0001193125-22-192926.txt : 20220713 0001193125-22-192926.hdr.sgml : 20220713 20220713163238 ACCESSION NUMBER: 0001193125-22-192926 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 14 CONFORMED PERIOD OF REPORT: 20220707 ITEM INFORMATION: Completion of Acquisition or Disposition of Assets ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20220713 DATE AS OF CHANGE: 20220713 FILER: COMPANY DATA: COMPANY CONFORMED NAME: CEDAR REALTY TRUST, INC. CENTRAL INDEX KEY: 0000761648 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 421241468 STATE OF INCORPORATION: MD FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-31817 FILM NUMBER: 221081355 BUSINESS ADDRESS: STREET 1: 928 CARMANS ROAD CITY: MASSAPEQUA STATE: NY ZIP: 11758 BUSINESS PHONE: 5167676492 MAIL ADDRESS: STREET 1: 928 CARMANS ROAD CITY: MASSAPEQUA STATE: NY ZIP: 11758 FORMER COMPANY: FORMER CONFORMED NAME: CEDAR SHOPPING CENTERS INC DATE OF NAME CHANGE: 20030812 FORMER COMPANY: FORMER CONFORMED NAME: CEDAR INCOME FUND LTD /MD/ DATE OF NAME CHANGE: 20001128 FORMER COMPANY: FORMER CONFORMED NAME: UNI INVEST USA LTD DATE OF NAME CHANGE: 20000407 8-K 1 d366980d8k.htm 8-K 8-K
false 0000761648 0000761648 2022-07-07 2022-07-07 0000761648 us-gaap:CommonStockMember 2022-07-07 2022-07-07 0000761648 us-gaap:SeriesBPreferredStockMember 2022-07-07 2022-07-07 0000761648 us-gaap:SeriesCPreferredStockMember 2022-07-07 2022-07-07

 

 

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, DC 20549

 

 

FORM 8-K

 

 

Current Report

Pursuant to Section 13 or 15(d)

of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): July 7, 2022

 

 

CEDAR REALTY TRUST, INC.

(Exact Name of Registrant as Specified in its Charter)

 

 

 

Maryland

(State or Other Jurisdiction

of Incorporation)

 

001-31817   42-1241468

(Commission

File Number)

  

(IRS Employer

Identification No.)

928 Carmans Road

Massapequa, New York 11758

(Address of Principal Executive Offices) (Zip Code)

(516) 767-6492

(Registrant’s Telephone Number, Including Area Code)

 

 

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

 

☐

Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

 

☐

Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

 

☐

Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

 

☐

Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

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

 

Title of each class

  

Trading

Symbol(s)

  

Name of each exchange

on which registered

Common Stock, $0.06 par value   CDR   New York Stock Exchange
7-1/4% Series B Cumulative Redeemable Preferred Stock, $25.00 Liquidation Value   CDRpB   New York Stock Exchange
6-1/2% Series C Cumulative Redeemable Preferred Stock, $25.00 Liquidation Value   CDRpC   New York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter) Emerging Growth Company  ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.  ☐

 

 

 

Item 2.01.

Completion of Acquisition or Disposition of Assets.

On July 7, 2022, Cedar Realty Trust, Inc. (the “Company”) and certain of its subsidiaries completed the previously-announced sale of 33 grocery-anchored shopping centers and two redevelopment properties to DRA Fund X-B LLC, a Delaware limited liability company (“DRA”) and KPR Centers LLC, a Delaware limited liability company (together with DRA and their respective designees, the “Grocery-Anchored Purchasers”) for total gross proceeds of approximately $879 million, including assumed debt (the “Grocery-Anchored Portfolio Sale”). There were no material relationships among the Company, the Grocery-Anchored Purchasers, or any of their respective affiliates.

