8-K

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 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):  May 6, 2010

WEINGARTEN REALTY INVESTORS

(Exact name of Registrant as specified in its Charter)

Texas	1-9876	74-1464203
(State or other jurisdiction of incorporation)	(Commission file number)	(I.R.S. Employer Identification Number)

2600 Citadel Plaza Drive, Suite 125, Houston, Texas 77008

(Address of principal executive offices) (Zip Code)

Registrant's telephone number, including area code:  (713) 866-6000

Not applicable

(Former name or former address, if changed since last report)

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 (see General Instruction A.2. below):

¨   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))

Item 2.02.                      Results of Operations and Financial Condition.

On May 6, 2010, we issued a press release describing our results of operations for the first quarter ended March 31, 2010, as well as providing supplemental financial information pertaining to our operations.  A copy of the press release and supplemental financial information are attached as Exhibit 99.1 and Exhibit 99.2 to this report.

The information, including exhibits hereto, in this Current Report on Form 8-K is being furnished and shall not be deemed "filed" with the Securities and Exchange Commission and shall not be incorporated by reference into any registration statement or other document pursuant to the Securities Act of 1933, as amended, except as otherwise expressly stated in such filing.

Item 9.01.                      Financial Statements and Exhibits.

99.1 Press release dated May 6, 2010, regarding our results of operations for the quarter ended March 31, 2010.

99.2 Supplemental Financial Information.

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SIGNATURE

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:  May 7, 2010

WEINGARTEN REALTY INVESTORS

By:  /s/ Joe D. Shafer

Joe D. Shafer

Senior Vice President/Chief Accounting Officer

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INDEX TO EXHIBITS

99.1 Press release dated May 6, 2010, regarding our results of operations for the quarter ended March 31, 2010.

99.2 Supplemental Financial Information.

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EX-99.1

EXHIBIT 99.1

 

2600 Citadel Plaza Drive

P.O. Box 924133

Houston, Texas 77292-4133

NEWS RELEASE

Information: Kristin Gandy, Director of Investor Relations, Phone: (713) 866-6050

WEINGARTEN REALTY ANNOUNCES

FIRST QUARTER 2010 RESULTS

Houston, May 6, 2010 --- Weingarten Realty (NYSE: WRI) announced today the results of its first quarter ended March 31, 2010.  The supplemental financial package with additional information can be found on the company’s website under the Investor Relations tab.

Financial Results

The Company reported net income attributable to common shareholders of $10.2 million or $0.08 per diluted share for the first quarter of 2010, as compared to $33.1 million or $0.38 per share for the same period in 2009.

Funds from Operations (“FFO”), a widely accepted supplemental measurement of REIT performance, on a diluted per-share basis, totaled $0.41 or $48.9 million for the first quarter of 2010, compared to $0.77 per share or $67.2 million for 2009. The primary factors affecting the quarter’s year-over-year net income and FFO results were the impact of the common equity issuance in April 2009, decreased land and merchant build gains, as well as the effect of 2009 dispositions including contributions to joint ventures.

A reconciliation of net income attributable to common shareholders to funds from operations is included in the financial tables accompanying this press release.

Operating Results

For the quarter, the Company produced strong leasing results with 368 new leases and renewals, totaling 2.1 million square feet and representing $20.6 million of annual revenue.  The 368 transactions were comprised of 199 new leases and 169 renewals which represent annual revenue of $8.9 million and $11.7 million, respectively.  For leases signed during the quarter, the average rental rate was down 4% on a cash basis.

“We had a great quarter leasing space.  We leased eight big boxes during the quarter and leased 92% more retail space compared to the same quarter of 2009. Our associates continue to focus on leasing space and generating revenue, which ultimately builds operating fundamentals,” said Johnny Hendrix, Executive Vice President of Asset Management.

During the first quarter retail occupancy increased to 92.2% compared to fourth quarter 2009 occupancy of 91.8%.  Retail occupancy in the first quarter 2010 is the highest it has

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been in five consecutive quarters.  It should be noted that revenues from retail shopping centers represent approximately 90% of Weingarten’s total revenues.  Overall, occupancy for the first quarter was 90.9% compared to 90.8% during the fourth quarter of 2009.

“We are excited to post solid core results for the quarter which is a testament to the quality of our portfolio” stated Drew Alexander, President and Chief Executive Officer.

Same Property Net Operating Income declined 2.6% during the quarter, with retail properties down 2.4% and industrial properties down 4.2%.

Financing

The Company’s financial structure is solid with over $100 million of cash available and the full use of its $500 million revolving credit facility.  The excess cash and recently renewed revolver positions the Company well for future growth opportunities.

“Weingarten raised a tremendous amount of capital last year which created capacity for future investment.  We feel comfortable with our current balance sheet ratios and look to maintain conservative ratios as we move forward,” said Steve Richter, Executive Vice President and Chief Financial Officer.

Dividend

The Board of Trust Managers declared a common dividend of $0.26 per share during the first quarter of 2010. The dividend is payable in cash on June 15, 2010 to shareholders of record on June 8, 2010.

The Board of Trust Managers also declared dividends on the Company’s preferred shares. Dividends related to the 6.75% Series D Cumulative Redeemable Preferred Shares (NYSE:WRIPrD) are $0.421875 per share for the quarter. Dividends on the 6.95% Series E Cumulative Redeemable Preferred Shares (NYSE:WRIPrE) are $0.434375 per share for the same period. Dividends on the 6.50% Series F Cumulative Redeemable Preferred Shares (NYSE:WRIPrF) are $0.40625 per share for the quarter. All preferred dividends are also payable on June 15, 2010 to shareholders of record on June 8, 2010.

Conference Call Information

The Company also announced that it will host a live webcast of its quarterly conference call on May 7, 2010 at 10:00 a.m. Central Time. The live webcast can be accessed via the Company’s Web site at www.weingarten.com. Alternatively, if you are not able to access the call on the web, you can listen live by phone by calling (877) 763-1324 (no confirmation code). A replay and Podcast will also be available through the Company’s Web site starting approximately two hours following the live call or can be heard by calling (800) 642-1687, identification number 65069379 until 11:59 PM Central Time on May 10, 2010.

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About Weingarten Realty Investors

Weingarten Realty Investors (NYSE: WRI) is a commercial real estate owner, manager and developer.  At March 31, 2010, the company owned or operated under long-term leases, either directly or through its interest in real estate joint ventures or partnerships, a total of 376 developed income-producing properties and 10 properties under various stages of construction and development. The total number of properties includes 307 neighborhood and community shopping centers located in 22 states spanning the country from coast to coast. The company also owns 76 industrial projects located in California, Florida, Georgia, Tennessee, Texas and Virginia and three other operating properties located in Arizona and Texas.   At March 31, 2010, the Company’s portfolio of properties was approximately 70.1 million square feet.  To learn more about the Company’s operations and growth strategies, please visit www.weingarten.com

Forward-Looking Statements

Statements included herein that state the Company’s or Management’s intentions, hopes, beliefs, expectations or predictions of the future are “forward-looking” statements within the meaning of the Private Securities Litigation Reform Act of 1995 which by their nature, involve known and unknown risks and uncertainties. The Company’s actual results, performance or achievements could differ materially from those expressed or implied by such statements. Reference is made to the Company’s regulatory filings with the Securities and Exchange Commission for information or factors that may impact the Company’s performance.

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Financial Statements
Weingarten Realty Investors
(in thousands, except per share amounts)
		Three Months Ended
		March 31,
CONDENSED CONSOLIDATED STATEMENTS OF INCOME		2010			2009
AND FUNDS FROM OPERATIONS		(Unaudited)
Rentals, net		$	134,142		$	140,340
Other Income			3,017			4,042
	Total Revenues		137,159			144,382
Depreciation and Amortization			36,153			37,545
Operating Expense			25,986			23,048
Ad Valorem Taxes, net			16,925			17,966
Impairment Loss			236
General and Administrative Expense			6,591			6,000
	Total Expenses		85,891			84,559
Operating Income			51,268			59,823
Interest Expense, net			(37,617	)		(39,439	)
Interest and Other Income, net			2,863			1,263
Equity in Earnings of Real Estate Joint Ventures and Partnerships, net			3,236			3,662
Gain on Land and Merchant Development Sales						14,122
Provision for Income Taxes			(476	)		(4,964	)
	Income from Continuing Operations		19,274			34,467
Operating Income from Discontinued Operations						2,110
Gain on Sale of Property from Discontinued Operations						739
	Income from Discontinued Operations					2,849
Gain on Sale of Property			848			6,494
Net Income			20,122			43,810
Less:	Net Income Attributable to Noncontrolling Interests		(1,014	)		(1,795	)
Net Income Adjusted for Noncontrolling Interests			19,108			42,015
Less:	Preferred Share Dividends		(8,869	)		(8,869	)
Net Income Attributable to Common Shareholders--Basic		$	10,239		$	33,146
Earnings Per Common Share--Basic		$	0.09		$	0.38
Net Income Attributable to Common Shareholders--Diluted		$	10,239		$	33,146
Earnings Per Common Share--Diluted		$	0.08		$	0.38
Funds from Operations:
Net Income Attributable to Common Shareholders		$	10,239		$	33,146
Depreciation and Amortization			34,454			37,163
Depreciation and Amortization of Unconsolidated Joint Ventures			5,023			4,140
Gain on Sale of Property			(843	)		(7,229	)
Loss (Gain) on Sale of Property of Unconsolidated Joint Ventures			2			(4	)
Funds from Operations--Basic		$	48,875		$	67,216
Funds from Operations Per Common Share--Basic		$	0.41		$	0.77
Funds from Operations--Diluted		$	48,875		$	67,216
Funds from Operations Per Common Share--Diluted		$	0.41		$	0.77
Weighted Average Shares Outstanding--Basic			119,779			86,979
Weighted Average Shares Outstanding--Diluted			120,547			87,331
		March 31,			December 31,
			2010			2009
CONDENSED CONSOLIDATED BALANCE SHEETS		(Unaudited)			(Audited)
Property		$	4,616,465		$	4,658,396
Accumulated Depreciation			(879,302	)		(856,281	)
Investment in Real Estate Joint Ventures and Partnerships, net			316,411			315,248
Notes Receivable from Real Estate Joint Ventures and Partnerships			313,438			317,838
Unamortized Debt and Lease Costs, net			106,525			103,396
Accrued Rent and Accounts Receivable, net			72,329			96,372
Cash and Cash Equivalents			122,915			153,584
Restricted Deposits and Mortgage Escrows			9,621			12,778
Other, net			85,359			89,054
	Total Assets	$	4,763,761		$	4,890,385
Debt, net		$	2,480,616		$	2,531,847
Accounts Payable and Accrued Expenses			91,331			137,727
Other, net			106,901			114,155
	Total Liabilities		2,678,848			2,783,729
Commitments and Contingencies
Preferred Shares of Beneficial Interest			8			8
Common Shares of Beneficial Interest			3,617			3,615
Accumulated Additional Paid-In Capital			1,961,459			1,958,975
Net Income Less Than Accumulated Dividends			(58,341	)		(37,350	)
Accumulated Other Comprehensive Loss			(23,249	)		(23,958	)
	Shareholders' Equity		1,883,494			1,901,290
Noncontrolling Interests			201,419			205,366
	Total Liabilities, Shareholders' Equity and Noncontrolling Interests	$	4,763,761		$	4,890,385

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EX-99.2

EXHIBIT 99.2

Table of Contents			Page No.
Corporate Profile			1
Financial Summary
	Condensed Consolidated Statements of Income		3
	Condensed Consolidated Balance Sheets		4
	Supplemental Financial Data		5
		Funds from Operations
		Dividends
		General and Administrative Expenses
	Supplemental Income Statement Detail		6
		Rentals, net
		Fee Income From Real Estate Joint Ventures and Partnerships
		Interest Expense, net
		Interest Income and Other Income, net
		Supplemental Analyst Information
		Net Operating Income Including Joint Ventures
		Equity in Earnings of Real Estate Joint Ventures and Partnerships, net
	Supplemental Balance Sheet Detail		7
		Property
		Straight Line Rent Receivable
		Other Assets, net
		Other Liabilities, net
		Identified Intangible Assets and Liabilities
	Capitalization and Coverage Ratios		8
		Common Share Data
		Capitalization
		Capital Availability
		Coverage Ratios
		Net Debt to Adjusted EBITDA
		Credit Ratings
Investment Activity
	New Development Properties (by Stabilization)		10
	Land Held for Development		11
	Disposition Summary		12
	Property Investment Summary		13
Summary of Debt
	Debt Information		15
		Outstanding Balance Summary
		Fixed vs. Variable Rate Debt
		Secured vs. Unsecured Debt
		Weighted Average Interest Rates
	Schedule of Maturities		16
Joint Ventures
	Financial Statements of Unconsolidated Real Estate Joint Ventures and Partnerships at 100%		18
	Financial Statements of Unconsolidated Real Estate Joint Ventures and Partnerships at Pro rata Share		19
	Investments in Unconsolidated Real Estate Joint Ventures & Partnerships		20
	Mortgage Debt Information for Unconsolidated Real Estate Joint Ventures & Partnerships		21
Portfolio Summary
	Tenant Diversification by Percent of Rental Revenues		23
	Portfolio Operating Information		24
		Lease Expirations
		Leasing Activity - Signed Leases
		Occupancy
		Same Property Net Operating Income Growth
	Total Net Operating Income by Geographic Region		25
	Average Base Rents by CBSA		26 - 28
Property Listing			30 - 43
Other Topics of Interest
	Supplemental Leasing Information		45

