-----BEGIN PRIVACY-ENHANCED MESSAGE----- Proc-Type: 2001,MIC-CLEAR Originator-Name: webmaster@www.sec.gov Originator-Key-Asymmetric: MFgwCgYEVQgBAQICAf8DSgAwRwJAW2sNKK9AVtBzYZmr6aGjlWyK3XmZv3dTINen TWSM7vrzLADbmYQaionwg5sDW3P6oaM5D3tdezXMm7z1T+B+twIDAQAB MIC-Info: RSA-MD5,RSA, FKNzKvLhdaYG0uA1XITh8rzkUEQaSpjpdcOhOCM5+4S5aD5VNb94v1cvfMGgF9X+ KV5HnzbC45RD1VW7i8tNcw== 0001042810-02-000025.txt : 20021023 0001042810-02-000025.hdr.sgml : 20021023 20021023094822 ACCESSION NUMBER: 0001042810-02-000025 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 5 CONFORMED PERIOD OF REPORT: 20020930 ITEM INFORMATION: Financial statements and exhibits FILED AS OF DATE: 20021023 FILER: COMPANY DATA: COMPANY CONFORMED NAME: EQUITY ONE INC CENTRAL INDEX KEY: 0001042810 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 650563410 STATE OF INCORPORATION: MD FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-13499 FILM NUMBER: 02795627 BUSINESS ADDRESS: STREET 1: 1696 N E MIAMI GARDENS DR SUITE 200 CITY: NORTH MIAMI BEACH STATE: FL ZIP: 33179 MAIL ADDRESS: STREET 1: 1696 N E MIAMI GARDENS DR SUITE 200 CITY: NORTH MIAMI BEACH STATE: FL ZIP: 33179 8-K 1 q3k82002.txt 8-K FILING SECURITIES AND EXCHANGE COMMISSION WASHINGTON, DC 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported) October 23, 2002 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) (IRS Employer Identification No.) 1696 NE MIAMI GARDENS DRIVE, NORTH MIAMI BEACH, FL 33179 --------------------------------------------------------------- (Address of Principal Executive Offices) (Zip Code) (305) 947-1664 ---------------------------------------------------- (Registrant's Telephone Number, Including Area Code) N/A ------------------------------------------------------------- (Former Name or Former Address, if Changed Since Last Report) ITEM 9. REGULATION FD DISCLOSURE The purpose of this Form 8-K is to furnish a Press Release and Supplemental Information Package related to the Company's earnings for the period ended September 30, 2002. Copies of these documents are furnished with this Form 8-K as Exhibits 99.1 and 99.2 and are incorporated herein by reference. ITEM 7. FINANCIAL STATEMENTS AND EXHIBITS 99.1 Supplemental Information Package for the period ending September 30, 2002. 99.2 Press Release of Equity One, Inc. dated and issued October 22, 2002 with respect to the announcement of the Company's third quarter 2002 earnings. SIGNATURES Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized. EQUITY ONE, INC. DATED: October 23, 2002 BY: /s/ CHAIM KATZMAN --------------------------------------- NAME: CHAIM KATZMAN TITLE: CHAIRMAN AND CHIEF EXECUTIVE OFFICER 2 EX-99.1 3 q2supplemental.txt EXHIBIT 99.1 Q3-2002 SUPPLEMENTAL PACKAGE =============================================================================== - ------------------------------------------------------------------------------- EQUITY ONE, INC. SUPPLEMENTAL INFORMATION PACKAGE - ------------------------------------------------------------------------------- SEPTEMBER 30, 2002 [EQUITY ONE LOGO] Equity One, Inc. 1696 N.E. Miami Gardens Drive North Miami Beach, Florida 33179 Tel: (305) 947-1664 Fax: (305) 947-1734 4 www.equityone.net ================================================================================ EQUITY ONE, INC. ================================================================================ Supplemental Information September 30, 2002 (unaudited) ================================================================================ PAGE ---- TABLE OF CONTENTS 1. Summary Operating Information.................................. 3 2. Summary Balance Sheet Information.............................. 4 3. Consolidated Statements of Earnings............................ 5 4. Consolidated Statements of Funds from Operations............... 6 5. Consolidated Balance Sheets.................................... 7 6. Debt Summary................................................... 8 7. Property Status Report......................................... 11 8. Annual Minimum Rent by Location................................ 14 9. Tenant Concentration Schedule.................................. 15 10. Lease Expiration Schedule...................................... 16 11. Real Estate Developments and Dispositions...................... 17 12. Joint Venture Investments...................................... 18 13. Stock Price and Volume Statistics.............................. 19 ================================================================================ FORWARD LOOKING STATEMENTS CERTAIN INFORMATION CONTAINED IN THIS SUPPLEMENTAL INFORMATION PACKAGE MAY CONTAIN FORWARD-LOOKING STATEMENTS REGARDING COMPANY AND PROPERTY PERFORMANCE WITHIN THE MEANING OF THE PRIVATE SECURITIES LITIGATION REFORM ACT OF 1995. FUTURE RESULTS COULD VARY MATERIALLY FROM ACTUAL RESULTS DEPENDING ON RISKS AND UNCERTAINTIES INHERENT IN GENERAL AND LOCAL REAL ESTATE CONDITIONS, OR COMPETITIVE FACTORS SPECIFIC TO THE MARKETS IN WHICH THE COMPANY OPERATES. THE COMPANY ASSUMES NO OBLIGATION TO UPDATE THIS INFORMATION. FOR MORE DETAILS, PLEASE REFER TO EQUITY ONE'S SEC FILINGS, INCLUDING THE MOST RECENT REPORT ON FORM 10-K AND FORM 10-Q. BASIS OF PRESENTATION ALL PRIOR REPORTING PERIODS ENCOMPASSING THE PERIOD AUGUST 18, 2000 THROUGH SEPTEMBER 19, 2001 HAVE BEEN RESTATED TO ACCOUNT FOR THE ACQUISITION OF 68.07% OF THE STOCK OF FIRST CAPITAL REALTY (TSE:FCR), THE PARENT OF CENTREFUND REALTY (U.S.) CORPORATION ("CEFUS"), BY GAZIT-GLOBE (1982) LTD. (TLV:GLOB), EQUITY ONE'S MAJORITY SHAREHOLDER. THE RESTATEMENT CONSOLIDATES THE OPERATIONS OF EQUITY ONE AND CEFUS BETWEEN AUGUST 18, 2000 AND SEPTEMBER 19, 2001, SUBJECT TO A 31.93% MINORITY INTEREST IN CEFUS. ON SEPTEMBER 20, 2001, EQUITY ONE ACQUIRED 100% OF CEFUS FROM FIRST CAPITAL REALTY, THEREBY ACQUIRING THE REMAINING 31.93% MINORITY INTEREST. EQUITY ONE, INC. SUMMARY OPERATING INFORMATION for the periods ended September 30, 2002 and 2001 (in thousands, except per share data) ================================================================================
THREE MONTHS ENDED NINE MONTHS ENDED SEP 30, 2002 SEP 30, 2001 SEP 30, 2002 SEP 30, 2001 ---------------------------- ---------------------------- TOTAL DIVIDENDS PAID PER SHARE $ 0.27 $ 0.27 $ 0.81 $ 0.79 FUNDS FROM OPERATIONS PER SHARE $ 0.39 $ 0.34 $ 1.08 $ 0.99 DIVIDEND/FFO PAYOUT RATIO 69.2% 79.4% 75.0% 79.8% FFO MULTIPLE (ANNUALIZED IF < 12 MONTHS) 8.5 9.2 ADJUSTED FUNDS FROM OPERATIONS PER SHARE $ 0.37 $ 0.31 $ 1.02 $ 0.93 DIVIDEND/AFFO PAYOUT RATIO 73.0% 87.1% 79.4% 84.9% AFFO MULTIPLE (ANNUALIZED IF < 12 MONTHS) 8.9 9.7 =================================================================================================================== EBITDA (EXCLUDING DISCONTINUED OPERATIONS) $ 17,031 $12,872 $ 48,972 $37,784 INTEREST AND AMORTIZATION OF DEFERRED FINANCING FEES $ 5,369 $ 5,337 $ 17,178 $16,101 EBITDA: INTEREST COVERAGE RATIO 3.2 2.4 2.9 2.3 EBITDA MARGIN (EBITDA/TOTAL REVENUES) 65.9% 65.8% 64.9% 67.0% =================================================================================================================== NET OPERATING INCOME (NOI) FROM CONTINUING OPERATIONS TOTAL RENTAL INCOME $ 25,334 $18,845 $ 73,984 $54,183 PROPERTY OPERATING EXPENSES (1) 7,462 5,909 21,800 16,567 ---------- ------- ---------- ------- NET OPERATING INCOME $ 17,872 $12,936 $ 52,184 $37,616 ========== ======= ========== ======= NOI MARGIN (NOI/TOTAL RENTAL INCOME) 70.5% 68.6% 70.5% 69.4% (1) NET OF INTERCOMPANY EXPENSES =================================================================================================================== SAME PROPERTY NOI (2) TOTAL RENTAL INCOME $ 9,024 $ 8,923 $ 27,482 $26,455 OPERATING EXPENSES 2,446 2,392 7,390 6,969 ---------- ------- ---------- ------- NET OPERATING INCOME $ 6,578 $ 6,531 $ 20,092 $19,486 ========== ======= ========== ======= GROWTH IN SAME PROPERTY NOI 0.7% 3.1% (2) INCLUDES ONLY EQUITY ONE PROPERTIES OPERATED IN THE CURRENT AND PRIOR PERIODS EXCLUDES $104 AND $362 OF DEFERRED TERMINATION FEES AT THE LAKE MARY PROPERTY THAT WERE RECOGNIZED IN THE THREE AND NINE MONTHS ENDED SEPTEMBER 30, 2001, RESPECTIVELY =================================================================================================================== GENERAL & ADMINISTRATIVE EXPENSES (3) $ 1,441 $ 912 $ 5,011 $ 2,454 AS % OF TOTAL REVENUES 5.58% 4.66% 6.64% 4.35% AS % OF TOTAL ASSETS 0.80% NA 0.93% NA (3) INCLUDES $0 AND $695 OF ABANDONED TRANSACTION DUE DILIGENCE COSTS FOR THE THREE AND NINE MONTH PERIODS ENDED SEPTEMBER 30, 2002, RESPECTIVELY
