterstone	Homestead, FL	Develop a supermarket anchored center	mid-2005		9,000		2,191		6,809
	Westridge	McDonough, GA	Develop a supermarket anchored center with Publix.	late-2005		9,000		1,787		7,213
	Subtotal - Developments					33,012		14,911		18,101
Major Redevelopments
	Ambassador Row Courtyards	Lafayette, LA	Reconfigure part of existing center and add outparcel and 4,000 sf of new space	Second qtr 2004		2,057		856		1,201
	Bandera Festival	San Antonio, TX	Reconfigure the former K Mart into multi-tenant space	Third qtr 2004		5,665		5,070		595
	Centre Point	Smithfield, NC	Reconfigure the former Winn Dixie into multi-tenant space	TBD		1,776		1,576		200
	Copperfield	Houston, TX	Reconfigure the former Gerland into multi-tenant space	Third qtr 2004		5,530		3,737		1,793
	Crossroads	Pembroke Pines, FL	Reconfigure and refurbish the non-anchor portion of center	Second qtr 2004		8,455		7,717		738
	East Bay Plaza	Largo, FL	Reconfigure the former Scotty’s into multi-tenant space	Third qtr 2004		793		433		360
	Eustis Square	Eustis, FL	Reconfigure the former Publix into multi-tenant space	Third qtr 2004		1,624		1,324		300
	Gulf Gate	Naples, FL	Reconfigure the former Publix into multi-tenant space; Refurbish center	Fourth qtr 2004		2,339		2,107		232
	Oakbrook Square	North Palm Beach, FL	Divide former Jacobsen’s to multi-tenant use and reconfigure center	Third qtr 2004		6,149		5,784		365
	Plymouth Park North	Irving, TX	Prospecting for tenants to fill the former Fazio	TBD		8,089		6,089		2,000
	Spalding Village	Griffin, GA	Reconfigure the former K Mart into multi-tenant space	TBD		3,586		2,786		800
	Unigold	Winter Park, FL	Add outparcel and local space to center	Second qtr 2004		1,406		416		990
	Venice Plaza	Venice, FL	Expand and reconfigure existing TJ Maxx	Fourth qtr 2004		1,471		1,071		400
	Walden Woods	Plant City, FL	Reconfigure the former Winn Dixie into multi-tenant space	Second qtr 2004		3,539		3,339		200
	Subtotal - Major Redevelopments					52,479		42,305		10,174
Outparcel Developments/Expansions
	Belfair	Bluffton, SC	Prospecting for new tenant(s) on land held for development/expansion	TBD		1,301		1,301		—
	Blanco	San Antonio, TX	Prospecting for new tenant(s) on land held for development/expansion	TBD		2,903		2,903		—
	Cashmere Corners	Port St. Lucie, FL	Prospecting for one or more tenants for out parcels	TBD		460		460		—
	Lantana	Lantana, FL	Construction of a Hollywood Video out parcel	Fourth qtr 2004		500		180		320
	Plaza Alegre	Miami, FL	Complete a ground-up development. Ground lease the two remaining out parcels	Second qtr 2004		754		454		300
	Skylake	Miami Beach, FL	Add LA Fitness and additional space to existing development	First and fourth qtr 2004		12,000		8,408		3,592
	St. Charles	Riverview, FL	Prospecting for a tenant for existing out parcel	TBD		206		206		—
	Subtotal - Outparcel Developments/Expansions					18,124		13,912		4,212
	All other development activity					3,558		3,558		—
Total - All Development Activity					$	107,173	$	74,686	$	32,487

Page 28

EQUITY ONE, INC. AND SUBSIDIARIES
REAL ESTATE ACQUISITIONS AND DISPOSITIONS
as of December 31, 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	Hollywood	FL		451,294			75,325
Jul-03		Butler Creek	Acworth	GA		95,597			12,100
Jul-03		Bandera Out-parcel	San Antonio	TX		6,000			533
Aug-03		Presidential Markets	Atlanta	GA		396,408			47,238
Sep-03		Hunters Creek Plaza	Orlando	FL		68,032			7,446
Nov-03		BridgeMill	Canton	GA		78,654			14,070
Dec-03		Belfair Towne Village	Bluffton	SC		125,398			19,861
Dec-03		Middle Beach	Panama City Beach	FL		69,227			7,637
Dec-03		Woodruff	Greenville	SC		68,055			7,985
Dec-03		Hamilton Ridge	Buford	GA		89,496			13,650
	Total							$	211,033

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

Huntcrest Outparcels

Lawrenceville

GA

2.9

acres

1,686

—

*

Jun-03

Oak Square Joint Venture interest

Gainsville

FL

N/A

2,230

901

Sep-03

Park Place Joint Venture Interest

Plano

TX

N/A

4,434

1,209

Nov-03

Heritage Walk

Milledgeville

GA

159,991

10,000

—

*

Dec-03

Stadium Plaza

Phenix City

AL

70,475

4,800

—

*

Total

$

33,315

$

3,083

* Properties acquired in connection with the IRT Property Company merger.

Page 29

EQUITY ONE, INC. AND SUBSIDIARIES
JOINT VENTURE INVESTMENTS
as of December 31, 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 December 31, 2003. The property is encumbered by an 8.54% fixed-rate mortgage loan with a balance of $12,878 as of December 31, 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.
*	Equity One accounts for these two 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)	Park Place Plano, Texas
	On September 30, 2003, the joint venture completed the sale of this property. Our pro rata share of the gain from the sale was $1,209. Equity One received a final distribution from the partnership of $6,440.
2)	Oak Square Gainesville, Florida
	On June 30, 2003, Equity One sold its 50% interest in this joint venture, received net proceeds of $2,230 and recorded a gain of $901 on the disposition.

Page 30

EQUITY ONE, INC. AND SUBSIDIARIES
STOCK PRICE AND VOLUME STATISTICS
for the three months ended December 31, 2003

*Data obtained from Yahoo Chart Services

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EX-99.1

EX-99.1 Press Release

EX-99.2

EX-99.2 Supplemental Information Package