Corporate Profile
Weingarten Realty Investors is an unincorporated trust organized under the Texas Real Estate Investment Trust Act that, through its predecessor entity, began the ownership and development of shopping centers and other commercial real estate in 1948.  As of March 31, 2010, we owned or operated under long-term leases, interests in 376 developed income-producing properties and 10 new development properties (including7 which are income-producing), which are located in 23 states that span the United States from coast to coast.  Included in the portfolio are 307 shopping centers, 76 industrial projects, and 3 other operating properties.  Our interests in these properties aggregated approximately 43.5 million square feet of leasable area.  Our properties were 90.9% leased as of March 31, 2010, and historically our portfolio occupancy rate has never been below 90%.
Corporate Office
	2600 Citadel Plaza Drive
	P. O. Box 924133
	Houston, TX 77292-4133
	713-866-6000
	www.weingarten.com
Regional Offices
	Atlanta, GA
	Dallas, TX
	Ft. Lauderdale, FL
	Las Vegas, NV
	Los Angeles, CA
	Orlando, FL
	Phoenix, AZ
	Raleigh, NC
	Sacramento, CA
	Denver, CO
Stock Listings
New York Stock Exchange:
	Common Shares	WRI
	Series D Preferred Shares	WRI-PD
	Series E Preferred Shares	WRI-PE
	Series F Preferred Shares	WRI-PF
	8.1% 2019 Notes	WRD
Forward-Looking Statements
This prospectus supplement and the accompanying prospectus, including documents incorporated by reference, contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, or the Securities Act, and Section 21E of the Securities Exchange Act of 1934, as amended, or the Exchange Act. We intend such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for purposes of complying with these safe harbor provisions. These forward-looking statements relate to the company's intentions, beliefs, expectations or projections of the future. It is important to note that the company's actual results could differ materially from those projected in such forward-looking statements.  Factors which may cause actual results to differ materially from current expectations include, but are not limited to: (i) disruptions in financial markets, (ii) general economic and local real estate conditions, (iii) the inability of major tenants to continue paying their rent obligations due to bankruptcy, insolvency or general downturn in their business, (iv) financing risks, such a s the inability to obtain equity, debt, or other sources of financing on favorable terms, (v) changes in governmental laws and regulations, (vi) the level and volatility of interest rates, (vii) the availability of suitable acquisition opportunities, (viii) changes in expected development activity, (ix) increases in operating costs, (x) tax matters, including failure to qualify as a real estate investment trust, could have adverse consequences and (xi) investments through real estate joint ventures and partnerships involve risks not present in investments in which we are the sole investor.  Accordingly, there is no assur ance that our expectations will be realized.

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Financial Summary

Weingarten Realty Investors
Condensed Consolidated Statements of Income
(in thousands, except per share amounts)
	Three Months Ended
	March 31,						Twelve Months Ended December 31,
	2010			2009			2009			2008			2007			2006
Revenues:
Rentals, net	$	134,142		$	140,340		$	554,107		$	578,960		$	548,050		$	494,713
Other		3,017			4,042			18,001			13,788			13,150			6,656
Total		137,159			144,382			572,108			592,748			561,200			501,369
Expenses:
Depreciation and amortization		36,153			37,545			147,895			149,812			122,245			111,634
Operating		25,986			23,048			102,966			113,493			99,607			81,786
Ad valorem taxes, net		16,925			17,966			70,678			70,618			64,357			58,366
Impairment loss		236						34,983			52,539
General and administrative		6,591			6,000			25,930			25,761			26,979			23,801
Total		85,891			84,559			382,452			412,223			313,188			275,587
Operating Income		51,268			59,823			189,656			180,525			248,012			225,782
Interest Expense, net		(37,617	)		(39,439	)		(153,207	)		(156,318	)		(156,248	)		(148,052	)
Interest and Other Income, net		2,863			1,263			11,427			4,333			8,483			9,043
Equity in Earnings of Real Estate Joint Ventures and Partnerships, net (a)		3,236			3,662			5,548			12,196			19,853			14,655
Gain on Redemption of Convertible Senior Unsecured Notes								25,311			12,961
Gain on Land and Merchant Development Sales					14,122			18,688			8,342			16,385			7,166
(Provision) Benefit for Income Taxes		(476	)		(4,964	)		(6,338	)		10,219			(4,073	)		(1,366	)
Income from Continuing Operations		19,274			34,467			91,085			72,258			132,412			107,228
Operating Income from Discontinued Operations					2,110			3,160			11,617			20,181			33,025
Gain on Sale of Property from Discontinued Operations					739			55,765			68,722			83,659			145,494
Income from Discontinued Operations					2,849			58,925			80,339			103,840			178,519
Gain on Sale of Property		848			6,494			25,266			1,998			4,086			22,493
Net Income		20,122			43,810			175,276			154,595			240,338			308,240
Less:   Net Income Attributable to Noncontrolling Interests		(1,014	)		(1,795	)		(4,174	)		(8,943	)		(10,237	)		(6,414	)
Net Income Adjusted for Noncontrolling Interests		19,108			42,015			171,102			145,652			230,101			301,826
Preferred Share Dividends		(8,869	)		(8,869	)		(35,476	)		(34,711	)		(25,375	)		(10,101	)
Redemption Costs of Preferred Shares											(1,850	)
Net Income Attributable to Common Shareholders	$	10,239		$	33,146		$	135,626		$	109,091		$	204,726		$	291,725
Earnings Per Common Share - Basic	$	0.09		$	0.38		$	1.24		$	1.29		$	2.39		$	3.33
Earnings Per Common Share - Diluted	$	0.08		$	0.38		$	1.23		$	1.28		$	2.35		$	3.24
(a)   See Page 19 for the Company's pro rata share of the operating results of its unconsolidated real estate joint ventures and partnerships.

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Weingarten Realty Investors
Condensed Consolidated Balance Sheets
(in thousands, except per share amounts)
	March 31,			December 31,
	2010			2009
ASSETS
Property	$	4,616,465		$	4,658,396
Accumulated Depreciation		(879,302	)		(856,281	)
Property, net		3,737,163			3,802,115
Investment in Real Estate Joint Ventures and Partnerships, net (a)		316,411			315,248
Total		4,053,574			4,117,363
Notes Receivable from Real Estate Joint Ventures and Partnerships		313,438			317,838
Unamortized Debt and Lease Costs, net		106,525			103,396
Accrued Rent and Accounts Receivable (net of allowance for doubtful accounts of $10,804 in 2010 and $10,380 in 2009)		72,329			96,372
Cash and Cash Equivalents		122,915			153,584
Restricted Deposits and Mortgage Escrows		9,621			12,778
Other, net		85,359			89,054
Total	$	4,763,761		$	4,890,385
LIABILITIES AND EQUITY
Debt, net	$	2,480,616		$	2,531,847
Accounts Payable and Accrued Expenses		91,331			137,727
Other, net		106,901			114,155
Total		2,678,848			2,783,729
Commitments and Contingencies
Equity:
Shareholders' Equity:
Preferred Shares of Beneficial Interest - par value, $.03 per share; shares authorized: 10,000
6.75% Series D cumulative redeemable preferred shares of beneficial interest; 100 shares issued and outstanding in 2010 and 2009; liquidation preference $75,000		3			3
6.95% Series E cumulative redeemable preferred shares of beneficial interest; 29 shares issued and outstanding in 2010 and 2009; liquidation preference $72,500		1			1
6.5% Series F cumulative redeemable preferred shares of beneficial interest; 140 shares issued and outstanding in 2010 and 2009; liquidation preference $350,000		4			4
Common Shares of Beneficial Interest - par value, $.03 per share; shares authorized: 150,000; shares issued and outstanding:     120,172 in 2010 and 120,098 in 2009		3,617			3,615
Accumulated Additional Paid-In Capital		1,961,459			1,958,975
Net Income Less Than Accumulated Dividends		(58,341	)		(37,350	)
Accumulated Other Comprehensive Loss		(23,249	)		(23,958	)
Shareholders' Equity		1,883,494			1,901,290
Noncontrolling Interests		201,419			205,366
Total Equity		2,084,913			2,106,656
Total	$	4,763,761		$	4,890,385
(a) This represents the Company's investment of its unconsolidated real estate joint ventures and partnerships. See page 19 for additional information.

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Weingarten Realty Investors
Supplemental Financial Data
(in thousands, except per share amounts)
	Three Months Ended
	March 31,
	2010			2009
Funds from Operations
Numerator:
Net income attributable to common shareholders	$	10,239		$	33,146
Depreciation and amortization		34,454			37,163
Depreciation and amortization of unconsolidated real estate joint ventures and partnerships		5,023			4,140
Gain on sale of property		(843	)		(7,229	)
Loss (gain) on sale of property of unconsolidated real estate joint ventures and partnerships		2			(4	)
Funds from Operations - Basic		48,875			67,216
Funds from operations attributable to operating partnership units
Funds from Operations - Diluted	$	48,875		$	67,216
Denominator:
Weighted average shares outstanding - Basic		119,779			86,979
Effect of dilutive securities:
Share options and awards		768			352
Operating partnership units
Weighted average shares outstanding - Diluted		120,547			87,331
Funds from Operations per Share - Basic	$	0.41		$	0.77
Funds from Operations Per Share - Diluted	$	0.41		$	0.77
Change in Funds from Operations per Share - Diluted					-46.8	%
Dividends
Common Dividends per Share	$	0.260		$	0.525
Common Dividends Paid as a % of Funds from Operations		63.9	%		68.3	%
General and Administrative Expenses
General and Administrative Expenses/Total Revenue		4.8	%		4.2	%
General and Administrative Expenses/Total Assets before Depreciation		0.12	%		0.10	%

The National Association of Real Estate Investment Trusts defines funds from operations as net income (loss) attributable to common shareholders computed in accordance with generally accepted accounting principles, excluding gains or losses from sales of real estate assets and extraordinary items, plus depreciation and amortization of operating properties, including our share of unconsolidated real estate joint ventures and partnerships.  We calculate FFO in a manner consistent with the NAREIT definition.  Management uses FFO as a supplemental measure to conduct and evaluate our business beca use there are certain limitations associated with using GAAP net income by itself as the primary measure of our operating performance.  Historical cost accounting for real estate assets in accordance with GAAP implicitly assumes that the value of real estate assets diminishes predictably over time.  Since real estate values instead have historically risen or fallen with market conditions, management believes that the presentation of operating results for real estate companies that uses historical cost accounting is insufficient by itself.  There can be no assurance that FFO presented by us is comparable to similarly titled measures of other REITs.  FFO should not be considered as an alternative to net income or other measurements under GAAP as an indicator of our operating performance or to cash flows from operating, investing or financing activities as a measure of liquidity.  FFO does not reflect working capital changes, cash expenditures for capital improvements or principal payments on indebtedness.