Page 3 EQUITY ONE, INC. SUMMARY BALANCE SHEET INFORMATION as of September 30, 2002 and December 31, 2001 (in thousands, except per share data) ================================================================================
SEP 30, 2002 DEC 31, 2001 ------------ ------------ CLOSING MARKET PRICE $ 13.20 $ 13.74 DIVIDEND YIELD (BASED ON CURRENT ANNUALIZED DIVIDEND) 8.18% 7.86% BOOK VALUE PER SHARE (FULLY DILUTED, END OF PERIOD) $ 10.04 $ 9.50 ======================================================================================================================== LIQUIDITY CASH AND CASH EQUIVALENTS $ 1,410 $ 906 CASH HELD IN ESCROW $ 0 $ 1,715 ============ ============ REVOLVING CREDIT FACILITIES GROSS AVAILABLE UNDER CURRENT CREDIT FACILITIES 81,703 50,641 LESS: OUTSTANDING BALANCE (36,507) (27,409) HOLDBACK FOR LETTERS OF CREDIT (1,051) (999) ESCROWED FOR TAX AND INSURANCE (156) (448) ------------ ------------ NET AVAILABLE UNDER CREDIT FACILITIES $ 43,989 $ 21,785 ============ ============ ======================================================================================================================== EQUITY CAPITALIZATION (END OF PERIOD) COMMON STOCK SHARES (IN THOUSANDS) BASIC COMMON STOCK SHARES 33,986.106 28,620.757 Diluted Common Shares Unvested Restricted Common Shares 388.847 160.086 Walden Woods Shares 93.656 93.656 Northport Operating Partnership Units 261.850 261.850 Common Stock Options (Treasury Method, closing price) 105.580 164.620 ------------ ------------ FULLY DILUTED COMMON STOCK SHARES 34,836.039 29,300.969 ============ ============ ======================================================================================================================== Net Debt (adjusted for Cash, Cash Held in Escrow, Securities Held for Sale) $ 341,769 $ 368,188 Equity Market Capitalization (fully diluted, end of period) 459,836 402,595 ------------ ------------ TOTAL MARKET CAPITALIZATION $ 801,605 $ 770,783 ============ ============ NET DEBT TO TOTAL MARKET CAPITALIZATION 42.6% 47.8% ======================================================================================================================== GROSS REAL ESTATE INVESTMENTS $ 709,322 $ 656,005 NET DEBT TO GROSS REAL ESTATE INVESTMENTS 48.2% 56.1% ======================================================================================================================== Fixed Rate Mortgage Debt $ 283,078 $ 296,887 Variable Rate Mortgage Debt 61,142 75,569 ------------ ------------ TOTAL DEBT $ 344,220 $ 372,456 ============ ============ % FIXED RATE DEBT 82.2% 79.7% % VARIABLE RATE DEBT 17.8% 20.3% WEIGHTED-AVERAGE INTEREST RATE ON FIXED RATE DEBT 7.73% 7.76%
Page 4 EQUITY ONE, INC. CONSOLIDATED STATEMENTS OF EARNINGS for the periods ended September 30, 2002 and 2001 (in thousands, except per share data) ================================================================================
THREE MONTHS ENDED NINE MONTHS ENDED ---------------------------- --------------------------- SEP 30, 2002 SEP 30, 2001 SEP 30, 2002 SEP 30, 2001 ------------ ------------ ------------ ------------ REVENUES RENTAL INCOME MINIMUM RENTS $ 19,632 $ 14,536 $ 55,833 $ 41,104 EXPENSE RECOVERIES 5,590 4,159 16,824 12,151 PERCENTAGE RENT PAYMENTS 112 150 1,327 928 -------- -------- -------- -------- TOTAL RENTAL INCOME 25,334 18,845 73,984 54,183 Management Fees 48 243 183 799 INVESTMENT INCOME 451 475 1,256 1,443 -------- -------- -------- -------- TOTAL REVENUES 25,833 19,563 75,423 56,425 -------- -------- -------- -------- COSTS AND EXPENSES PROPERTY OPERATING EXPENSES 7,462 5,909 21,800 16,567 INTEREST AND AMORTIZATION OF DEFERRED FINANCING FEES 5,369 5,337 17,178 16,101 RENTAL PROPERTY DEPRECIATION AND AMORTIZATION 3,484 2,635 10,109 7,657 GENERAL AND ADMINISTRATIVE EXPENSES 1,441 912 5,011 2,454 -------- -------- -------- -------- TOTAL COSTS AND EXPENSES 17,756 14,793 54,098 42,779 -------- -------- -------- -------- INCOME BEFORE EQUITY IN INCOME OF JOINT VENTURES, GAIN ON EXTINGUISH- MENT OF DEBT, LOSS ON SALE OF REAL ESTATE, MINORITY INTEREST IN EARNINGS OF CONSOLIDATED SUBSIDIARY, INCOME TAXES, MINORITY INTEREST IN CEFUS AND DISCONTINUED OPERATIONS 8,077 4,770 21,325 13,646 EQUITY IN INCOME OF JOINT VENTURES 126 155 436 454 GAIN ON EXTINGUISHMENT OF DEBT 1,520 0 1,520 0 LOSS ON SALE OF REAL ESTATE 0 (609) 0 (609) MINORITY INTEREST IN EARNINGS OF CONSOLIDATED SUBSIDIARY (25) (25) (76) (74) INCOME TAX BENEFIT/(EXPENSE) Current 0 407 0 593 DEFERRED 0 1,853 0 374 -------- -------- -------- -------- INCOME BEFORE MINORITY INTEREST IN CEFUS & DISCONTINUED OPERATIONS 9,698 6,551 23,205 14,384 MINORITY INTEREST IN CEFUS 0 (896) 0 (1,627) -------- -------- -------- -------- INCOME FROM CONTINUING OPERATIONS 9,698 5,655 23,205 12,757 -------- -------- -------- -------- DISCONTINUED OPERATIONS INCOME FROM OPERATIONS OF PROPERTIES 137 171 1,232 868 GAIN ON DISPOSAL OF REAL ESTATE 1,091 0 8,194 0 -------- -------- -------- -------- INCOME FROM DISCONTINUED OPERATIONS 1,228 171 9,426 868 -------- -------- -------- -------- NET INCOME $ 10,926 $ 5,826 $ 32,631 $ 13,625 ======== ======== ======== ======== BASIC EARNINGS PER SHARE INCOME FROM CONTINUING OPERATIONS $ 0.28 $ 0.26 $ 0.72 $ 0.63 Income from Discontinued Operations 0.04 0.01 0.29 0.04 -------- -------- -------- -------- Net Income $ 0.32 $ 0.27 $ 1.01 $ 0.67 ======== ======== ======== ======== DILUTED EARNINGS PER SHARE INCOME FROM CONTINUING OPERATIONS $ 0.28 $ 0.26 $ 0.71 $ 0.62 Income from Discontinued Operations 0.04 0.01 0.29 0.04 -------- -------- -------- -------- Net Income $ 0.32 $ 0.27 $ 1.00 $ 0.66 ======== ======== ======== ======== WEIGHTED AVERAGE SHARES OUTSTANDING BASIC 33,926 21,304 32,195 20,343 DILUTED 34,785 21,948 32,956 20,941
Page 5 EQUITY ONE, INC. CONSOLIDATED STATEMENTS OF FUNDS FROM OPERATIONS for the periods ended September 30, 2002 and 2001 (in thousands, except per share data) ================================================================================
THREE MONTHS ENDED NINE MONTHS ENDED ------------------------------- ----------------------------- SEP 30, 2002 SEP 30, 2001 SEP 30, 2002 SEP 30, 2001 ------------ ------------ ------------ ------------ NET INCOME $ 10,926 $ 5,826 $ 32,631 $ 13,625 DEPRECIATION OF REAL ESTATE 3,445 2,658 10,081 7,757 AMORTIZATION OF CAPITALIZED LEASING FEES 87 60 223 147 GAIN ON SALE OF DISPOSAL OF REAL ESTATE (1,091) 609 (8,194) 609 INTEREST ON CONVERTIBLE PARTNERSHIP UNITS 64 64 194 194 MINORITY INTEREST IN EARNINGS OF CONSOLIDATED SUBSIDIARY 25 25 76 74 DEFERRED INCOME TAXES 0 (1,853) 0 (374) SHARE OF REAL ESTATE DEPRECIATION IN JOINT VENTURES 152 18 466 74 MINORITY INTEREST SHARE OF FFO ADJUSTMENTS 0 (4) 0 (1,369) -------- -------- -------- -------- FUNDS FROM OPERATIONS (1) $ 13,608 $ 7,403 $ 35,477 $ 20,737 ======== ======== ======== ======== INCREASE 83.8% 71.1% FFO PER SHARE (DILUTED) (1) $ 0.39 $ 0.34 $ 1.08 $ 0.99 INCREASE 14.7% 9.1% ============================================================================================================================== ADJUSTED FUNDS FROM OPERATIONS (AFFO) FUNDS FROM OPERATIONS (1) $ 13,608 $ 7,403 $ 35,477 $ 20,737 LESS: STRAIGHT LINE RENT ADJUSTMENT 248 32 313 97 RECURRING CAPITAL EXPENDITURES TENANT IMPROVEMENTS 120 130 463 384 LEASING COMMISSIONS AND FEES 162 89 504 332 OTHER CAPITAL EXPENDITURES 76 259 594 540 -------- -------- -------- -------- TOTAL RECURRING CAPITAL EXPENDITURES 358 478 1,561 1,256 ADJUSTED FUNDS FROM OPERATIONS (1) $ 13,002 $ 6,893 $ 33,603 $ 19,384 ======== ======== ======== ======== INCREASE 88.6% 0 73.4% 0 AFFO PER SHARE (DILUTED) (1) $ 0.37 $ 0.31 $ 1.02 $ 0.93 INCREASE 19.4% 0 9.7% 0 ============================================================================================================================== WEIGHTED AVERAGE DILUTED SHARES 34,785 21,948 32,956 20,941 ============================================================================================================================== (1) FFO, FFO PER SHARE, AFFO AND AFFO PER SHARE FOR THE THREE AND NINE MONTHS ENDED SEPTEMBER 30, 2002 INCLUDES GAIN ON EXTINGUISHMENT OF DEBT TOTALING $1,520.
