EX-99.2 3 w77590exv99w2.htm EX-99.2 exv99w2
Exhibit 99.2
CEDAR SHOPPING CENTERS, INC.
Supplemental Financial Information
December 31, 2009
(unaudited)
Cedar Shopping Centers, Inc.
44 South Bayles Avenue
Port Washington, NY 11050-3765
Tel: (516) 767-6492 Fax: (516) 767-6497
www.cedarshoppingcenters.com

 


 

CEDAR SHOPPING CENTERS, INC.
Supplemental Financial Information
December 31, 2009
(unaudited)
TABLE OF CONTENTS
         
Disclosures
    3-5  
Consolidated Balance Sheets
    6  
Consolidated Net Operating Income
    7  
Consolidated Statements of Cash Flows
    8  
Funds From Operations (“FFO”), Adjusted Funds From Operations (“AFFO”), Funds Available For Distribution (“FAD”) and Other Financial Information
    9  
Summary Financial Data:
       
Operating Results
    10  
Capitalization
    11  
Same Property Analysis
    13  
Leasing Activity and Occupancy Statistics
    14  
Tenant and State Concentrations
    15  
Lease Expirations
    16  
Properties:
       
Description
    17-22  
Carrying Value, Percent Occupied and Base Rent Per Leased Sq. Ft
    23-25  
Debt Summary
    26-28  
Joint Venture Properties Managed by Cedar
    29-32  

 


 

CEDAR SHOPPING CENTERS,INC.
Supplemental Financial Information
December 31, 2009
(unaudited)
Disclosures
Forward Looking Statements
          Statements made or incorporated by reference in this Supplemental Financial Information include certain “forward-looking statements”. Forward-looking statements include, without limitation, statements containing the words “anticipates”, “believes”, “expects”, “intends”, “future”, and words of similar import which express the Company’s beliefs, expectations or intentions regarding future performance or future events or trends. While forward-looking statements reflect good faith beliefs, expectations, or intentions, they are not guarantees of future performance and involve known and unknown risks, uncertainties and other factors, which may cause actual results, performance or achievements to differ materially from anticipated future results, performance or achievements expressed or implied by such forward-looking statements as a result of factors outside of the Company’s control. Certain factors that might cause such differences include, but are not limited to, the following: real estate investment considerations, such as the effect of economic and other conditions in general and in the Company’s market areas in particular; the financial viability of the Company’s tenants (including an inability to pay rent, filing for bankruptcy protection, closing stores and/or vacating the premises); the continuing availability of acquisition, development and redevelopment opportunities, on favorable terms; the availability of equity and debt capital (including the availability of construction financing) in the public and private markets; the availability of suitable joint venture partners and potential purchasers of the Company’s properties if offered for sale; the ability of the Company’s joint venture partner to fund its share of future property acquisitions; changes in interest rates; the fact that returns from acquisition, development and redevelopment activities may not be at expected levels or at expected times; risks inherent in ongoing development and redevelopment projects including, but not limited to, cost overruns resulting from weather delays, changes in the nature and scope of development and redevelopment efforts, changes in governmental regulations relating thereto, and market factors involved in the pricing of material and labor; the need to renew leases or re-let space upon the expiration or termination of current leases and incur applicable required replacement costs; and the financial flexibility of the Company and its joint venture partners to repay or refinance debt obligations when due and to fund tenant improvements and capital expenditures.
Basis of Presentation
          The information contained in this Supplemental Financial Information is unaudited and does not purport to disclose all items required by accounting principles generally accepted in the United States (“GAAP”). The information contained herein should be read in conjunction with the Company’s Form 10-K for the year ended December 31, 2009.
          Cedar Shopping Centers Partnership, L.P. (the “Operating Partnership” or “OP”) is the entity through which the Company conducts substantially all of its business and owns (either directly or through subsidiaries) substantially all of its assets. At December 31, 2009, the Company owned a 96.3% economic interest in, and is the sole general partner of, the Operating Partnership. The limited partners’ interest in the Operating Partnership is evidenced by Operating Partnership Units (“OP Units”), which are economically equivalent to shares of the Company’s common stock and convertible into shares of the Company’s common stock at the option of the holders on a one-for-one basis.

3


 

          As part of the October 2009 transactions with RioCan Real Estate Investment Trust (“RioCan”), the Company and RioCan entered into an 80% (RioCan) and 20% (Cedar) joint venture for seven supermarket-anchored properties that were already owned by the Company. Although the Company will continue to exercise influence over the management of these joint venture properties, and will provide property management and certain other services, it will not have operating control. The Company has determined that these joint ventures are not Variable Interest Entities (“VIEs”) and the Company will account for its investment in each of these properties under the equity method commencing as each property is transferred to the joint venture (the Company will, however, continue to include these managed properties in certain of its operating metrics, as appropriate). The Company closed on the transfer of two of the properties on December 14, 2009, and the remaining five properties are expected to be transferred during the first half of 2010. With respect to the two properties transferred during 2009, the results of operations for periods prior to the transfer are included in the Company’s consolidated results; the results of operations commencing with the transfer are included in “equity in income of unconsolidated joint ventures”. With respect to the five properties to be transferred subsequent to December 31, 2009, the results of their operations are included in the Company’s consolidated results for all periods presented. The carrying values of the Company’s investments in transferred properties are or will be included in “investment in unconsolidated joint ventures”; in addition, for all periods presented, the carrying values of the assets and liabilities of the properties prior to transfer, principally the net book value of the real estate and the related mortgage loans payable, are classified as “real estate to be transferred to a joint venture”.
          During 2009, the Company sold, or has treated as “held for sale”, nine properties, mostly drug store/convenience centers, with an aggregate of approximately 300,000 sq. ft. of GLA. For all periods presented, the carrying values of the assets and liabilities of these properties, principally the net book value of the real estate and the related mortgage loans payable, have been classified as “held for sale” on the balance sheets, and the properties’ results of operations have been classified as “discontinued operations” in the statements of operations.
Use of Non-GAAP Financial Measures — Funds From Operations (“FFO”), Adjusted Funds From Operations (“AFFO”), Funds Available for Distribution (“FAD”), and Earnings Before Interest, Income Taxes, Depreciation and Amortization (“EBITDA”)
          FFO, AFFO and FAD are widely-recognized non-GAAP financial measures for REITs that the Company believes, when considered with financial statements determined in accordance with GAAP, are useful to investors in understanding financial performance and providing a relevant basis for comparison among REITs. In addition, FFO, AFFO and FAD are useful to investors as they capture features particular to real estate performance by recognizing that real estate generally appreciates over time or maintains residual value to a much greater extent than do other depreciable assets. Investors should review FFO, AFFO and FAD, along with GAAP net income, when trying to understand an equity REIT’s operating performance. The Company presents FFO, AFFO and FAD because the Company considers them important supplemental measures of its operating performance and believes that they are frequently used by securities analysts, investors and other interested parties in the evaluation of REITs. Among other things, the Company uses FFO or an adjusted FFO-based measure (1) as a criterion to determine performance-based bonuses for members of senior management, (2) in performance comparisons with other shopping center REITs, and (3) to measure compliance with certain financial covenants under the terms of the Company’s secured revolving credit facilities.
          The Company computes FFO in accordance with the “White Paper” on FFO published by the National Association of Real Estate Investment Trusts (“NAREIT”), which defines FFO as net income attributable to the Company’s common shareholders (determined in accordance with GAAP), excluding gains or losses from debt restructurings and sales of properties, plus real estate-related depreciation and amortization, and after adjustments for partnerships and joint ventures (which are computed to reflect FFO on the same basis). The Company calculates (a) AFFO by further adjusting FFO to exclude the pro rata share of straight-line rents, amortization of intangible lease liabilities, non-real estate amortization, and stock-based compensation included in operations, and (b) FAD by further adjusting AFFO to exclude routine capital expenditures and scheduled debt amortization payments.

4


 

          FFO, AFFO and FAD do not represent cash generated from operating activities and should not be considered as alternatives to net income attributable to the Company’s common shareholders or to cash flow from operating activities. FFO, AFFO and FAD are not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions. Although FFO, AFFO and FAD are measures used for comparability in assessing the performance of REITs, as the NAREIT White Paper only provides guidelines for computing FFO, the computations of FFO, AFFO and FAD may vary from one company to another.
          EBITDA is another widely-recognized non-GAAP financial measure that the Company believes, when considered with financial statements determined in accordance with GAAP, is useful to investors and lenders in understanding financial performance and providing a relevant basis for comparison among other companies, including REIT’s. While EBITDA should not be considered as a substitute for net income attributable to the Company’s common shareholders, net operating income, cash flow from operating activities, or other income or cash flow data prepared in accordance with GAAP, the Company believes that EBITDA may provide additional information with respect to the Company’s performance or ability to meet its future debt service requirements, capital expenditures and working capital requirements. The Company computes EBITDA by adjusting income from continuing operations (determined in accordance with GAAP), excluding interest expense and amortization of deferred financing costs, depreciation and amortization, terminated projects and acquisition transaction costs, impairment charges, gains on incidental sales of real estate, and mark-to-market adjustments relating to stock-based compensation. The ratios of EBITDA to fixed charges and pro rata debt to EBITDA are additional related measures of financial performance. Because EBITDA excludes some, but not all, items that affect net income attributable to the Company’s common shareholders, the computations of EBITDA may vary from one company to another.

5


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Balance Sheets
                                         
    Dec 31,     Sep 30,     Jun 30,     Mar 31,     Dec 31,  
    2009     2009     2009     2009     2008  
Assets:
                                       
Real estate:
                                       
Land
  $ 358,168,000     $ 342,733,000     $ 342,903,000     $ 342,854,000     $ 328,425,000  
Buildings and improvements
    1,317,154,000       1,328,513,000       1,307,609,000       1,286,823,000       1,210,788,000  
 
                             
 
    1,675,322,000       1,671,246,000       1,650,512,000       1,629,677,000       1,539,213,000  
Less accumulated depreciation
    (164,615,000 )     (154,820,000 )     (144,543,000 )     (134,348,000 )     (124,387,000 )
 
                             
Real estate, net
    1,510,707,000       1,516,426,000       1,505,969,000       1,495,329,000       1,414,826,000  
 
                                       
Real estate to be transferred to a joint venture
    139,743,000       199,715,000       197,535,000       195,748,000       194,952,000  
Real estate held for sale — discontinued operations
    11,599,000       25,545,000       30,509,000       31,821,000       32,063,000  
Investment in unconsolidated joint ventures
    14,113,000       5,412,000       5,352,000       5,385,000       4,976,000  
 
                                       
Cash and cash equivalents
    17,164,000       9,526,000       15,711,000       14,327,000       8,231,000  
Restricted cash
    14,075,000       14,104,000       15,643,000       13,877,000       14,004,000  
Receivables:
                                       
Rents and other receivables, net
    9,745,000       8,156,000       7,176,000       8,125,000       5,818,000  
Straight-line rents
    14,602,000       14,112,000       13,312,000       12,869,000       12,327,000  
Other assets
    8,809,000       11,286,000       5,892,000       9,851,000       9,403,000  
Deferred charges, net:
                                       
Lease origination costs
    17,787,000       19,115,000       18,890,000       19,614,000       19,348,000  
Financing costs
    16,873,000       9,846,000       9,860,000       8,599,000       11,150,000  
Other
    2,213,000       1,906,000       1,833,000       2,272,000       30,000  
 
                             
Total assets
  $ 1,777,430,000     $ 1,835,149,000     $ 1,827,682,000     $ 1,817,817,000     $ 1,727,128,000  
 
                             
 
                                       
Liabilities and equity:
                                       
Mortgage loans payable
  $ 692,979,000     $ 685,847,000     $ 680,564,000     $ 663,224,000     $ 613,712,000  
Mortgage loans payable — real estate to be transferred to a joint venture
    94,018,000       94,129,000       94,223,000       77,263,000       77,307,000  
Mortgage loans payable — discontinued operations
    7,765,000       15,500,000       17,824,000       17,892,000       17,964,000  
Secured revolving credit facilities
    257,685,000       323,479,000       320,925,000       336,925,000       304,490,000  
Accounts payable and accrued expenses
    21,429,000       23,201,000       21,232,000       23,358,000       25,478,000  
Dividends payable
    4,876,000                          
Standby equity advance not settled
    5,000,000                          
Tenant prepayments and security deposits
    9,645,000       10,291,000       8,888,000       10,718,000       10,480,000  
Accrued interest rate swap liabilities
    5,952,000       7,526,000       6,468,000       9,623,000       10,590,000  
Unamortized intangible lease liabilities
    46,643,000       49,492,000       53,212,000       56,221,000       56,122,000  
Liabilities — real estate held for sale and real estate to be transferred to a joint venture
    4,295,000       4,537,000       4,767,000       5,012,000       5,262,000  
 
                             
Total liabilities
    1,150,287,000       1,214,002,000       1,208,103,000       1,200,236,000       1,121,405,000  
 
                             
 
                                       
Limited partners’ interest in Operating Partnership
    12,656,000       14,458,000       14,368,000       14,279,000       14,271,000  
 
Equity:
                                       
Cedar Shopping Centers, Inc. shareholders’ equity
    539,169,000       528,846,000       527,616,000       524,349,000       524,027,000  
Noncontrolling interests
    75,318,000       77,843,000       77,595,000       78,953,000       67,425,000  
 
                             
Total equity
    614,487,000       606,689,000       605,211,000       603,302,000       591,452,000  
 
                             
Total liabilities and equity
  $ 1,777,430,000     $ 1,835,149,000     $ 1,827,682,000     $ 1,817,817,000     $ 1,727,128,000  
 
                             

6


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Net Operating Income
                                         
    Three months ended  
    Dec 31,     Sep 30,     Jun 30,     Mar 31,     Dec 31,  
    2009     2009     2009     2009     2008  
Revenues:
                                       
Rents:
                                       
Base rents
  $ 32,896,000     $ 31,948,000     $ 31,745,000     $ 31,118,000     $ 30,154,000  
Percentage rents
    495,000       438,000       319,000       216,000       744,000  
Straight-line rents
    829,000       876,000       537,000       625,000       734,000  
Amortization of intangible lease liabilities
    2,851,000       3,926,000       3,230,000       3,390,000       4,000,000  
 
                             
 
    37,071,000       37,188,000       35,831,000       35,349,000       35,632,000  
Expense recoveries
    8,735,000       7,775,000       8,053,000       10,274,000       7,741,000  
Other
    985,000       147,000       41,000       262,000       314,000  
 
                             
 
    46,791,000       45,110,000       43,925,000       45,885,000       43,687,000  
 
                             
Expenses:
                                       
Operating, maintenance and management
    9,229,000       8,364,000       7,690,000       9,195,000       7,485,000  
Real estate and other property- related taxes
    5,358,000       5,201,000       5,262,000       5,156,000       5,050,000  
 
                             
 
    14,587,000       13,565,000       12,952,000       14,351,000       12,535,000  
 
                             
 
                                       
Net operating income
    32,204,000       31,545,000       30,973,000       31,534,000       31,152,000  
 
                                       
Other income (expense):
                                       
General and administrative
    (3,353,000 )     (2,521,000 )     (2,853,000 )     (1,439,000 )     (1,425,000 )
Terminated projects and acquisition transaction costs
    (419,000 )           (2,423,000 )     (1,525,000 )     (848,000 )
Impairment charges
    (23,636,000 )                        
Depreciation and amortization
    (17,185,000 )     (12,518,000 )     (12,412,000 )     (12,142,000 )     (12,001,000 )
Interest expense
    (13,911,000 )     (12,911,000 )     (12,316,000 )     (11,847,000 )     (12,901,000 )
Amortization of deferred financing costs
    (1,447,000 )     (1,371,000 )     (1,247,000 )     (1,016,000 )     (950,000 )
Capitalization of interest expense and financing costs
    1,290,000       1,775,000       1,698,000       1,518,000       2,058,000  
Interest income
    35,000       10,000       4,000       14,000       14,000  
Equity in income of unconsolidated joint ventures
    296,000       260,000       283,000       259,000       274,000  
Gain on sales of land parcels
    285,000             (3,000 )     239,000        
 
                             
(Loss) income before discontinued operations
    (25,841,000 )     4,269,000       1,704,000       5,595,000       5,373,000  
 
                                       
(Loss) income from discontinued operations
    (2,795,000 )     (455,000 )     (17,000 )     184,000       169,000  
Gain on sales of discontinued operations
    280,000             277,000              
 
                             
Total discontinued operations
    (2,515,000 )     (455,000 )     260,000       184,000       169,000  
 
                             
 
                                       
Net (loss) income
    (28,356,000 )     3,814,000       1,964,000       5,779,000       5,542,000  
 
                                       
Less, net (income) loss attributable to noncontrolling interests:
                                       
Minority interests in consolidated joint ventures
    (484,000 )     (332,000 )     (309,000 )     354,000       (557,000 )
Limited partners’ interest in consolidated OP
    1,136,000       (66,000 )     13,000       (180,000 )     (130,000 )
 
                             
Total net loss (income) attributable to noncontrolling interests
    652,000       (398,000 )     (296,000 )     174,000       (687,000 )
 
                             
 
                                       
Net (loss) income attributable to Cedar Shopping Centers, Inc.
    (27,704,000 )     3,416,000       1,668,000       5,953,000       4,855,000  
 
                                       
Preferred distribution requirements
    (1,969,000 )     (1,969,000 )     (1,984,000 )     (1,954,000 )     (1,970,000 )
 
                             
 
                             
Net (loss) income attributable to common shareholders
  $ (29,673,000 )   $ 1,447,000     $ (316,000 )   $ 3,999,000     $ 2,885,000  
 
                             
 
                                       
Per common share (basic and diluted):
                                       
Continuing operations
  $ (0.54 )   $ 0.04     $ (0.01 )   $ 0.09     $ 0.06  
Discontinued operations
    (0.05 )     (0.01 )                  
 
                             
 
  $ (0.59 )   $ 0.03     $ (0.01 )   $ 0.09     $ 0.06  
 
                             
 
                                       
Weighted average number of common shares outstanding
    49,930,000       45,066,000       45,062,000       44,880,000       44,489,000  
 
                             
 
                                       
Net operating income/Revenues
    69 %     70 %     71 %     69 %     71 %
Expense recovery percentage (a)
    71 %     73 %     75 %     78 %     72 %
 
(a)   The expense recovery percentage is computed by dividing expense recoveries by the sum of direct property-specific operating, maintenance, management and real estate tax expenses. Such expenses exclude (i) non-recoverable expenses, principally the net provision for doubtful accounts in the amounts of $1,162,000, $1,160,000, $954,000, $584,000 and $844,000, respectively, and (ii) unallocated property and construction management compensation and benefits (including stock-based compensation).