The table below sets forth the assets sold in the Grocery-Anchored Portfolio Sale:

 

Property Name

   

Location

Academy Plaza    Philadelphia, PA
Bethel Shopping Center    Bethel, CT
Carmans Plaza    Massapequa, NY
Christina Crossing    Wilmington, DE
Colonial Commons    Harrisburg, PA
Crossroads II    Bartonsville, PA
East River Park    Washington, DC
Elmhurst Square    Portsmouth, VA
Fishtown Crossing    Philadelphia, PA
Franklin Village Plaza    Franklin, MA
General Booth Plaza    Virginia Beach, VA
Girard Plaza    Philadelphia, PA
Groton Shopping Center    Groton, CT
Halifax Plaza    Halifax, PA
Jordan Lane    Wethersfield, CT
Kempsville Crossing    Virginia Beach, VA
Lawndale Plaza    Philadelphia, PA
Meadows Marketplace    Hummelstown, PA
New London Mall    New London, CT
Newport Plaza    Newport, PA
Northside Commons    Campbelltown, PA
Norwood Shopping Center    Norwood, MA
Oak Ridge Shopping Center    Suffolk, VA
Oakland Mills    Columbia, MD
Palmyra Shopping Center    Palmyra, PA
Quartermaster Plaza    Philadelphia, PA
Senator Square    Washington, DC
Shoppes at Arts District    Hyattsville, MD
Swede Square    E. Norriton Township, PA
The Point    Harrisburg, PA
The Shops at Bloomfield Station    Bloomfield, NJ
The Shops at Suffolk Downs    Revere, MA
Trexlertown Plaza    Trexlertown, PA
Valley Plaza    Hagerstown, MD
Yorktowne Plaza    Cockeysville, MD

 

Item 9.01.

Financial Statements and Exhibits.

(b) Pro forma financial information.

The pro forma financial information of the Company as adjusted to give effect to the Grocery-Anchored Portfolio Sale is presented in the unaudited pro forma condensed consolidated financial statements filed as Exhibit 99.1 to this Current Report on Form 8-K and incorporated herein by reference.

 

(d) Exhibits

 

99.1    Unaudited Pro Forma Condensed Consolidated Financial Statements
104    Cover Page Interactive Data File (embedded within the Inline XBRL document)

 

SIGNATURES

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

 

Date: July 13, 2022   CEDAR REALTY TRUST, INC.
    By:  

/s/ Bruce J. Schanzer

    Name:   Bruce J. Schanzer
    Title:   President and Chief Executive Officer
 EX-99.1 2 d366980dex991.htm EX-99.1 EX-99.1

Exhibit 99.1

Unaudited Pro Forma Consolidated Financial Statements

On July 7, 2022, Cedar Realty Trust, Inc. (the “Company”) and certain of its subsidiaries completed the previously-announced sale of 33 grocery-anchored shopping centers and two redevelopment properties (the “Portfolio”) to DRA Fund X-B LLC, a Delaware limited liability company and KPR Centers LLC, a Delaware limited liability company for total gross proceeds of approximately $879 million, including assumed debt, before customary closing and transaction costs. The Portfolio totals approximately 4,903,000 square feet.

The following unaudited pro forma consolidated financial statements of the Company have been prepared to show the pro forma effect of the disposal of the Portfolio by applying pro forma adjustments to our historical combined financial information. The unaudited pro forma consolidated financial statements are based upon the historical consolidated financial statements of the Company included in its Annual Report on Form 10-K for the year ended December 31, 2021, and its Quarterly Report on Form 10-Q for the quarter ended March 31, 2022. The pro forma consolidated balance sheet has been prepared as if the sale of the Portfolio had occurred as of March 31, 2022. The pro forma consolidated statement of operations for the three months ended March 31, 2022 and for the year ended December 31, 2021 are presented as if the sale of the Portfolio had occurred on January 1, 2021.

The following unaudited pro forma consolidated financial information is intended to provide investors with information about the impact of the sale of the Portfolio by showing how specific transactions have affected historical financial statements, illustrating the scope of the change in the historical financial position and results of operations. This pro forma financial information should not be viewed as indicative of the Company’s financial results in the future and should be read in conjunction with the Company’s financial statements as filed in Form 10-K for the year ended December 31, 2021 and on Form 10-Q for the three-month period ended March 31, 2022. In the opinion of management, the adjustments made to historical financial information give effect to events that are directly attributable to the disposition of the Portfolio and are factually supportable.