Page 6 EQUITY ONE, INC. CONSOLIDATED BALANCE SHEETS as of September 30, 2002 and December 31, 2001 (in thousands, except per share data) ================================================================================
SEP 30, 2002 DEC 31, 2001 ------------ ------------ ASSETS RENTAL PROPERTY LAND, BUILDINGS AND EQUIPMENT $ 646,215 $ 605,820 BUILDING IMPROVEMENTS 20,098 17,513 LAND HELD FOR DEVELOPMENT 28,974 23,420 CONSTRUCTION IN PROGRESS 8,491 5,416 --------- --------- RENTAL PROPERTY 703,778 652,169 LESS: ACCUMULATED DEPRECIATION (37,445) (28,031) PROPERTY HELD FOR SALE 5,444 3,549 --------- --------- RENTAL PROPERTY, NET 671,777 627,687 CASH AND CASH EQUIVALENTS 1,410 906 CASH HELD IN ESCROW 0 1,715 SECURITIES AVAILABLE FOR SALE 1,066 1,681 ACCOUNTS AND OTHER RECEIVABLES, NET 4,828 5,564 NOTES RECEIVABLE 12,841 9,697 DEPOSITS 9,965 6,219 PREPAID AND OTHER ASSETS 1,883 2,161 DEFERRED EXPENSES, NET 4,974 3,883 INVESTMENTS IN JOINT VENTURES 7,548 7,742 GOODWILL, NET 2,276 1,281 --------- --------- TOTAL ASSETS $ 718,568 $ 668,536 ============================================================================================================================ LIABILITIES AND SHAREHOLDERS' EQUITY LIABILITIES MORTGAGE NOTES PAYABLE $ 307,713 $ 345,047 REVOLVING CREDIT FACILITIES 36,507 27,409 ACCOUNTS PAYABLE AND ACCRUED EXPENSES 16,168 8,987 TENANT SECURITY DEPOSITS 4,293 4,090 DEFERRED RENTAL INCOME 366 766 DUE TO RELATED PARTIES 2 101 MINORITY INTEREST IN EQUITY OF CONSOLIDATED SUBSIDIARIES 3,869 3,869 --------- --------- TOTAL LIABILITIES 368,918 390,269 --------- --------- SHAREHOLDERS' EQUITY COMMON STOCK 344 288 ADDITIONAL PAID-IN CAPITAL 353,436 283,619 RETAINED EARNINGS 8,007 1,808 ACCUMULATED OTHER COMPREHENSIVE LOSS (25) (34) UNAMORTIZED RESTRICTED STOCK COMPENSATION (5,000) (1,836) NOTE RECEIVABLE FROM ISSUANCE OF COMMON STOCK (7,112) (5,578) --------- --------- TOTAL SHAREHOLDERS' EQUITY 349,650 278,267 --------- --------- TOTAL LIABILITIES AND SHAREHOLDERS' EQUITY $ 718,568 $ 668,536 ============================================================================================================================
Page 7 EQUITY ONE, INC. DEBT SUMMARY as of September 30, 2002 (in thousands) ================================================================================
LOAN CLOSING/ ORIGINAL REFINANCING LOAN MATURITY SEP 30, 2002 PROPERTY DATE (1) AMOUNT (2) DATE RATE (3) BALANCE - ------------------------------------------------------------------------------------------------------------------ Fixed Rate Mortgage Debt Lantana Village 02/19/98 $ 4,400 02/15/05 6.950% $ 3,851 Benchmark Crossing 09/21/01 3,483 07/01/05 9.250% 3,412 Sterling Plaza 09/20/01 4,197 09/01/05 8.750% 4,107 Green Oaks 09/21/01 3,189 10/01/05 8.375% 3,119 Townsend Square 09/20/01 5,005 10/01/05 8.500% 4,939 Melbourne Plaza 09/21/01 1,843 11/01/05 8.375% 1,803 Oak Hill 12/07/95 2,500 01/01/06 7.625% 2,038 Walden Woods 01/01/99 2,835 08/01/06 7.875% 2,518 Big Curve 09/21/01 5,683 10/01/06 9.190% 5,579 Highland Square 09/21/01 4,234 11/01/06 8.870% 4,156 Park Northern 09/21/01 2,484 12/01/06 8.370% 2,399 University Mall 09/21/01 12,874 12/01/06 8.440% 12,721 Rosemeade 09/21/01 3,319 12/01/07 8.295% 3,260 Colony Plaza 09/21/01 3,884 01/01/08 7.540% 3,062 Parkwood (4) 09/21/01 6,371 01/01/08 7.280% 6,297 Richwood (4) 09/21/01 3,282 01/01/08 7.280% 3,244 Commonwealth 02/15/98 3,300 02/15/08 7.000% 2,891 Mariners Crossing 09/01/00 3,516 03/01/08 7.080% 3,436 Pine Island/Ridge Plaza 08/01/99 26,234 07/01/08 6.910% 25,356 Prosperity Centre 09/20/01 7,120 02/01/09 7.875% 6,811 Shoppes of North Port 12/05/00 4,370 02/08/09 6.650% 4,223 Shoppes of Ibis 07/10/02 6,097 09/01/09 6.730% 6,071 Park Promenade 01/31/00 6,500 02/01/10 8.100% 6,374 Skipper Palms 09/21/01 3,617 03/01/10 8.625% 3,592 Jonathan's Landing 09/20/01 2,966 05/01/10 8.050% 2,939 Bluff's Square 09/20/01 10,249 06/01/10 8.740% 10,181 Kirkman Shoppes 09/20/01 9,679 06/01/10 8.740% 9,614 Ross Plaza 09/20/01 6,750 06/01/10 8.740% 6,705 Boynton Plaza 09/20/01 7,637 07/01/10 8.030% 7,577 Pointe Royale 07/28/95 6,000 07/15/10 7.950% 4,817 Plymouth Park East 1 (5) 09/20/01 159 08/01/10 8.250% 155 Plymouth Park East 2 (5) 09/20/01 477 08/01/10 8.250% 466 Plymouth Park North (5) 09/20/01 8,506 08/01/10 8.250% 8,311 Plymouth Park Story North (5) 09/20/01 391 08/01/10 8.250% 382 Plymouth Park South (5) 09/20/01 636 08/01/10 8.250% 621 Plymouth Park West (5) 09/20/01 2,542 08/01/10 8.250% 2,484 Shops at Skylake 07/06/00 16,350 08/01/10 7.650% 15,044 Minyards 09/20/01 2,586 11/01/10 8.320% 2,554 Forest Village 03/08/01 4,700 04/01/11 7.270% 4,544 Boca Village 09/20/01 8,478 05/01/11 7.200% 8,402 Sawgrass Promenade 09/20/01 8,478 05/01/11 7.200% 8,402 Plaza Del Rey 08/01/96 3,050 09/01/11 8.125% 2,245 Lake Mary 11/01/01 25,000 11/01/11 7.250% 24,820 Lake St. Charles 10/29/01 3,950 11/01/11 7.130% 3,921 Marco Town Center 12/31/01 9,000 01/01/12 6.700% 8,910 Summerlin Square 01/25/99 5,000 02/01/14 6.750% 4,218
Page 8 EQUITY ONE, INC. DEBT SUMMARY as of September 30, 2002 (in thousands) ================================================================================
LOAN CLOSING/ ORIGINAL REFINANCING LOAN MATURITY SEP 30, 2002 PROPERTY DATE (1) AMOUNT (2) DATE RATE (3) BALANCE - ------------------------------------------------------------------------------------------------------------------ Bird Ludlum 02/19/97 $ 13,400 02/15/15 7.680% $ 10,991 West Lakes Plaza 05/22/97 5,902 06/01/16 7.875% 5,029 Atlantic Village 10/30/98 5,000 11/01/18 6.850% 4,487 - ------------------------------------------------------------------------------------------------------------------ TOTAL FIXED RATE MORTGAGE DEBT (49 LOANS) $297,223 6.25 7.73% $283,078 (WTD-AVG MATURITY)(WTD-AVG RATE) - ------------------------------------------------------------------------------------------------------------------ VARIABLE RATE MORTGAGE DEBT Comerica/4 property loan (6) 09/20/01 24,635 02/28/04 LIBOR + 150 24,635 - ------------------------------------------------------------------------------------------------------------------ TOTAL VARIABLE RATE MORTGAGE DEBT $24,635 $24,635 - ------------------------------------------------------------------------------------------------------------------ - ------------------------------------------------------------------------------------------------------------------ Total Mortgage Notes $321,858 $307,713 - ------------------------------------------------------------------------------------------------------------------ REVOLVING CREDIT FACILITIES City National Bank (7) 02/04/99 10,403 05/04/03 LIBOR + 225 2,507 Bank Leumi (8) 09/17/01 30,000 03/17/03 LIBOR + 125 0 Wells Fargo (9) 02/27/02 41,300 02/26/05 LIBOR + 125 34,000 - ------------------------------------------------------------------------------------------------------------------ TOTAL REVOLVING CREDIT FACILITIES $81,703 $36,507 - ------------------------------------------------------------------------------------------------------------------ - ------------------------------------------------------------------------------------------------------------------ TOTAL DEBT $344,220 - ------------------------------------------------------------------------------------------------------------------ MATURITY SCHEDULE SCHEDULED BALLOON BY YEAR AMORTIZATION PAYMENTS (10) TOTAL Includes Revolving Credit Facility Balances ----------------------------------------------------------------------- 2002 (October 1 to year-end) $ 1,392 $ 0 $ 1,392 2003 5,814 2,507 8,321 2004 6,247 24,635 30,882 2005 6,496 53,680 60,176 2006 6,402 26,470 32,872 2007 6,246 2,864 9,110 2008 5,948 40,104 46,052 2009 5,499 12,343 17,842 2010 4,505 68,564 73,069 2011 3,180 44,410 47,590 Thereafter 9,634 7,280 16,914 ----------------------------------------------------------------------- TOTAL $61,363 $282,857 $344,220 - ------------------------------------------------------------------------------------------------------------------