7


 

CEDAR SHOPPING CENTERS, INC.
Consolidated Statements of Cash Flows
                                         
    Three months ended  
    Dec 31,     Sep 30,     Jun 30,     Mar 31     Dec 31  
    2009     2009     2009     2009     2008  
Cash flow from operating activities:
                                       
Net (loss) income
  $ (28,356,000 )   $ 3,814,000     $ 1,964,000     $ 5,779,000     $ 5,542,000  
Adjustments to reconcile net (loss) income to net cash provided by operating activities:
                                       
Non-cash provisions:
                                       
Equity in income of unconsolidated joint ventures
    (296,000 )     (260,000 )     (283,000 )     (259,000 )     (274,000 )
Distributions from unconsolidated joint ventures
    205,000       200,000       316,000       200,000       200,000  
Impairments
    23,636,000                          
Terminated projects and acquisition transaction costs
    419,000             2,423,000       252,000       450,000  
Impairment charges — discontinued operations
    2,837,000       552,000       170,000              
Gain on sales of real estate
    (565,000 )           (277,000 )     (236,000 )      
Straight-line rents receivable
    (826,000 )     (872,000 )     (536,000 )     (640,000 )     (740,000 )
Depreciation and amortization
    17,384,000       12,744,000       12,651,000       12,400,000       12,270,000  
Amortization of intangible lease liabilities
    (2,902,000 )     (3,950,000 )     (3,254,000 )     (3,416,000 )     (4,032,000 )
Amortization/market price adjustments relating to stock-based compensation
    720,000       1,367,000       1,282,000       (936,000 )     (1,139,000 )
Amortization of deferred financing costs
    1,238,000       946,000       827,000       637,000       563,000  
Increases/decreases in operating assets and liabilities:
                                       
Rents and other receivables, net
    (1,517,000 )     (980,000 )     949,000       (2,307,000 )     2,043,000  
Prepaid expenses and other
    (450,000 )     (6,227,000 )     2,451,000       (942,000 )     3,188,000  
Accounts payable and accrued expenses
    4,664,000       1,848,000       (2,500,000 )     (1,446,000 )     2,288,000  
 
                             
Net cash provided by operating activities
    16,191,000       9,182,000       16,183,000       9,086,000       20,359,000  
 
                             
 
                                       
Cash flow from investing activities:
                                       
Expenditures for real estate and improvements
    (21,994,000 )     (22,713,000 )     (27,616,000 )     (35,977,000 )     (60,860,000 )
Proceeds from transfers to unconsolidated joint venture
    33,389,000                          
Net proceeds from the sales of real estate
    3,270,000       2,002,000       1,175,000       305,000        
Investment in unconsolidated joint venture
                      (350,000 )      
Construction escrows and other
    684,000       83,000       (587,000 )     (397,000 )     (210,000 )
 
                             
Net cash provided by (used in) investing activities
    15,349,000       (20,628,000 )     (27,028,000 )     (36,419,000 )     (61,070,000 )
 
                             
 
                                       
Cash flow from financing activities:
                                       
Net (repayments)/advances (to)/from revolving credit facilities
    (65,794,000 )     2,554,000       (16,000,000 )     32,435,000       29,800,000  
Proceeds from mortgage financings
    9,362,000       7,357,000       36,231,000       8,000,000       25,791,000  
Mortgage repayments
    (2,449,000 )     (2,234,000 )     (1,999,000 )     (11,520,000 )     (2,477,000 )
Net payments of deferred financing costs
    (7,150,000 )     (394,000 )     (2,328,000 )     (101,000 )     (650,000 )
Noncontrolling interests:
                                       
Contributions from consolidated joint venture minority interests, net
                355,000       11,857,000       2,123,000  
Distributions to consolidated joint venture minority interests
    (1,793,000 )     (52,000 )     (2,061,000 )           (3,161,000 )
Distributions to limited partners
                      (227,000 )     (454,000 )
Proceeds from the sale of common stock
    40,890,000                          
Proceeds from standby equity advance not settled
    5,000,000                          
Preferred stock distributions
    (1,969,000 )     (1,969,000 )     (1,969,000 )     (1,969,000 )     (1,970,000 )
Distributions to common shareholders
                      (5,046,000 )     (10,010,000 )
 
                             
Net cash (used in) provided by financing activities
    (23,903,000 )     5,262,000       12,229,000       33,429,000       38,992,000  
 
                             
 
                                       
Net increase (decrease) in cash and cash equivalents
    7,637,000       (6,184,000 )     1,384,000       6,096,000       (1,719,000 )
Cash and cash equivalents at beginning of period
    9,527,000       15,711,000       14,327,000       8,231,000       9,950,000  
 
                             
Cash and cash equivalents at end of period
  $ 17,164,000     $ 9,527,000     $ 15,711,000     $ 14,327,000     $ 8,231,000  
 
                             

8


 

CEDAR SHOPPING CENTERS, INC.
Funds From Operations (“FFO”), Adjusted Funds From Operations (“AFFO”) and Funds Available For Distribution (“FAD”)
And Other Financial Information
                                         
    At of for the three months ended  
    Dec 31,     Sep 30,     Jun 30,     Mar 31,     Dec 31,  
    2009     2009     2009     2009     2008  
 
                             
Net (loss) income attributable to the Company’s common shareholders
  $ (29,673,000 )   $ 1,447,000     $ (316,000 )   $ 3,999,000     $ 2,885,000  
Add (deduct):
                                       
Real estate depreciation and amortization
    17,524,000       12,671,000       12,593,000       12,391,000       12,200,000  
Noncontrolling interests:
                                       
Limited partners’ interest
    (1,136,000 )     66,000       (13,000 )     180,000       130,000  
Minority interests in consolidated joint ventures
    484,000       332,000       309,000       (354,000 )     557,000  
Minority interests’ share of FFO applicable to consolidated joint ventures
    (1,656,000 )     (1,661,000 )     (1,638,000 )     (832,000 )     (1,568,000 )
Gain on sales of discontinued operations (a)
    (280,000 )           (277,000 )            
Equity in income of unconsolidated joint ventures
    (296,000 )     (260,000 )     (283,000 )     (259,000 )     (274,000 )
FFO from unconsolidated joint ventures
    406,000       377,000       377,000       359,000       355,000  
 
                             
Funds (Used In) From Operations (“FFO”)
    (14,627,000 )     12,972,000       10,752,000       15,484,000       14,285,000  
 
                                       
Add (deduct) the pro rata share of:
                                       
Straight-line rents
    (712,000 )     (697,000 )     (363,000 )     (452,000 )     (556,000 )
Amortization of intangible lease liabilities
    (2,649,000 )     (3,797,000 )     (3,098,000 )     (3,285,000 )     (3,441,000 )
Non-real estate amortization
    1,226,000       970,000       846,000       613,000       607,000  
Stock-based compensation charged (credited) to operations
    721,000       1,368,000       1,281,000       (936,000 )     (1,139,000 )
Impairment charges — discontinued operations (a)
    2,837,000       552,000       170,000              
Impairment charge — RioCan, net (b)
    23,636,000                          
Terminated projects and acquisition transaction costs (c)
    419,000             2,423,000       761,000       848,000  
 
                             
Adjusted Funds From Operations (“AFFO”)
    10,851,000       11,368,000       12,011,000       12,185,000       10,604,000  
 
                                       
Capital expenditures, tenant improvements, and leasing commissions - second generation (d)
    (1,526,000 )     (2,320,000 )     (1,576,000 )     (1,057,000 )     (1,484,000 )
Scheduled debt amortization payments — carrying value amounts
    (2,091,000 )     (1,934,000 )     (1,820,000 )     (1,875,000 )     (1,921,000 )
 
                             
Funds Available for Distribution (“FAD”)
  $ 7,234,000     $ 7,114,000     $ 8,615,000     $ 9,253,000     $ 7,199,000  
 
                             
 
                                       
FFO per common share, assuming OP Unit conversion (basic and diluted):
  $ (0.28 )   $ 0.28     $ 0.23     $ 0.33     $ 0.31  
 
                             
 
                                       
AFFO per common share, assuming OP Unit conversion (basic and diluted):
  $ 0.21     $ 0.24     $ 0.26     $ 0.26     $ 0.23  
 
                             
 
                                       
FAD per common share, assuming OP Unit conversion (basic and diluted):
  $ 0.14     $ 0.15     $ 0.18     $ 0.20     $ 0.15  
 
                             
 
                                       
Weighted average number of common shares outstanding (basic and diluted):
                                       
Common shares
    49,930,000       45,066,000       45,062,000       44,880,000       44,489,000  
OP Units
    2,006,000       2,014,000       2,018,000       2,017,000       2,018,000  
 
                             
 
    51,936,000       47,080,000       47,080,000       46,897,000       46,507,000  
 
                             
 
                                       
Other Financial Information (Pro Rata Share):
                                       
Capital expenditures, tenant improvements, and leasing commissions - first generation (e)
  $ 3,079,000     $ 15,647,000     $ 16,685,000     $ 16,040,000     $ 37,877,000  
 
                             
Capitalized interest and financing costs
  $ 1,290,000     $ 1,775,000     $ 1,698,000     $ 1,521,000     $ 2,058,000  
 
                             
Scheduled debt amortization payments — stated contract amounts
  $ 2,197,000     $ 1,706,000     $ 1,670,000     $ 1,726,000     $ 1,787,000  
 
                             
NOI attributable to RioCan properties contributed / to be contributed
  $ 3,552,179     $ 3,144,859     $ 3,071,314     $ 3,127,943     $ 3,029,741  
 
                             
 
                                       
Projects under development, land held for future expansion and development, and other real estate out of service (at cost)(f)
  $ 165,864,000     $ 183,434,000     $ 220,290,000     $ 199,010,000     $ 185,837,000  
 
                             
 
(a)   Gain on sale/impairment charges related to nine properties (located principally in Ohio) sold or treated as “held for sale”.
 
(b)   Impairment charge, net, related to the seven properties transferred or to be transferred to the unconsolidated joint venture — managed properties.
 
(c)   The June 2009 amount includes the write-off of costs incurred for a potential development opportunity that the Company determined would not go forward. The March 2009 amount includes the expensing of acquisition transaction costs, net of the minority interest partner’s share.
 
(d)   Second generation refers to expenditures related to stabilized properties.
 
(e)   First generation refers to expenditures related to development/redevelopment activities.
 
(f)   Real estate out of service includes the applicable portions of development/redevelopment and expansion properties.

9


 

CEDAR SHOPPING CENTERS, INC.
Summary Financial Data — Operating Results
                                                         
    Three months ended     Twelve months ended Dec 31,  
    Dec 31, 2009     Sep 30, 2009     Jun 30, 2009     Mar 31, 2009     Dec 31, 2008     2009     2008  
Revenues:
                                                       
Cedar’s pro rata share of revenues (a)
    41,479,000       40,168,000       39,328,000       41,693,000       39,813,000       162,668,000       155,847,000  
Revenues attributable to consolidated minority interests (b)
    5,368,000       4,942,000       4,597,000       4,192,000       3,874,000       19,099,000       14,818,000  
Less revenues attributable to unconsolidated joint venture — managed properties (c)
    (56,000 )                             (56,000 )      
 
                                         
Total — As reported
    46,791,000       45,110,000       43,925,000       45,885,000       43,687,000       181,711,000       170,665,000  
Unconsolidated joint venture — managed properties (d)
    282,000                               282,000        
 
                                         
Total — managed properties
  $ 47,073,000     $ 45,110,000     $ 43,925,000     $ 45,885,000     $ 43,687,000     $ 181,993,000     $ 170,665,000  
 
                                         
 
                                                       
Net Operating Income (“NOI”)
                                                       
NOI pro rata before non-cash revenues:
  $ 25,529,000     $ 23,823,000     $ 24,334,000     $ 24,172,000     $ 23,586,000     $ 97,858,000     $ 94,903,000  
Straight-line rents
    712,000       697,000       363,000       452,000       556,000       2,224,000       2,184,000  
Amortization of intangible lease liabilities
    2,649,000       3,797,000       3,098,000       3,285,000       3,441,000       12,829,000       13,405,000  
 
                                         
NOI pro rata before non-cash charge
  $ 28,890,000     $ 28,317,000     $ 27,795,000     $ 27,909,000     $ 27,583,000     $ 112,911,000     $ 110,492,000  
Stock-based compensation mark-to-market adjustments
    (20,000 )     (147,000 )     (159,000 )     538,000       698,000       212,000       390,000  
 
                                         
 
    28,870,000       28,170,000       27,636,000       28,447,000       28,281,000       113,123,000       110,882,000  
NOI attributable to consolidated minority interests (b)
    3,376,000       3,375,000       3,337,000       3,087,000       2,871,000       13,175,000       11,315,000  
Less NOI attributable to unconsolidated joint ventures — managed properties (c)
    (42,000 )                             (42,000 )      
 
                                         
Total — As reported
    32,204,000       31,545,000       30,973,000       31,534,000       31,152,000       126,256,000       122,197,000  
Unconsolidated joint venture — managed properties (d)
    208,000                               208,000        
 
                                         
Total — managed properties
  $ 32,412,000     $ 31,545,000     $ 30,973,000     $ 31,534,000     $ 31,152,000     $ 126,464,000     $ 122,197,000  
 
                                         
 
                                                       
Net (loss) income — common shareholders
                                                       
Net income before impairments and certain non-cash charges:
  $ 2,087,000     $ 2,470,000     $ 2,702,000     $ 3,163,000     $ 2,091,000     $ 10,322,000     $ 11,893,000  
 
                                         
Impairments and transaction costs
    (26,892,000 )     (552,000 )     (2,593,000 )     (761,000 )     (848,000 )     (30,798,000 )     (848,000 )
Depreciation from demolition for retenanting
    (6,074,000 )                             (6,074,000 )     (1,900,000 )
Stock-based compensation mark-to-market adjustments
    (70,000 )     (517,000 )     (560,000 )     1,635,000       1,678,000       488,000       1,290,000  
Limited partners’ interest in above items
    1,276,000       46,000       135,000       (38,000 )     (36,000 )     1,519,000       63,000  
 
                                         
 
    (31,760,000 )     (1,023,000 )     (3,018,000 )     836,000       794,000       (34,865,000 )     (1,395,000 )
 
                                         
 
                                                       
Total — as reported
  $ (29,673,000 )   $ 1,447,000     $ (316,000 )   $ 3,999,000     $ 2,885,000     $ (24,543,000 )   $ 10,498,000  
 
                                         
Per common share/OP unit (basic and diluted):
                                                       
Net income before impairment and certain non-cash charges
  $ 0.04     $ 0.05     $ 0.06     $ 0.07     $ 0.04     $ 0.22     $ 0.27  
Impairments and certain non-cash charges
    (0.63 )     (0.02 )     (0.07 )     0.02       0.02       (0.75 )     (0.03 )
 
                                         
Total — as reported per share
  $ (0.59 )   $ 0.03     $ (0.01 )   $ 0.09     $ 0.06     $ (0.53 )   $ 0.24  
 
                                         
 
                                                       
FFO
                                                       
FFO before non-cash revenues:
  $ 8,974,000     $ 9,547,000     $ 10,444,000     $ 10,873,000     $ 9,458,000     $ 39,838,000     $ 40,833,000  
Straight-line rents
    712,000       697,000       363,000       452,000       556,000       2,224,000       2,184,000  
Amortization of intangible lease liabilities
    2,649,000       3,797,000       3,098,000       3,285,000       3,441,000       12,829,000       13,405,000  
 
                                         
FFO before impairments and stock-based compensation mark-to-market adjustments
  $ 12,335,000     $ 14,041,000     $ 13,905,000     $ 14,610,000     $ 13,455,000     $ 54,891,000     $ 56,422,000  
 
                                         
Stock-based compensation mark-to-market adjustments
    (70,000 )     (517,000 )     (560,000 )     1,635,000       1,678,000       488,000       1,290,000  
Impairments and transaction costs
    (26,892,000 )     (552,000 )     (2,593,000 )     (761,000 )     (848,000 )     (30,798,000 )     (853,000 )
 
                                         
 
    (26,962,000 )     (1,069,000 )     (3,153,000 )     874,000       830,000       (30,310,000 )     437,000  
 
                                         
 
                                                       
Total — as reported
  $ (14,627,000 )   $ 12,972,000     $ 10,752,000     $ 15,484,000     $ 14,285,000     $ 24,581,000     $ 56,859,000  
 
                                         
Per common share/OP unit (basic and diluted):
                                                       
FFO before impairments and stock-based compensation mark-to-market adjustments
  $ 0.24     $ 0.30     $ 0.30     $ 0.31     $ 0.29     $ 1.14     $ 1.21  
Imapirments and stock-based compensation mark-to-market adjustments
    (0.52 )     (0.02 )     (0.07 )     0.02       0.02       (0.63 )     0.01  
 
                                         
Total — as reported
  $ (0.28 )   $ 0.28     $ 0.23     $ 0.33     $ 0.31     $ 0.51     $ 1.22  
 
                                         
 
                                                       
Dividends to common shareholders
  $ 4,696,000     $     $     $ 5,046,000     $ 10,010,000     $ 9,742,000     $ 40,027,000  
Per common share
  $ 0.09     $     $     $ 0.1125     $ 0.2250     $ 0.2066     $ 0.9000  
 