Page 5

Weingarten Realty Investors
Supplemental Income Statement Detail
(in thousands)
	Three Months Ended
	March 31,
	2010			2009
Rentals, net
Base minimum rent, net	$	102,654		$	108,031
Straight line rent		2,787			1,906
Over/Under-market rentals, net		259			840
Percentage rent		944			984
Tenant reimbursements		27,498			28,579
Total	$	134,142		$	140,340
Fee Income from Real Estate Joint Ventures and Partnerships
Recurring	$	1,767		$	1,717
Non-Recurring					63
Total	$	1,767		$	1,780
Interest Expense, net
Interest paid or accrued	$	39,086		$	41,599
Over-market mortgage adjustment of acquired properties, net		(910	)		(1,041	)
Amortization of convertible bond discount		564			2,078
Gross interest expense		38,740			42,636
Less:
Capitalized interest		(1,123	)		(3,197	)
Total	$	37,617		$	39,439
Interest and Other Income, net
Interest income from joint ventures (primarily construction loans)	$	1,437		$	859
Deferred compensation interest income (loss)		482			(364	)
Other		944			768
Total	$	2,863		$	1,263
Supplemental Analyst Information
Net Operating Income including Joint Ventures
Revenues	$	137,159		$	144,382
Operating expense		(25,986	)		(23,048	)
Ad valorem taxes		(16,925	)		(17,966	)
Total		94,248			103,368
Net Operating Income from Discontinued Operations					3,594
Minority Interests Share of Net Operating Income and Other Adjustments		(5,875	)		(5,481	)
Pro rata Income From Consolidated Ventures		88,373			101,481
Pro rata share of Unconsolidated Joint Ventures
Revenues		14,769			13,423
Operating Expense		(2,589	)		(2,170	)
Ad valorem taxes		(1,819	)		(1,797	)
Total		10,361			9,456
Net Operating Income including Joint Ventures	$	98,734		$	110,937
Equity in Earnings of Real Estate Joint Ventures and Partnerships, net
Net income from unconsolidated real estate joint ventures and partnerships	$	1,641		$	2,383
Intercompany fee income reclass		1,805			1,348
Other adjustments		(210	)		(69	)
Equity in earnings of real estate joint ventures and partnerships, net	$	3,236		$	3,662

Page 6

Weingarten Realty Investors
Supplemental Balance Sheet Detail
(in thousands)
	March 31,			December 31,
	2010			2009
Property
Land	$	892,197		$	896,010
Land held for development		182,055			182,586
Land under development		28,001			32,709
Buildings and improvements		3,436,355			3,437,578
Construction in-progress		77,857			109,513
Total	$	4,616,465		$	4,658,396
Straight Line Rent Receivable	$	53,744		$	51,465
Other Assets, net
Notes receivable and mortgage bonds, net	$	44,457		$	45,922
Non-qualified benefit plan assets		13,787			13,897
Out-of-market rentals, net		4,749			5,807
Deferred income tax asset		11,437			11,434
Interest rate derivative		3,143			2,601
Other		7,786			9,393
Total	$	85,359		$	89,054
Other Liabilities, net
Deferred revenue	$	18,583		$	18,806
Non-qualified plan benefit liabilities		36,414			37,205
Deferred income tax payable		7,056			6,993
Out-of-market rentals, net		13,616			15,157
Interest rate derivative		961			4,634
Other		30,271			31,360
Total	$	106,901		$	114,155
Identified Intangible Assets and Liabilities
Identified Intangible Assets:
Above-market leases (included in Other Assets, net)	$	14,262		$	17,278
Above-market leases - Accumulated Amortization		(9,513	)		(11,471	)
Below-market assumed Mortgages (included in Debt, net)		2,072			2,072
Below-market assumed Mortgages - Accumulated Amortization		(874	)		(805	)
Valuation of in place leases (included in Unamortized Debt and Lease Costs, net)		55,411			57,610
Valuation of in place leases - Accumulated Amortization		(32,297	)		(32,361	)
Total	$	29,061		$	32,323
Identified Intangible Liabilities:
Below-market leases (included in Other Liabilities, net)	$	34,811		$	36,951
Below-market leases - Accumulated Amortization		(21,195	)		(21,794	)
Above-market assumed mortgages (included in Debt, net)		47,764			52,171
Above-market assumed mortgages - Accumulated Amortization		(28,842	)		(31,329	)
Total	$	32,538		$	35,999

Page 7

Weingarten Realty Investors
Capitalization and Coverage Ratios
(in thousands, except common share data and percentages)
	March 31,			December 31,
	2010			2009
Common Share Data
Closing Market Price	$	21.56		$	19.79
Dividend Yield		4.82	%		5.05	%
90-Day, Average Daily Trading Volume		1,183,099			1,407,967
Capitalization (As reported)
Debt	$	2,480,616		$	2,531,847
Preferred Shares		497,500			497,500
Common Shares at Market		2,590,908			2,376,739
Operating Partnership Units at Market		36,350			33,445
Total Market Capitalization	$	5,605,374		$	5,439,531
Debt to Total Market Capitalization		44.3	%		46.5	%
Capitalization (Pro rata)
Debt	$	2,439,531		$	2,486,535
Preferred Shares		497,500			497,500
Common Shares at Market		2,590,908			2,376,739
Operating Partnership Units at Market		36,350			33,445
Total Market Capitalization	$	5,564,289		$	5,394,219
Debt to Total Market Capitalization		43.8	%		46.1	%
Capital Availability
Total Revolver Capacity	$	500,000		$	575,000
Revolver Balance Outstanding
Outstanding Letters of Credit under Revolver		8,330			7,185
Unused Portion of Revolving Line of Credit	$	491,670		$	567,815
Coverage Ratios (at Pro rata Share trailing 4 quarters)
Fixed Charge Coverage		2.10	x		2.19	x
Interest Coverage		2.50	x		2.61	x
Debt Service Coverage		2.38	x		2.47	x
Net Debt to Adjusted EBITDA		6.27	x		6.04	x
Debt, net of cash and cash equivalents. EBITDA adjusted for gain/loss on sale of real estate and other non-cash items, primarily impairments.
Credit Ratings	S&P			Moody's
Senior Debt	BBB			Baa2
Preferred Shares	BB+			Baa3
Outlook	Negative			Stable

Page 8

Investment Activity

Weingarten Realty Investors
New Development Properties (By Stabilization)
As of March 31, 2010
(in thousands at pro rata share, except percentages)
						Total										Total
						Square										Estimated
						Feet of		Percent Leased				Spent				Investment
						Building		Net				Year-		Spent		(2)				Est.		1Q
				WRI		Area (1)		@				To-		Inception		WRI		Gross		Final		2010
	Center Name	Location	Anchors	Own %		Gross	Net	100%		Gross		Date		to Date		Costs		Costs		ROI %		NOI $
UNDER DEVELOPMENT
1	Clermont Landing Phase 1*	Clermont, Florida	JC Penney #, Epic Theater #, TJ Maxx, Ross	55.0	%	305	81	79.4	%	90.1	%	$	66	$	14,120	$	15,083	$	27,424
2	ClayPoint Distribution Park (Industrial)	Houston, Texas	Pioneer, Packaging Corp. of America	100.0	%	359	158	64.1	%	84.2	%		28		7,546		8,853		8,853
3	Ridgeway Trace Center Phase 1	Memphis, Tennessee	Target #, Sports Authority, Best Buy	100.0	%	228	90	100.0	%	100.0	%		2,273		22,039		30,975		30,975
	Total 2010 Stabilizations					892	329	78.0	%	90.2	%	$	2,367	$	43,705	$	54,912	$	67,252	6.8	%	$	274
1	Gardens on Havana*	Aurora (Denver),Colorado	Kohl's, Target, Dick's Sporting Goods, Sprouts	39.8	%	428	170	86.1	%	86.1	%		430		22,858		15,860		39,859
2	Waterford	Leland (Wilmington),North Carolina	Harris Teeter	100.0	%	95	90	83.9	%	84.7	%		89		13,198		14,144		14,144
	Total 2011 Stabilizations					523	260	85.7	%	85.8	%	$	519	$	36,056	$	30,004	$	54,003	7.8	%	$	525
1	Ridgeway Trace Center Phase 2	Memphis, Tennessee	Target #, Sports Authority, Best Buy	100.0	%	39	39	0.0	%	0.0	%		248		6,173		11,437		11,437
2	Surf City Crossing	Surf City (Wilmington),North Carolina	Harris Teeter	100.0	%	75	63	81.3	%	74.1	%		1,378		4,671		7,695		7,695
3	Tomball Marketplace	Tomball, Texas	Academy#	100.0	%	147	62	25.0	%	68.5	%		97		13,457		14,895		14,895
4	Westwood Center	San Antonio, Texas	Wal-Mart #	100.0	%	305	70	18.0	%	76.4	%		91		15,807		15,002		15,002
5	Clermont Landing Phase 2*	Clermont, Florida	JC Penney #, Epic Theater #, TJ Maxx, Ross	55.0	%	65	24	30.7	%	43.1	%		7		4,595		3,667		6,667
6	North Towne Plaza	Brownsville, Texas	Lowes#	75.0	%	153	27	22.2	%	81.7	%		204		3,472		4,834		6,446
7	Riverpoint at Sheridan*	Sheridan (Denver),Colorado	Costco #, Target #, Regal Cinema	50.0	%	496	83	59.5	%	86.4	%		272		57,508		34,070		68,140
	Total 2012 and Thereafter Stabilizations					1,280	368	41.6	%	75.9	%	$	2,298	$	105,683	$	91,601	$	130,282	7.0	%	$	49
	Total 10 Properties Under Development (exclusive of phasing)					2,694	957	68.3	%	82.6	%	$	5,183	$	185,445	$	176,517	$	251,538	7.0	%	$	848

* Unconsolidated Joint Venture

# Denotes anchors that are not owned by Weingarten

(1)	Total Building Area (Gross) square footage reflects 100% ownership including square feet owned by other. WRI's share of building area (Net) square footage reflects WRI's ownership percentage excluding square feet owned by other and excluding other possible future building area
(2)	Net of anticipated proceeds from land sales and tax incentive financing of approximately $31 million at pro rata share ($49 million at 100%)
Note:  Phased properties are counted as one property

Page 10

Weingarten Realty Investors
Land Held for Development
As of March 31, 2010
(in thousands, except acres and percentages)
	Ownership			Gross		Investment (1)
Location	Interest			Acres			100%	Pro Rata
FM 1957 (Potranco Rd) and FM 211, San Antonio		50.0	%		198.7
South Fulton Parkway and SH 92, Union City - Atlanta		50.0	%		81.6
US Hwy 1 and Caveness Farms Road, Wake Forest - Raleigh		100.0	%		79.9
Rock Prairie Rd. at Hwy. 6, College Station		100.0	%		65.8
Highway 17 and Highway 210, Surf City		100.0	%		46.5
Shary Road and US Hwy 83, Mission		50.0	%		36.9
FM 2920 and Future 249, Tomball - Houston		100.0	%		33.7
SH 281 & Wilderness Oaks, San Antonio, TX		100.0	%		29.2
Decatur at 215 - Las Vegas		100.0	%		25.3
US Hwy 15-501 & Bruce Wood Rd., Southern Pines, NC		100.0	%		24.0
Hwy 85 & Hwy 285, Sheridan, CO		50.0	%		23.0
US 77 & FM 802, Brownsville, TX		75.0	%		21.9
Mississippi at Havana, Aurora - Denver		39.8	%		15.4
US Hwy 17 & US Hwy 74/76, Leland		100.0	%		12.6
Creedmoor (Highway 50) and Crabtree Valley Avenue, Raleigh		100.0	%		11.7
Bear Valley Road at Jess Ranch Parkway, Apple Valley III		50.0	%		10.3
Lon Adams Rd at Tangerine Farms Rd  - Tuscan		50.0	%		9.7
Culebra Road and Westwood Loop, San Antonio		100.0	%		9.3
SH 151 & Ingram Rd, San Antonio, TX		66.7	%		8.5
South 300 West & West Paxton Avenue, Salt Lake City, UT		31.8	%		7.5
State Hwy 95 & Bullhead Pkwy, Bullhead City, AZ		100.0	%		7.2
Belle Terre Pkwy & State Rd 100, Palm Coast, FL		50.0	%		6.7
SR 207 & Rolling Hills Drive, St. Augustine, FL		70.0	%		5.2
SEC Poplar Ave at I-240, Memphis, TN		100.0	%		4.0
29th St at Nolana Loop, McAllen, TX		50.0	%		3.8
Bear Valley Road at Jess Ranch Parkway, Apple Valley II		50.0	%		3.2
Young Pines and Curry Ford Rd, Orange County, Florida - Orlando		100.0	%		3.0
Leslie Rd. at Bandera Rd., Helotes		100.0	%		1.7
Southern Ave & Signal Butte Rd, Mesa, AZ		100.0	%		1.5
Other (2)		100.0	%		39.5
Total Land Held For Development Properties					827.2	$	215,900	$	168,158
(1) Net of impairment adjustments made at 12/31/2008 and 9/30/2009
(2) Primarily represents land parcels held by WRI for many years that have never been reported as new development assets.
Note: Land costs account for $169.5 million of total investment at 100%, $131.9 million at pro rata share.