Page 9 EQUITY ONE, INC. DEBT SUMMARY as of September 30, 2002 (in thousands) ================================================================================ (1) The more recent of the loan closing/assumption date and the date of any subsequent refinancing. (2) The principal amount on the loan closing/assumption date, adjusted to reflect any subsequent additional funding. (3) The rate in effect on September 30, 2002. (4) 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. (5) 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. (6) This Comerica facility is secured by Grogans Mill ($7,995), Steeplechase ($6,305), Mission Bend ($6,370) and Beechcrest ($3,965). The rate was reduced to LIBOR + 150 from LIBOR + 200 on June 12, 2002. (7) The CNB Line was authorized to $10,403 as of September 30, 2002, and is secured by Mandarin Mini-storage, Skylake Phase III land, Beauclerc Village and East Bay Plaza. We have two, 364-day extension options for an ultimate maturity of 5/2/2005. (8) The Bank Leumi facility is secured by negative pledges on Ryanwood, Pompano, McMinn, SW Walgreens, Bandera, Market at First Colony and Mason Park. We have exercised an option to extend the maturity of the Leumi facility to 3/17/03. (9) On July 31, 2002, we increased the existing Wells Fargo $29,400 secured, revolving, line of credit to $41,300. The facility is secured by Blanco Village, Oakbrook, Mandarin Landing, Hedwig, Bissonet and Spring Shadows. The rate on the facility is LIBOR plus a range of 115 to 150 depending on overall leverage. As of September 30, 2002, the rate was LIBOR + 125. (10) Represents the entire principal balance of a maturing loan on the maturity date. Page 10 YEAR TOTAL # OF TENANTS BUILT/ SQUARE PERCENT --------------------- PROPERTY CITY RENOVATED FOOTAGE OCCUPIED OCCP'D VACANT -------- ---- --------- ------- -------- ------ ------ FLORIDA (47) NORTH FLORIDA (9) Atlantic Village Atlantic Beach 1984 / 1998 100,559 96.2% 24 1 Beauclerc Village Jacksonville 1962 / 1988 70,429 100.0% 12 0 Commonwealth Jacksonville 1984 / 1998 81,467 98.4% 15 1 Forest Village Tallahassee 2000 71,526 93.3% 16 1 Ft. Caroline Jacksonville 1985 / 1995 74,546 95.0% 10 4 Losco Jacksonville 2000 8,700 74.7% 6 1 Mandarin Landing Jacksonville 1976 / 2000 141,565 93.9% 32 5 Monument Point Jacksonville 1985 / 1997 76,628 97.7% 13 1 Oak Hill Jacksonville 1985 / 1997 78,492 95.1% 18 1 CENTRAL FLORIDA (7) Eckerds Leesburg Leesburg 2000 12,739 100.0% 1 0 Eastwood Orlando 1997 69,037 100.0% 13 0 Eustis Square Eustis 1983 / 1997 126,791 88.3% 19 8 Kirkman Shoppes Orlando 1973 88,820 94.7% 31 1 Lake Mary Orlando 1988 / 2001 342,384 98.0% 65 24 Park Promenade Orlando 1987 / 2000 125,818 96.7% 25 2 Walden Woods Plant City 1985 / 1998 74,336 100.0% 11 0 FLORIDA TREASURE COAST REGION (6) Bluffs Square Jupiter 1986 132,395 98.9% 48 3 Cashmere Corners Port St. Lucie 2001 89,234 100.0% 18 0 Eckerds Melbourne Melbourne 2001 10,908 100.0% 1 0 Jonathan's Landing Jupiter 1997 26,820 100.0% 12 0 Ryanwood Vero Beach 1987 114,925 93.9% 30 3 Salerno Village Stuart 1987 58,804 98.3% 16 1 FLORIDA WEST COAST (8) East Bay Plaza Largo 1985 / 1997 85,426 54.3% 17 5 Lake St. Charles Tampa 1999 57,015 100.0% 8 0 Marco Town Center Marco Island 2001 109,430 91.3% 36 9 Mariners Crossing Spring Hill 1989 / 1999 85,507 97.6% 14 1 Ross Plaza Tampa 1984 / 1996 85,359 90.4% 21 1 Shoppes of North Port North Port 1991 84,705 98.9% 20 2 Skipper Palms Tampa 1984 89,944 100.0% 17 0 Summerlin Square Fort Myers 1986 / 1998 109,156 89.2% 22 6
SUPERMARKET ANCHOR * ------------------------------- AVERAGE OWNED SHADOW NAME BASE RENT PROPERTY SF SF EXP DATE OTHER ANCHOR TENANTS PER OCC SF -------- ----- ------ -------- -------------------- ---------- FLORIDA (48) NORTH FLORIDA (9) Atlantic Village 39,795 Publix Jo-Ann Fabrics $ 10.19 (10/31/2008) Beauclerc Village Big Lots, Goodwill, Beall's Outlet 7.57 Commonwealth 48,997 Winn-Dixie 8.10 (2/28/2018) Forest Village 37,866 Publix 10.30 (4/30/2020) Ft. Caroline 45,500 Winn-Dixie Eckerds* (Bealls Outlet) 7.31 (5/31/2015) Losco 45,820 Winn-Dixie 19.28 Mandarin Landing 34,400 Publix Office Depot, Eckerds 8.94 (2/14/2007) Monument Point 46,772 Winn-Dixie Eckerds 6.35 (3/27/2005) Oak Hill 39,795 Publix Walgreens* (Bonus Dollar) 6.76 (5/11/2005) CENTRAL FLORIDA (7) Eckerds Leesburg Eckerds 26.55 Eastwood 51,512 Publix 10.97 (11/1/2017) Eustis Square 38,520 Publix* Beall's, Walgreens* (Beall's Outlet) 6.64 (11/30/2004) Kirkman Shoppes Eckerds 17.66 Lake Mary 63,139 Albertson's K-Mart, Euro Fitness, Sun Star 11.71 (6/30/2012) Theatres Park Promenade 55,000 Publix Orange County Library, Blockbuster 9.31 (2/9/2007) Walden Woods 46,636 Winn-Dixie* Walgreens 6.74 (11/30/08) FLORIDA TREASURE COAST REGION (6) Bluffs Square 39,795 Publix Walgreens 11.77 (10/22/2006) Cashmere Corners 59,448 Albertson's 7.82 (4/30/2025) Eckerds Melbourne Eckerds 20.45 Jonathan's Landing 53,850 Albertson's Blockbuster 17.61 Ryanwood 39,795 Publix Books A Million, Beall's Outlet 8.99 (3/23/2017) Salerno Village 31,503 Winn-Dixie Eckerds 6.74 (9/21/2007) WEST COAST FLORIDA (8) East Bay Plaza 53,000 Albertsons 9.64 Lake St. Charles 46,295 Kash N' Karry 9.70 (6/30/2019) Marco Town Center 27,887 Publix 16.13 (1/31/2018) Mariners Crossing 48,315 Kash 'N Karry 8.08 (4/30/2020) Ross Plaza Walgreens*, Ross Dress for Less 9.90 Shoppes of North Port 48,890 Publix Beall's Outlet 9.53 (12/11/2011) Skipper Palms 53,440 Winn-Dixie 8.31 (5/31/2016) Summerlin Square 45,500 Winn-Dixie Eckerds 10.64 (6/4/2006)
Page 11
YEAR TOTAL # OF TENANTS BUILT/ SQUARE PERCENT ----------------- PROPERTY CITY RENOVATED FOOTAGE OCCUPIED OCCP'D VACANT -------- ---- --------- ------- -------- ------ ------ SOUTH FLORIDA / ATLANTIC COAST (17) Bird Ludlum Miami 1988 / 1998 192,282 98.2% 47 2 Boca Village Boca Raton 1978 93,428 99.4% 21 1 Boynton Plaza Boynton Beach 1978 / 1999 99,324 94.1% 26 4 Lantana Village Lantana 1976 / 1999 175,480 98.4% 23 2 Meadows Miami 1997 75,524 92.1% 17 4 Oakbrook Palm Beach Gardens 1974 / 2000 225,073 81.6% 16 18 Pine Island Davie 1983 / 1999 254,907 99.3% 46 1 Plaza Del Rey Miami 1985 / 1996 50,146 97.2% 22 1 Point Royale Miami 1970 / 2000 209,863 94.6% 24 2 Pompano Pompano Beach 1968 / 2001 80,697 100.0% 1 0 Prosperity Centre Palm Beach Gardens 1993 122,106 100.0% 9 0 Ridge Plaza Davie 1984 / 1999 155,204 98.2% 27 2 Sawgrass Promenade Deerfield Beach 1982 / 1998 107,092 99.1% 28 1 Shoppes of Ibis West Palm Beach 1999 79,420 100.0% 18 0 Shops at Skylake North Miami Beach 1999/2000-01 174,199 96.9% 43 4 University Mall Ft. Lauderdale 1973 323,437 15.3% 19 26 West Lakes Plaza Miami 1984 / 2000 100,747 100.0% 27 0 - ----------------------------------------------------------------------------------------------------------------------------------- TOTAL SHOPPING CENTERS FLORIDA (47) 5,202,894 90.4% 1,003 149 - ----------------------------------------------------------------------------------------------------------------------------------- TEXAS (31) HOUSTON (15) Barker Cypress Houston 1999 66,937 88.0% 11 2 Beechcrest Houston 1981 / 2001 90,797 100.0% 15 0 Benchmark Crossing Houston 1986 58,384 100.0% 5 0 Bissonnet Houston 1999 15,542 100.0% 8 0 Colony Plaza Sugarland 1997 26,513 89.4% 13 2 Copperfield Houston 1994 160,695 46.3% 27 8 Grogan's Mill The Woodlands 1986 118,398 99.9% 25 1 Hedwig Houston 1974 69,504 100.0% 13 0 Highland Square Sugarland 1998 64,171 99.7% 26 1 Market at First Colony Sugarland 1988 106,101 98.1% 34 1 Mason Park Katy 1998 163,256 75.6% 34 5 Mission Bend Houston 1980 / 1999 131,575 89.0% 25 2 Spring Shadows Houston 1999 39,611 96.9% 15 1 Steeplechase Jersey Village 1985 105,152 98.4% 25 1 Woodforest Houston 1991 12,741 100.0% 4 0 SUPERMARKET ANCHOR * ------------------------------- AVERAGE OWNED SHADOW NAME BASE RENT PROPERTY SF SF EXP DATE OTHER ANCHOR TENANTS PER OCC SF -------- ----- ------ -------- -------------------- ---------- SOUTH FLORIDA / ATLANTIC COAST (18) Bird Ludlum 44,400 Winn-Dixie Eckerds, Blockbuster 14.34 (12/31/2007) Boca Village 36,000 Publix Eckerds 14.40 (3/31/2007) Boynton Plaza 37,664 Publix Eckerds 10.32 (8/31/2003) Lantana Village 39,473 Winn-Dixie K-Mart, Rite Aid* (Dollar Store) 6.38 (2/15/2011) Meadows 47,955 Publix 11.65 (7/9/2017) Oakbrook 44,400 Publix Eckerds, Roly's Bistro 8.04 (10/31/2020) Jacobson's (closed store on 10/1/02) Pine Island 39,943 Publix Home Depot Expo, Rite Aid* (Bealls $9.18 (11/30/2013) Outlet) Plaza Del Rey Navarro Pharmacy 12.63 Point Royale 45,350 Winn-Dixie Best Buy, Eckerds* (Linen 6.48 (2/18/2011) Supermarket) Pompano Lowe's 6.69 Prosperity Centre Office Depot, Barnes & Noble, Bed 14.75 Bath & Beyond, Carmine's, TJ Maxx Ridge Plaza see Pine Island AMC Theater, Kabooms, Republic 8.81 Security Bank, Uncle Funny's, Round Up Sawgrass Promenade 36,464 Publix Walgreens, Blockbuster 11.21 (11/30/2004) Shoppes of Ibis 51,420 Publix 12.20 (4/20/2019) Shops at Skylake 51,420 Publix Goodwill, Blockbuster 15.31 (7/31/2019) University Mall Eckerds 11.63 West Lakes Plaza 46,216 Winn-Dixie Navarro Pharmacy 10.70 (10/31/2016) - ----------------------------------------------------------------------------------------------------------------------------------- TOTAL SHOPPING CENTERS FLORIDA (47) 1,509,505 152,670 $10.31 - ----------------------------------------------------------------------------------------------------------------------------------- TEXAS (31) HOUSTON (15) Barker Cypress 41,320 H.E.B. 12.21 (01/31/2014) Beechcrest 40,345 Randalls* (Viet Ho) Walgreens* 8.93 (6/24/2016) Benchmark Crossing Bally's Fitness 12.13 Bissonnet 63,000 Kroger Blockbuster 14.39 Colony Plaza 18.22 Copperfield JoAnn's Fabrics 12.33 Grogan's Mill 56,558 Randall's* Petco 12.17 (6/24/2016) Hedwig Warehouse Music, Ross Dress 13.68 for Less Highland Square 16.49 Market at First Colony 62,000 Kroger TJ Maxx, Eckerds 15.74 Mason Park 58,890 Kroger Walgreens* (Eloise Collectibles) 11.81 Palais Royal, Petco Mission Bend 46,112 Randall's 8.78 (6/24/2016) 63,322 H.E.B. Spring Shadows 14.72 Steeplechase 56,208 Randall's 11.19 (6/24/2016) Woodforest 16.10
Page 12
YEAR TOTAL # OF TENANTS BUILT/ SQUARE PERCENT ----------------- PROPERTY CITY RENOVATED FOOTAGE OCCUPIED OCCP'D VACANT -------- ---- --------- ------- -------- ------ ------ DALLAS (13) Green Oaks Arlington 1983 65,131 75.6% 24 9 Melbourne Plaza Hurst 1983 47,517 83.8% 14 4 Minyards Garland 2000 65,295 100.0% 2 0 Parkwood Plano 1985 81,590 100.0% 20 0 Plymouth Park East Irving 1970 56,435 97.3% 9 1 Plymouth Park North Irving 1970 446,510 51.8% 38 21 Plymouth Park South Irving 1970 49,102 85.8% 5 2 Plymouth Park West Irving 1970 178,930 88.1% 13 2 Richwood Richardson 1984 54,872 88.8% 24 4 Rosemeade Carrollton 1986 50,504 97.5% 17 3 Sterling Plaza Irving 1989 65,205 96.7% 15 1 Townsend Square Desoto 1990 142,978 86.5% 34 4 Village Park Arlington 1988 44,387 69.3% 8 2 San Antonio (3) Bandera Festival San Antonio 1989 189,438 49.8% 25 7 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 (31) 2,935,367 80.8% 547 82 - ----------------------------------------------------------------------------------------------------------------------------------- ARIZONA (3) Big Curve Yuma 1969 / 1996 126,402 95.9% 30 2 Park Northern Phoenix 1982 / 1996 130,406 89.1% 20 7 Southwest Walgreens Phoenix 1975 / 1998 93,518 81.8% 16 2 - ----------------------------------------------------------------------------------------------------------------------------------- TOTAL SHOPPING CENTERS ARIZONA (3) 350,326 90.0% 66 11 - ----------------------------------------------------------------------------------------------------------------------------------- TENNESSEE (1) McMinn Plaza Athens 1982 / 1994 107,200 90.8% 9 1 - ----------------------------------------------------------------------------------------------------------------------------------- TOTAL SHOPPING CENTERS TENNESSEE (1) 107,200 90.8% 9 1 - ----------------------------------------------------------------------------------------------------------------------------------- - ----------------------------------------------------------------------------------------------------------------------------------- TOTAL SHOPPING CENTERS (82) 8,595,287 87.1% 1,625 243 - ----------------------------------------------------------------------------------------------------------------------------------- OTHER COMMERCIAL PROPERTIES (2) El Novillo Miami Beach, FL 1970 / 2000 10,000 100.0% 1 0 Epsilon W. Palm Beach, FL 1925 / 1997 18,707 48.1% 3 2 - ----------------------------------------------------------------------------------------------------------------------------------- TOTAL SHOPPING & COMMERCIAL PPTY (84) 8,623,994 87.0% 1,629 245 - ----------------------------------------------------------------------------------------------------------------------------------- Mandarin Mini-storage Jacksonville, FL 1982 52,880 98.1% 524 10 Plaza Alegre Miami, FL 2002 Development Coral Way N.E. Miami, FL 2002 Development Homestead Homestead, FL Future Development - ----------------------------------------------------------------------------------------------------------------------------------- GRAND TOTAL (88) 8,676,874 87.1% 2,153 255 - ----------------------------------------------------------------------------------------------------------------------------------- SUPERMARKET ANCHOR * ------------------------------- AVERAGE OWNED SHADOW NAME BASE RENT PROPERTY SF SF EXP DATE OTHER ANCHOR TENANTS PER OCC SF -------- ----- ------ -------- -------------------- ---------- DALLAS (13) Green Oaks 58,000 Kroger $11.07 Melbourne Plaza 11.33 Minyards 58,695 Minyards/Sack N Save 6.12 (12/31/2029) Parkwood 62,000 Albertsons Planet Pizza 12.91 Plymouth Park East 42,130 Kroger 4.17 (11/30/2013) Plymouth Park North Blockbuster, Dollar General, Thrift 7.31 Store, Post Office, Chateau Theatre, Levines Plymouth Park South Betcha Bingo 6.86 Plymouth Park West Bargain City 4.54 Richwood 61,877 Albertson Blockbuster 12.48 Rosemeade 58,900 Kroger Gold's Gymn, Blockbuster 12.68 Sterling Plaza Bank One, Warehouse Entertainment 14.29 Townsend Square 60,349 Albertsons Beall's, Victory Gym, Tutor Time 9.14 Village Park Petco 17.40 SAN ANTONIO (3) Bandera Festival Beall's, Eckerds*, Blockbuster 11.31 Blanco Village 74,627 H.E.B. 15.66 (4/30/2015) Wurzbach 52,957 Albertsons* 2.86 (12/31/2004) - ----------------------------------------------------------------------------------------------------------------------------------- TOTAL SHOPPING CENTERS TEXAS (31) 468,952 548,338 $10.71 - ----------------------------------------------------------------------------------------------------------------------------------- ARIZONA (3) Big Curve 60,000 Albertsons Walgreens, Miller's Outpost 9.69 Park Northern 51,511 Safeway Beall's, Showbiz Pizza 6.49 (5/31/2008) Southwest Walgreens 27,064 Food City Walgreens 7.89 (5/31/2019) - ----------------------------------------------------------------------------------------------------------------------------------- TOTAL SHOPPING CENTERS ARIZONA (3) 78,575 60,000 $ 8.07 - ----------------------------------------------------------------------------------------------------------------------------------- TENNESSEE (1) McMinn Plaza 60,000 Ingles Fred's Stores 6.77 (1/30/2019) - ----------------------------------------------------------------------------------------------------------------------------------- TOTAL SHOPPING CENTERS TENNESSEE (1) 60,000 0 $ 6.77 - ----------------------------------------------------------------------------------------------------------------------------------- - ----------------------------------------------------------------------------------------------------------------------------------- TOTAL SHOPPING CENTERS (82) 2,117,032 761,008 $10.26 - ----------------------------------------------------------------------------------------------------------------------------------- OTHER COMMERCIA PROPERTIES(2) El Novillo Jumbo Buffet 14.08 Epsilon Dax Bar & Grill 16.11 - ----------------------------------------------------------------------------------------------------------------------------------- TOTAL SHOPPING & COMMERCIAL PPTY (84) 2,117,032 761,008 $10.27 - ----------------------------------------------------------------------------------------------------------------------------------- Mandarin Mini-storage Plaza Alegre Coral Way N.E. Honestead - ------------------------------------------------------------------------------- GRAND TOTAL (88) 2,117,032 761,008 - ------------------------------------------------------------------------------- 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 ment, but has closed its store and ceased operations. The subtenant, if any, is shown in ().