                                         
 
                                                       
Weighted average number of common shares outstanding:
                                                       
Common shares
    49,930,000       45,066,000       45,062,000       44,880,000       44,489,000       46,234,000       44,475,000  
OP Units
    2,006,000       2,014,000       2,018,000       2,017,000       2,018,000       2,014,000       2,024,000  
 
                                         
 
    51,936,000       47,080,000       47,080,000       46,897,000       46,507,000       48,248,000       46,499,000  
 
                                         
 
                                                       
End of period number of common shares outstanding:
                                                       
Common shares
    52,139,000       45,084,000       45,062,000       45,062,000       44,468,000       52,139,000       44,468,000  
OP Units
    2,006,000       2,010,000       2,018,000       2,018,000       2,017,000       2,006,000       2,017,000  
 
                                         
 
    54,145,000       47,094,000       47,080,000       47,080,000       46,485,000       54,145,000       46,485,000  
 
                                         

10


 

CEDAR SHOPPING CENTERS, INC.
Summary Financial Data — Capitalization
                                                 
    At or for the three months ended
    Pro Forma (e) (f) (g)                    
    Dec 31,     Dec 31,     Sep 30,     Jun 30,     Mar 31,     Dec 31,  
    2009     2009     2009     2009     2009     2008  
Market Capitalization (end of period)
                                               
Equity
                                               
Preferred Stock
                                               
Shares
    3,550,000       3,550,000       3,550,000       3,550,000       3,550,000       3,550,000  
Closing market price
  $ 23.96     $ 23.96     $ 20.40     $ 15.99     $ 8.58     $ 13.88  
 
                                   
 
  $ 85,058,000     $ 85,058,000     $ 72,420,000     $ 56,764,500     $ 30,459,000     $ 49,274,000  
 
                                               
Common Stock
                                               
Common shares
    52,139,010       52,139,010       45,084,354       45,062,172       45,062,472       44,468,287  
OP Units
    2,005,888       2,005,888       2,009,806       2,017,451       2,017,451       2,017,451  
 
                                   
 
    54,144,898       54,144,898       47,094,160       47,079,623       47,079,923       46,485,738  
Plus: Common shares issued in February and March 2010, including exercise of over-allotment options (f)
    9,550,000                                          
 
                                   
 
    63,694,898       54,144,898       47,094,160       47,079,623       47,079,923       46,485,738  
Closing market price
  $ 6.80     $ 6.80     $ 6.45     $ 4.52     $ 1.74     $ 7.08  
 
                                   
 
  $ 433,125,000     $ 368,185,000     $ 303,757,000     $ 212,800,000     $ 81,919,000     $ 329,119,000  
 
                                   
 
                                               
Sub-total equity
  $ 518,183,000     $ 453,243,000     $ 376,177,000     $ 269,565,000     $ 112,378,000     $ 378,393,000  
 
                                               
Debt:
                                               
Fixed-rate mortgages
  $ 610,798,000     $ 610,798,000     $ 627,328,000     $ 627,234,000     $ 622,935,000     $ 578,374,000  
Variable-rate mortgages
    82,181,000       82,181,000       71,154,000       71,154,000       58,181,000       53,302,000  
 
                                   
 
    692,979,000       692,979,000       698,482,000       698,388,000       681,116,000       631,676,000  
Secured revolving credit facilities
    257,685,000       257,685,000       320,925,000       320,925,000       336,925,000       304,490,000  
 
                                   
Total outstanding debt — consolidated
    950,664,000       950,664,000       1,019,407,000       1,019,313,000       1,018,041,000       936,166,000  
Plus debt attributable to unconsolidated joint ventures — managed properties
    18,804,000       18,804,000       18,826,000       18,845,000       15,453,000       15,461,000  
Less debt attributable to consolidated minority interests
    (117,111,000 )     (117,111,000 )     (116,077,000 )     (116,357,000 )     (116,587,000 )     (88,121,000 )
2010 transactions:
                                               
Proceeds from five unconsolidated managed joint venture properties transferred / to be transferred in 2010 (e)
    (30,200,000 )                                        
Proceeds from sales of common stock in February and March 2010, including exercise of over-allotment options (f)
    (60,250,000 )                                        
 
                                   
Pro rata share of outstanding debt
    761,907,000       852,357,000       922,156,000       921,801,000       916,907,000       863,506,000  
 
                                   
Total
  $ 1,280,090,000     $ 1,305,600,000     $ 1,298,333,000     $ 1,191,366,000     $ 1,029,285,000     $ 1,241,899,000  
 
                                   
Ratio of pro rata share of outstanding debt to total market capitalization
    59.5 %     65.3 %     71.0 %     77.4 %     89.1 %     69.5 %
 
                                   
 
                                               
Financial statement capitalization (end of period):
                                               
Limited partners’ interest in Operating Partnership
  $ 20,745,000     $ 20,745,000     $ 23,765,000     $ 23,707,000     $ 23,560,000     $ 23,546,000  
Cedar Shopping Centers, Inc. shareholders’ equity
    539,169,000       539,169,000       528,846,000       527,616,000       524,349,000       524,027,000  
 
                                   
 
    559,914,000       559,914,000       552,611,000       551,323,000       547,909,000       547,573,000  
Pro rata share of total debt, per above
    761,907,000       852,357,000       922,156,000       921,801,000       916,907,000       863,506,000  
 
                                   
Total financial statement capitalization
  $ 1,321,821,000     $ 1,412,271,000     $ 1,555,489,000     $ 1,548,500,000     $ 1,464,816,000     $ 1,411,079,000  
 
                                   
Ratio of pro rata share of outstanding debt to total financial statement capitalization
    57.6 %     60.4 %     59.3 %     59.5 %     62.6 %     61.2 %
 
                                   
 
                                               
Weighted average interest rates:
                                               
Fixed-rate mortgages
    5.8 %     5.8 %     5.8 %     5.8 %     5.8 %     5.8 %
Variable-rate mortgages
    3.4 %     3.4 %     3.4 %     3.6 %     3.9 %     4.4 %
Total mortgages
    5.6 %     5.6 %     5.6 %     5.6 %     5.6 %     5.7 %
Secured variable-rate revolving credit facilities
    4.6 %     4.6 %     1.8 %     1.8 %     2.0 %     2.8 %
Total debt
    5.3 %     5.3 %     4.5 %     4.5 %     4.5 %     4.8 %
 
                                               
Earnings before interest, taxes, depreciation and amortization (“EBITDA”)
                                               
(Loss) income from continuing operations
    ($24,085,000 )   $ (25,841,000 )   $ 4,269,000     $ 1,704,000     $ 5,595,000     $ 5,373,000  
Add back:
                                               
Interest expense and amortization of financing costs, net
  $ 12,312,000       14,068,000       12,507,000       11,865,000       11,345,000       11,793,000  
Depreciation and amortization
    17,185,000       17,185,000       12,518,000       12,412,000       12,142,000       12,001,000  
Stock-based compensation mark-to-market adjustments
    69,831       69,831       517,416       559,788       (1,635,169 )     (1,677,661 )
Terminated projects and transaction costs
    419,000       419,000             2,423,000       1,525,000       848,000  
Impairment charges
    23,636,000       23,636,000                          
Gain on sales of land parcels
    (285,000 )     (285,000 )           3,000       (239,000 )      
 
                                   
EDITDA
  $ 29,251,831     $ 29,251,831     $ 29,811,416     $ 28,966,788     $ 28,732,831     $ 28,337,339  
 
                                   
Fixed charges:
                                               
 
                                               
Interest expense (g)
  $ 12,155,000       13,911,000       12,911,000       12,316,000       11,847,000       12,901,000  
Preferred dividend requirements
    1,969,000       1,969,000       1,969,000       1,984,000       1,954,000       1,970,000  
 
                                   
Fixed charges
  $ 14,124,000     $ 15,880,000     $ 14,880,000     $ 14,300,000     $ 13,801,000     $ 14,871,000  
 
                                   
Ratio of EBITDA to fixed charges
    2.1 x       1.8 x       2.0 x       2.0 x       2.1 x       1.9 x  
 
                                               
Debt to EBITDA
                                               
Total debt
  $ 950,664,000     $ 950,664,000     $ 1,019,407,000     $ 1,019,313,000     $ 1,018,041,000     $ 936,166,000  
2010 transactions:
                                               
Proceeds from five unconsolidated managed joint venture properties transfered / to be transferred in 2010 (e)
    (30,200,000 )                                        
Proceeds from sale of common stock in February and March 2010, including exercise of over-allotment options (f)
    (60,250,000 )                                        
 
                                   
 
  $ 860,214,000     $ 950,664,000     $ 1,019,407,000     $ 1,019,313,000     $ 1,018,041,000     $ 936,166,000  
 
                                   
EBITDA annualized
  $ 117,007,324     $ 117,007,324     $ 119,245,664     $ 115,867,152     $ 114,931,324     $ 113,349,356  
Less: NOI from unconsolidated managed joint venture properties — annualized (e)
    (13,377,825 )     (13,377,825 )     (12,579,435 )     (12,285,254 )     (12,511,772 )     (12,118,965 )
 
                                   
EBITDA annualized
  $ 103,629,499     $ 103,629,499     $ 106,666,229     $ 103,581,898     $ 102,419,552     $ 101,230,391  
 
                                   
Ratio of debt to EBITDA
    8.3 x       9.2 x       9.6 x       9.8 x       9.9 x       9.2 x  

11


 

CEDAR SHOPPING CENTERS, INC.
Summary Financial Data — Notes
Notes:
(a)   Includes (1) amounts applicable to 100%-owned properties (including amounts applicable to properties transferred to joint venture prior to such transfer), (2) the Company’s pro rata share of amounts applicable to consolidated joint venture properties, and (3) the Company’s pro rata share of amounts applicable to properties transferred to joint venture subsquent to such transfer.
 
(b)   Includes partners’ pro rata share of amounts applicable to consolidated joint venture properties.
 
(c)   Removes the Company’s pro rata share of amounts applicable to consoldiated joint venture properties included in (a) above.
 
(d)   Includes total amounts (both the Company’s and its joint venture partner) applicable to properties transferred to joint venture subsquent to such transfer.
 
(e)   Represents the net proceeds received or to be received from the transfer of the five remaining properties to the RioCan joint venture. The Company transferred two properties in the fourth quarter of 2009 generating net proceeds of approximately $33 million. In 2010, the Company has transferred two properties generating approximately $16 million and expects to transfer an additional three properties generating $16 million, net of $1.8 million of expenses. Such closings are subject only to normal and customary lender consents. Such properties recorded approximately $3.6 million of net operating income in the fourth quarter of 2009.
 
(f)   Represents net proceeds the Company received from the sales of 9,550,000 share of common stock in February and March 2010, and net proceeds of $60.3 million, including shares sold from the exercise of over-allotment options. The sales comprised a public offering of 7.5 million shares, or $47.0 million, a sale to RioCan of $1.125 million shares, or $8.25 million, and exercise of over-allotment options by the underwriters and RioCan of 0.8 million shares, or $5.0 million.
 
(g)   Amount by which interest expense would have been reduced or increased as if the financing transactions had been in effect for the entire fourth quarter of 2009:
                                 
                            Interest (Increase)  
    Amount     Rate     Months of Q4     Decrease  
Proceeds from transfer of properties to unconsolidated managed joint venture:
                               
Properties transferred December 10, 2009
  $ 33,000,000       5.50 %     2.32     $ 351,000  
Properties transferred / to be transferred in 2010
    30,200,000       5.50 %     3.00       415,000  
Property-specific debt, pro rata
    75,600,000       5.70 %     3.00       1,077,000  
Common stock issued:
                               
October 2009
    38,000,000       5.50 %     1.00       174,000  
October 2009, primarily
    2,300,000       5.50 %     1.50       16,000  
December 2009
    5,000,000       5.50 %     3.00       69,000  
February and March 2010
    60,250,000       5.50 %     3.00       828,000  
Stabilized line of credit renewal November 10, 2009 Outstanding on date of renewal
    194,000,000       5.50 %     1.32       (1,174,000 )
 
                             
 
                          $ 1,756,000  
 
                             

12


 

CEDAR SHOPPING CENTERS, INC.
Same Property Analysis (a)
                                 
    Three months ended Dec 31,     Twelve months ended Dec 31,  
    2009     2008     2009     2008  
 
                       
The number of properties that were owned throughout each of the comparative periods
    104       104       102       102  
 
                       
 
                               
Revenues:
                               
Rents:
                               
Base rents
  $ 26,890,000     $ 26,885,000     $ 105,950,000     $ 106,053,000  
Percentage rents
    440,000       542,000       1,388,000       1,547,000  
Straight-line rents
    75,000       704,000       1,348,000       2,474,000  
Amortization of intangible lease liabilities
    2,470,000       3,530,000       11,544,000       12,456,000  
 
                       
 
    29,875,000       31,661,000       120,230,000       122,530,000  
Expense recoveries (b)
    6,995,000       6,757,000       28,788,000       27,564,000  
Other
    1,312,000       131,000       1,640,000       985,000  
 
                       
Total revenues
    38,182,000       38,549,000       150,658,000       151,079,000  
 
                       
 
                               
Operating expenses (b):
                               
Operating, maintenance and management
    6,381,000       6,144,000       24,699,000       23,343,000  
Real estate and other property-related taxes
    4,320,000       4,203,000       17,127,000       15,750,000  
 
                       
Total expenses
    10,701,000       10,347,000       41,826,000       39,093,000  
 
                       
 
                               
Net operating income (“NOI”)
  $ 27,481,000     $ 28,202,000     $ 108,832,000     $ 111,986,000  
 
                       
 
                               
Comprised of:
                               
NOI before straight-line rents and amortization of intangible lease liabilities
    24,936,000       23,968,000       95,940,000       97,056,000  
Straight-line rents and amortization of intangible lease liabilities
    2,545,000       4,234,000       12,892,000       14,930,000  
 
                       
NOI
  $ 27,481,000     $ 28,202,000     $ 108,832,000     $ 111,986,000  
 
                       
 
                               
Increase/(decrease) period over period
                               
Revenues:
                               
Rents:
                               
Base rents
  $ 5,000       0.0 %   $ (103,000 )     -0.1 %
Percentage rents
    (102,000 )     -18.8 %     (159,000 )     -10.3 %
Straight-line rents
    (629,000 )     -89.3 %     (1,126,000 )     -45.5 %
Amortization of intangible lease liabilities
    (1,060,000 )     -30.0 %     (912,000 )     -7.3 %
 
                       
 
    (1,786,000 )     -5.6 %     (2,300,000 )     -1.9 %
Expense recoveries
    238,000       3.5 %     1,224,000       4.4 %
Other
    1,181,000       901.5 %     655,000       66.5 %
 
                       
Total revenues
    (367,000 )     -1.0 %     (421,000 )     -0.3 %
 
                       
 
                               
Expenses:
                               
Operating, maintenance and management
    237,000       3.9 %     1,356,000       5.8 %
Real estate and other property-related taxes
    117,000       2.8 %     1,377,000       8.7 %
 
                       
Total expenses
    354,000       3.4 %     2,733,000       7.0 %
 
                       
 
                               
Net operating income
  $ (721,000 )     -2.6 %   $ (3,154,000 )     -2.8 %
 
                       
 
                               
Comprised of:
                               
NOI before straight-line rents and amortization of intangible lease liabilities
    968,000       4.0 %     (1,116,000 )     -1.1 %
Straight-line rents and amortization of intangible lease liabilities
    (1,689,000 )     -39.9 %     (2,038,000 )     -13.7 %
 
                       
NOI
  $ (721,000 )     -2.6 %   $ (3,154,000 )     -2.8 %
 
                       
 
                               
Percent occupied at end of period
    91.7 %     93.2 %     91.6 %     93.2 %
 
                       
 
                               
Expense recovery percentage (a)
    74.2 %     73.5 %     76.8 %     76.6 %
 
                       
 
(a)   Excludes results of unconsolidated joint venture properties subsquent to transfer to joint venture.
 
(b)   The expense recovery percentage is computed by dividing expense recoveries by the sum of direct property-specific operating, maintenance, management and real estate tax expenses. Such expenses exclude non-recoverable expenses, principally the net provision for doubtful accounts in the amounts of $1,022,000 and $770,000, respectively for the three months ended December 31, 2009 and 2008 and $3,300,000 and $1,760,000 respectively for the twelve months ended December 31, 2009 and 2008.

13


 

CEDAR SHOPPING CENTERS, INC.
Leasing Activity and Occupancy Statistics (a)(b)(f)
                                         
    At or for the three months ended  
    Dec 31,     Sep 30,     Jun 30,     Mar 31,     Dec 31,  
    2009     2009     2009     2009     2008  
Renewals (c)
                                       
 
                                       
Number of leases
    41       41       42       38       61  
Aggregate square feet
    339,000       202,000       329,000       200,000       321,000  
Average square feet
    8,268       4,927       7,833       5,263       5,262  
Average expiring base rent psf
  $ 8.30     $ 8.14     $ 7.33     $ 10.67     $ 11.87  
Average new base rent psf
  $ 8.13     $ 8.71     $ 8.08     $ 11.04     $ 13.19  
% (decrease) increase in base rent
    -2.1 %     7.0 %     10.2 %     3.4 %     11.1 %
 
                                       
New leases
                                       
 
                                       
Number of leases
    15       26       14       19       20  
Aggregate square feet
    188,000       409,000       76,000       95,000       67,000  
Average square feet
    12,533       15,731       5,429       5,000       3,350  
Average new base rent psf
  $ 16.66     $ 17.24     $ 14.66     $ 10.06     $ 13.42  
 
                                       
Terminated leases (d)
                                       
 
                                       
Number of leases
    21       13       18       19       18  
Aggregate square feet
    150,000       198,000       49,000       90,000       52,000  
Average square feet
    7,143       15,231       2,722       4,737       2,889  
Average old base rent psf
  $ 11.44     $ 4.02     $ 14.59     $ 12.12     $ 13.34  
 
                                       
Occupancy statistics
                                       
 
                                       
Stabilized properties:
                                       
Wholly-owned
    94 %     94 %     95 %     95 %     95 %
Consolidated joint ventures
    97 %     97 %     97 %     96 %     97 %
Real estate to be transferred to Joint Venture
    96 %     n/a       n/a       n/a       n/a  
Managed unconsolidated joint ventures
    90 %     n/a       n/a       n/a       n/a  
 
                             
Total stabilized properties
    95 %     95 %     95 %     95 %     95 %
 
                             
 
                                       
Redevelopment and retenanting properties
    74 %     76 %     67 %     65 %     65 %
 
                             
 
                                       
Total operating portfolio (e)
    91 %     92 %     92 %     92 %     92 %
 
                             
 
(a)   New leases do not necessarily replace specific terminated leases within any quarterly period and, accordingly, the amounts shown may relate to properties with substantially lower rents.
 