CEDAR REALTY TRUST, INC.

Unaudited Pro Forma Consolidated Balance Sheet

As of March 31, 2022

 

     Historical (a)     Transaction (b)     Pro-Forma  

ASSETS

       

Real estate:

       

Land

    $ 259,968,000     $ (191,103,000 )    $ 68,865,000  

Buildings and improvements

      1,038,708,000       (737,666,000 )      301,042,000  
  

 

 

    

 

 

    

 

 

  
     1,298,676,000       (928,769,000 )      369,907,000  

Less accumulated depreciation

      (417,298,000 )      259,859,000       (157,439,000 ) 
  

 

 

    

 

 

    

 

 

  

Real estate, net

      881,378,000       (668,910,000 )      212,468,000  

Real estate held for sale

      73,702,000       (39,217,000 )      34,485,000  

Investment in unconsolidated joint venture

      4,809,000       (4,809,000 )      —    

Cash and cash equivalents

      2,093,000       296,655,000       298,748,000  

Restricted cash

      230,000       (230,000 )      —    

Receivables

      22,467,000       (16,950,000 )      5,517,000  

Other assets and deferred charges, net

      37,412,000       (11,130,000 )      26,282,000  
  

 

 

    

 

 

    

 

 

  

TOTAL ASSETS

    $ 1,022,091,000     $ (444,591,000 )    $ 577,500,000  
  

 

 

    

 

 

    

 

 

  

LIABILITIES AND EQUITY

       

Mortgage loan payable

    $ 156,599,000     $ (156,599,000 )    $ —    

Finance lease obligation

      5,307,000       (5,307,000 )      —    

Unsecured revolving credit facility

      70,000,000       (70,000,000 )      —    

Unsecured term loans

      298,998,000       (298,998,000 )      —    

Accounts payable and accrued liabilities

      40,072,000       (25,485,000 )      14,587,000  

Unamortized intangible lease liabilities

      7,518,000       (2,349,000 )      5,169,000  
  

 

 

    

 

 

    

 

 

  

Total liabilities

      578,494,000       (558,738,000 )      19,756,000  
  

 

 

    

 

 

    

 

 

  

Commitments and contingencies

      —         —         —    

Equity:

       

Cedar Realty Trust, Inc. shareholders’ equity:

       

Preferred stock

      159,541,000       —         159,541,000  

Common stock ($0.06 par value, 150,000,000 shares authorized, 13,637,000 and 13,658,000 shares, issued and outstanding, respectively)

      819,000       —         819,000  

Treasury stock (333,000 and 387,000 shares, respectively, at cost)

      (10,807,000 )      —         (10,807,000 ) 

Additional paid-in capital

      878,508,000       —         878,508,000  

Cumulative distributions in excess of net income

      (587,109,000 )      113,436,000       (473,673,000 ) 

Accumulated other comprehensive (loss)

      31,000       —         31,000  
  

 

 

    

 

 

    

 

 

  

Total Cedar Realty Trust, Inc. shareholders’ equity

      440,983,000       113,436,000       554,419,000  
  

 

 

    

 

 

    

 

 

  

Noncontrolling interests:

       

Limited partners’ OP Units

      2,614,000       711,000       3,325,000  
  

 

 

    

 

 

    

 

 

  

Total noncontrolling interests

      2,614,000       711,000       3,325,000  
  

 

 

    

 

 

    

 

 

  

Total equity

      443,597,000       114,147,000       557,744,000  
  

 

 

    

 

 

    

 

 

  

TOTAL LIABILITIES AND EQUITY

    $  1,022,091,000     $ (444,591,000 )    $ 577,500,000  
  

 

 

    

 

 

    

 

 

  

See notes to unaudited pro forma consolidated financial statements

CEDAR REALTY TRUST, INC.