Page 13 EQUITY ONE, INC. ANNUAL MINIMUM RENT BY LOCATION as of September 30, 2002 ================================================================================ [CHART]
-------------------------------------------------- --------------------------------------------- REGION COUNT AMR STATE STATE TOTAL % NORTH FL 9 $5,667,121 CENTRAL FL 7 8,888,090 TREASURE COAST 6 4,294,851 WEST FL 8 6,632,875 SOUTH FL 19 22,988,202 FLORIDA (49) $48,471,139 63% -------------------------------------------------- --------------------------------------------- HOUSTON 15 13,294,802 DALLAS 13 9,173,565 SAN ANTONIO 3 2,935,336 TEXAS (31) 25,403,703 33% -------------------------------------------------- --------------------------------------------- AZ 3 2,544,740 ARIZONA 2,544,740 3% -------------------------------------------------- --------------------------------------------- TN 1 658,201 TENNESSEE 658,201 1% -------------------------------------------------- --------------------------------------------- TOTAL 84 $77,077,783 $77,077,783 100% -------------------------------------------------- ---------------------------------------------
Note: Chart excludes Mandarin Mini-storage and 3 development properties. Page 14 EQUITY ONE, INC. SHOPPING CENTER & COMMERCIAL PROPERTY TENANT CONCENTRATION SCHEDULE as of September 30, 2002 ================================================================================
% 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 19 798,521 9.3% $5,307,773 6.9% $6.65 Winn Dixie 11 493,787 5.7% 3,100,058 4.0% 6.28 Eckerds 16 165,426 1.9% 1,656,979 2.1% 10.02 Safeway, Randall's 5 250,734 2.9% 1,616,185 2.1% 6.45 H.E. Butt 2 115,947 1.3% 1,398,855 1.8% 12.06 Walgreens 10 154,116 1.8% 1,063,843 1.4% 6.90 Blockbuster 11 61,916 0.7% 989,829 1.3% 15.99 Albertsons 4 177,544 2.1% 899,820 1.2% 5.07 K Mart 2 170,659 2.0% 814,754 1.1% 4.77 Kash N' Karry 2 94,610 1.1% 726,425 0.9% 7.68 - ------------------------------------------------------------------------------------------------------------------- SUB-TOTAL TOP TEN TENANTS 82 2,483,260 28.8% $17,574,521 22.8% $7.08 - ------------------------------------------------------------------------------------------------------------------- Remaining Tenants 1,547 5,022,669 58.2% 59,503,262 77.2% 11.85 - ------------------------------------------------------------------------------------------------------------------- SUB-TOTAL ALL TENANTS 1,629 7,505,929 87.0% $77,077,783 100.0% $10.27 - ------------------------------------------------------------------------------------------------------------------- Vacant 245 1,118,065 13.0% 0 0.0% 0.00 - ------------------------------------------------------------------------------------------------------------------- TOTAL INCLUDING VACANT 1,874 8,623,994 100.0% $77,077,783 100.0% $8.94 - -------------------------------------------------------------------------------------------------------------------
Page 15 EQUITY ONE, INC. SHOPPING CENTER AND COMERCIAL PROPERTY LEASE EXPIRATION SCHEDULE as of September 30, 2002 ================================================================================
PERCENT AVERAGE PERCENT OF ANNUAL OF ANNUALIZED TOTAL MINIMUM NUMBER TOTAL MINIMUM ANNUALIZED RENT PER OF SQUARE SQUARE RENT AT MINIMUM SQUARE DATE TENANTS(1) FEET FEET EXPIRATION(2) RENT FOOT AUG SIZE - ------------------------------------------------------------------------------------------------------------------------ M-T-M 29 62,342 0.7% $ 653,064 0.8% $10.48 2,150 2002 89 213,050 2.5% 3,120,202 3.9% 14.65 2,394 2003 312 846,428 9.8% 9,555,428 12.0% 11.29 2,713 2004 340 944,475 11.0% 10,759,775 13.5% 11.39 2,778 2005 320 990,056 11.5% 11,183,468 14.0% 11.30 3,094 2006 183 772,261 9.0% 9,050,386 11.3% 11.72 4,220 2007 164 742,493 8.6% 8,301,995 10.4% 11.18 4,527 2008 39 352,370 4.1% 4,096,728 5.1% 11.63 9,035 2009 29 178,985 2.1% 2,424,000 3.0% 13.54 6,172 2010 40 349,509 4.1% 3,258,111 4.1% 9.32 8,738 2011 21 417,520 4.8% 3,118,124 3.9% 7.47 19,882 Thereafter 61 1,636,440 19.0% 14,340,932 18.0% 8.76 26,827 - ------------------------------------------------------------------------------------------------------------------------ SUB-TOTAL/AVERAGE 1,627 7,505,929 87.0% $79,862,213 100.0% $10.64 4,613 - ------------------------------------------------------------------------------------------------------------------------ Vacant 245 1,118,065 13.0% 0 NA NA 4,564 - ------------------------------------------------------------------------------------------------------------------------ TOTAL/AVERAGE 1,872 8,623,994 100.0% $79,862,213 100.0% $9.26 4,607 - ------------------------------------------------------------------------------------------------------------------------
ANNUAL LEASE EXPIRATIONS [CHART] (1) Includes 12 tenants who use 0 square feet but pay rent under various usage agreements. Excludes 2 tenants who use 0 square feet and do not pay rent, but make certain other payments (i.e. CAM or RE Tax). (2) Includes the rent from 12 tenants who use 0 square feet but pay rent under various usage agreements. Page 16 EQUITY ONE, INC. REAL ESTATE DEVELOPMENTS AND DISPOSITIONS as of September 30, 2002 (in thousands, except square footage data) ================================================================================ REAL ESTATE DEVELOPMENTS 1) PLAZA ALLEGRE (CORAL WAY S.E.) Miami, Florida We began construction in March 2002 of an 84,000 square foot shopping center on an 8.5 acre site located on the southeast corner of S.W. 147th Avenue and Coral Way in southwest Miami-Dade County. Plaza Allegre will feature a 44,000 square foot Publix supermarket, a 14,000 square foot Goodwill Superstore, 26,000 square feet of local retail space and two out parcels. The development is expected to cost a total of $10,000, open in February 2003 and yield approximately 11.5% upon stabilization in the fourth quarter of 2003. This development is not reflected on the September 30, 2002 Property Status Report, although the land parcel is listed as a property. 2) CORAL WAY, N.E. Miami, Florida We own a 4.0 acre parcel at the northeast corner of S.W. 147th Avenue and Coral Way across the street from Plaza Allegra, upon which we expect to commence construction of a 25,000 square foot drug-store anchored shopping center in the first quarter of 2003 with a target completion in the fourth quarter of 2003. This development is not reflected on the September 30, 2002 Property Status Report, although the land parcel is listed as a property. 3) UNIVERSITY MALL Pembroke Pines, Florida We have executed a ground lease with Lowe's to accommodate their construction of a 177,000 square foot home improvement store on this mostly vacant property. Lowe's will pay all the development and construction costs related to their store and the associated site area and parking. In conjunction with the Lowe's deal, we will spend $5,000 to redevelop the remainder of the property. This redevelopment is reflected on the September 30, 2002 Property Status Report in its current configuration. 