(b)   With the high occupancy levels for the Company’s portfolio on an overall basis, leasing activity for the indicated square footage amounts represents a small percentage of the total portfolio.
 
(c)   Renewal leases for the December 31, 2009 quarter include the 85,000 sq. ft. Burlington Coat Factory lease renewed in connection with the redevelopment of the center. Excluding this lease, there were 40 renewed leases, with an aggregate of 254,000 sq. ft. (an average 8,500 sq. ft.), and an average increase of approximately 4.8%.
 
(d)   Terminated leases for the September 30, 2009 quarter include the 144,000 sq. ft. Value City lease purchased by the Company. Excluding this lease, there were 12 terminated leases, with an aggregate of 54,000 sq. ft. (an average 4,500 sq. ft.), and an average old base rent psf $7.15.
 
(e)   Excludes ground-up development properties.
 
(f)   Incudes results of unconsolidated managed joint venture properties.

14


 

CEDAR SHOPPING CENTERS, INC.
Tenant And State Concentration
As of December 31, 2009
                                                 
    Number                             Annualized     Percentage  
    of                     Annualized     base rent     annualized  
Tenant Concentrations (e)   stores     GLA     % of GLA     base rent     per sq ft     base rents  
Top ten tenants (a):
                                               
Giant Foods (b)
    22       1,328,000       10.3 %   $ 21,503,000     $ 16.19       16.0 %
Farm Fresh (b)
    6       364,000       2.8 %     3,880,000       10.66       2.9 %
Stop & Shop (b)
    5       325,000       2.5 %     3,494,000       10.75       2.6 %
Discount Drug Mart
    14       346,000       2.7 %     3,280,000       9.48       2.4 %
Shaw’s (b)
    4       241,000       1.9 %     2,716,000       11.27       2.0 %
LA Fitness
    4       168,000       1.3 %     2,496,000       14.86       1.9 %
CVS
    10       113,000       0.9 %     2,335,000       20.66       1.7 %
Food Lion (b)
    7       243,000       1.9 %     1,921,000       7.91       1.4 %
Staples
    7       145,000       1.1 %     1,821,000       12.56       1.4 %
Shop Rite
    2       118,000       0.9 %     1,599,000       13.55       1.2 %
 
                                   
Sub-total top ten tenants
    81       3,391,000       26.2 %     45,045,000       13.28       33.5 %
 
                                               
Remaining tenants
    1,195       8,282,000       63.9 %     89,511,000       10.81       66.5 %
 
                                   
Sub-total all tenants (c)
    1,276       11,673,000       90.1 %     134,556,000     $ 11.53       100.0 %
 
                                               
Vacant space (d)
    n/a       1,280,000       9.9 %     n/a       n/a       n/a  
 
                                   
Total (including vacant space)
    1,276       12,953,000       100.0 %   $ 134,556,000     $ 10.39       n/a  
 
                                   
 
(a)   Based on annualized base rent.
 
(b)   Several of the tenants listed above share common ownership with other tenants including, without limitation, (1) Giant Foods and Stop & Shop, (2) Farm Fresh, Shaw’s, Shop ‘n Save (GLA of 53,000; annualized base rent of $495,000), Shoppers Food Warehouse (GLA of 120,000; annualized base rent of $1,206,000) and Acme (GLA of 172,000; annualized based rent of $756,000), and (3) Food Lion and Hannaford (GLA of 43,000; annualized base rent of $405,000).
 
(c)   Includes tenants at ground-up development properties.
 
(d)   Includes vacant space at properties undergoing development and/or redevelopment activities.
 
(e)   Incudes unconsolidated managed joint venture properties.
                                         
Total Revenues By State (a)   Three months ended  
    Dec 31,     Sep 30,     Jun 30,     Mar 31,     Dec 31,  
State   2009     2009     2009     2009     2008  
Pennsylvania
  $ 23,098,000     $ 20,689,000     $ 19,944,000     $ 20,881,000     $ 20,990,000  
Massachusetts
    6,106,000       5,668,000       5,748,000       6,403,000       5,908,000  
Connecticut
    4,995,000       5,852,000       5,046,000       4,934,000       3,866,000  
Ohio
    2,479,000       2,374,000       2,562,000       2,600,000       3,198,000  
Maryland
    2,554,000       3,075,000       3,047,000       2,834,000       2,390,000  
New Jersey
    2,664,000       2,798,000       2,988,000       3,255,000       3,349,000  
Virginia
    3,245,000       2,797,000       2,731,000       2,996,000       2,821,000  
New York
    1,247,000       1,408,000       1,428,000       1,519,000       1,514,000  
Michigan
    403,000       449,000       431,000       463,000       383,000  
 
                             
 
  $ 46,791,000     $ 45,110,000     $ 43,925,000     $ 45,885,000     $ 44,419,000  
 
                             
 
(a)   Excludes results of unconsolidated joint venture properties subsquent to transfer to joint venture.

15


 

CEDAR SHOPPING CENTERS, INC.
Lease Expirations (d)
As of December 31, 2009
                                                 
                                            Percentage  
    Number             Percentage     Annualized     Annualized     of annualized  
Year of lease   of leases     GLA     of GLA     expiring     expiring base     expiring  
expiration   expiring     expiring     expiring     base rents     rents per sq ft     base rents  
Month-To-Month
    83       214,000       1.8 %   $ 2,823,000     $ 13.19       2.1 %
2010
    166       804,000       6.9 %     9,833,000       12.23       7.3 %
2011
    181       1,016,000       8.7 %     11,571,000       11.39       8.6 %
2012
    177       846,000       7.2 %     9,808,000       11.59       7.3 %
2013
    143       755,000       6.5 %     9,268,000       12.28       6.9 %
2014
    150       1,357,000       11.6 %     12,903,000       9.51       9.6 %
2015
    105       1,052,000       9.0 %     9,796,000       9.31       7.3 %
2016
    49       607,000       5.2 %     5,873,000       9.68       4.4 %
2017
    37       487,000       4.2 %     6,191,000       12.71       4.6 %
2018
    42       778,000       6.7 %     8,878,000       11.41       6.6 %
2019
    38       562,000       4.8 %     6,127,000       10.90       4.6 %
2020
    29       932,000       8.0 %     7,621,000       8.18       5.7 %
Thereafter
    79       2,263,000       19.4 %     33,864,000       14.96       25.2 %
 
                                   
All tenants (a)
    1,276       11,673,000       100.0 %     134,556,000       11.53       100.0 %
Vacant space (b)
    n/a       1,280,000       n/a       n/a       n/a       n/a  
 
                                   
Total portfolio (c)
    1,276       12,953,000       n/a     $ 134,556,000     $ 10.39       n/a  
 
                                   
 
(a)   Includes tenants at ground-up development properties.
 
(b)   Includes vacant space at properties undergoing development and/or redevelopment activities.
 
(c)   At December 31, 2009, the Company had a portfolio of 119 operating properties totaling approximately 13.0 million sq. ft. of GLA,
 
    including 95 wholly-owned properties comprising approximately 9.4 million square feet, 13 properties owned in joint venture
 
    comprising approximately 1.7 million sq. ft., two properties partially-owned in a managed unconsolidated joint venture comprising
 
    approximately 0.2 million sq. ft., five properties to be transferred to a managed unconsolidated joint venture comprising approximately
 
    1.0 million sq. ft. and four ground up developemtns comprising approximately 0.7 million sq. ft., the portfolio excluding the ground-up
 
    development was approximately 91% leased as of December 31, 2009.
 
(d)   Incudes unconsolidated managed joint venture properties.

16


 

CEDAR SHOPPING CENTERS, INC.
Property Description
As of December 31, 2009
                                         
                Gross         Major tenants [20,000 or more sq. ft. of GLA]
                leasable     Year built/   and tenants at single-tenant properties
        Year   Percent   area     year last               Lease
Property Description   State   acquired   owned   (“GLA”)     renovated   Name   Sq. ft.     expiration
Wholly-Owned Stabilized Properties:(a)                                        
Academy Plaza
  PA   2001   100%     152,727     1965/1998   Acme Markets     50,918     9/30/2018
 
                                       
Annie Land Plaza
  VA   2006   100%     42,500     1999   Food Lion     29,000     5/4/2019
 
                                       
Camp Hill
  PA   2002   100%     472,458     1958/2005   Boscov’s     167,597     9/30/2020
 
                          Giant Foods     92,939     10/31/2025
 
                          LA Fitness     45,000     12/31/2021
 
                          Orthopedic Inst of PA     40,904     5/31/2016
 
                          Barnes & Noble     24,908     1/31/2011
 
                          Staples     20,000     6/30/2015
 
                                       
Carbondale Plaza
  PA   2004   100%     129,915     1972/2005   Weis Markets     52,720     2/29/2016
 
                                       
Carmans Plaza
  NY   2007   100%     194,481     1954/2007   Pathmark     52,211     3/31/2017
 
                          Best Fitness     27,598     5/31/2018
 
                          AJ Wright     25,806     4/30/2013
 
                                       
Carll’s Corner
  NJ   2007   100%     129,582     1960’s-1999/2004   Acme Markets     55,000     9/30/2016
 
                                       
Circle Plaza
  PA   2007   100%     92,171     1979/1991   K-Mart     92,171     11/30/2014
 
                                       
Clyde Discount Drug Mart Plaza
  OH   2005   100%     34,592     2002   Discount Drug Mart     24,592     3/31/2019
 
                                       
Coliseum Marketplace
  VA   2005   100%     98,359     1987/2005   Farm Fresh     57,662     1/31/2021
 
                                       
CVS at Bradford
  PA   2005   100%     10,722     1996   CVS     10,722     3/31/2017
 
                                       
CVS at Celina
  OH   2005   100%     10,195     1998   CVS     10,195     1/31/2020
 
                                       
CVS at Erie
  PA   2005   100%     10,125     1997   CVS     10,125     1/31/2019
 
                                       
CVS at Kinderhook
  NY   2007   100%     13,225     2007   CVS     13,225     1/31/2033
 
                                       
CVS at Portage Trail
  OH   2005   100%     10,722     1996   CVS     10,722     9/30/2017
 
                                       
East Chestnut
  PA   2005   100%     21,180     1996                
 
                                       
Elmhurst Square
  VA   2006   100%     66,250     1961-1983   Food Lion     38,272     9/30/2011
 
                                       
Enon Discount Drug Mart Plaza
  OH   2007   100%     42,876     2005-2006   Discount Drug Mart     24,596     3/31/2022
 
                                       
Fairfield Plaza
  CT   2005   100%     72,279     2001/2005   TJ Maxx     25,257     8/31/2013
 
                          Staples     20,388     10/31/2019
 
                                       
Fairview Plaza
  PA   2003   100%     69,579     1992   Giant Foods     59,237     2/28/2017
 
                                       
Family Dollar at Zanesville
  OH   2005   100%     6,900     2000   Family Dollar     6,900     12/31/2014
 
                                       
FirstMerit Bank at Akron
  OH   2005   100%     3,200     1996   FirstMerit Bank     3,200     12/31/2011
 
                                       
FirstMerit Bank at Cuyahoga Falls
  OH   2006   100%     18,300     1973/2003   FirstMerit Bank     18,300     12/31/2015
 
                                       
Gahanna Discount Drug Mart Plaza
  OH   2006   100%     48,992     2003   Discount Drug Mart     24,592     3/31/2020
 
                                       
General Booth Plaza
  VA   2005   100%     73,320     1985   Farm Fresh     53,758     1/31/2014
 
                                       
Gold Star Plaza
  PA   2006   100%     71,720     1988   Redner’s     47,329     3/16/2019
 
                                       
Golden Triangle
  PA   2003   100%     202,943     1960/2005   LA Fitness     44,796     4/30/2020
 
                          Marshalls     30,000     1/31/2011
 
                          Staples     24,060     5/31/2012
 
                                       
Groton Shopping Center
  CT   2007   100%     117,986     1969   TJ Maxx     30,000     5/31/2011

17


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of December 31, 2009
                                         
                Gross         Major tenants [20,000 or more sq. ft. of GLA]
                leasable     Year built/   and tenants at single-tenant properties
        Year   Percent   area     year last               Lease
Property Description   State   acquired   owned   (“GLA”)     renovated   Name   Sq. ft.     expiration
Grove City Discount Drug Mart Plaza
  OH   2007   100%     40,848     2005   Discount Drug Mart     24,596     3/31/2020
 
                                       
Halifax Plaza
  PA   2003   100%     51,510     1994   Giant Foods     32,000     10/31/2019
 
                                       
Hamburg Commons
  PA   2004   100%     99,580     1988-1993   Redner’s     56,780     6/30/2025
 
                                       
Hannaford Plaza
  MA   2006   100%     102,459     1965/2006   Hannaford     42,598     4/30/2015
 
                                       
Hilliard Discount Drug Mart Plaza
  OH   2007   100%     40,988     2003   Discount Drug Mart     24,592     3/31/2020
 
                                       
Hills & Dales Discount Drug Mart Plaza
  OH   2007   100%     33,553     1992-2007   Discount Drug Mart     23,608     3/31/2023
 
                                       
Jordan Lane
  CT   2005   100%     181,730     1969/1991   Stop & Shop     60,632     9/30/2015
 
                          AJ Wright     39,280     3/31/2015
 
                                       
Kempsville Crossing
  VA   2005   100%     94,477     1985   Farm Fresh     73,878     1/31/2014
 
                                       
Kenley Village
  MD   2005   100%     51,894     1988   Food Lion     29,000     2/11/2014
 
                                       
Kings Plaza
  MA   2007   100%     168,243     1970/1994   Work Out World     42,997     12/31/2014
 
                          AJ Wright     28,504     9/30/2013
 
                          Ocean State Job Lot     20,300     5/31/2014
 
                                       
Kingston Plaza
  NY   2006   100%     18,337     2006                
 
                                       
LA Fitness Facility
  PA   2002   100%     41,000     2003   LA Fitness     41,000     12/31/2018
 
                                       
Liberty Marketplace
  PA   2005   100%     68,200     2003   Giant Foods     55,000     9/30/2023
 
                                       
Lodi Discount Drug Mart Plaza
  OH   2005   100%     38,576     2003   Discount Drug Mart     24,596     3/31/2019
 
                                       
Long Reach Village
  MD   2006   100%     104,932     1973/1998   Safeway     53,684     7/31/2018
 
                                       
Mason Discount Drug Mart Plaza
  OH   2008   100%     52,896     2005/2007   Discount Drug Mart     24,596     3/31/2021
 
                                       
McCormick Place
  OH   2005   100%     46,000     1995   Sam Levin Furniture     46,000     11/30/2011
 
                                       
Mechanicsburg Giant
  PA   2005   100%     51,500     2003   Giant Foods     51,500     8/31/2024
 
                                       
Metro Square
  MD   2008   100%     71,896     1999   Shoppers Food Warehouse     58,200     1/31/2030
 
                                       
Newport Plaza
  PA   2003   100%     66,789     1996   Giant Foods     43,400     5/31/2021
 
                                       
Oak Ridge
  VA   2006   100%     38,700     2000   Food Lion     33,000     5/31/2019
 
                                       
Oakland Commons
  CT   2007   100%     89,850     1962/1995   Shaw’s     54,661     2/29/2016
 
                          Bristol Ten Pin     35,189     4/30/2043
 
                                       
Oakland Mills
  MD   2005   100%     58,224     1960’s/2004   Food Lion     43,470     11/30/2018
 
                                       
Palmyra Shopping Center
  PA   2005   100%     112,108     1960/1995   Weis Markets     46,181     3/31/2015
 
                                       
Pickerington Discount Drug Mart Plaza
  OH   2005   100%     47,810     2002   Discount Drug Mart     25,852     3/31/2018
 
                                       
Pine Grove Plaza
  NJ   2003   100%     79,306     2001/2002   Peebles     24,963     1/31/2022

18


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of December 31, 2009
                                         
                Gross         Major tenants [20,000 or more sq. ft. of GLA]
                leasable     Year built/   and tenants at single-tenant properties
        Year   Percent   area     year last               Lease
Property Description   State   acquired   owned   (“GLA”)     renovated   Name   Sq. ft.     expiration
Polaris Discount Drug Mart Plaza
  OH   2005   100%     50,283     2001   Discount Drug Mart     25,855     3/31/2017
 
                                       
Port Richmond Village
  PA   2001   100%     154,908     1988   Thriftway     40,000     10/31/2013
 
                          Pep Boys     20,615     2/28/2014
 
                                       
Price Chopper Plaza
  MA   2007   100%     101,824     1960’s-2004   Price Chopper     58,545     11/30/2015
 
                                       
Rite Aid at Massillon
  OH   2005   100%     10,125     1999   Rite Aid     10,125     1/31/2020
 
                                       
River View Plaza I, II and III
  PA   2003   100%     244,225     1991/1998   United Artists Theatre     77,700     12/31/2018
 