Page 11

Weingarten Realty Investors
Disposition Summary
For the Period Ended March 31, 2010
(in thousands at pro rata share)
		Sq. Ft. of					Weighted
		Bldg. Area		Date	Sales		Sales
Center	City/State	at 100%		Sold	Proceeds		Cap
Dispositions
Crestview - Pad	Houston, TX		-	2/17/10
Jess Ranch Marketplace - Bank of America	Apple Valley, CA		5	3/22/10
Tate's Creek Centre - McDonald's	Lexington, KY		5	3/25/10
Total Dispositions					$	2,974		6.10	%

Page 12

Weingarten Realty Investors
Property Investment Summary
(in thousands at pro rata share)
									Remodels/
			New		Major		Tenant		Existing			Leasing/		All
	Acquisitions		Development		Repairs		Finish		Development (1)			Broker Fees		Other		Total
Quarter Ended 3/31/2010			$	5,183	$	367	$	9,496	$	4,386		$	4,658	$	360	$	24,450
Year Ended 12/31/2009				71,167		10,469		21,672		23,455			20,600		10,507		157,870
Year Ended 12/31/2008	$	2,685		193,235		20,570		35,290		37,781	(2)		24,002		8,231		321,793
Year Ended 12/31/2007		565,427		218,239		18,236		29,928		20,751			21,345		13,356		887,282
(1) Primarily incremental investment on properties formerly classified as new development
(2) Includes approximately $12 million for costs incurred in 2008 for new development properties moved to land held of development

Page 13

Summary of Debt

Weingarten Realty Investors
Debt Information
(in thousands, except percentages)
					1st Quarter						4th Quarter
		March 31,			Weighted			December 31,			Weighted
		2010			Average Rate (1)			2009			Average Rate (1)
Outstanding Balance Summary
Mortgage Debt		$	1,167,418			6.45	%	$	1,197,234			6.55	%
7% 2011 Bonds			117,670			7.00	%		117,670			7.00	%
3.95% Convertible Bonds (2)			132,167			3.95	%		131,603			3.95	%
8.1% 2019 Notes			100,000			8.10	%		100,000			8.10	%
Unsecured Notes Payable			937,657			5.71	%		959,562			5.64	%
Revolving Credit Agreement (3)												3.05	%
Industrial Revenue Bonds			2,589			2.36	%		2,663			2.33	%
Obligations under Capital Leases			23,115			7.19	%		23,115			5.55	%
	Total Consolidated Debt - As Reported		2,480,616			5.92	%		2,531,847			5.97	%
Less: Noncontrolling Interest			(210,484	)					(209,458	)
Plus: WRI Share of Unconsolidated Joint Ventures			169,399						164,146
	Total Debt - Pro rata Share	$	2,439,531			5.92	%	$	2,486,535			5.99	%
											Weighted
					Quarter						Average
		Debt			Weighted						Remaining
		Balance			Average Rate (1)			% of Total			Life (yrs)
Fixed vs. Variable Rate Debt (at Pro rata Share)
(includes the effect of interest rate swaps)
As of March 31, 2010
Fixed-rate debt		$	2,056,042			6.28	%		84.3	%		6.16
Variable-rate debt			383,489			4.03	%		15.7	%		2.95
	Total	$	2,439,531			5.92	%		100.0	%		5.65
As of December 31, 2009
Fixed-rate debt		$	2,100,080			6.28	%		84.5	%
Variable-rate debt			386,455			3.14	%		15.5	%
	Total	$	2,486,535			5.99	%		100.0	%
Secured vs. Unsecured Debt (at Pro rata Share)
As of March 31, 2010
Secured Debt		$	1,112,068			6.51	%		45.6	%		5.34
Unsecured Debt			1,327,463			5.43	%		54.4	%		5.91
	Total	$	2,439,531			5.92	%		100.0	%		5.65
As of December 31, 2009
Secured Debt		$	1,141,875			6.62	%		45.9	%
Unsecured Debt			1,344,660			5.48	%		54.1	%
	Total	$	2,486,535			5.99	%		100.0	%
		As			Pro rata
		Reported			Share
Weighted Average Interest Rates (1)
Three months ended 03/31/10			5.92	%		5.92	%
Three months ended 12/31/09			5.97	%		5.99	%
Twelve months ended 12/31/09			5.62	%		5.64	%
(1)	Weighted average interest rates exclude the effects of ASC 805 " Business Combinations", discounts on convertible bonds and loan costs related to financing.
(2)	The convertible bonds, with a face value of $135.2 million, mature August 1, 2026 with a five year option to redeem anytime after August 2011 and an initial conversion price of $49.075 per share.
(3)	Weighted average revolving interest rate excluding the effect of the commitment fee was 0.84% in fourth quarter 2009.

Page 15

Weingarten Realty Investors
Schedule of Maturities
As of March 31, 2010
(in thousands, except percentages)
	As Reported					Pro rata Share
			Weighted					Weighted
	Maturities		Average Rate (6)			Maturities		Average Rate (6)			Floating Rate			Fixed Rate			Secured		Unsecured
2010  (1)  (2)	$	95,163		6.41	%	$	106,217		6.45	%	$	4,468		$	101,749		$	70,587	$	35,630
2011  (3)		219,411		6.76	%		230,723		6.76	%		574			230,149			103,088		127,635
2012		309,769		5.67	%		313,219		5.70	%		4,005			309,214			129,959		183,260
2013		441,648		6.07	%		335,758		5.91	%		26,821			308,937			161,323		174,435
2014		389,647		5.48	%		407,295		5.52	%		3,102			404,193			92,295		315,000
2015		248,402		6.41	%		215,717		6.03	%		1,124			214,593			125,717		90,000
2016		209,219		6.60	%		229,638		6.27	%		1,296			228,342			154,638		75,000
2017		118,973		6.98	%		139,992		6.44	%		1,456			138,536			114,992		25,000
2018		55,040		7.57	%		15,118		5.78	%		1,553			13,565			15,118
2019		53,962		8.31	%		56,549		5.96	%		1,655			54,894			56,549
Thereafter  (3)		303,969		6.14	%		339,611		5.48	%		27,584			312,027			72,656		266,955
Subtotal		2,445,203					2,389,837					73,638			2,316,199			1,096,922		1,292,915
Revolver  (4)
Other  (5)		35,413					49,694					(35,749	)		85,443			15,146		34,548
Swap Maturities:
2012												86,600			(86,600	)
2013												94,000			(94,000	)
2014												165,000			(165,000	)
Total	$	2,480,616		5.92	%	$	2,439,531		5.92	%	$	383,489		$	2,056,042		$	1,112,068	$	1,327,463

(1)	Includes $2.1 million of amortizing industrial revenue bonds with a final maturity date of 2015 that are currently callable by the lender.
(2)	Includes $9.7 million of MTN's maturing 2028 with 12 and 20 year put options.
(3)	Thereafter includes $135.2 million of Convertible Debt maturing in 2026 which has a 5 year call and put option in 2011.
(4)	Includes the effect of the commitment fee.
(5)	Other includes capital leases, ASC 805 " Business Combinations" adjustment, market value of swaps and discounts on notes. Our pro rata share calculation also includes bonds issued in association with a guarantee in connection with a project in Denver, Colorado.
(6)	Weighted average interest rates exclude the effects of ASC 805 " Business Combinations", discounts on Convertible Debt and loan costs related to financing.

Page 16

Joint Ventures

Weingarten Realty Investors
Financial Statements of Unconsolidated Real Estate Joint Ventures and Partnerships at 100%
(in thousands)
	Three Months Ended
	March 31,
Condensed Statements of Income	2010			2009
Revenues:
Base minimum rent, net	$	34,755		$	30,447
Straight line rent		663			780
Over/Under-market rentals, net		885			1,971
Percentage rent		357			172
Tenant reimbursements		9,669			7,907
Other income		1,198			1,625
Total		47,527			42,902
Expenses:
Depreciation and amortization		15,345			13,076
Interest, net		9,399			7,019
Operating		8,230			7,099
Ad valorem taxes, net		6,029			5,563
General and administrative		956			1,294
Total		39,959			34,051
(Loss) gain on sale of property		(3	)		11
Net income	$	7,565		$	8,862
Condensed Balance Sheets
	March 31,			December 31,
		2010			2009
ASSETS
Property	$	2,139,231		$	2,082,316
Accumulated depreciation		(211,969	)		(191,478	)
Property, net		1,927,262			1,890,838
Other assets, net		234,187			240,387
Total	$	2,161,449		$	2,131,225
LIABILITIES AND SHAREHOLDERS' EQUITY
Debt, net	$	532,399		$	505,462
Amounts payable to Weingarten Realty Investors		328,579			335,622
Other liabilities, net		92,005			88,913
Total		952,983			929,997
Accumulated equity		1,208,466			1,201,228
Total	$	2,161,449		$	2,131,225

Page 18

Weingarten Realty Investors
Financial Statements of Unconsolidated Real Estate Joint Ventures and Partnerships at Pro rata Share
(in thousands)
	Three Months Ended
	March 31,
Condensed Statements of Income	2010			2009
Revenues:
Base minimum rent, net	$	10,577		$	9,399
Straight line rent		356			278
Over/Under-market rentals, net		182			409
Percentage rent		140			61
Tenant reimbursements		2,967			2,516
Other income		547			760
Total		14,769			13,423
Expenses:
Depreciation and amortization		5,023			4,140
Interest, net		3,268			2,358
Operating		2,589			2,170
Ad valorem taxes, net		1,819			1,797
General and administrative		427			579
Total		13,126			11,044
(Loss) gain on sale of property		(2	)		4
Net income	$	1,641		$	2,383
Condensed Balance Sheets
	March 31,			December 31,
		2010			2009
ASSETS
Property	$	636,982		$	625,714
Accumulated depreciation		(73,159	)		(67,170	)
Property, net		563,823			558,544
Notes receivable from real estate joint ventures and partnerships		5,675			5,712
Unamortized debt and lease costs, net		13,073			13,297
Accrued rent and accounts receivable (net of allowance for doubtful accounts of $658 in 2010 and $709 in 2009)		14,433			15,441
Cash and cash equivalents		12,981			15,230
Restricted deposits and mortgage escrows		1,614			1,757
Notes receivable and mortgage bonds, net		41,309			41,356
Out-of-market rentals, net		626			588
Interest rate derivative		47			124
Other assets, net		4,924			5,125
Total	$	658,505		$	657,174
LIABILITIES AND SHAREHOLDERS' EQUITY
Debt, net	$	169,399		$	164,146
Amounts payable to Weingarten Realty Investors		155,600			159,141
Accounts payable and accrued expenses		6,223			6,419
Deferred revenue		1,641			1,331
Out-of-market rentals, net		4,296			4,395
Interest rate derivative		136
Other liabilities, net		23,317			23,257
Total		360,612			358,689
Accumulated equity		297,893			298,485
Total	$	658,505		$	657,174
Notes:
The Consolidated Financial Statements at pro rata share include only the real estate operations of joint ventures and partnerships at WRI's ownership percentages. Pro rata financial information is not, and is not intended to be, a presentation in accordance with generally accepted accounting principles.

Page 19

Weingarten Realty Investors
Investments in Unconsolidated Real Estate Joint Ventures & Partnerships
March 31, 2010
(in thousands)
									Weingarten Realty
Joint Venture Partner	Number of Properties		Total GLA		Total Assets		Total Debt		Ownership Interest			Share of Debt		Investment Balance		Equity in Earnings of Unconsolidated JVs
TIAA Florida Retail LLC		7		1,258	$	326,647				20.0	%			$	63,438	$	556
AEW SRP, LLC		10		895		165,426	$	104,597		25.0	%	$	26,149		12,806		2
Collins		8		1,112		152,218		29,802		50.0	%		14,901		53,980		559
AEW - Institutional Client		6		523		134,505		68,241		20.0	%		13,648		12,649		129
BIT Retail		3		715		156,332				20.0	%				30,222		242
BIT Investment Thirty-Six, LP		12		4,068		220,408		24,087		20.0	%		4,817		32,675		108
Eagle AN, LP		7		2,050		50,352		33,935		20.0	%		6,787				23
Jamestown		6		1,341		153,314		96,076		20.0	%		19,215		11,197		228
Other		28		3,865		802,247		175,660		47.8	%		83,881		99,444		1,390
Total		87		15,828	$	2,161,449	$	532,399		27.7	%	$	169,399	$	316,411	$	3,236
Joint Venture Description
RETAIL
TIAA Florida Retail LLC	Joint venture with an institutional partner, TIAA-CREF Global Real Estate.
AEW SPR, LLC	Retail joint venture with an institutional partner through AEW Capital Management
Collins	Primarily a development joint venture in the Texas Rio Grande Valley
AEW - Institutional Client	Joint venture with an institutional partner through AEW Capital Management
BIT Retail	Retail joint venture with Mercantile Real Estate Advisors and its client, the AFL-CIO Building Investment Trust
Jamestown	Retail joint venture in Florida
INDUSTRIAL
BIT Investment Thirty-Six, LP	Industrial joint venture with Mercantile Real Estate Advisors and its client, the AFL-CIO Building Investment Trust
Eagle AN, LP	Industrial joint venture with American National Insurance Company

Page 20

Weingarten Realty Investors
Mortgage Debt Information for Unconsolidated Joint Ventures & Partnerships
As of March 31, 2010
Balance Summary
Joint Venture Partner	# of Mortgaged Properties		Mortgage Balance (in thousands)			Weighted Average Rate (2)			Average Remaining Term (yrs)
AEW SRP, LLC		7	$	104,597			5.7	%		5.8
Collins		2		29,802			6.2	%		11.4
AEW - Institutional Client		6		68,241			5.7	%		3.9
BIT Investment Thirty-Six, LP		4		24,087			6.4	%		1.6
Eagle AN, LP		1		33,935			8.1	%		0.4
Jamestown		6		96,076			5.7	%		4.4
Other		7		99,095			5.6	%		7.2
Total		33	$	455,834			5.9	%		5.2
Schedule of Maturities
	At 100%					At WRI Share
	Maturities (in thousands)		Weighted Average Rate (2)			Maturities (in thousands)			Weighted Average Rate (2)
2010 (1)	$	48,834		5.7	%	$	11,250			5.8	%
2011		40,461		5.6	%		12,674			5.7	%
2012		27,441		5.5	%		6,115			5.7	%
2013		52,363		5.4	%		17,614			5.6	%
2014		101,909		5.4	%		22,099			5.7	%
2015		37,211		5.7	%		8,402			5.7	%
2016		76,322		5.6	%		20,129			5.7	%
2017		46,375		5.7	%		20,633			5.7	%
2018		1,952		5.7	%		976			5.7	%
2019		2,078		5.6	%		1,039			5.6	%
Thereafter		20,888		5.0	%		10,444			5.0	%
Total	$	455,834				$	131,375
(1) All mortgages are fixed rate except for one included in "other", which has a variable rate mortgage ($3.4 million at 100%) and matures in 2010.
(2) Weighted average interest rates exclude the effects of ASC 805 " Business Combinations" and loan costs related to financing.