4) OAKBROOK SQUARE Palm Beach Gardens, Florida This property is a 225,000 square foot shopping center anchored by Publix. Jacobson's closed their 90,000 square foot store in October 2002. Stein Mart has executed a lease to occupy 41,000 square feet of this space in the second quarter of 2003, and the balance is out for leasing. Plans are presently being approved to reconfigure a portion of the retail, add additional parking and develop a 6,000 square foot outparcel, all at an estimated total cost of $3,000. The current configuration of the property is reflected on the September 30, 2002 Property Status Report. 5) SALERNO VILLAGE Stuart, Florida We intend to redevelop this supermarket-anchored shopping center which we purchased in May 2002. Winn Dixie, the existing supermarket, has executed a new 20-year lease for 45,802 square feet, an increase from their current 31,503 square foot store. The redevelopment will cost approximately $5,000, will commence in the second quarter of 2003, and is expected to be completed in early 2004. Upon completion and including the original acquisition cost, we expect to earn a stabilized yield of 11.5%. This development is reflected on the September 30, 2002 Property Status Report in its current configuration. 6) HOMESTEAD RETAIL DEVELOPMENT Homestead, Florida We own a 12 acre site adjacent to a master planned community in Homestead, Florida, approximately 25 miles south of Miami. We expect to develop a supermarket-anchored shopping center on this site in 2005. This development is not reflected on the September 30, 2002 Property Status Report, although the land parcel is listed as a property. 7) SHOPS AT SKYLAKE North Miami Beach, Florida We plan to complete the final phase of Skylake totaling approximately 114,000 square feet in the fourth quarter of 2003 at a cost of approximately $5,500. To date, we have executed a lease with LA Fitness Sports Clubs for a 45,000 square foot health club, and have entered into a letter of intent with another major tenant for a 45,000 square foot space. The balance of the new development will be configured for local tenant leasing. The current configuration of the property is reflected on the September 30, 2002 Property Status Report. DISPOSITION ACTIVITY - 3RD QUARTER 8) SHOPS AT WESTBURY Miami, FL This property was sold on July 16, 2002 for a price of $5,200, resulting in a gain on the sale of $175. 9) FOREST EDGE Orlando. FL This property was sold on July 31, 2002 for a price of $3,475, resulting in a gain on the sale of $553. 10) NW CROSSING Dallas, TX This property was sold on September 30, 2002 for a price of $2.350, resulting in a gain on the sale of $363. Page 17 EQUITY ONE, INC. JOINT VENTURE INVESTMENTS as of September 30, 2002 (in thousands, except square footage data) ================================================================================ OWNED JOINT VENTURES * 1) CITY CENTRE Palm Beach Gardens, Florida City Centre is a 93,565 square foot office/retail center that was 88% leased as of 9/30/02. The property includes a parcel of land slated for future office development. The property is encumbered by an 8.54% fixed-rate mortgage loan with a balance of $13,005 on 9/30/02, which matures on 4/1/10. Equity One owns a 50% interest in this property. 2) PARK PLACE Plano, Texas Park Place is a 112,478 square foot retail center that was 100% leased as of 9/30/02. The development plan calls for the construction of two additional phases totaling 29,000 square feet at a cost of $2,600, with completion targeted for December 2003. On 4/5/02, the existing debt was refinanced with a $15,000, three-year, interest-only loan at LIBOR + 140, which we have guaranteed. Equity One owns a 50.1% interest in this property. 3) OAKS SQUARE Gainesville, Florida Oaks Square is a 119,355 square foot retail center that was 100% leased as of 9/30/02. The property is encumbered by a 7.63% fixed-rate mortgage loan with a balance of $16,690 on 9/30/02, which matures on 12/31/10. Equity One owns a 50% interest in this property. - -------------- * EQUITY ONE ACCOUNTS FOR THESE THREE JOINT VENTURE INTERESTS USING THE EQUITY METHOD AS WE DO NOT CONSIDER OURSELVES TO BE IN CONTROL OF THE MAJOR BUSINESS DECISIONS. Page 18 EQUITY ONE, INC. STOCK PRICE AND VOLUME STATISTICS* for the three months ended September 30, 2002 ================================================================================ DAILY HIGH-LOW CLOSE AND 10-DAY MOVING AVERAGE [CHART] DAILY TRADING VOLUME AND 10-DAY MOVING AVERAGE [CHART] *Data obtained from Yahoo Chart Services Page 19 EX-99.2 4 q3earningsrelease.txt EXHIBIT 99.2 Q3-2002 EARNINGS ANNOUNCEMENT Equity One, Inc. FOR ADDITIONAL INFORMATION 1696 Miami Gardens Drive (EQUITY ONE LOGO) AT THE COMPANY: North Miami Beach, FL 33179 Howard Sipzner, Chief Financial Officer Michele Guard, Investor Relations 305-947-1664 Media Contact: Abbe Solomon 305-446-2700 FOR IMMEDIATE RELEASE - --------------------- October 22, 2002 EQUITY ONE REPORTS STRONG THIRD QUARTER 2002 RESULTS ---------------------------------------------------- NORTH MIAMI BEACH, FL, October 22, 2002 - Equity One, Inc. (NYSE: EQY), an owner, developer and operator of primarily supermarket-anchored shopping centers located predominantly in high growth markets of Florida and Texas, announced today its financial results for the three and nine months ended September 30, 2002. FINANCIAL HIGHLIGHTS For the three months ended September 30, 2002, Funds from Operations (FFO) - - a standard measure of operating performance for Real Estate Investment Trusts (REITs) - increased 83.8% to $13.6 million from $7.4 million for the comparable period in 2001. FFO per diluted share increased 14.7% to $0.39 in 2002 from $0.34 for the comparable period in 2001. Net income was $10.9 million, or $0.32 per diluted share, compared with $5.8 million, or $0.27 per diluted share, in the third quarter of 2001. Total revenues for the third quarter increased 32.1% to $25.8 million from $19.6 million in the third quarter of 2001. For the nine months ended September 30, 2002, FFO increased 71.1% to $35.5 million from $20.7 million for the comparable period in 2001. FFO per diluted share increased 9.1% to $1.08 in 2002 from $0.99 for the comparable period in 2001. Net income was $32.6 million or $1.00 per diluted share in 2002, compared with $13.6 million, or $0.66 per diluted share, for the comparable period in 2001. Total revenues increased 33.7% to $75.4 million in 2002 from $56.4 million in the comparable period in 2001. The increases include a gain on early debt extinguishment of $1.5 million or $0.04 per diluted share, as well as the acquisition of the minority interest in CEFUS in September 2001, the acquisition of UIRT in September 2001, the lease-up of vacant space acquired in the CEFUS and UIRT acquisitions, and various individual property acquisitions made since September 30, 2001. The increases in net income are also attributable to gains from various asset sales during the three and nine-month periods ended September 30, 2002. "We are extremely pleased with our third quarter and year to date results," stated Chaim Katzman, Chairman and Chief Executive Officer of Equity One. "Our business model, emphasizing supermarket-anchored shopping centers, continues to show its durability and attractiveness to tenants, shoppers and investors. Our results further reflect the strength of our geographic markets and the depth of our management team, and demonstrate the ongoing upgrading of the quality of our portfolio through our leasing, acquisition, disposition and development activities." 