                          Avalon Carpet     25,000     1/31/2012
 
                          Pep Boys     22,000     9/30/2014
 
                                       
Smithfield Plaza
  VA   2005-2008   100%     134,664     1987/1996   Farm Fresh     45,544     1/31/2014
 
                          Maxway     21,600     9/30/2010
 
                          Peebles     21,600     1/31/2015
 
                                       
South Philadelphia
  PA   2003   100%     283,415     1950/2003   Shop Rite     54,388     9/30/2018
 
                          Ross Dress For Less     31,349     1/31/2013
 
                          Bally’s Total Fitness     31,000     5/31/2017
 
                          Modell’s     20,000     1/31/2018
 
                                       
St. James Square
  MD   2005   100%     39,903     2000   Food Lion     33,000     11/14/2020
 
                                       
Stadium Plaza
  MI   2005   100%     77,688     1960’s/2003   A&P     54,650     8/31/2022
 
                                       
Suffolk Plaza
  VA   2005   100%     67,216     1984   Farm Fresh     67,216     1/31/2014
 
                                       
Swede Square
  PA   2003   100%     98,792     1980/2004   LA Fitness     37,200     6/30/2016
 
                                       
The Brickyard
  CT   2004   100%     274,553     1990   Sam’s Club     109,755     1/31/2010
 
                          Home Depot     103,003     1/31/2015
 
                          Syms     38,000     3/31/2012
 
                                       
The Commons
  PA   2004   100%     175,121     2003   Elder Beerman     54,500     1/31/2017
 
                          Shop ’n Save     52,654     10/7/2015
 
                                       
The Point
  PA   2000   100%     250,697     1972/2001   Burlington Coat Factory     76,665     1/31/2011
 
                          Giant Foods     58,585     7/31/2021
 
                          Staples     24,000     8/31/2013
 
                          AC Moore     20,000     7/31/2013
 
                                       
The Point at Carlisle Plaza
  PA   2005   100%     182,859     1965/2005   Bon-Ton     59,925     1/25/2015
 
                          Office Max     22,645     10/22/2012
 
                          Dunham Sports     21,300     1/31/2016
 
                                       
Timpany Plaza
  MA   2007   100%     183,775     1970’s-1989   Stop & Shop     59,947     12/31/2014
 
                          Big Lots     28,027     1/31/2011
 
                          Gardner Theater     27,576     5/31/2014
 
                                       
Trexler Mall
  PA   2005   100%     339,363     1973/2004   Kohl’s     88,248     1/31/2024
 
                          Bon-Ton     62,000     1/28/2012
 
                          Giant Foods     56,753     1/31/2016
 
                          Lehigh Wellness Partners     30,594     11/30/2013
 
                          Trexlertown Fitness Club     28,870     2/28/2015
 
                                       
Ukrop’s at Fredericksburg
  VA   2005   100%     63,000     1997   Ukrop’s Supermarket     63,000     8/4/2017
 
                                       
Ukrop’s at Glen Allen
  VA   2005   100%     43,000     2000   Ukrop’s Supermarket     43,000     2/15/2015

19


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of December 31, 2009
                                                 
                    Gross         Major tenants [20,000 or more sq. ft. of GLA]  
                    leasable     Year built/   and tenants at single-tenant properties  
        Year   Percent     area     year last               Lease  
Property Description   State   acquired   owned     (“GLA”)     renovated   Name   Sq. ft.     expiration  
Valley Plaza
  MD   2003     100 %     190,939     1975/1994   K-Mart     95,810       9/30/2014  
 
                              Ollie’s Bargain Outlet     41,888       3/31/2011  
 
                              Tractor Supply     32,095       5/31/2015  
 
                                               
Virginia Center Commons
  VA   2005     100 %     9,763     2002                    
 
                                               
Virginia Little Creek
  VA   2005     100 %     69,620     1996/2001   Farm Fresh     66,120       1/31/2014  
 
                                               
Wal-Mart Center
  CT   2003     100 %     155,842     1972/2000   Wal-Mart     95,482       1/31/2020  
 
                              NAMCO     20,000       1/31/2011  
 
                                               
Washington Center Shoppes
  NJ   2001     100 %     157,290     1979/1995   Acme Markets     66,046       12/2/2020  
 
                              Planet Fitness     20,742       3/31/2024  
 
                                               
West Bridgewater Plaza
  MA   2007     100 %     133,039     1970/2007   Shaw’s     57,315       2/28/2027  
 
                              Big Lots     25,000       1/31/2014  
 
                                               
Westlake Discount Drug Mart Plaza
  OH   2005     100 %     55,775     2005   BG Storage     31,295       1/31/2016  
 
                              Discount Drug Mart     24,480       3/31/2021  
 
                                               
Yorktowne Plaza
  MD   2007     100 %     158,982     1970/2000   Food Lion     37,692       12/31/2020  
 
                                             
Total Wholly-Owned Stabilized Properties
                    7,775,366                          
 
                                             
 
                                               
Properties Owned in Joint Venture:
                                               
Homburg Joint Venture:
                                               
Aston Center
  PA   2007     20 %     55,000     2005   Giant Foods     55,000       11/30/2025  
 
                                               
Ayr Town Center
  PA   2007     20 %     55,600     2005   Giant Foods     50,000       5/31/2025  
 
                                               
Fieldstone Marketplace
  MA   2005     20 %     193,970     1988/2003   Shaw’s     68,000       2/29/2024  
 
                              Flagship Cinema     41,975       10/31/2023  
 
                                               
Meadows Marketplace
  PA   2004     20 %     91,538     2005   Giant Foods     65,507       11/30/2025  
 
                                               
Parkway Plaza
  PA   2007     20 %     106,628     1998-2002   Giant Foods     66,935       12/31/2018  
 
                                               
Pennsboro Commons
  PA   2005     20 %     107,384     1999   Giant Foods     68,624       8/10/2019  
 
                                               
Scott Town Center
  PA   2007     20 %     67,933     2004   Giant Foods     54,333       7/31/2023  
 
                                               
Spring Meadow Shopping Center
  PA   2007     20 %     67,950     2004   Giant Foods     65,000       10/31/2024  
 
                                               
Stonehedge Square
  PA   2006     20 %     88,677     1990/2006   Nell’s Market     51,687       5/31/2026  
 
                                             
 
                    834,680                          
 
                                             
 
                                               
PCP Joint Venture:
                                               
New London Mall
  CT   2009     40 %     257,814     1967/1997 -   Shoprite     64,017       2/29/2020  
 
                          2000   Marshalls     30,354       1/31/2014  
 
                              Homegoods     25,432       9/30/2010  
 
                              Petsmart     23,500       1/31/2015  
 
                              AC Moore     20,932       3/31/2015  
 
                                               
San Souci Plaza
  MD   2009     40 %     264,134     1985 - 1997/   Shoppers Food Warehouse     61,466       5/31/2020  
 
                          2007   Marshalls     27,000       9/30/2017  
 
                                             
 
                    521,948                          
Joint Ventures (other):
                                               
CVS at Naugatuck
  CT   2008     50 %     13,225     2008   CVS     13,225       1/31/2034  
 
                                             
Total Consolidated Joint Ventures
                    1,369,853                          
 
                                             

20


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of December 31, 2009
                                                 
                    Gross         Major tenants [20,000 or more sq. ft. of GLA]  
                    leasable     Year built/   and tenants at single-tenant properties  
        Year   Percent     area     year last               Lease  
Property Description   State   acquired   owned     (“GLA”)     renovated   Name   Sq. ft.     expiration  
Real estate to be contributed to a Joint Venture:
                                               
 
                                               
Columbus Crossing
  PA   2003     100 %     142,166     2001   Super Fresh     61,506       9/30/2020  
 
                              Old Navy     25,000       1/31/2014  
 
                              AC Moore     22,000       9/30/2011  
 
                                               
Franklin Village Plaza
  MA   2004     100 %     304,285     1987/2005   Stop & Shop     75,000       4/30/2026  
 
                              Marshalls     26,890       1/31/2014  
 
                                               
Loyal Plaza (b)
  PA   2002     100 %     293,825     1969/2000   K-Mart     102,558       8/31/2011  
 
                              Giant Foods     66,935       10/31/2019  
 
                              Staples     20,555       11/30/2014  
 
                                               
Shaw’s Plaza
  MA   2006     100 %     176,609     1968/1998   Shaw’s     60,748       2/28/2023  
 
                              Marshall’s     25,752       1/31/2013  
 
                                               
Stop & Shop Plaza
  CT   2008     100 %     54,510     2006   Stop & Shop     54,510       11/30/2026  
 
                                               
Total Real estate to be contributed to a Joint Venture:
                    971,395                          
 
                                             
 
                                               
Managed Unconsolidated Joint Ventures:
                                               
 
                                               
Sunset Crossing
  PA   2003     20 %     74,142     2002   Giant Foods     54,332       6/30/2022  
 
                                               
Blue Mountain Commons
  PA   2008     20 %     121,146     2009   Giant Foods     97,707       10/31/2026  
 
                                               
 
                                             
Total Managed Unconsolidated Joint Ventures:
                    195,288                          
 
                                             
Total Stabilized Portfiolio
                    10,311,902                          
 
                                             
 
                                               
Redevelopment Properties: (a)
                                               
Dunmore Shopping Center
  PA   2005     100 %     101,000     1962/1997   Eynon Furniture Outlet     40,000       2/28/2014  
 
                              Big Lots     26,902       1/31/2012  
 
                                               
Lake Raystown Plaza
  PA   2004     100 %     145,727     1995   Giant Foods     61,435       10/31/2026  
 
                                               
Shore Mall
  NJ   2006     100 %     459,098     1960/1980   Boscov’s     172,200       9/19/2018  
 
                              Burlington Coat Factory     85,000       11/30/2014  
 
                              K&G     25,000       2/28/2017  
 
                                               
The Shops at Suffolk Downs
  MA   2005     100 %     121,829     2005   Stop & Shop     74,977       9/30/2025  
 
                                               
Townfair Center
  PA   2004     100 %     138,041     2002   Lowe’s Home Centers     95,173       12/31/2015  
 
                                               
Trexlertown Plaza
  PA   2006     100 %     241,381     1990/2005   Redner’s     47,900       10/31/2015  
 
                              Big Lots     33,824       1/31/2012  
 
                              Tractor Supply     22,670       10/31/2020  
 
                              Sears     22,500       10/31/2012  
 
                                               
 
                                             
Total Redevelopment Properties
                    1,207,076                          
 
                                             
 
                                               
Retenanting Properties: (a)
                                               
Columbia Mall
  PA   2005     75 %     348,574     1988   Sears     64,264       10/24/2013  
 
                              Bon-Ton     45,000       10/31/2013  
 
                                               
Centerville Discount Drug Mart Plaza
  OH   2005     100 %     49,494     2000   Discount Drug Mart     24,012       3/31/2016  
 
                                               
Fairview Commons
  PA   2007     100 %     59,578     1976/2003                    
 
                                               
Huntingdon Plaza
  PA   2004     100 %     147,355     1972 - 2003   Peebles     22,060       1/31/2018  

21


 

CEDAR SHOPPING CENTERS, INC.
Property Description (Continued)
As of December 31, 2009
                                                 
                    Gross         Major tenants [20,000 or more sq. ft. of GLA]  
                    leasable     Year built/   and tenants at single-tenant properties  
        Year   Percent     area     year last               Lease  
Property Description   State   acquired   owned     (“GLA”)     renovated   Name   Sq. ft.     expiration  
Oakhurst Plaza
  VA   2006     100 %     107,869     1980/2001                    
 
                                               
Ontario Discount Drug Mart Plaza
  OH   2005     100 %     38,623     2002   Discount Drug Mart     25,475       3/31/2018  
 
                                               
Shelby Discount Drug Mart Plaza
  OH   2005     100 %     36,596     2002   Discount Drug Mart     24,596       3/31/2019  
 
                                               
Shoppes at Salem Run
  VA   2005     100 %     15,100     2005                    
 
                                               
 
                                             
Total Retenanting Properties
                    803,189                          
 
                                             
Total Non-Stabilized Properties
                    2,010,265                          
 
                                             
Total Operating Portfolio
                    12,322,167                          
 
                                             
 
                                               
Ground-Up Developments: (a)
                                               
 
                                               
Crossroads II
  PA   2008     60 %     133,618     2009   Giant Foods     76,415       11/30/2029  
 
                                               
Heritage Crossing
  PA   2008     60 %     59,396     2009                    
 
                                               
Northside Commons
  PA   2008     100 %     85,300     2009   Redner’s Market     48,519       8/31/2029  
 
                                               
Upland Square
  PA   2007     60 %     352,456     2009   Giant Foods     78,900       7/31/2029  
 
                              Best Buy     30,000       12/31/2019  
 
                              Bed, Bath & Beyond     25,000       1/31/2020  
 
                                               
 
                              TJ Maxx     25,000       8/31/2019  
 
                                             
Total Ground-Up Developments
                    630,770                          
 
                                             
Total Portfolio (b)
                    12,952,937                          
 
                                             
 
(a)   “Stabilized properties” are those properties which are at least 80% leased and not designated as “development” or “redevelopment” properties as of December 31, 2009. Ground-up developments have commenced operations, but were not “stabilized properties” for the entire three-months ended December 31, 2009.

22


 

     
CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft.
As of December 31, 2009
                                                                                                 
                    Financial statement carrying values     Gross                
                                                            Real estate to be     Managed     leasable             Average  
            Percent             Buildings and     Total     Accumulated     Net book     transferred to     unconsolidated     area     Percent     base rent per  
Property Description   State     owned     Land     improvements     cost     depreciation     value     joint venture     joint venture     (“GLA”)     occupied     leased sq. ft.  
Properties:(a)
                                                                                               