Page 21

Portfolio Summary

Weingarten Realty Investors
Tenant Diversification by Percent of Rental Revenues
(in thousands at pro rata share, except percentages and # of units)
			# of Units		Rental			Square
Rank	Tenant Name	DBA’s			Revenue			Feet
1	The Kroger Co.	Kroger, Smith Food, Ralphs, Fry's Food, King Soopers		26		2.17	%		1,203
2	T.J.X. Companies, Inc.	T.J. Maxx, Marshalls, Home Goods		33		1.80	%		771
3	Ross Stores, Inc.	Ross Dress for Less		33		1.60	%		666
4	Home Depot, Inc.			6		1.23	%		669
5	Safeway, Inc.	Safeway, Randalls, Von's		17		1.22	%		718
6	Office Depot, Inc.			24		1.02	%		453
7	Petsmart, Inc.			18		0.98	%		322
8	Gap, Inc.	Gap, Old Navy, Banana Republic		19		0.94	%		297
9	Barnes & Noble Inc.	Barnes & Noble, Bookstop Booksellers		11		0.92	%		254
10	Publix Super Markets, Inc.			23		0.82	%		495
11	Blockbuster Video			45		0.80	%		200
12	24 Hour Fitness Inc.			7		0.80	%		179
13	Petco Animal Supplies, Inc.			20		0.72	%		234
14	Whole Foods			6		0.71	%		218
15	Bed Bath & Beyond, Inc.			17		0.70	%		326
16	Harris Teeter			7		0.69	%		300
17	Raley's	Raley's Bel Air Markets		6		0.69	%		331
18	H E Butt Grocery			6		0.66	%		291
19	Office Max Inc.			11		0.65	%		250
20	The Sports Authority			6		0.64	%		222
21	Toys 'R' Us			9		0.64	%		312
22	Staples			12		0.63	%		247
23	Best Buy, Inc.			10		0.62	%		225
24	Dollar Tree Stores, Inc.	Dollar Tree, Greenbacks		29		0.61	%		264
25	Food Lion			9		0.54	%		335
	Total			410		22.77	%		9,781

Page 23

Weingarten Realty Investors
Portfolio Operating Information
(in thousands at pro rata share, except percentages and # of units and leases)
Lease Expirations
As of March 31, 2010	Shopping Center						Industrial						Total
	Percentage of						Percentage of						Percentage of
Year Expiring	Sq. Ft.			Revenue			Sq. Ft.			Revenue			Sq. Ft.			Revenue
2010		6.71	%		7.73	%		14.92	%		15.02	%		8.81	%		8.54	%
2011		14.41	%		14.96	%		12.16	%		14.53	%		13.82	%		14.90	%
2012		12.53	%		13.73	%		16.29	%		17.81	%		13.48	%		14.18	%
2013		13.18	%		13.70	%		19.55	%		18.44	%		14.80	%		14.22	%
2014		13.12	%		12.41	%		14.74	%		13.90	%		13.52	%		12.57	%
2015-2019		26.97	%		26.33	%		21.48	%		19.35	%		25.53	%		25.53	%
2020-2029		12.33	%		10.41	%		0.86	%		0.96	%		9.37	%		9.33	%
Leasing Activity
Signed Leases
	Number						New Rent			Prior Rent						Cash Decrease
	of Leases			Square Feet			$PSF			$PSF			TI's $PSF			in Base Rent
Three Months Ended March 31, 2010
Retail New Leases		112			406		$	13.84		$	14.69		$	13.63			-5.8	%
Retail Renewals		154			969			11.06			11.28			0.08			-1.9	%
Industrial		31			461			4.02			4.48			1.23			-10.2	%
Not Comparable Spaces		71			293
Total		368			2,129		$	9.91		$	10.32		$	3.37			-4.0	%
Occupancy	Quarter Ended
	March 31,			December 31,			September 30,			June 30,			March 31,
		2010			2009			2009			2009			2009
Signed Basis
Retail
Eastern Region		93.0	%		92.5	%		92.7	%		92.1	%		92.6	%
Western Region		90.9	%		91.4	%		90.6	%		90.9	%		90.7	%
Mountain Region		93.4	%		93.2	%		93.1	%		92.9	%		92.8	%
Central Region		91.2	%		90.6	%		91.5	%		91.9	%		90.4	%
Total Retail		92.2	%		91.8	%		92.1	%		92.1	%		91.7	%
Industrial		87.5	%		87.8	%		88.0	%		87.7	%		90.9	%
Total		90.9	%		90.8	%		91.1	%		90.9	%		91.5	%
Commenced Basis
Retail
Eastern Region		89.6	%		89.3	%		89.8	%		89.7	%		90.2	%
Western Region		88.1	%		89.3	%		89.0	%		88.9	%		88.1	%
Mountain Region		90.6	%		89.2	%		89.3	%		88.6	%		89.6	%
Central Region		89.3	%		87.9	%		88.5	%		88.5	%		87.4	%
Total Retail		89.5	%		88.8	%		89.2	%		88.9	%		88.8	%
Industrial		87.3	%		87.3	%		86.2	%		86.9	%		90.3	%
Total		88.9	%		88.4	%		88.4	%		88.4	%		89.3	%
Same Property Net Operating Income Growth (1)
Cash Basis
	Three Months Ended
	March 31,
		2010			2009
Retail
Eastern Region		-0.6	%		-3.6	%
Western Region		-3.5	%		0.6	%
Mountain Region		-4.2	%		-2.1	%
Central Region		-2.2	%		-3.2	%
Total Retail		-2.4	%		-2.5	%
Industrial		-4.2	%		-2.8	%
Total		-2.6	%		-2.6	%

(1) Same Property NOI Growth includes the company's share of unconsolidated real estate joint ventures and parnerships and provisions for uncollectible amounts and related recoveries. It excludes the effect of lease cancellation income and straight-line rent adjustments.

Page 24

Weingarten Realty Investors
Total Net Operating Income by Geographic Region (1)
(in thousands at pro rata share, except percentages)
	Three Months Ended March 31,										Twelve Months Ended December 31,
	2010		%			2009		%			2009		%			2008		%			2007		%			2006		%
Western Region
California	$	12,496		13.0	%	$	12,656		12.3	%	$	50,136		12.7	%	$	51,176		12.1	%	$	50,503		11.3	%	$	50,074		12.1	%
Oregon		336		0.4	%		341		0.3	%		1,342		0.3	%		1,385		0.3	%		929		0.2	%		46		0.0	%
Washington		311		0.3	%		295		0.3	%		1,124		0.3	%		1,193		0.3	%		1,295		0.3	%		251		0.1	%
Total Western Region		13,143		13.7	%		13,291		12.9	%		52,602		13.3	%		53,754		12.7	%		52,727		11.8	%		50,371		12.2	%
Mountain Region
Nevada	$	7,670		8.0	%	$	8,437		8.2	%	$	31,505		8.0	%	$	34,360		8.1	%	$	31,338		7.0	%	$	27,796		6.7	%
Arizona		5,932		6.2	%		6,704		6.5	%		26,845		6.8	%		26,181		6.2	%		23,192		5.2	%		15,004		3.6	%
Colorado		2,520		2.6	%		2,665		2.6	%		9,136		2.3	%		10,779		2.4	%		12,162		2.7	%		13,488		3.3	%
New Mexico		1,240		1.3	%		2,729		2.6	%		8,714		2.2	%		11,355		2.7	%		10,472		2.3	%		11,394		2.8	%
Utah		883		0.9	%		909		0.9	%		3,557		0.9	%		3,614		0.9	%		3,545		0.8	%		3,231		0.8	%
Total Mountain Region		18,245		19.0	%		21,445		20.8	%		79,757		20.2	%		86,289		20.3	%		80,709		18.0	%		70,913		17.2	%
Central Region
Texas	$	29,710		31.0	%	$	30,336		29.4	%	$	113,454		28.7	%	$	124,407		29.2	%	$	154,800		34.7	%	$	154,473		37.4	%
Louisiana		1,943		2.0	%		2,181		2.1	%		8,363		2.1	%		10,907		2.6	%		12,831		2.9	%		12,754		3.1	%
Arkansas		705		0.7	%		752		0.7	%		3,048		0.8	%		3,006		0.7	%		3,028		0.7	%		3,505		0.8	%
Illinois		637		0.7	%		757		0.7	%		2,960		0.7	%		3,129		0.7	%		2,378		0.5	%		2,985		0.7	%
Kansas		477		0.5	%		471		0.5	%		1,875		0.5	%		1,949		0.5	%		1,980		0.4	%		3,714		0.9	%
Missouri		314		0.3	%		343		0.3	%		1,405		0.4	%		1,182		0.3	%		1,440		0.3	%		2,193		0.5	%
Oklahoma		245		0.3	%		240		0.2	%		975		0.2	%		955		0.2	%		1,009		0.2	%		3,002		0.7	%
Total Central Region		34,031		35.5	%		35,080		33.9	%		132,080		33.4	%		145,536		34.2	%		177,466		39.7	%		182,627		44.1	%
Eastern Region
Florida	$	14,885		15.5	%	$	17,364		16.8	%	$	66,170		16.8	%	$	70,335		16.5	%	$	67,400		15.2	%	$	56,601		13.7	%
North Carolina		6,172		6.4	%		6,583		6.4	%		25,476		6.5	%		26,978		6.4	%		27,027		6.1	%		23,694		5.7	%
Georgia		5,446		5.7	%		5,803		5.6	%		22,643		5.7	%		25,039		5.9	%		23,929		5.4	%		14,861		3.6	%
Kentucky		1,713		1.8	%		1,626		1.6	%		6,766		1.7	%		6,629		1.6	%		6,787		1.5	%		5,944		1.5	%
Tennessee		1,178		1.2	%		1,142		1.1	%		5,009		1.3	%		7,015		1.6	%		6,964		1.6	%		7,386		1.8	%
Virginia		877		1.0	%		762		0.8	%		3,626		0.9	%		2,551		0.6	%		2,036		0.5	%		-		0.0	%
South Carolina		72		0.1	%		72		0.1	%		306		0.1	%		277		0.1	%		287		0.1	%		242		0.1	%
Maine		90		0.1	%		39		0.0	%		355		0.1	%		278		0.1	%		381		0.1	%		433		0.1	%
Total Eastern Region		30,433		31.8	%		33,390		32.4	%		130,351		33.1	%		139,102		32.8	%		134,811		30.5	%		109,161		26.5	%
Total Net Operating Income	$	95,851		100.0	%	$	103,206		100.0	%	$	394,790		100.0	%	$	424,681		100.0	%	$	445,713		100.0	%	$	413,072		100.0	%

(1) The Net Operating Income at pro rata share includes the real estate operations of joint ventures at WRI's ownership percentages ranging from 7.8% to 81% except for the operations of down-reit partnerships, which are included at 100%. Net Operating Income excludes the effect of lease cancellation income, straight-line rent adjustments and impairment charges. Pro rata financial information is not, and is not intended to be, a presentation in accordance with generally accepted accounting principles.