Unaudited Pro Forma Consolidated Statement of Operations

For the three months ended March 31, 2022

 

     Historical (c)     Transaction (d)     Pro-Forma  

REVENUES

       

Rental revenues

    $  30,207,000     $ (22,291,000 )    $ 7,916,000  

Other

      257,000       (94,000 )      163,000  
  

 

 

    

 

 

    

 

 

  

Total revenues

      30,464,000       (22,385,000 )      8,079,000  
  

 

 

    

 

 

    

 

 

  

EXPENSES

       

Operating, maintenance and management

      7,129,000       (5,332,000 )      1,797,000  

Real estate and other property-related taxes

      4,498,000       (3,256,000 )      1,242,000  

General and administrative

      2,972,000       (60,000 )      2,912,000  

Depreciation and amortization

      8,263,000       (5,762,000 )      2,501,000  
  

 

 

    

 

 

    

 

 

  

Total expenses

      22,862,000       (14,410,000 )      8,452,000  
  

 

 

    

 

 

    

 

 

  

OTHER

       

Gain on sales

      —         —         —    

Transaction costs

      (3,735,000 )      3,735,000       —    

Impairment charges

      (707,000 )      510,000       (197,000 ) 
  

 

 

    

 

 

    

 

 

  

Total other

      (4,442,000 )      4,245,000       (197,000 ) 
  

 

 

    

 

 

    

 

 

  

OPERATING INCOME

      3,160,000       (3,730,000 )      (570,000 ) 

NON-OPERATING INCOME AND EXPENSES

       

Interest expense

      (4,237,000 )      4,237,000       —    
  

 

 

    

 

 

    

 

 

  

Total non-operating income and expenses

      (4,237,000 )      4,237,000       —    
  

 

 

    

 

 

    

 

 

  

NET (LOSS) INCOME

      (1,077,000 )      507,000       (570,000 ) 

Net loss (income) attributable to noncontrolling interests:

       

Minority interests in consolidated joint ventures

      —         —         —    

Limited partners’ interest in Operating Partnership

      20,000       (3,000 )      17,000  
  

 

 

    

 

 

    

 

 

  

Total net loss (income) attributable to noncontrolling interests

      20,000       (3,000 )      17,000  
  

 

 

    

 

 

    

 

 

  

NET (LOSS) INCOME ATTRIBUTABLE TO CEDAR REALTY TRUST, INC.

      (1,057,000 )      504,000       (553,000 ) 

Preferred stock dividends

      (2,688,000 )      —         (2,688,000 ) 
  

 

 

    

 

 

    

 

 

  

NET LOSS ATTRIBUTABLE TO COMMON SHAREHOLDERS

    $ (3,745,000 )    $ 504,000     $ (3,241,000 ) 
  

 

 

    

 

 

    

 

 

  

NET LOSS PER COMMON SHARE ATTRIBUTABLE TO COMMON SHAREHOLDERS (BASIC AND DILUTED):

    $ (0.28 )    $ 0.04     $ (0.25 ) 
  

 

 

    

 

 

    

 

 

  

Weighted average number of common shares - basic and diluted

      13,285,000       13,285,000       13,285,000  
  

 

 

    

 

 

    

 

 

  

See notes to unaudited pro forma consolidated financial statements

CEDAR REALTY TRUST, INC.

Unaudited Pro Forma Consolidated Statement of Operations

For the year ended December 31, 2021

 

     Historical (e)     Transaction (f)     Pro-Forma  

REVENUES

       

Rental revenues

    $ 126,451,000     $ (88,205,000 )    $ 38,246,000  

Other

      1,099,000       (683,000 )      416,000  
  

 

 

    

 

 

    

 

 

  

Total revenues

      127,550,000       (88,888,000 )      38,662,000  
  

 

 

    

 

 

    

 

 

  

EXPENSES

       

Operating, maintenance and management

      26,817,000       (19,518,000 )      7,299,000  

Real estate and other property-related taxes

      19,629,000       (13,040,000 )      6,589,000  

General and administrative

      18,033,000       (222,000 )      17,811,000  

Depreciation and amortization

      39,454,000       (27,313,000 )      12,141,000  
  

 

 

    

 

 

    

 

 

  

Total expenses

      103,933,000       (60,093,000 )      43,840,000  
  

 

 

    

 

 

    

 

 

  

OTHER

       

Gain on sales

      49,904,000       (1,046,000 )      48,858,000  

Impairment charges

      (99,888,000 )      33,913,000       (65,975,000 ) 
  