Academy Plaza
  PA     100 %   $ 2,406,000     $ 11,184,000     $ 13,590,000     $ 2,319,000     $ 11,271,000                       152,727       82 %   $ 12.95  
Annie Land Plaza
  VA     100 %     809,000       3,869,000       4,678,000       492,000       4,186,000                       42,500       92 %     9.13  
Camp Hill
  PA     100 %     4,424,000       60,772,000       65,196,000       7,948,000       57,248,000                       472,458       98 %     12.82  
Carbondale Plaza
  PA     100 %     1,586,000       12,147,000       13,733,000       1,891,000       11,842,000                       129,915       86 %     6.90  
Carll’s Corner
  NJ     100 %     2,964,000       15,394,000       18,358,000       1,231,000       17,127,000                       129,582       94 %     8.59  
Carman’s Plaza
  NY     100 %     8,416,000       34,202,000       42,618,000       2,892,000       39,726,000                       194,481       94 %     14.41  
Circle Plaza
  PA     100 %     561,000       2,916,000       3,477,000       194,000       3,283,000                       92,171       100 %     2.74  
Clyde Discount Drug Mart Plaza
  OH     100 %     673,000       3,232,000       3,905,000       513,000       3,392,000                       34,592       100 %     9.69  
Coliseum Marketplace
  VA     100 %     3,586,000       17,164,000       20,750,000       2,713,000       18,037,000                       98,359       86 %     16.32  
CVS at Bradford
  PA     100 %     291,000       1,482,000       1,773,000       257,000       1,516,000                       10,722       100 %     12.80  
CVS at Celina
  OH     100 %     418,000       1,967,000       2,385,000       288,000       2,097,000                       10,195       100 %     18.54  
CVS at Erie
  PA     100 %     399,000       1,783,000       2,182,000       249,000       1,933,000                       10,125       100 %     16.50  
CVS at Kinderhook
  NY     100 %     2,502,000       1,106,000       3,608,000       69,000       3,539,000                       13,225       100 %     20.70  
CVS at Portage Trail
  OH     100 %     341,000       1,611,000       1,952,000       245,000       1,707,000                       10,722       100 %     13.00  
East Chestnut
  PA     100 %     800,000       3,702,000       4,502,000       713,000       3,789,000                       21,180       100 %     13.39  
Elmhurst Square
  VA     100 %     1,371,000       6,229,000       7,600,000       815,000       6,785,000                       66,250       94 %     8.62  
Enon Discount Drug Mart Plaza
  OH     100 %     1,135,000       4,356,000       5,491,000       386,000       5,105,000                       42,876       100 %     11.01  
Fairfield Plaza
  CT     100 %     2,202,000       9,394,000       11,596,000       1,355,000       10,241,000                       72,279       93 %     14.00  
Fairview Plaza
  PA     100 %     2,129,000       8,716,000       10,845,000       1,516,000       9,329,000                       69,579       100 %     12.22  
Family Dollar at Zanesville
  OH     100 %     81,000       568,000       649,000       281,000       368,000                       6,900       100 %     8.70  
FirstMerit Bank at Akron
  OH     100 %     168,000       736,000       904,000       121,000       783,000                       3,200       100 %     23.51  
FirstMerit Bank at Cuyahoga Falls
  OH     100 %     264,000       1,312,000       1,576,000       176,000       1,400,000                       18,300       100 %     6.03  
Gahanna Discount Drug Mart Plaza
  OH     100 %     1,738,000       6,765,000       8,503,000       868,000       7,635,000                       48,992       91 %     14.75  
General Booth Plaza
  VA     100 %     1,935,000       9,566,000       11,501,000       1,773,000       9,728,000                       73,320       95 %     12.55  
Gold Star Plaza
  PA     100 %     1,644,000       6,602,000       8,246,000       942,000       7,304,000                       71,720       84 %     9.08  
Golden Triangle
  PA     100 %     2,320,000       19,239,000       21,559,000       3,561,000       17,998,000                       202,943       89 %     12.91  
Groton Shopping Center
  CT     100 %     3,073,000       12,375,000       15,448,000       1,341,000       14,107,000                       117,986       97 %     10.31  
Grove City Discount Drug Mart Plaza
  OH     100 %     1,241,000       5,041,000       6,282,000       496,000       5,786,000                       40,848       100 %     13.09  
Halifax Plaza
  PA     100 %     1,347,000       6,026,000       7,373,000       960,000       6,413,000                       51,510       90 %     10.99  
Hamburg Commons
  PA     100 %     1,153,000       9,888,000       11,041,000       1,277,000       9,764,000                       99,580       93 %     6.12  
Hannaford Plaza
  MA     100 %     1,874,000       8,806,000       10,680,000       1,076,000       9,604,000                       102,459       97 %     7.51  
Hilliard Discount Drug Mart Plaza
  OH     100 %     1,307,000       4,980,000       6,287,000       429,000       5,858,000                       40,988       93 %     12.56  
Hills & Dales Discount Drug Mart Plaza
  OH     100 %     786,000       3,072,000       3,858,000       301,000       3,557,000                       33,553       90 %     9.74  
Jordan Lane
  CT     100 %     4,291,000       21,411,000       25,702,000       3,310,000       22,392,000                       181,730       98 %     10.23  
Kempsville Crossing
  VA     100 %     2,207,000       11,129,000       13,336,000       2,123,000       11,213,000                       94,477       96 %     11.04  
Kenley Village
  MD     100 %     726,000       3,557,000       4,283,000       953,000       3,330,000                       51,894       95 %     7.93  
Kings Plaza
  MA     100 %     2,408,000       11,872,000       14,280,000       1,168,000       13,112,000                       168,243       99 %     6.37  
Kingston Plaza
  NY     100 %     2,891,000       2,344,000       5,235,000       186,000       5,049,000                       18,337       100 %     26.76  
LA Fitness Facility
  PA     100 %     2,462,000       5,176,000       7,638,000       849,000       6,789,000                       41,000       100 %     19.90  
Liberty Marketplace
  PA     100 %     2,695,000       12,847,000       15,542,000       1,746,000       13,796,000                       68,200       89 %     17.50  
Lodi Discount Drug Mart Plaza
  OH     100 %     704,000       3,461,000       4,165,000       633,000       3,532,000                       38,576       88 %     8.63  
Long Reach Village
  MD     100 %     1,721,000       8,698,000       10,419,000       1,197,000       9,222,000                       104,932       87 %     10.80  
Mason Discount Drug Mart Plaza
  OH     100 %     1,849,000       7,449,000       9,298,000       668,000       8,630,000                       52,896       91 %     14.56  
McCormick Place
  OH     100 %     849,000       4,064,000       4,913,000       858,000       4,055,000                       46,000       100 %     8.50  
Mechanicsburg Giant
  PA     100 %     2,709,000       12,159,000       14,868,000       1,471,000       13,397,000                       51,500       100 %     21.78  
Metro Square
  MD     100 %     3,121,000       12,351,000       15,472,000       520,000       14,952,000                       71,896       100 %     18.77  
Newport Plaza
  PA     100 %     1,672,000       8,153,000       9,825,000       1,165,000       8,660,000                       66,789       100 %     10.51  
Oak Ridge
  VA     100 %     960,000       4,281,000       5,241,000       437,000       4,804,000                       38,700       100 %     10.45  
Oakland Commons
  CT     100 %     2,504,000       15,677,000       18,181,000       1,375,000       16,806,000                       89,850       100 %     10.71  
Oakland Mills
  MD     100 %     1,611,000       6,321,000       7,932,000       1,159,000       6,773,000                       58,224       100 %     13.33  
Palmyra Shopping Center
  PA     100 %     1,488,000       6,908,000       8,396,000       1,240,000       7,156,000                       112,108       91 %     5.84  
Pickerington Discount Drug Mart Plaza
  OH     100 %     1,305,000       5,952,000       7,257,000       969,000       6,288,000                       47,810       89 %     12.09  
Pine Grove Plaza
  NJ     100 %     1,622,000       6,507,000       8,129,000       1,107,000       7,022,000                       79,306       100 %     10.77  
Polaris Discount Drug Mart Plaza
  OH     100 %     1,242,000       5,846,000       7,088,000       1,132,000       5,956,000                       50,283       90 %     12.21  
Port Richmond Village
  PA     100 %     2,843,000       12,436,000       15,279,000       2,607,000       12,672,000                       154,908       97 %     12.64  
Price Chopper Plaza
  MA     100 %     4,111,000       18,456,000       22,567,000       1,308,000       21,259,000                       101,824       88 %     11.10  
Rite Aid at Massillon
  OH     100 %     442,000       2,020,000       2,462,000       280,000       2,182,000                       10,125       100 %     18.99  
River View Plaza I, II and III
  PA     100 %     9,718,000       44,070,000       53,788,000       7,600,000       46,188,000                       244,225       88 %     17.93  
Smithfield Plaza
  VA     100 %     2,919,000       12,980,000       15,899,000       1,347,000       14,552,000                       134,664       98 %     9.42  

23


 

     
CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft. (Continued)
As of December 31, 2009
                                                                                                 
                    Financial statement carrying values     Gross                
                                                            Real estate to be     Managed     leasable             Average  
            Percent             Buildings and     Total     Accumulated     Net book     transferred to     unconsolidated     area     Percent     base rent per  
Property Description   State     owned     Land     improvements     cost     depreciation     value     joint venture     joint venture     (“GLA”)     occupied     leased sq. ft.  
South Philadelphia
  PA     100 %     8,222,000       38,439,000       46,661,000       7,796,000       38,865,000                       283,415       82 %     13.65  
St. James Square
  MD     100 %     688,000       4,361,000       5,049,000       815,000       4,234,000                       39,903       96 %     11.34  
Stadium Plaza
  MI     100 %     2,443,000       9,813,000       12,256,000       1,295,000       10,961,000                       77,688       100 %     15.28  
Suffolk Plaza
  VA     100 %     1,402,000       7,236,000       8,638,000       1,341,000       7,297,000                       67,216       100 %     9.40  
Swede Square
  PA     100 %     2,272,000       10,685,000       12,957,000       2,321,000       10,636,000                       98,792       96 %     14.21  
The Brickyard
  CT     100 %     6,465,000       28,769,000       35,234,000       5,767,000       29,467,000                       274,553       100 %     8.90  
The Commons
  PA     100 %     3,098,000       15,178,000       18,276,000       2,980,000       15,296,000                       175,121       91 %     10.08  
The Point
  PA     100 %     2,996,000       22,859,000       25,855,000       5,355,000       20,500,000                       250,697       94 %     11.51  
The Point at Carlisle Plaza
  PA     100 %     2,233,000       11,316,000       13,549,000       2,210,000       11,339,000                       182,859       88 %     6.92  
Timpany Plaza
  MA     100 %     3,379,000       16,509,000       19,888,000       1,603,000       18,285,000                       183,775       93 %     6.39  
Trexler Mall
  PA     100 %     6,932,000       32,376,000       39,308,000       4,226,000       35,082,000                       339,363       98 %     8.65  
Ukrop’s at Fredericksburg
  VA     100 %     3,213,000       12,758,000       15,971,000       1,522,000       14,449,000                       63,000       100 %     17.42  
Ukrop’s at Glen Allen
  VA     100 %     6,769,000       213,000       6,982,000       205,000       6,777,000                       43,000       100 %     9.01  
Valley Plaza
  MD     100 %     1,950,000       8,403,000       10,353,000       1,352,000       9,001,000                       190,939       97 %     4.52  
Virginia Center Commons
  VA     100 %     992,000       3,863,000       4,855,000       559,000       4,296,000                       9,763       100 %     34.27  
Virginia Little Creek
  VA     100 %     1,639,000       8,350,000       9,989,000       1,424,000       8,565,000                       69,620       100 %     11.00  
Wal-Mart Center
  CT     100 %           11,857,000       11,857,000       1,884,000       9,973,000                       155,842       98 %     6.37  
Washington Center Shoppes
  NJ     100 %     1,999,000       11,068,000       13,067,000       2,286,000       10,781,000                       157,290       97 %     9.18  
West Bridgewater Plaza
  MA     100 %     2,712,000       14,406,000       17,118,000       1,100,000       16,018,000                       133,039       91 %     9.26  
Westlake Discount Drug Mart Plaza
  OH     100 %     1,004,000       3,975,000       4,979,000       451,000       4,528,000                       55,775       100 %     7.28  
Yorktowne Plaza
  MD     100 %     5,898,000       25,255,000       31,153,000       2,423,000       28,730,000                       158,982       94 %     13.43  
 
                                                                           
Total Wholly-Owned Stabilized Properties
                    183,320,000       860,016,000       1,043,336,000       126,011,000       917,325,000                       7,775,366       94 %     10.95  
 
                                                                           
 
                                                                                               
Homburg Joint Venture:
                                                                                               
Aston Center
  PA     20 %     4,319,000       17,070,000       21,389,000       1,303,000       20,086,000                       55,000       100 %     24.70  
Ayr Town Center
  PA     20 %     2,442,000       9,750,000       12,192,000       840,000       11,352,000                       55,600       100 %     15.83  
Fieldstone Marketplace
  MA     20 %     5,167,000       21,943,000       27,110,000       3,093,000       24,017,000                       193,970       100 %     11.24  
Meadows Marketplace
  PA     20 %     1,914,000       11,390,000       13,304,000       1,094,000       12,210,000                       91,538       96 %     14.64  
Parkway Plaza
  PA     20 %     4,647,000       19,435,000       24,082,000       1,800,000       22,282,000                       106,628       98 %     15.14  
Pennsboro Commons
  PA     20 %     3,608,000       14,297,000       17,905,000       2,147,000       15,758,000                       107,384       93 %     14.78  
Scott Town Center
  PA     20 %     2,959,000       11,801,000       14,760,000       1,073,000       13,687,000                       67,933       100 %     17.56  
Spring Meadow Shopping Center
  PA     20 %     4,112,000       16,429,000       20,541,000       1,318,000       19,223,000                       67,950       100 %     20.95  
Stonehedge Square
  PA     20 %     2,698,000       11,705,000       14,403,000       1,464,000       12,939,000                       88,677       94 %     11.35  
 
                                                                           
 
                    31,866,000       133,820,000       165,686,000       14,132,000       151,554,000                       834,680       98 %     15.11  
 
                                                                           
 
                                                                                               
PCP Joint Venture:
                                                                                               
New London Mall
  CT     40 %     14,891,000       24,991,000       39,882,000       918,000       38,964,000                       257,814       99 %     13.31  
San Souci Plaza
  MD     40 %     14,849,000       18,470,000       33,319,000       918,000       32,401,000                       264,134       93 %     10.00  
 
                                                                           
 
                    29,740,000       43,461,000       73,201,000       1,836,000       71,365,000                       521,948       96 %     11.68  
 
                                                                           
 
                                                                                               
Other:
                                                                                               
CVS at Naugatuck
  CT     50 %           2,825,000       2,825,000       82,000       2,743,000                       13,225       100 %     35.01  
 
                                                                           
Total Consolidated Joint Ventures
                    61,606,000       180,106,000       241,712,000       16,050,000       225,662,000                       1,369,853       97 %     14.01  
 
                                                                           
 
                                                                                               
Real estate to be transferred to a Joint Venture:                                                                                        
Columbus Crossing
  PA     100 %                                 $ 24,537,000               142,166       97 %     16.01  
Franklin Village Plaza
  MA     100 %                                   55,004,000               304,285       91 %     19.80  
Loyal Plaza
  PA     100 %                                   28,880,000               293,825       100 %     8.05  
Shaw’s Plaza
  MA     100 %                                   21,811,000               176,609       94 %     11.13  
Stop & Shop Plaza
  CT     100 %                                   9,511,000               54,510       100 %     15.59  
 
                                                                           
Total Real estate to be transferred to a Joint Venture:                                           139,743,000               971,395       96 %     13.73  
 
                                                                           
 
                                                                                               
Managed Unconsolidated Joint Venture:
                                                                                               
Sunset Crossing
  PA     20 %                                       $ 1,983,000       74,142       89 %     14.47  
Blue Mountain Commons
  PA     20 %                                         6,655,000       121,146       90 %     25.09  
 
                                                                           
Total Managed Unconsolidated Joint Venture:                                                 8,638,000       195,288       90 %     21.10  
 
                                                                           
Total Stab. Operating and Managed Properties:             244,926,000       1,040,122,000       1,285,048,000       142,061,000       1,142,987,000       139,743,000       8,638,000       10,311,902       95 %     11.81  
 
                                                                           

24


 

     
CEDAR SHOPPING CENTERS, INC.
Property Carrying Values, Percent Occupied and Base Rent Per Leased Sq.Ft. (Continued)
As of December 31, 2009
                                                                                                 
                    Financial statement carrying values     Gross                
                                                            Real estate to be     Managed     leasable             Average  
            Percent             Buildings and     Total     Accumulated     Net book     transferred to     unconsolidated     area     Percent     base rent per  
Property Description   State     owned     Land     improvements     cost     depreciation     value     joint venture     joint venture     (“GLA”)     occupied     leased sq. ft.  
Redevelopment Properties: (a)
                                                                                               
Dunmore Shopping Center
  PA     100 %     565,000       2,245,000       2,810,000       424,000       2,386,000                   101,000       66 %     3.61  
Lake Raystown Plaza
  PA     100 %     2,231,000       12,850,000       15,081,000       2,016,000       13,065,000                   145,727       94 %     10.63  
Shore Mall
  NJ     100 %     7,179,000       41,896,000       49,075,000       4,991,000       44,084,000                   459,098       93 %     9.03  
The Shops at Suffolk Downs
  MA     100 %     7,580,000       19,269,000       26,849,000       1,503,000       25,346,000                   121,829       85 %     13.81  
Townfair Center
  PA     100 %     3,022,000       12,212,000       15,234,000       2,325,000       12,909,000                   138,041       87 %     6.87  
Trexlertown Plaza
  PA     100 %     5,262,000       26,675,000       31,937,000       2,589,000       29,348,000                   241,381       71 %     10.59  
 
                                                                           
 
                    25,839,000       115,147,000       140,986,000       13,848,000       127,138,000                   1,207,076       85 %     9.38  
 
                                                                           
 
                                                                                               
Retenanting Properties: (a)
                                                                                               
Columbia Mall
  PA     75 %     2,855,000       16,946,000       19,801,000       2,335,000       17,466,000                   348,574       62 %     5.64  
Centerville Discount Drug Mart Plaza
  OH     100 %     1,219,000       5,445,000       6,664,000       825,000       5,839,000                   49,494       63 %     10.53  
Fairview Commons
  PA     100 %     858,000       3,573,000       4,431,000       490,000       3,941,000                   59,578       67 %     6.42  
Huntingdon Plaza
  PA     100 %     933,000       5,942,000       6,875,000       727,000       6,148,000                   147,355       53 %     6.99  
Oakhurst Plaza
  PA     100 %     4,539,000       18,189,000       22,728,000       2,095,000       20,633,000                   107,869       34 %     23.59  
Ontario Discount Drug Mart Plaza
  OH     100 %     809,000       3,670,000       4,479,000       588,000       3,891,000                   38,623       79 %     8.32  
Shelby Discount Drug Mart Plaza
  OH     100 %     671,000       3,276,000       3,947,000       611,000       3,336,000                   36,596       78 %     9.35  
Shoppes at Salem Run
  VA     100 %     1,076,000       4,265,000       5,341,000       498,000       4,843,000                   15,100       55 %     24.32  
 
                                                                           
 
                    12,960,000       61,306,000       74,266,000       8,169,000       66,097,000                   803,189       59 %     8.37  
 
                                                                           
Total Non-Stabilized Properties
                    38,799,000       176,453,000       215,252,000       22,017,000       193,235,000                   2,010,265       74 %     9.06  
 
                                                                           
 
                                                                                               
Total Operating Portfolio
                    283,725,000       1,216,575,000       1,500,300,000       164,078,000       1,336,222,000       139,743,000       8,638,000       12,322,167       91 %   $ 11.45  
 
                                                                           
 
                                                                                               
Ground-Up Developments: (a)
                                                                                               
Crossroads II
  PA     60 %     17,671,000       22,835,000       40,506,000       118,000       40,388,000                   133,618       66 %   $ 17.31  
Heritage Crossing
  PA     60 %     5,066,000       5,637,000       10,703,000       91,000       10,612,000                   59,396       57 %     17.00  
Northside Commons
  PA     100 %     3,379,000       9,962,000       13,341,000       43,000       13,298,000                   85,300       70 %     6.81  
Upland Square
  PA     60 %     27,454,000       56,689,000       84,143,000       285,000       83,858,000                   352,456       64 %     14.28  
 
                                                                               
Total Ground-Up Developments
                    53,570,000       95,123,000       148,693,000       537,000       148,156,000                   630,770                  
 
                                                                               
 
                                                                                               
Total Portfolio
                    337,295,000       1,311,698,000       1,648,993,000       164,615,000       1,484,378,000       139,743,000       8,638,000       12,952,937                  
 
                                                                               
 
                                                                                               
Projects Under Development and Land Held For Future Expansion and Development:                                                                                        
Columbia Mall
  PA     75 %     1,465,000       403,000       1,868,000             1,868,000                   46.21     acres        
Halifax Commons
  PA     100 %     872,000       289,000       1,161,000             1,161,000                   4.37     acres        
Halifax Plaza
  PA     100 %     1,503,000       1,207,000       2,710,000             2,710,000                   12.83     acres        
Liberty Marketplace
  PA     100 %     1,564,000       25,000       1,589,000             1,589,000                   15.51     acres        
Oregon Pike
  PA     100 %     2,283,000       63,000       2,346,000             2,346,000                   11.20     acres        
Pine Grove Plaza
  NJ     100 %     388,000       71,000       459,000             459,000                   2.66     acres        
Shore Mall
  NJ     100 %     2,018,000       149,000       2,167,000             2,167,000                   50.00     acres        
The Brickyard
  CT     100 %     1,183,000       162,000       1,345,000             1,345,000                   1.95     acres        
Trexlertown Plaza
  PA     100 %     8,089,000       2,476,000       10,565,000             10,565,000                   37.28     acres        
Trindle Spring
  NY     100 %     1,148,000       260,000       1,408,000             1,408,000                   2.10     acres        
Wyoming
  MI     100 %     360,000             360,000             360,000                   12.32     acres        
Various projects in progress
    N/A       100 %           351,000       351,000             351,000                       acres        
 
                                                                               
Total Projects Under Development and Land Held For Future Expansion and Development:             20,873,000       5,456,000       26,329,000             26,329,00                       196,41     acres        
 
                                                                                               
Total Carrying Value
                  $ 358,168,000     $ 1,317,154,000     $ 1,675,322,000     $ 164,615,000     $ 1,510,707,000     $ 139,743,000       8,638,000                          
 
                                                                                   
Unconsolidated joint venture — not managed (b)                                                             5,475,000                          
 
                                                                                             
Total unconsolidated joint ventures
                                                                  $ 14,113,000                          
 
                                                                                             
Real estate held for sale — discontinued operations                                                   $ 11,599,000                                  
 
                                                                                             
 
Notes:
(a)   “Stabilized properties” are those properties which are at least 80% leased and not designated as “development” or “redevelopment” properties as of December 31, 2009. Ground-up developments have commenced operations, but were not “stabilized properties” for the entire three-months ended December 31, 2009.
 