Page 25

Weingarten Realty Investors
Average Base Rents by CBSA
As of 3/31/2010
(in thousands at pro rata share, except per square foot amounts)
							Occupied		Annualized		Avg. Base		Occupied		Annualized		Avg. Base
							SF		Rents		Rents		SF		Rents		Rents
	# of
	Properties		GLA		Total ABR		Greater than 10K SF						Less than 10K SF
Retail
West Region
Los Angeles-Long Beach et al, CA		3		584	$	16.94		385	$	5,332	$	13.85		152	$	3,760	$	24.80
Madera, CA		1		85	$	12.53		52	$	492	$	9.46		26	$	490	$	18.59
Modesto, CA		1		79	$	14.20		47	$	461	$	9.70		30	$	642	$	21.29
Redding, CA		1		121	$	16.87		65	$	560	$	8.67		44	$	1,270	$	28.93
Riverside et al, CA		4		631	$	19.17		291	$	3,941	$	13.56		211	$	5,669	$	26.92
Sacramento--Arden et al, CA		5		625	$	11.46		342	$	1,870	$	5.47		201	$	4,355	$	21.64
San Diego-Carlsbad et al, CA		3		286	$	21.76		162	$	2,274	$	14.03		113	$	3,717	$	32.80
San Francisco-Oakland et al, CA		3		447	$	21.35		222	$	3,354	$	15.10		173	$	5,087	$	29.35
San Jose-Sunnyvale et al, CA		2		145	$	20.18		66	$	423	$	6.43		70	$	2,317	$	33.10
Santa Cruz-Watsonville, CA		1		150	$	9.90		93	$	565	$	6.06		56	$	910	$	16.31
Santa Rosa-Petaluma, CA		1		199	$	12.56		55	$	393	$	7.20		29	$	662	$	22.51
Vallejo-Fairfield, CA		3		364	$	16.84		165	$	1,256	$	7.63		164	$	4,278	$	26.09
California		28		3,716	$	16.83		1,944	$	20,922	$	10.76		1,270	$	33,157	$	26.11
Portland-Vancouver et al, OR-WA		3		120	$	13.50		66	$	575	$	8.75		43	$	898	$	20.68
Oregon		3		120	$	13.50		66	$	575	$	8.75		43	$	898	$	20.68
Seattle-Tacoma-Bellevue, WA		4		82	$	17.14		64	$	970	$	15.22		15	$	374	$	25.46
Washington		4		82	$	17.14		64	$	970	$	15.22		15	$	374	$	25.46
Total West Region		35		3,917	$	16.73		2,074	$	22,467	$	10.83		1,328	$	34,428	$	25.93
Mountain Region
Lake Havasu City-Kingman, AZ		1		182	$	15.18		86	$	1,126	$	13.02		35	$	715	$	20.54
Phoenix-Mesa-Scottsdale, AZ		16		1,287	$	14.02		698	$	5,914	$	8.47		493	$	10,776	$	21.88
Tucson, AZ		5		629	$	14.01		333	$	2,694	$	8.08		182	$	4,531	$	24.85
Arizona		22		2,098	$	14.09		1,118	$	9,734	$	8.71		710	$	16,022	$	22.57
Colorado Springs, CO		2		299	$	8.56		243	$	1,774	$	7.30		45	$	693	$	15.37
Denver-Aurora, CO		9		957	$	14.41		365	$	3,323	$	9.09		251	$	5,560	$	22.13
Colorado		11		1,256	$	12.55		608	$	5,097	$	8.38		296	$	6,253	$	21.10
Las Vegas-Paradise, NV		14		2,579	$	14.88		1,535	$	16,223	$	10.57		675	$	16,676	$	24.69
Nevada		14		2,579	$	14.88		1,535	$	16,223	$	10.57		675	$	16,676	$	24.69
Albuquerque, NM		4		475	$	13.94		225	$	2,041	$	9.05		151	$	3,206	$	21.25
New Mexico		4		475	$	13.94		225	$	2,041	$	9.05		151	$	3,206	$	21.25
Provo-Orem, UT		1		30	$	15.64		12	$	165	$	13.96		18	$	297	$	16.75
Salt Lake City, UT		2		276	$	12.51		175	$	1,795	$	10.24		78	$	1,375	$	17.61
Utah		3		307	$	12.84		187	$	1,959	$	10.48		96	$	1,672	$	17.45
Total Mountain Region		54		6,715	$	14.08		3,674	$	35,054	$	9.54		1,928	$	43,829	$	22.73
Central Region
Little Rock-N. Little Rock, AR		3		358	$	8.71		298	$	2,287	$	7.67		52	$	765	$	14.64
Arkansas		3		358	$	8.71		298	$	2,287	$	7.67		52	$	765	$	14.64
Chicago et al, IL-IN-WI		1		304	$	10.67		268	$	2,554	$	9.52		18	$	499	$	27.85
Illinois		1		304	$	10.67		268	$	2,554	$	9.52		18	$	499	$	27.85
Kansas City, MO-KS		1		135	$	9.49		76	$	601	$	7.89		33	$	431	$	13.24
Topeka, KS		1		116	$	11.26		116	$	1,303	$	11.26		0	$	0	$	0.00
Kansas		2		251	$	10.40		192	$	1,904	$	9.92		33	$	431	$	13.24
Hammond, LA		1		227	$	6.43		108	$	339	$	3.14		82	$	880	$	10.75
Lafayette, LA		1		141	$	10.12		18	$	90	$	5.00		69	$	793	$	11.46
Lake Charles, LA		4		443	$	7.02		321	$	1,746	$	5.43		93	$	1,168	$	12.50
Monroe, LA		1		141	$	5.20		89	$	325	$	3.64		39	$	344	$	8.75

Page 26

							Occupied		Annualized		Avg. Base		Occupied		Annualized		Avg. Base
							SF		Rents		Rents		SF		Rents		Rents
	# of
	Properties		GLA		Total ABR		Greater than 10K SF						Less than 10K SF
New Orleans-Metairie-Kenner, LA		1		142	$	14.28		78	$	732	$	9.36		56	$	1,188	$	21.13
Shreveport-Bossier City, LA		1		46	$	23.29		0	$	0	$	0.00		5	$	119	$	23.29
Louisiana		9		1,142	$	8.05		615	$	3,232	$	5.26		345	$	4,491	$	13.02
St. Louis, MO-IL		2		229	$	9.20		130	$	1,068	$	8.21		44	$	529	$	12.14
Missouri		2		229	$	9.20		130	$	1,068	$	8.21		44	$	529	$	12.14
Oklahoma City, OK		2		164	$	7.80		90	$	494	$	5.51		51	$	600	$	11.87
Oklahoma		2		164	$	7.80		90	$	494	$	5.51		51	$	600	$	11.87
Amarillo, TX		2		68	$	9.60		11	$	48	$	4.22		42	$	466	$	11.05
Beaumont-Port Arthur, TX		7		315	$	7.52		183	$	833	$	4.55		100	$	1,300	$	12.94
College Station-Bryan, TX		1		107	$	10.87		86	$	923	$	10.74		21	$	240	$	11.44
Corpus Christi, TX		1		372	$	12.95		245	$	2,232	$	9.10		112	$	2,392	$	21.41
Dallas-Fort Worth-Arlington, TX		10		1,256	$	13.38		565	$	6,070	$	10.74		409	$	6,968	$	17.03
Houston-Baytown-Sugar Land, TX		63		4,863	$	14.37		2,619	$	25,761	$	9.84		1,643	$	35,488	$	21.60
Killeen-Temple-Fort Hood, TX		1		115	$	11.74		98	$	1,033	$	10.52		14	$	284	$	20.28
Laredo, TX		2		377	$	13.84		227	$	2,468	$	10.87		96	$	2,006	$	20.89
Lubbock, TX		1		151	$	8.98		112	$	740	$	6.58		36	$	596	$	16.43
Lufkin, TX		1		248	$	6.93		205	$	1,073	$	5.24		29	$	543	$	19.02
McAllen-Edinburg-Pharr, TX		7		488	$	11.86		377	$	3,709	$	9.84		88	$	1,806	$	20.51
Rio Grande City, TX		1		88	$	11.27		76	$	788	$	10.42		13	$	208	$	16.27
San Antonio, TX		7		579	$	11.92		375	$	3,274	$	8.73		153	$	3,023	$	19.72
Tyler, TX		1		62	$	7.64		33	$	212	$	6.35		18	$	183	$	10.00
Texas		105		9,089	$	13.10		5,213	$	49,163	$	9.43		2,775	$	55,503	$	20.00
Total Central Region		124		11,536	$	12.20		6,806	$	60,703	$	8.92		3,317	$	62,820	$	18.94
East Region
Fort Walton Beach et al, FL		2		70	$	15.19		45	$	594	$	13.29		14	$	292	$	21.38
Jacksonville, FL		2		319	$	9.84		250	$	1,873	$	7.48		64	$	1,218	$	19.05
Miami-Fort Lauderdale et al, FL		17		1,097	$	16.06		611	$	6,388	$	10.45		422	$	10,209	$	24.17
Orlando, FL		14		1,771	$	15.66		1,048	$	13,049	$	12.45		434	$	10,162	$	23.41
Palm Bay-Melbourne et al, FL		3		182	$	8.75		102	$	587	$	5.75		48	$	728	$	15.08
Palm Coast, FL		1		83	$	17.53		53	$	739	$	13.90		25	$	632	$	25.26
Port St. Lucie-Fort Pierce, FL		1		50	$	10.50		43	$	374	$	8.75		4	$	119	$	28.51
Punta Gorda, FL		2		25	$	17.03		15	$	215	$	14.34		6	$	138	$	24.09
Sarasota-Bradenton-Venice, FL		1		97	$	10.52		46	$	324	$	7.13		32	$	488	$	15.38
Tampa-St. Petersburg et al, FL		4		924	$	13.46		512	$	5,062	$	9.88		280	$	5,602	$	19.98
Florida		47		4,619	$	14.50		2,725	$	29,205	$	10.72		1,329	$	29,589	$	22.26
Atlanta-Sandy Springs et al, GA		14		1,591	$	13.47		937	$	9,013	$	9.62		475	$	9,999	$	21.06
Gainesville, GA		1		28	$	13.32		21	$	239	$	11.31		5	$	111	$	21.55
Georgia		15		1,619	$	13.47		958	$	9,252	$	9.66		480	$	10,110	$	21.07
Lexington-Fayette, KY		2		304	$	13.58		218	$	2,088	$	9.20		191	$	3,554	$	18.57
Louisville, KY-IN		1		169	$	11.56		93	$	848	$	9.17		63	$	953	$	15.07
Kentucky		3		473	$	13.02		311	$	2,856	$	9.19		255	$	4,508	$	17.70
Lewiston-Auburn, ME		1		154	$	5.49		88	$	430	$	4.90		28	$	204	$	7.34
Maine		1		154	$	5.49		88	$	430	$	4.90		28	$	204	$	7.34
Charlotte-Gastonia et al, NC-SC		4		319	$	17.08		154	$	2,131	$	13.88		129	$	2,699	$	20.88
Durham, NC		5		207	$	12.16		102	$	996	$	9.76		78	$	1,191	$	15.32
Raleigh-Cary, NC		12		1,548	$	11.63		951	$	7,457	$	7.84		512	$	9,568	$	18.67
Southern Pines-Pinehurst, NC		1		250	$	8.97		112	$	565	$	5.03		70	$	1,073	$	15.29
Wilmington, NC		1		75	$	12.36		49	$	400	$	8.20		22	$	479	$	21.44
North Carolina		23		2,400	$	12.18		1,368	$	11,549	$	8.44		812	$	15,011	$	18.49
Hilton Head Island-Beaufort, SC		1		22	$	15.01		5	$	47	$	9.00		16	$	270	$	17.00
South Carolina		1		22	$	15.01		5	$	47	$	9.00		16	$	270	$	17.00
Memphis, TN-MS-AR		6		438	$	11.05		264	$	2,263	$	8.58		135	$	2,136	$	15.87
Tennessee		6		438	$	11.05		264	$	2,263	$	8.58		135	$	2,136	$	15.87