1 PORTFOLIO HIGHLIGHTS At September 30, 2002, our portfolio was 87.1% leased and consisted of 88 properties located primarily in metropolitan areas of Florida and Texas. Our portfolio includes 56 supermarket-anchored shopping centers, 8 drug store-anchored shopping centers, 18 other retail-anchored shopping centers, 3 commercial properties and 3 retail developments. During the third quarter, we increased our average base rent per occupied square foot to $10.27 from $10.12 at June 30, 2002, renewed 69 leases increasing the average rate 4.4% to $14.12 per square foot, and signed 56 new leases at an average rate of $11.84 per square foot. Our same property NOI increased 0.7% in the third quarter of 2002 compared to the third quarter of 2001, and increased 3.1% versus the comparable nine-month period in 2001. DEBT EXTINGUISHMENT During the third quarter of 2002, we settled a mortgage obligation at a discount and recognized a gain on the early extinguishment of debt in the amount of approximately $1.5 million. This added approximately $0.04 per diluted share to our reported results. We have adopted SFAS No. 145, which modified the reporting treatment of gains or losses from extinguishment of debts and results in the classification of this extinguishment of debt as part of ordinary income. ACQUISITIONS AND DISPOSITIONS During the third quarter of 2002, we acquired one supermarket-anchored center for $9.3 million. During the first nine months of 2002, we acquired ten properties for an aggregate investment of approximately $59 million. During the third quarter, we sold three properties for aggregate consideration of approximately $11 million and recognized total gain on the sales of $1.1 million. Our third quarter income from discontinued operations, including the gain on the sales, was $1.2 million. In total, we sold seven properties during the first nine months of 2002 for aggregate consideration of approximately $24 million and associated gain on the sales of $8.2 million. Our income from discontinued operations for the nine months ended September 30, 2002, including the gain on the sales, was $9.4 million. DEVELOPMENTS AND REDEVELOPMENTS We are underway on the development of Plaza Alegre, an 84,000 square foot, Publix supermarket-anchored shopping center in southwest Miami-Dade County, Florida, with a target completion in February 2003. We are in the planning and permitting stage for several other developments and redevelopments including: (1) the development of a new 25,000 square foot CVS drug store-anchored center across the street from Plaza Alegre; (2) the complete redevelopment of University Mall in Pembroke Pines, Florida incorporating a new Lowe's home improvement store; (3) a partial reconfiguration of the Oakbrook Square shopping center in Palm Beach Gardens, Florida to accommodate a new Stein Mart store; (4) the redevelopment of Salerno Village in Stuart, Florida to accommodate a new and expanded Winn Dixie supermarket; and (5) a 114,000 square foot addition to the Shops at Skylake in North Miami Beach, Florida to accommodate a new L.A. Fitness Sports Club and other local tenants. These five developments are scheduled for completion between the end of 2003 and early 2004. 2 EARNINGS GUIDANCE Based on current plans and assumptions and subject to the risks and uncertainties more fully described in Equity One's reports filed with the Securities and Exchange Commission, we expect to report $0.35 of FFO per diluted share in the fourth quarter of 2002 resulting in $1.42 of FFO per diluted share for full year 2002, incorporating $0.04 related to the early extinguishment of debt. For full year 2003, we have targeted FFO per diluted share to be between $1.43 and $1.47. We currently anticipate that the growth in our FFO in 2003 will come from a combination of internal growth related to increases in rent and the continued lease-up of vacant space, as well as incremental income from property acquisitions and developments. This guidance is provided for information purposes and is subject to change. ACCOUNTING AND OTHER DISCLOSURES All prior reporting periods which fall between August 18, 2000 and September 19, 2001 have been restated or adjusted to account for the acquisition on August 18, 2000 of 68.07% of the stock of First Capital Realty (TSE:FCR), the parent of Centrefund Realty (U.S.) Corporation, or CEFUS, by Gazit-Globe (1982) Ltd. (TLV:GLOB), Equity One's majority shareholder. The restatement consolidates the operations of Equity One and CEFUS between August 18, 2000 and September 19, 2001, subject to a 31.93% minority interest in CEFUS. On September 20, 2001, Equity One acquired 100% of CEFUS from First Capital Realty, thereby acquiring the remaining 31.93% minority interest. We define FFO consistent with the most recent NAREIT definition as net income before gains (losses) on the sale of real estate, extraordinary items and minority interest, plus real estate depreciation and amortization of capitalized leasing costs, adjusted to add back/subtract any deferred income tax expense/credit attributable to the CEFUS accounting treatment. We believe that FFO should be considered along with, but not as an alternative to net income as defined by U.S. generally accepted accounting principles, or GAAP, as a measure of our operating performance. FFO does not represent cash generated from operating activities in accordance with GAAP and is not necessarily indicative of funds available to fund our cash needs. Our calculation of FFO may not be comparable to similarly titled measures reported by other companies. CONFERENCE CALL INFORMATION AND VIDEO WEB-CAST We will host a conference call on Wednesday, October 23, 2002 at 1:00 p.m. EST to discuss our performance for the three and nine months ended September 30, 2002. You may access the video web-cast at www.equityone.net using the icons on the bottom of the home page. Investors may also join the call by dialing 877-446-8439. A replay of the call can be accessed by dialing 800-642-1687 and entering pass code 6078090. FOR ADDITIONAL INFOMRATION For a copy of our third 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 notices, please send your e-mail address to Michele Guard at mguard@equityone.net. FORWARD LOOKING STATEMENTS Certain matters discussed in this press release constitute forward-looking statements within the meaning of the federal securities laws. Although we believe that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, we 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 and Texas; the continuing financial success of our current and prospective tenants; continuing supply constraints in our geographic markets; the availability of properties for acquisition; the success of our efforts to lease up vacant properties; the effects of natural and other disasters; and other risks, which are described in our filings with the Securities and Exchange Commission. 3 EQUITY ONE, INC. CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (In thousands, except per share data)
For the three For the three months ended months ended % September 30, 2002 September 30, 2001 Increase --------------------------- --------------------------- ------------- (Unaudited) (Unaudited) Total Revenue $ 25,833 $ 19,563 32.1% Net Income $ 10,926 $ 5,826 87.5% per share (basic) $ 0.32 $ 0.27 18.5% per share (diluted) $ 0.32 $ 0.27 18.5% Funds from Operations $ 13,608 $ 7,403 83.8% per share (diluted) $ 0.39 $ 0.34 14.7% Weighted average common shares basic 33,926 21,304 diluted 34,785 21,948
For the nine For the nine months ended months ended % September 30, 2002 September 30, 2001 Increase --------------------------- -------------------------- ---------------- (Unaudited) (Unaudited) Total Revenue $ 75,423 $ 56,425 33.7% Net Income $ 32,631 $ 13,625 139.5% per share (basic) $ 1.01 $ 0.67 50.7% per share (diluted) $ 1.00 $ 0.66 51.5% Funds from Operations $ 35,477 $ 20,737 71.1% per share (diluted) $ 1.08 $ 0.99 9.1% Weighted average common shares basic 32,195 20,343 diluted 32,956 20,941
4 EQUITY ONE, INC. CONDENSED CONSOLIDATED BALANCE SHEETS (In thousands)
September 30, 2002 December 31, 2001 ------------------------ ------------------------ ------------------------ ------------------------ (Unaudited) (Unaudited) Investments in Real Estate (before accumulated depreciation) $ 709,322 $ 656,005 Total Assets $ 718,568 $ 668,536 Mortgage Notes Payable $ 307,713 $ 345,047 Credit Facilities $ 36,507 $ 27,409 Total Liabilities $ 368,918 $ 390,269 Shareholders' Equity $ 349,650 $ 278,267 Total Liabilities and Shareholders' Equity $ 718,568 $ 668,536
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