(b)   The Company has a 76.3% interest in an unconsolidated joint venture, which it does not manage, which owns a single-tenant office property located in Philadelphia, PA.

25


 

     
CEDAR SHOPPING CENTERS, INC.
Debt Summary
As of December 31, 2009
                                                                 
                    Debt Balances  
                    Financial statement carrying values     Stated contract amounts  
    Percent     Maturity     Int.     Dec 31,     Dec 31,     Int.     Dec 31,     Dec 31,  
Property   Owned     Date     rate     2009     2008     rate     2009     2008  
Fixed-rate mortgages:                                                                
Academy Plaza
    100 %   Mar 2013     7.3 %   $ 9,365,000     $ 9,576,000       7.3 %   $ 9,365,000     $ 9,576,000  
Aston Center
    20 %   Nov 2015     5.5 %     12,802,000       13,033,000       5.9 %     12,556,000       12,742,000  
Ayr Town Center
    20 %   Jun 2015     5.5 %     7,225,000       7,350,000       5.6 %     7,178,000       7,294,000  
Camp Hill Shopping Center
    100 %   Jan 2017     5.5 %     65,000,000       65,000,000       5.5 %     65,000,000       65,000,000  
Carll’s Corner
    100 %   Nov 2012     5.6 %     5,908,000       6,023,000       5.6 %     5,908,000       6,023,000  
Carman’s Plaza
    100 %   Oct 2016     6.3 %     33,345,000       33,322,000       6.2 %     33,500,000       33,500,000  
Centerville Discount Drug Mart
    100 %   May 2015     5.2 %     2,795,000       2,844,000       5.2 %     2,795,000       2,844,000  
Clyde Discount Drug Mart
    100 %   May 2015     5.2 %     1,939,000       1,973,000       5.2 %     1,939,000       1,973,000  
Coliseum Marketplace
    100 %   Jul 2014     5.2 %     12,228,000       12,478,000       6.1 %     11,803,000       11,955,000  
Crossroads II
    60 %   Jan 2009     7.1 %           4,316,000       7.1 %           4,316,000  
Crossroads II
    60 %   Jan 2010 (A)   8.5 %     900,000       1,000,000       8.5 %     900,000       1,000,000  
Crossroads II
    60 %   Jan 2010 (A)   5.0 %     425,000       425,000       5.0 %     425,000       425,000  
CVS at Bradford
    100 %   Mar 2017     5.2 %     775,000       862,000       7.1 %     729,000       803,000  
CVS at Celina
    100 %   Jan 2020     5.2 %     1,429,000       1,528,000       7.5 %     1,295,000       1,370,000  
CVS at Erie
    100 %   Nov 2018     5.2 %     1,114,000       1,211,000       7.1 %     1,036,000       1,117,000  
CVS at Kinderhook
    100 %   Jul 2019     5.3 %     2,480,000             5.3 %     2,480,000        
CVS at Naugatuck
    50 %   Nov 2019     5.3 %     2,450,000             5.3 %     2,450,000        
CVS at Portage Trail
    100 %   Aug 2017     5.0 %     843,000       932,000       7.8 %     771,000       842,000  
East Chestnut
    100 %   Apr 2018     5.2 %     1,988,000       2,089,000       7.4 %     1,778,000       1,846,000  
Elmhurst Square Shopping Center
    100 %   Dec 2014     5.4 %     4,045,000       4,115,000       5.4 %     4,045,000       4,115,000  
Fairfield Plaza
    100 %   July 2015     5.0 %     5,106,000       5,197,000       5.0 %     5,106,000       5,197,000  
Fairview Plaza
    100 %   Feb 2013     5.7 %     5,479,000       5,583,000       5.7 %     5,479,000       5,583,000  
Fieldstone Marketplace
    20 %   Jul 2014     5.4 %     18,647,000       18,998,000       6.0 %     18,210,000       18,461,000  
Gahanna Discount Drug Mart
    100 %   Nov 2016     5.8 %     4,998,000       5,068,000       5.8 %     4,998,000       5,068,000  
General Booth Plaza
    100 %   Aug 2013     5.2 %     5,409,000       5,539,000       6.1 %     5,257,000       5,342,000  
Gold Star Plaza
    100 %   May 2019     6.0 %     2,417,000       2,605,000       7.3 %     2,300,000       2,464,000  
Golden Triangle
    100 %   Feb 2018     6.0 %     20,999,000       21,279,000       6.0 %     20,999,000       21,279,000  
Groton Shopping Center
    100 %   Oct 2015     6.2 %     11,622,000       11,711,000       5.3 %     12,013,000       12,174,000  
Halifax Plaza
    100 %   Feb 2010 (A)   6.8 %     3,324,000       3,740,000       6.8 %     3,324,000       3,740,000  
Hamburg Commons
    100 %   Oct 2016     6.1 %     5,180,000       5,254,000       6.1 %     5,180,000       5,254,000  
Jordan Lane
    100 %   Dec 2015     5.5 %     13,080,000       13,288,000       5.5 %     13,080,000       13,288,000  
Kempsville Crossing
    100 %   Aug 2013     5.2 %     6,122,000       6,276,000       6.1 %     5,950,000       6,052,000  
King’s Plaza
    100 %   Jul 2014     6.0 %     7,811,000       7,935,000       6.0 %     7,811,000       7,935,000  
Kingston Plaza
    100 %   Jul 2019     5.3 %     3,194,000             5.3 %     3,194,000        
Kingston Plaza
    100 %   Jul 2019     5.3 %     533,000             5.3 %     533,000        
LA Fitness Facility
    100 %   Jan 2013     5.4 %     5,790,000       5,907,000       5.4 %     5,790,000       5,907,000  
Liberty Marketplace
    100 %   Jul 2014     5.2 %     9,373,000       9,624,000       6.1 %     9,052,000       9,227,000  
Lodi Discount Drug Mart
    100 %   May 2015     5.2 %     2,363,000       2,404,000       5.2 %     2,363,000       2,404,000  
Long Reach Village
    100 %   Jun 2011     5.7 %     4,690,000       4,772,000       5.7 %     4,690,000       4,772,000  
McCormick Place
    100 %   Aug 2017     6.1 %     2,621,000       2,653,000       6.1 %     2,621,000       2,653,000  
Meadows Marketplace
    20 %   Nov 2016     5.6 %     10,333,000       10,485,000       5.6 %     10,333,000       10,485,000  
Mechanicsburg Giant
    100 %   Nov 2014     5.2 %     9,667,000       9,943,000       5.5 %     9,533,000       9,779,000  
Metro Square
    100 %   Nov 2029     7.5 %     9,162,000       9,346,000       7.5 %     9,162,000       9,346,000  
New London Mall
    40 %   Apr 2015     6.1 %     26,009,000             4.9 %     27,365,000        
Newport Plaza
    100 %   Feb 2010 (A)   6.8 %     4,338,000       4,800,000       6.8 %     4,338,000       4,800,000  
Oak Ridge Shopping Center
    100 %   May 2015     5.5 %     3,459,000       3,508,000       5.5 %     3,459,000       3,508,000  
Oakland Mills
    100 %   Jan 2016     5.5 %     4,918,000       4,996,000       5.5 %     4,918,000       4,996,000  
Ontario Discount Drug Mart
    100 %   May 2015     5.2 %     2,181,000       2,219,000       5.2 %     2,181,000       2,219,000  
Parkway Plaza
    20 %   May 2017     5.5 %     14,300,000       14,300,000       5.5 %     14,300,000       14,300,000  
Pennsboro Commons
    20 %   Mar 2016     5.5 %     10,949,000       11,120,000       5.5 %     10,949,000       11,120,000  
Pickerington Discount Drug Mart
    100 %   Jul 2015     5.0 %     4,150,000       4,224,000       5.0 %     4,150,000       4,224,000  
Pine Grove Plaza
    100 %   Sep 2015     5.0 %     5,797,000       5,900,000       5.0 %     5,797,000       5,900,000  
Polaris Discount Drug Mart
    100 %   May 2015     5.2 %     4,451,000       4,529,000       5.2 %     4,451,000       4,529,000  
Port Richmond Village
    100 %   Aug 2013     6.5 %     14,683,000       14,922,000       6.5 %     14,683,000       14,922,000  
Rite Aid at Massillon
    100 %   Jan 2020     5.0 %     1,437,000       1,533,000       7.7 %     1,283,000       1,352,000  
San Souci Plaza
    40 %   Dec 2016     6.2 %     27,200,000             6.2 %     27,200,000        
Scott Town Center
    20 %   Aug 2015     5.5 %     8,669,000       8,791,000       4.9 %     8,865,000       9,024,000  

26


 

     
CEDAR SHOPPING CENTERS, INC.
Debt Summary (Continued)
As of December 31, 2009
                                                                 
                    Debt Balances  
                    Financial statement carrying values     Stated contract amounts  
    Percent     Maturity     Int.     Dec 31,     Dec 31,     Int.     Dec 31,     Dec 31,  
Property   Owned     Date     rate     2009     2008     rate     2009     2008  
Shelby Discount Drug Mart Plaza
    100 %   May 2015     5.2 %     2,181,000       2,219,000       5.2 %     2,181,000       2,219,000  
Shore Mall
    100 %   Dec 2024     5.7 %     243,000       1,543,000       0.0 %     243,000       1,543,000  
Smithfield Plaza
    100 %   Aug 2013     5.2 %     3,467,000       3,543,000       6.1 %     3,368,000       3,417,000  
Smithfield Plaza
    100 %   May 2016     6.6 %     6,938,000       6,961,000       6.2 %     7,057,000       7,100,000  
Spring Meadow Shoppping Center
    20 %   Nov 2014     5.5 %     12,698,000       12,944,000       5.9 %     12,493,000       12,693,000  
Stonehedge Square
    20 %   Jul 2017     6.2 %     8,700,000       8,700,000       6.2 %     8,700,000       8,700,000  
Suffolk Plaza
    100 %   Aug 2013     5.2 %     4,617,000       4,742,000       6.1 %     4,488,000       4,574,000  
The Point
    100 %   Sep 2013     7.6 %     17,298,000       17,753,000       7.6 %     17,298,000       17,753,000  
Timpany Plaza
    100 %   Jan 2014     5.6 %     8,377,000       8,555,000       6.1 %     8,211,000       8,346,000  
Trexler Mall
    100 %   May 2014     5.4 %     21,526,000       21,939,000       5.5 %     21,395,000       21,775,000  
Virginia Little Creek
    100 %   Aug 2013     5.2 %     4,904,000       5,025,000       6.1 %     4,766,000       4,846,000  
Virginia Little Creek
    100 %   Sep 2021     5.2 %     444,000       471,000       8.0 %     387,000       405,000  
Wal-Mart Center
    100 %   Nov 2014     5.1 %     5,795,000       5,896,000       5.1 %     5,795,000       5,896,000  
Washington Center Shoppes
    100 %   Dec 2012     5.9 %     8,575,000       8,691,000       5.9 %     8,575,000       8,691,000  
West Bridgewater
    100 %   Sep 2016     6.5 %     10,885,000       10,901,000       6.2 %     10,970,000       11,000,000  
Westlake Discount Drug Mart Plaza
    100 %   Dec 2016     5.6 %     3,215,000       3,261,000       5.6 %     3,215,000       3,261,000  
Yorktowne Plaza
    100 %   Jul 2014     6.1 %     20,418,000       20,740,000       6.0 %     20,441,000       20,770,000  
Various land parcels
    100 %   Jul 2010     5.5 %     3,000,000             5.5 %     3,000,000        
 
                                                       
Total fixed-rate mortgages
          5.8 years     5.8 %     610,798,000       560,410,000       5.8 %     609,453,000       557,034,000  
 
                                                       
            [weighted average]                   [weighted average]        
 
                                                               
Variable-rate mortgages:
                                                               
Crossroads II
    60 %   Jan 2009                   371,000                          
Crossroads II
    60 %   Jan 2009                   2,750,000                          
Shore Mall
    100 %   Sep 2011     5.9 %     21,000,000       21,000,000                          
Upland Square
    60 %   Sep 2011     2.5 %     61,181,000       29,181,000                          
 
                                                           
Total variable-rate mortgages
          1.7 years     3.4 %     82,181,000       53,302,000                          
 
                                                           
            [weighted average]                                        
Total mortgages
          5.3 years     5.6 %     692,979,000       613,712,000                          
 
                                                           
            [weighted average]                                        
 
                                                               
Secured revolving credit facilties:
                                                               
Stabilized property facility
    100 %   Jan 2012     5.5 %     187,985,000       250,190,000                          
Development property facility(a)
    100 %   Jun 2011     2.3 %     69,700,000       54,300,000                          
 
                                                           
 
          1.9 years     4.6 %     257,685,000       304,490,000                          
 
                                                           
            [weighted average]                                        
 
                                                               
Total debt
          4.3 years     5.3 %   $ 950,664,000     $ 918,202,000                          
 
                                                           
            [weighted average]                                        
Pro rata share of total debt
                          $ 867,206,000     $ 802,125,000                          
 
                                                           
 
                                                               
Mortgage loans payable — discontinued operations:
                                                               
 
                                                               
Carrollton Discount Drug Mart Plaza
    100 %   Dec 2016     5.6 %   $ 2,343,000     $ 2,378,000                          
Dover Discount Drug Mart
    100 %   May 2015     5.2 %           2,158,000                          
Hudson Discount Drug Mart Plaza
    100 %   Dec 2016     5.7 %           2,511,000                          
Gabriel Brothers Plaza
    100 %   Dec 2016     5.6 %           3,119,000                          
Pondside Plaza
    100 %   May 2015     5.6 %     1,157,000       1,176,000                          
Powell Discount Drug Mart
    100 %   May 2015     5.2 %     4,265,000       4,339,000                          
Staples at Oswego
    100 %   May 2015     5.3 %           2,283,000                          
 
                                                           
Mortgage loans payable — discontinued operations
                            7,765,000       17,964,000                          
 
                                                           
 
                                                               
Mortgage loans payable — real estate to be transferred to a joint venture                                                        
Columbus Crossing
    100 %   Jun 2014     6.8 %     16,880,000                                
Franklin Village Plaza
    100 %   Nov 2011     4.8 %     43,500,000       43,500,000                          
Loyal Plaza
    100 %   Jun 2011     7.2 %     12,615,000       12,827,000                          
Shaw’s Plaza
    100 %   Mar 2014     6.0 %     14,023,000       13,980,000                          
Stop & Shop Plaza
    100 %   Apr 2017     6.2 %     7,000,000       7,000,000                          
 
                                                           
Mortgage loans payable — real estate held to be transferred to a joint venture                     94,018,000       77,307,000                          
 
                                                           
Total Mortgages loans payable — real estate held for sale:
  3.2 years     5.7 %   $ 101,783,000     $ 95,271,000                          
 
                                                           
            [weighted average]                                        

27


 

CEDAR SHOPPING CENTERS, INC.
Debt Summary (Continued)
As of December 31, 2009
                                 
Maturity                   Secured    
schedule   Scheduled   Balloon   revolving    
by year   amortization   Payments   credit facilities (b)   Total
2010
  $ 8,098,000     $ 12,323,000     $     $ 20,421,000  
2011
    8,872,000       82,181,000  (c)     69,700,000       160,753,000  
2012
    9,991,000       29,638,000       187,985,000       227,614,000  
2013
    9,249,000       54,945,000             64,194,000  
2014
    7,482,000       116,289,000             123,771,000  
2015
    5,634,000       110,978,000             116,612,000  
2016
    4,130,000       111,932,000             116,062,000  
2017
    2,300,000       84,256,000             86,556,000  
2018
    1,565,000       18,972,000             20,537,000  
2019
    1,119,000       6,522,000               7,641,000  
Thereafter
    6,014,000       489,000             6,503,000  
 
                               
 
  $ 64,454,000     $ 628,525,000     $ 257,685,000     $ 950,664,000  
 
                               
 
 
(A)   Repaid or extended.
(b)   The Company has the option to extend the stabilized property and development property credit facilities, which are due in
 
    January 2012 and June 2011, respectively, for one year beyond those respective dates.
 