Page 27

							Occupied		Annualized		Avg. Base		Occupied		Annualized		Avg. Base
							SF		Rents		Rents		SF		Rents		Rents
	# of
	Properties		GLA		Total ABR		Greater than 10K SF						Less than 10K SF
Total East Region		96		9,725	$	13.39		5,718	$	55,602	$	9.72		3,054	$	61,827	$	20.24
Total Retail		309		31,893	$	13.50		18,272	$	173,825	$	9.51		9,627	$	202,903	$	21.08
Industrial
West Region
San Diego-Carlsbad et al, CA		1		145	$	6.36		65	$	411	$	6.31		1	$	9	$	10.18
California		1		145	$	6.36		65	$	411	$	6.31		1	$	9	$	10.18
Total West Region		1		145	$	6.36		65	$	411	$	6.31		1	$	9	$	10.18
Central Region
Austin-Round Rock, TX		6		427	$	9.63		71	$	645	$	9.11		275	$	2,686	$	9.76
Dallas-Fort Worth-Arlington, TX		15		2,327	$	4.57		1,558	$	6,439	$	4.13		384	$	2,442	$	6.36
Houston-Baytown-Sugar Land, TX		27		2,926	$	5.71		2,276	$	12,306	$	5.41		334	$	2,599	$	7.77
San Antonio, TX		3		545	$	5.39		308	$	1,648	$	5.35		179	$	974	$	5.44
Texas		51		6,224	$	5.52		4,213	$	21,039	$	4.99		1,172	$	8,701	$	7.42
Total Central Region		51		6,224	$	5.52		4,213	$	21,039	$	4.99		1,172	$	8,701	$	7.42
East Region
Lakeland, FL		2		768	$	4.65		708	$	3,289	$	4.65		0	$	0	$	0.00
Tampa-St. Petersburg et al, FL		3		896	$	4.07		779	$	3,160	$	4.06		17	$	84	$	4.90
Florida		5		1,665	$	4.34		1,487	$	6,449	$	4.34		17	$	84	$	4.90
Atlanta-Sandy Springs et al, GA		9		1,560	$	3.96		974	$	3,816	$	3.92		25	$	138	$	5.52
Georgia		9		1,560	$	3.96		974	$	3,816	$	3.92		25	$	138	$	5.52
Memphis, TN-MS-AR		3		685	$	2.58		576	$	1,481	$	2.57		2	$	8	$	4.12
Tennessee		3		685	$	2.58		576	$	1,481	$	2.57		2	$	8	$	4.12
Richmond, VA		9		904	$	5.02		736	$	3,660	$	4.97		4	$	54	$	14.48
Virginia		9		904	$	5.02		736	$	3,660	$	4.97		4	$	54	$	14.48
Total East Region		26		4,813	$	4.11		3,773	$	15,406	$	4.08		48	$	283	$	5.94
Total Industrial		78		11,183	$	4.95		8,051	$	36,856	$	4.58		1,221	$	8,993	$	7.37
Joint venture properties are reflected at WRI's pro rata share
Occupied SF based on commenced leases
# of properties and GLA differ from property list due to new development properties with no commenced leases and the combining of certain properties on the property list

Page 28

Property Listing

Weingarten Realty Investors
Summary Property Listing
As of March 31, 2010
			Gross Leasable Area
		# of	WRI	Joint Venture	Owned
ALL PROPERTIES BY STATE		Properties	Owned	Share	by Other	Total
Arizona		23	2,118,819	-	1,204,412	3,323,231
Arkansas		3	357,740	-	-	357,740
California		29	3,861,024	883,534	546,242	5,290,800
Colorado		11	1,256,264	1,103,193	1,252,257	3,611,709
Florida		51	6,284,211	3,284,644	1,349,187	10,910,975
Georgia		23	3,228,388	933,066	716,003	4,877,457
Illinois		1	303,566	-	-	303,566
Kansas		2	250,855	-	-	250,855
Kentucky		4	604,105	-	127,614	731,719
Louisiana		11	1,154,645	415,590	693,875	2,264,110
Maine		1	153,535	51,178	-	204,713
Missouri		2	229,232	28,317	-	257,549
Nevada		12	2,367,397	-	1,160,131	3,527,528
New Mexico		4	474,770	-	216,134	690,904
North Carolina		24	2,451,701	181,859	742,374	3,375,934
Oklahoma		2	163,996	-	-	163,996
Oregon		3	119,939	90,927	62,600	273,466
South Carolina		1	21,530	64,590	-	86,120
Tennessee		9	1,212,561	674,070	137,740	2,024,371
Texas		154	15,557,343	5,365,102	3,028,349	23,950,790
Utah		3	306,638	60,772	296,357	663,767
Virginia		9	904,159	1,607,058	-	2,511,217
Washington		4	81,875	327,497	65,346	474,718
Grand Total		386	43,464,293	15,071,397	11,598,621	70,127,235
Total Retail		307	31,903,964	9,786,249	11,397,771	53,080,908
Total Industrial		76	11,278,758	5,285,148	200,850	16,764,756
Total Other		3	281,571	-	-	281,571
Footnotes for detail property listing
(1)	Denotes partial ownership. The square feet figures represent WRI's proportionate ownership of the property held by the joint venture or partnership.
(2)	Denotes property currently under development.
(3)	Denotes properties that are not consolidated for SEC reporting purposes.
(+)	Denotes supermarket or discount store offering full service grocery along with general merchandise.
NOTE:	Square feet is reflective of area available to be leased. Certain listed properties may have additional square feet under WRI ownership.

Page 30

Weingarten Realty Investors
Property Listing
As of March 31, 2010
						Gross Leasable Area
							Joint
			WRI		Foot	WRI	Venture	Owned by
Center	Location	Anchors	Owned %		Notes	Owned	Share	Other	Total
Retail
Operating Properties
Arizona
Palmilla Center	Dysart Rd. at McDowell Rd., Avondale	Office Max, PetsMart, Dollar Tree, Fry’s Supermarket + (O.B.O.)	100.00	%		103,568	0	70,255	173,823
Mohave Crossroads	Bullhead Parkway at State Route 95, Bullhead City	Target (O.B.O.), Kohls (O.B.O.), Marshalls, PetsMart, Staples, Bed Bath & Beyond, Ross Dress for Less	100.00	%		182,168	0	197,360	379,528
Raintree Ranch	Ray Road at Price Road, Chandler	Whole Foods +, Golf Galaxy, Bodhi Wellness Center	100.00	%		136,230	0	0	136,230
Arrowhead Festival S.C.	75th Ave. at W. Bell Rd., Glendale	Borders (O.B.O.), Sports Authority (O.B.O.), Toys “R” Us (O.B.O.), Bed Bath & Beyond (O.B.O.)	100.00	%		29,834	0	168,624	198,458
Fry's Ellsworth Plaza	Broadway Rd. at Ellsworth Rd., Mesa	Fry’s Supermarket + (O.B.O.)	100.00	%		9,034	0	64,574	73,608
Monte Vista Village Center	Baseline Rd. at  Ellsworth Rd., Mesa	Safeway + (O.B.O.)	100.00	%		45,751	0	62,800	108,551
Red Mountain Gateway	Power Rd. at McKellips Rd., Mesa	Target (O.B.O.), Bed Bath & Beyond, Famous Footwear	100.00	%		69,213	0	136,000	205,213
The Shoppes at Parkwood Ranch	Southern Avenue and Signal Butte Road, Mesa	Hobby Lobby, Dollar Tree	100.00	%		92,626	0	0	92,626
Camelback Village Square	Camelback at 7th Avenue, Phoenix	Fry’s Supermarket +, Office Max, Blockbuster	100.00	%		134,494	0	100,000	234,494
Laveen Village Market	Baseline Rd. at  51st St., Phoenix	Fry’s Supermarket + (O.B.O.), Home Depot (O.B.O.)	100.00	%		40,025	0	71,619	111,644
Rancho Encanto	35th Avenue at Greenway Rd., Phoenix	Fresh N Easy +, Family Dollar, Mega Furniture	100.00	%		66,787	0	0	66,787
Squaw Peak Plaza	16th Street at Glendale Ave., Phoenix	Basha's +, Blockbuster	100.00	%		60,728	0	0	60,728
Fountain Plaza	77th St. at McDowell, Scottsdale	Fry’s Supermarket +, Dollar Tree, Lowes (O.B.O.)	100.00	%		102,271	0	165,000	267,271
Scottsdale Horizon	Frank Lloyd Wright Blvd and Thompson Peak Parkway, Scottsdale	Safeway+ (O.B.O.)	100.00	%		10,337	0	0	10,337
Basha's Valley Plaza	S. McClintock at E. Southern, Tempe	Basha’s +, Ross Dress for Less	100.00	%		145,518	0	0	145,518
Broadway Marketplace	Broadway at Rural, Tempe	Office Max, Ace Hardware	100.00	%		82,757	0	0	82,757
Pueblo Anozira	McClintock Dr. at Guadalupe Rd., Tempe	Fry’s Food & Drug +, Petco, Dollar Tree	100.00	%		157,359	0	0	157,359
Entrada de Oro	Magee Road and Oracle Road, Tucson	Wal-Mart Neighborhood Market +	100.00	%		88,665	0	20,406	109,071
Madera Village	Tanque Verde Rd. and Catalina Hwy, Tucson	Safeway +, Walgreen's, Dollar Tree	100.00	%		96,732	0	10,594	107,326
Oracle Crossings	Oracle Highway and Magee Road, Tucson	Kohl's, Sprouts Farmers Market +	100.00	%		249,711	0	10,000	259,711
Oracle Wetmore	Wetmore Road and Oracle Highway, Tucson	Home Depot (O.B.O), PetSmart, Walgreens, Ultimate Electronics, Ulta	100.00	%		149,961	0	105,329	255,290
Shoppes at Bears Path	Tanque Verde Rd. and Bear Canyon Rd., Tucson	Osco Drug (O.B.O.), Carondelet Health Care Corp., Leslie Pools	100.00	%		43,928	0	21,851	65,779
Arizona Total:	# of Properties: 22					2,097,697	0	1,204,412	3,302,109
Arkansas
Markham Square	W. Markham at John Barrow, Little Rock	Burlington Coat Factory	100.00	%		126,904	0	0	126,904
Markham West	11400 W. Markham, Little Rock	Office Depot, Michaels, Academy, Bassett Furniture, Dollar Tree	100.00	%		178,210	0	0	178,210
Westgate	Cantrell at Bryant, Little Rock	SteinMart	100.00	%		52,626	0	0	52,626
Arkansas Total:	# of Properties: 3					357,740	0	0	357,740
California
Jess Ranch Marketplace	Bear Valley Road at Jess Ranch Parkway, Apple Valley	Winco Foods + (O.B.O.),  Petsmart, Rite-Aid, Big 5	50.00	%	(1)(3)	106,561	106,561	93,696	306,818
Jess Ranch Phase III	Bear Valley Road at Jess Ranch Parkway, Apple Valley	Best Buy, Cinemark Theatres, Bed Bath & Beyond, 24 Hour Fitness	50.00	%	(1)(3)	91,167	91,167	0	182,334
Centerwood Plaza	Lakewood Blvd. at Alondra Dr., Bellflower	Target (O.B.O.), Bestway Supermarket +, Buck-A-Roos	100.00	%		75,500	0	0	75,500
Southampton Center	IH-780 at Southampton Rd., Benecia	Raley’s +, Ace Hardware, Hollywood Video	100.00	%		162,764	0	0	162,764
580 Market Place	E. Castro Valley at Hwy. I-580, Castro Valley	P. W. Supermarkets +, Petco, 24 Hour Fitness	100.00	%		100,165	0	0	100,165
Chino Hills Marketplace	Chino Hills Pkwy. at Pipeline Ave., Chino Hills	Rite Aid, Von’s +, 24 Hour Fitness, Dollar Tree	100.00	%		308,406	0	0	308,406
Buena Vista Marketplace	Huntington Dr. at Buena Vista St., Duarte	Ralph's +	100.00	%		90,805	0	0	90,805
El Camino Promenade	El Camino Real at Via Molena, Encinitas	T.J. Maxx,  Beverages & More, Staples, Golf Galaxy, Dollar Tree	100.00	%		129,651	0	0	129,651
Fremont Gateway Plaza	Paseo Padre Pkwy. at Walnut Ave., Fremont	Raley’s +, 24 Hour Fitness, Big Cinemas	100.00	%		194,601	0	0	194,601
Hallmark Town Center	W. Cleveland Ave. at Stephanie Ln., Madera	Food 4 Less + , Bally Total Fitness	100.00	%		85,066	0	0	85,066
Menifee Town Center	Antelope Rd. at Newport Rd., Menifee	Ralph's +, Ross Dress for Less	100.00	%		124,494	0	124,303	248,797