 

 

    

 

 

    

 

 

  

Total other

      (49,984,000 )      32,867,000       (17,117,000 ) 
  

 

 

    

 

 

    

 

 

  

OPERATING (LOSS) INCOME

      (26,367,000 )      4,072,000       (22,295,000 ) 

NON-OPERATING INCOME AND EXPENSES

       

Interest expense

      (18,636,000 )      18,636,000       —    
  

 

 

    

 

 

    

 

 

  

Total non-operating income and expenses

      (18,636,000 )      18,636,000       —    
  

 

 

    

 

 

    

 

 

  

NET (LOSS) INCOME

      (45,003,000 )      22,708,000       (22,295,000 ) 

Net loss (income) attributable to noncontrolling interests:

       

Minority interests in consolidated joint ventures

      (425,000 )      —         (425,000 ) 

Limited partners’ interest in Operating Partnership

      329,000       (133,000 )      196,000  
  

 

 

    

 

 

    

 

 

  

Total net loss (income) attributable to noncontrolling interests

      (96,000 )      (133,000 )      (229,000 ) 
  

 

 

    

 

 

    

 

 

  

NET (LOSS) INCOME ATTRIBUTABLE TO CEDAR REALTY TRUST, INC.

      (45,099,000 )      22,575,000       (22,524,000 ) 

Preferred stock dividends

      (10,752,000 )      —         (10,752,000 ) 
  

 

 

    

 

 

    

 

 

  

NET LOSS ATTRIBUTABLE TO COMMON SHAREHOLDERS

    $ (55,851,000 )    $ 22,575,000     $ (33,276,000 ) 
  

 

 

    

 

 

    

 

 

  

NET LOSS PER COMMON SHARE ATTRIBUTABLE TO COMMON SHAREHOLDERS (BASIC AND DILUTED):

    $ (4.24 )    $ 1.71     $ (2.53 ) 
  

 

 

    

 

 

    

 

 

  

Weighted average number of common shares - basic and diluted

      13,213,000       13,213,000       13,213,000  
  

 

 

    

 

 

    

 

 

  

See notes to unaudited pro forma consolidated financial statements

Cedar Realty Trust, Inc.

Notes to Unaudited Pro Forma Consolidated Financial Statements

Unaudited Pro Forma Consolidated Balance Sheet as of March 31, 2022

 

  (a)

Historical Balances – Reflects the unaudited consolidated balance sheet of the Company as contained in its historical unaudited consolidated financial statements included in its Form 10-Q as of and for the three months ended March 31, 2022, previously filed with the SEC on May 5, 2022.

 

  (b)

Transaction – Represents the de-recognition of carrying amounts at March 31, 2022, for the assets and the related accumulated depreciation and working capital assets and liabilities related to the Portfolio and reflects the net cash proceeds from the sale used to pay down debt.

Unaudited Pro Forma Consolidated Statement of Operations for the three months ended March 31, 2022

 

  (c)

Historical Operating Results – Reflects the audited consolidated statement of operations of the Company as contained in its historical unaudited consolidated financial statements for the three months included in its Form 10-Q as of and for the three months ended March 31, 2022 previously filed with the SEC on May 5, 2022.

 

  (d)

Transaction – Represents the historical combined revenues and expenses of the Portfolio for the three months ended March 31, 2022 as if the disposition had occurred on January 1, 2021, and reflects a reduction of interest expense related to the pay down of debt.

Unaudited Pro Forma Consolidated Statement of Operations for the year ended December 31, 2021

 

  (e)

Historical Operating Results – Reflects the audited consolidated statement of operations of the Company as contained in its historical audited consolidated financial statements included in its Annual Report on Form 10-K as of and for the year ended December 31, 2021, previously filed with the SEC on March 10, 2022.

 

  (f)

Transaction – Represents the historical combined revenues and expenses of the Portfolio for the twelve months ended December 31, 2021 as if the disposition had occurred on January 1, 2021, and reflects a reduction of interest expense related to the pay down of debt.

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Trading Symbol CDRpC
Security Exchange Name NYSE
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