(c)   Include $61,181,000 of property-specific construction financing due in September 2011 as to which the Company has a one-year extension option

28


 

CEDAR SHOPPING CENTERS, INC.
Joint Venture Properties Managed by Cedar
Balance Sheet Information
                                                         
                    Mortgage              
    Partners’     Real estate,     loans     Other assets/     Equity (a)  
    percent     net     payable     liabilities,     Partners     Cedar (b)     Total  
Consolidated
          As of December 31, 2009  
 
             
Homburg
    80 %   $ 151,553,929     $ (104,322,664 )   $ 6,419,807     $ 51,628,864     $ 2,022,208     $ 53,651,072  
PCP (c)
    60 %     71,227,029       (53,162,425 )     (445,482 )     10,285,730       7,333,393       17,619,123  
WP Realty (d )
    25 %     19,334,674             (881,012 )     4,037,521       14,416,141       18,453,662  
Fameco I (e)
    40 %     83,858,133       (61,181,294 )     2,782,406       1,048,000       24,411,245       25,459,245  
Fameco II (f)
    40 %     40,387,784       (1,325,000 )     (7,872,678 )           31,190,106       31,190,106  
Hirshland (g)
    40 %     10,611,487             2,063,052       (81,472 )     12,756,011       12,674,540  
Other
    50 %     2,743,593       (2,450,000 )     1,112,585       309,358       1,096,820       1,406,178  
 
                                           
 
          $ 379,716,630     $ (222,441,384 )   $ 3,178,678     $ 67,228,002     $ 93,225,923     $ 160,453,925  
 
                                           
 
                                                       
Unconsolidated  
                                                       
RioCan (h)
    80 %   $ 41,130,809     $       2,045,016     $ 34,537,683     $ 8,638,142     $ 43,175,825  
 
                                           
 
                                                       
Consolidated
          As of September 30, 2009  
 
             
Homburg
    80 %   $ 152,411,609     $ (104,681,906 )   $ 5,453,523     $ 52,118,924     $ 1,064,303     $ 53,183,226  
PCP (c)
    60 %     71,544,934       (53,095,078 )     (161,658 )     11,076,079       7,212,119       18,288,198  
WP Realty (d )
    25 %     19,447,601             (888,743 )     4,038,318       14,520,539       18,558,857  
Fameco I (e)
    40 %     82,154,353       (57,511,607 )     447,978       1,048,000       24,042,724       25,090,724  
Fameco II (f)
    40 %     35,780,234       (1,186,095 )     (11,321,381 )           23,272,758       23,272,758  
Hirshland (g)
    40 %     10,537,846             1,924,335       (81,472 )     12,543,653       12,462,182  
Other
    50 %     2,760,016             (1,395,288 )     335,785       1,028,943       1,364,728  
 
                                           
 
          $ 374,636,593     $ (216,474,686 )   $ (5,941,234 )   $ 68,535,634     $ 83,685,038     $ 152,220,673  
 
                                           
 
                                                       
Consolidated
          As of June 30, 2009  
 
             
Homburg
    80 %   $ 153,437,582     $ (105,024,210 )   $ 4,254,870     $ 51,775,457     $ 892,784     $ 52,668,242  
PCP (c)
    60 %     72,142,651       (53,027,731 )     (283,546 )     11,099,788       7,731,587       18,831,375  
WP Realty (d )
    25 %     19,563,283             (1,094,097 )     4,075,915       14,393,272       18,469,186  
Fameco I (e)
    40 %     78,494,234       (50,154,288 )     (2,813,792 )     1,048,000       24,478,154       25,526,154  
Fameco II (f)
    40 %     26,384,387       (1,302,676 )     (9,353,149 )           15,728,562       15,728,562  
Hirshland (g)
    40 %     10,074,353             1,653,903       (81,472 )     11,809,728       11,728,256  
Other
    50 %     2,777,668             (1,420,969 )     338,145       1,018,553       1,356,698  
 
                                           
 
          $ 362,874,158     $ (209,508,905 )   $ (9,056,779 )   $ 68,255,834     $ 76,052,640     $ 144,308,473  
 
                                           
 
                                                       
Consolidated
          As of March 31, 2009  
 
             
Homburg
    80 %   $ 154,526,752     $ (105,361,866 )   $ 5,195,942     $ 53,381,170     $ 979,658     $ 54,360,828  
PCP (c)
    60 %   $ 72,740,465       (52,961,116 )     56,857       11,134,258       8,701,948       19,836,206  
WP Realty (d )
    25 %     19,676,276             (826,909 )     4,167,745       14,681,622       18,849,367  
Fameco I (e)
    40 %     67,263,458       (37,180,700 )     (4,223,394 )     1,048,000       24,811,364       25,859,364  
Fameco II (f)
    40 %     22,773,739       (1,302,676 )     (7,663,878 )           13,807,185       13,807,185  
Hirshland (g)
    40 %     11,298,154             (438,919 )     (81,472 )     10,940,707       10,859,235  
Other
    50 %     2,680,126             (1,433,853 )     21,897       1,224,376       1,246,273  
 
                                           
 
          $ 350,958,970     $ (196,806,358 )   $ (9,334,154 )   $ 69,671,598     $ 75,146,860     $ 144,818,458  
 
                                           
 
                                                       
Consolidated
          As of December 31, 2008  
 
             
Homburg
    80 %   $ 155,286,146     $ (105,720,241 )   $ 4,150,863     $ 53,008,099     $ 708,669     $ 53,716,768  
WP Realty (d )
    25 %     19,786,741             (1,072,232 )     4,170,986       14,543,523       18,714,509  
Fameco I (e)
    40 %     61,314,775       (29,180,877 )     (3,139,893 )     1,048,000       27,946,005       28,994,005  
Fameco II (f)
    40 %     21,749,339       (8,862,327 )     (8,447,706 )           4,439,306       4,439,306  
Hirshland (g)
    40 %     10,511,099             (554,302 )     (77,453 )     10,034,250       9,956,797  
 
                                           
 
          $ 268,648,100     $ (143,763,445 )   $ (9,063,270 )   $ 58,149,632     $ 57,671,753     $ 115,821,385  
 
                                           

29


 

CEDAR SHOPPING CENTERS, INC.
Joint Venture Properties Managed by Cedar
Income Statement Information
                                                                                         
            Property-level operations     Share of property net income (a)  
    Partners’             Operating     Cedar     Net Operat-     Depreciation/     Non-op             <<< Partners>>>        
    percent     Revenues     expenses     mgt. Fees     ing income     amortization     inc/exp (i)     Net income     Regular     Preference     Cedar (b)  
Consolidated
          Three months ended December 31  
 
             
Homburg
    80 %   $ 4,022,542     $ 830,868     $ 161,243     $ 3,030,430     $ 1,027,536     $ 1,504,178     $ 498,716     $ 413,941     $     $ 84,775  
PCP (c)
    60 %     2,091,859       564,937       44,724       1,482,198       230,340       856,044       395,815       53,141             342,674  
WP Realty (d )
    25 %     553,366       422,152             131,215       134,306             (3,091 )     (797 )           (2,295 )
Fameco I (e)
    40 %     1,098,404       431,687       16,521       650,197       245,639       207,604       196,953                   196,953  
Fameco II (f)
    40 %     449,311       62,595             386,717       117,921             268,795                   268,795  
Hirshland (g)
    40 %     189,930       42,963             146,968       39,192             107,776                   107,776  
Other
    50 %     123,735       62,097       3,266       58,372       17,653       3,573       37,146       18,573             18,573  
 
                                                                   
 
          $ 8,529,148     $ 2,417,298     $ 225,755     $ 5,886,095     $ 1,812,587     $ 2,571,399     $ 1,502,110     $ 484,859     $     $ 1,017,251  
 
                                                                   
Managed Unconsolidated  
                                                                                       
RioCan (h)
    80 %   $ 282,394     $ 66,974       7,697     $ 207,723     $ 70,773     $ 27,544     $ 109,406     $ 87,525     $     $ 21,881  
 
                                                                   
 
                                                                                       
Consolidated
          Three months ended September 30, 2009  
 
             
Homburg
    80 %   $ 3,921,964     $ 735,386     $ 146,825     $ 3,039,753     $ 1,082,349     $ 1,508,455     $ 448,948     $ 343,466     $     $ 105,482  
PCP (c)
    60 %     2,042,373       512,483       51,567       1,478,324       661,792       856,048       (39,516 )     (23,709 )           (15,807 )
WP Realty (d )
    25 %     506,200       400,247             105,953       141,400             (35,447 )     (8,847 )           (26,600 )
Fameco I (e)
    40 %     843,842       189,074       8,800       645,967       83,305             562,663                   562,663  
Fameco II (f)
    40 %     15,000       1,125             13,875                   13,875                   13,875  
Hirshland (g)
    40 %     128,765       13,829             114,936       31,731             83,205                   83,205  
Other
    50 %     115,760       52,245       3,266       60,249       17,651             42,598       21,299             21,299  
 
                                                                   
 
          $ 7,573,903     $ 1,904,388     $ 210,458     $ 5,459,057     $ 2,018,227     $ 2,364,503     $ 1,076,327     $ 332,210     $     $ 744,117  
 
                                                                   
 
                                                                                       
Consolidated
            Three months ended June 30, 2009  
 
             
Homburg
    80 %   $ 3,924,555     $ 792,631     $ 113,652     $ 3,018,271     $ 1,097,116     $ 1,496,569     $ 424,587     $ 339,669     $     $ 84,917  
PCP (c)
    60 %     2,069,183       564,656       50,971       1,453,557       664,157       846,851       (57,451 )     (34,470 )           (22,981 )
WP Realty (d )
    25 %     448,790       366,069             82,721       150,016             (67,295 )     (16,831 )           (50,464 )
Fameco I (e)
    40 %                                                            
Fameco II (f)
    40 %                                                            
Hirshland (g)
    40 %     115,293       4,003             111,290       26,373             84,917                   84,917  
Other
    50 %     115,760       53,569       3,209       58,982       17,651             41,331       20,665             20,665  
 
                                                                   
 
          $ 6,673,582     $ 1,780,928     $ 167,832     $ 4,724,821     $ 1,955,314     $ 2,343,419     $ 426,088     $ 309,034     $     $ 117,054  
 
                                                                   
 
                                                                                       
Consolidated
          Three months ended March 31, 2009  
 
             
Homburg
    80 %   $ 4,040,567     $ 859,937     $ 138,851     $ 3,041,779     $ 1,090,521     $ 1,484,923     $ 466,335     $ 373,068     $     $ 93,267  
PCP (c)
    60 %     1,263,262       243,897       31,367       987,998       442,455       1,788,446       (1,242,903 )     (745,742 )           (497,161 )
WP Realty (d )
    25 %     573,223       453,149             120,074       133,039             (12,965 )     (3,241 )           (9,724 )
Fameco I (e)
    40 %                                                            
Fameco II (f)
    40 %                                                            
Hirshland (g)
    40 %                                                            
Other
    50 %     115,760       50,370       3,910       61,480       22,640             38,840       21,897             16,943  
 
                                                                   
 
          $ 5,992,812     $ 1,607,353     $ 174,128     $ 4,211,331     $ 1,688,655     $ 3,273,369     $ (750,693 )   $ (354,018 )   $     $ (396,675 )
 
                                                                   
 
                                                                                       
Consolidated
          Three months ended December 31, 2008  
 
             
Homburg
    80 %   $ 4,626,274     $ 842,424     $ 275,096     $ 3,508,754     $ 1,220,614     $ 1,521,444     $ 766,696     $ 613,357     $     $ 153,339  
WP Realty (d )
    25 %     691,989       436,632             255,357       136,291       (17,087 )     136,153       34,038             102,115  
Fameco I (e)
    40 %                                                            
Fameco II (f)
    40 %                                   224,109       (224,109 )     (89,644 )           (134,465 )
Hirshland (g)
    40 %                                                            
 
                                                                   
 
          $ 5,318,263     $ 1,279,056     $ 275,096     $ 3,764,111     $ 1,356,905     $ 1,728,466     $ 678,740     $ 557,751     $     $ 120,989  
 
                                                                   

30


 

CEDAR SHOPPING CENTERS, INC.
Joint Venture Properties Managed by Cedar
FFO and NOI Allocations
                                                         
    Partners’     Share of FFO (a)     Share of NOI (a)  
    percent     Partners     Cedar (b)     Total     Partners     Cedar (b)     Total  
Consolidated       Three months ended December 31, 2009     Three months ended December 31, 2009  
Homburg
    80 %   $ 1,221,003     $ 305,249     $ 1,526,252     $ 2,424,344     $ 606,086     $ 3,030,430  
PCP (c)
    60 %     375,693       250,460       626,153       889,319       592,879       1,482,198  
WP Realty (d)
    25 %     32,804       98,410       131,214       32,804       98,411       131,215  
Fameco I (e)
    40 %           143,750       143,750             650,197       650,197  
Fameco II (f)
    40 %           142,822       142,822             386,717       386,717  
Hirshland (g)
    40 %           146,968       146,968             146,968       146,968  
Other
    50 %     27,399       27,399       54,799       29,186       29,186       58,372  
 
                                           
 
          $ 1,656,900     $ 1,115,058     $ 2,771,958     $ 3,375,652     $ 2,510,443     $ 5,886,095  
 
                                           
 
                                                       
Managed Unconsolidated
                                                       
RioCan (h)
    80 %   $ 193,722     $ 41,545     $ 235,267     $ 193,722     $ 41,545     $ 235,267  
 
                                           
                                                         
Consolidated           Three months ended September 30, 2009     Three months ended September 30, 2009  
Homburg
    80 %   $ 1,225,038     $ 306,260     $ 1,531,298     $ 2,431,802     $ 607,951     $ 3,039,753  
PCP (c)
    60 %     373,365       248,910       622,276       886,994       591,330       1,478,324  
WP Realty (d)
    25 %     26,488       79,465       105,953       26,488       79,465       105,953  
Fameco I (e)
    40 %                 645,967             645,967       645,967  
Fameco II (f)
    40 %                 13,875             13,875       13,875  
Hirshland (g)
    40 %                 114,936             114,936       114,936  
Other
    50 %     36,125       24,125       60,249       30,125       30,125       60,249  
 
                                           
 
          $ 1,661,016     $ 658,759     $ 2,319,776     $ 3,375,409     $ 2,083,648     $ 5,459,057  
 
                                           
                                                         
Consolidated           Three months ended June 30, 2009     Three months ended June 30, 2009  
Homburg
    80 %   $ 1,217,362     $ 304,341     $ 1,521,703     $ 2,414,617     $ 603,654     $ 3,018,271  
PCP (c)
    60 %     364,023       242,682       606,706       872,134       581,423       1,453,557  
WP Realty (d)
    25 %     20,680       62,041       82,721       20,680       62,041       82,721  
Fameco I (e)
    40 %                                    
Fameco II (f)
    40 %                                    
Hirshland (g)
    40 %                 111,290             111,290       111,290  
Other
    50 %     35,491       23,491       58,982       29,491       29,491       58,982  
 
                                           
 
          $ 1,637,557     $ 632,555     $ 2,381,402     $ 3,336,922     $ 1,387,899     $ 4,724,821  
 
                                           
                                                         
Consolidated           Three months ended March 31, 2009     Three months ended March 31, 2009  
Homburg
    80 %   $ 1,245,485     $ 311,372     $ 1,556,857     $ 2,433,423     $ 608,356     $ 3,041,779  
PCP (c)
    60 %     (480,269 )     (320,179 )     (800,448 )     592,799       395,199       987,998  
WP Realty (d)
    25 %     30,019       90,056       120,075       30,019       90,056       120,074  
Fameco I (e)
    40 %                                    
Fameco II (f)
    40 %                                    
Hirshland (g)
    40 %                                    
Other
    50 %     36,342       25,138       61,480       30,740       30,740       61,480  
 
                                           
 
          $ 831,577     $ 106,387     $ 937,964     $ 3,086,981     $ 1,124,351     $ 4,211,331  
 
                                           
                                                         
Consolidated           Three months ended December 31, 2008     Three months ended December 31, 2008  
Homburg
    80 %   $ 1,589,848     $ 397,462     $ 1,987,310     $ 2,807,003     $ 701,751     $ 3,508,754  
WP Realty (d)
    25 %     68,111       204,334       272,445       63,839       191,518       255,357  
Fameco I (e)
    40 %                                    
Fameco II (f)
    40 %     (89,644 )     (134,465 )     (224,109 )                  
Hirshland (g)
    40 %                                    
 
                                           
 
          $ 1,568,315     $ 467,331     $ 2,035,646     $ 2,870,842     $ 893,269     $ 3,764,111  
 
                                           

31


 

CEDAR SHOPPING CENTERS, INC.
Joint Venture Properties Managed by Cedar
 
Notes:
 
(a)   The Partners’ and Cedar’s respective shares of equity, net income and FFO, as presented, differ from amounts calculated using the stated ownership percentages because of non-proportionate initial investments (per the respective joint venture agreements). Equity also includes net receivable/payable balances on open account between joint ventures and wholly-owned entities.
 
(b)   Includes limited partners’ share. Cedar’s equity in the Homburg joint venture includes the excess of the jont venture partner’s contribution over the underlying net book value of the properties owned prior to their contribution to the joint venture in December 2007.
 
(c)   Cedar has a 40% interest in two joint ventures formed for the acquisitions of New London Mall and San Souci Plaza in January and Febnruary 2009, respectively. The loss reflected during the three months ended March 31, 2009 includes the expensing of acquisition transaction costs.
 
(d)   Cedar has a 75% interest in a consolidated joint venture formed for the redevelopment/retenanting of a shopping center (Columbia Mall) in Bloombsburg, PA.
 
(e)   Cedar has a 60% interest in a consolidated joint venture formed for the construction and development of a shopping center (Upland Square) in Pottsgrove, PA, and is to receive a preferred rate of return on its investment, if earned.
 
(f)   Cedar has a 60% interest in a consolidated joint venture formed for the construction and development of ashopping center (Crossroads II) in Stroudsburg, PA, and is to receive a preferred rate of return on its investment, if earned.
 
(g)   Cedar has a 60% interest in a consolidated joint venture formed for the acquisition, construction and development of a shopping center (Heritage Crossing) in Limerick, PA and is to receive a preferred rate of return on its investment, if earned.
 
(h)   Cedar has a 20% interest in an unconsolidated joint venture formed for the acquisition of seven properties, which the Company continues to manage. The balances at December 31, 2009 represent the assets and liabilities of the two properties transferred prior to that date (the five other properties are expected to be transferred during the first half of 2010); the revenues, expenses and FFO for these two properties represent their results of operations subsquent to the their transfer to the joint venture.
 
(i)   Non-operating income and expense consists principally of interest expense and amortization of financing costs.

32