Page 31

Weingarten Realty Investors
Property Listing
As of March 31, 2010
						Gross Leasable Area
							Joint
			WRI		Foot	WRI	Venture	Owned by
Center	Location	Anchors	Owned %		Notes	Owned	Share	Other	Total
Marshalls Plaza	McHenry at Sylvan Ave., Modesto	Marshalls, Dress Barn, Guitar Center	100.00	%		78,752	0	0	78,752
Prospectors Plaza	Missouri Flat Rd. at US Hwy. 50, Placerville	SaveMart +, Kmart, Long’s Drug Store	100.00	%		227,872	0	0	227,872
Shasta Crossroads	Churn Creek Rd. at Dana Dr., Redding	Food Maxx +, Target (O.B.O.), Sports Authority (O.B.O.), Ashley Furniture (O.B.O.)	100.00	%		121,183	0	131,468	252,651
Arcade Square	Watt Ave. at Whitney Ave., Sacramento	Grocery Outlet +, Lifestyle Furniture	100.00	%		76,497	0	0	76,497
Discovery Plaza	W. El Camino Ave. at Truxel Rd., Sacramento	Bel Air Market +	100.00	%		93,491	0	0	93,491
Summerhill Plaza	Antelope Rd. at Lichen Dr., Sacramento	Raley’s +	100.00	%		129,072	0	0	129,072
Valley	Franklin Boulevard and Mack Road, Sacramento	Raley's +	100.00	%		98,240	0	0	98,240
Silver Creek Plaza	E. Capital Expressway at Silver Creek Blvd., San Jose	Safeway +, Walgreen’s, Orchard Supply (O.B.O.)	100.00	%		132,925	0	65,000	197,925
Tully Corners Shopping Center	Tully Rd at Quimby Rd, San Jose	Food Maxx +, Petco	10.00	%	(1)(3)	11,599	104,393	0	115,992
Greenhouse Marketplace	Lewelling Blvd. at Washington Ave., San Leandro	Safeway + (O.B.O.), Longs Drug Stores (O.B.O.), Big Lots, 99 Cents Only, Factory 2 U	100.00	%		152,095	0	86,569	238,664
Rancho San Marcos Village	San Marcos Blvd. at Rancho Santa Fe Rd., San Marcos	Von’s +, 24 Hour Fitness	100.00	%		120,829	0	0	120,829
San Marcos Plaza	San Marcos Blvd. at Rancho Santa Fe Rd., San Marcos	Albertsons + (O.B.O.)	100.00	%		35,880	0	45,206	81,086
Stony Point Plaza	Stony Point Rd. at Hwy. 12, Santa Rosa	Food Maxx +	100.00	%		198,528	0	0	198,528
Sunset Center	Sunset Ave. at State Hwy. 12, Suisun City	Rite Aid	100.00	%		85,238	0	0	85,238
Creekside Center	Alamo Dr. at Nut Creek Rd., Vacaville	Raley’s +, Blockbuster	100.00	%		116,229	0	0	116,229
Freedom Centre	Freedom Blvd. At Airport Blvd., Watsonville	Rite Aid, Big Lots, Safeway +, Ace Hardware	100.00	%		150,241	0	0	150,241
Westminster Center	Westminster Blvd. at Golden West St., Westminster	Albertsons +, Home Depot, Edward’s Cinema, Rite Aid, Petco, Ross Dress for Less	100.00	%		417,820	0	0	417,820
California Total:	# of Properties: 28					3,715,671	302,121	546,242	4,564,034
Colorado
Aurora City Place	E. Alameda at I225, Aurora	PetsMart, Barnes & Noble, Ross Dress For Less, Sports Authority, Super Target + (O.B.O.)	50.00	%	(1)(3)	182,642	182,642	182,000	547,283
Academy Place	Academy Blvd. at Union Blvd., Colorado Springs	Safeway + (O.B.O.), Ross Dress For Less, Target (O.B.O.)	100.00	%		83,878	0	206,586	290,464
Uintah Gardens	NEC 19th St. at West Uintah, Colorado Springs	King Sooper’s +, Walgreens, Petco, Big 5 Sporting Goods, ARC Thrift	100.00	%		215,438	0	0	215,438
Green Valley Ranch Towne Center	Tower Rd. at 48th Ave., Denver	King Sooper’s + (O.B.O.)	50.00	%	(1)(3)	28,474	28,474	58,000	114,947
Lowry Town Center	2nd Ave. at Lowry Ave., Denver	Albertsons + (O.B.O.)	50.00	%	(1)(3)	38,370	38,370	52,700	129,439
CityCenter Englewood	S. Santa Fe at Hampden Ave., Englewood	Wal-Mart (O.B.O.), Ross Dress for Less, Sports Authority, Office Depot, Bally Total Fitness, Petco	51.00	%	(1)(3)	137,346	131,960	90,000	359,305
Crossing at Stonegate	Jordon Rd. at Lincoln Ave., Parker	King Sooper’s +	51.00	%	(1)(3)	55,620	53,438	0	109,058
Thorncreek Crossing	Washington St. at 120th St., Thornton	Super Target + (O.B.O.), Barnes & Noble, Office Max, Michaels, Dollar Tree, Cost Plus	51.00	%	(1)(3)	108,190	103,947	174,000	386,137
Westminster Plaza	North Federal Blvd. at 72nd Ave., Westminster	Safeway +, Walgreens (O.B.O.)	50.00	%	(1)	48,521	48,521	14,100	111,142
Colorado Total:	# of Properties: 9					898,479	587,352	777,386	2,263,213
Florida
Boca Lyons	Glades Rd. at Lyons Rd., Boca Raton	Ross Dress for Less, Ethan Allen, Dollar Tree	100.00	%		113,689	0	0	113,689
Countryside Centre	US Highway 19 at Countryside Boulevard, Clearwater	Publix +, T.J. Maxx, Home Goods	100.00	%		242,417	0	0	242,417
Sunset 19	US Hwy. 19 at Sunset Pointe Rd., Clearwater	Publix +, Bed Bath & Beyond, Staples, Comp USA, Barnes & Noble, Sports Authority, Old Navy	100.00	%		275,910	0	0	275,910
Embassy Lakes	Sheraton St. at Hiatus Rd., Cooper City	Winn Dixie +, Walgreen’s, Tuesday Morning	100.00	%		131,723	0	48,214	179,937
Paradise Key at Kelly Plantation	US Highway 98 and Mid Bay Bridge Rd, Destin	Publix +, Bed Bath & Beyond, Ross, Old Navy, SteinMart	10.00	%	(1)(3)	27,178	244,599	0	271,777
Shoppes at Paradise Isle	34940 Emerald Coast Pkwy, Destin	Best Buy, Michaels, Office Depot, PetsMart	25.00	%	(1)(3)	42,918	128,752	0	171,670
Hollywood Hills Plaza	Hollywood Blvd. at North Park Rd., Hollywood	Publix +, Target, CVS/pharmacy	20.00	%	(1)	72,943	291,771	0	364,714
Indian Harbour Place	East Eau Gallie Boulevard, Indian Harbour Beach	Beall's, Publix +	25.00	%	(1)(3)	40,880	122,641	0	163,521
Argyle Village	Blanding at Argyle Forest Blvd., Jacksonville	Bed Bath & Beyond, Publix +, T.J. Maxx, Babies “R” Us, Jo-Ann’s Fabrics, Michaels	100.00	%		312,447	0	0	312,447
TJ Maxx Plaza	117th Avenue at Sunset Blvd., Kendall	T.J. Maxx, Winn Dixie +	100.00	%		161,083	0	0	161,083
Largo Mall	Ulmerton Rd. at Seminole Ave., Largo	Beall’s, Marshalls, PetsMart, Bed Bath & Beyond, Staples, Michaels, Target (O.B.O.), Albertsons + (O.B.O.)	100.00	%		377,716	0	197,631	575,347

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Weingarten Realty Investors
Property Listing
As of March 31, 2010
						Gross Leasable Area
							Joint
			WRI		Foot	WRI	Venture	Owned by
Center	Location	Anchors	Owned %		Notes	Owned	Share	Other	Total
Palm Lakes Plaza	Atlantic Boulevard and Rock Island Road, Maragate	Publix +, CVS/pharmacy	20.00	%	(1)(3)	22,750	91,002	0	113,752
Lake Washington Crossing	Wickham Rd. at Lake Washington Rd., Melbourne	Publix +	25.00	%	(1)(3)	29,707	89,121	0	118,828
Lake Washington Square	Wickham Rd. at Lake Washington Rd., Melbourne	Tuesday Morning	100.00	%		111,811	0	0	111,811
Kendall Corners	Kendall Drive and SW 127th Avenue, Miami	Ashley Furniture	20.00	%	(1)(3)	19,294	77,178	0	96,472
South Dade	South Dixie Highway and Eureka Drive, Miami	Publix +, Petco, Chuck E. Cheese, Bed Bath & Beyond	20.00	%	(1)(3)	43,895	175,578	0	219,473
Tamiami Trail Shops	S.W. 8th St. at S.W. 137th Ave., Miami	Publix +, CVS/pharmacy	20.00	%	(1)(3)	22,173	88,694	0	110,867
Northridge	E. Commercial Blvd. at Dixie Hwy., Oakland Park	Publix +, Petco, Ross Dress for Less, Anna's Linens, Bally Total Fitness	20.00	%	(1)(3)	47,234	188,936	0	236,170
Colonial Landing	East Colonial Dr. at Maguire Boulevard, Orlando	Bed Bath & Beyond, PetsMart, Jo Ann Fabrics, The Sports Authority, HH Gregg	50.00	%	(1)	131,768	131,768	0	263,537
Colonial Plaza	E. Colonial Dr. at Primrose Dr., Orlando	Staples, Ross Dress for Less, Babies “R” Us, Marshalls, Old Navy, SteinMart, Barnes & Noble, Petco, Big Lots, Hobby Lobby	100.00	%		502,928	0	0	502,928
International Drive Value Center	International Drive and Touchstone Drive, Orlando	Bed Bath & Beyond, Ross Dress for Less, T.J. Maxx	20.00	%	(1)(3)	37,133	148,531	0	185,664
Market at Southside	Michigan Ave. at Delaney Ave., Orlando	Ross Dress for Less, Beall’s, Dollar Tree	100.00	%		95,208	0	64,627	159,835
Phillips Crossing	Interstate 4 and Sand Lake Road, Orlando	Whole Foods +, Golf Galaxy, Michaels	100.00	%		145,704	0	0	145,704
Phillips Landing	Turkey Lake Rd., Orlando	Wal-Mart (O.B.O.), Planet Fitness	100.00	%		66,223	0	219,815	286,038
The Marketplace at Dr. Phillips	Dr. Phillips Boulevard and Sand Lake Road, Orlando	Stein Mart, Office Depot, Home Goods, Morton's of Chicago	20.00	%	(1)(3)	65,222	260,886	0	326,108
The Shoppes at South Semoran	Semoran Blvd. at Pershing Ave., Orlando	Save Rite +, Dollar Tree	100.00	%		101,535	0	0	101,535
Westland Terrace Plaza	SR 50 at Apopka Vineland Rd., Orlando	T.J. Maxx, Petco, Shoe Carnival, Super Target + (O.B.O.)	100.00	%		77,521	0	183,000	260,521
Alafaya Square	Alafaya Trail, Oviedo	Publix +	20.00	%	(1)(3)	35,297	141,189	0	176,486
University Palms	Alafaya Trail at McCullough Rd., Oviedo	Publix +, Blockbuster	30.00	%	(1)	29,752	69,420	0	99,172
Palm Coast Center	State Road 100 & Belle Terre Parkway, Palm Coast	Super Target (O.B.O.) +, PetsMart, T.J. Maxx, Ross Dress for Less, Michaels	50.00	%	(1)(3)	83,398	83,398	189,398	356,195
East Lake Woodlands	East Lake Road and Tampa Road, Palm Harbor	Walgreens	20.00	%	(1)(3)	28,021	112,082	0	140,103
Shoppes at Parkland	Hillsboro Boulevard at State Road #7, Parkland	BJ's Wholesale Club +	30.00	%	(1)	43,696	101,956	0	145,652
Flamingo Pines	Pines Blvd. at Flamingo Rd., Pembroke Pines	U.S. Post Office, Keiser College	100.00	%		130,942	0	105,350	236,292
Flamingo Pines	Pines Blvd. at Flamingo Rd., Pembroke Pines	Publix +	20.00	%	(1)(3)	25,284	101,135	0	126,419
Pembroke Commons	University at Pines Blvd., Pembroke Pines	Publix +, Marshalls, Office Depot, LA Fitness	20.00	%	(1)(3)	60,761	243,044	0	303,805
Publix at Laguna Isles	Sheridan St. at SW 196th Ave., Pembroke Pines	Publix +	100.00	%		69,475	0	0	69,475
Vizcaya Square	Nob Hill Rd. at Cleary Blvd., Plantation	Winn Dixie +, Blockbuster	100.00	%		112,410	0	0	112,410
Quesada Commons	Quesada Avenue and Toledo Blade Boulevard, Port Charlotte	Publix +	25.00	%	(1)(3)	14,722	44,168	0	58,890
Shoppes of Port Charlotte	Toledo Blade Boulevard and Tamiami Trail, Port Charlotte	Petco	25.00	%	(1)(3)	10,253	30,758	0	41,011
Shoppes of Port Charlotte	Toledo Blade Boulevard and Tamiami Trail, Port Charlotte	Chick-Fil-A	25.00	%	(1)(3)	980	2,941	0	3,921
Marketplace at Seminole Towne Center	Central Florida Greenway and Rinehart Road,	The Sports Authority, DSW, Marshalls, Old Navy, Petco, Super Target + (O.B.O.)	100.00	%		312,253	0	185,000	497,253
Epic Village - St. Augustine	SR 207 at Rolling Hills Dr, St. Augustine	Epic Theaters (O.B.O.)	70.00	%	(1)	6,103	2,615	51,977	53,625
Pineapple Commons	Us Highway 1 and Britt Rd., Stuart	City Furniture, Best Buy, Ross Dress for Less, PetsMart, Marshalls	20.00	%	(1)(3)	49,803	199,211	0	249,014
Sunrise West Shopping Center	West Commercial Drive and NW 91st Avenue, Sunrise	Publix +	25.00	%	(1)(3)	19,080	57,241	0	76,321
Venice Pines	Center Rd. at Jacaranda Blvd., Venice	Sweet Bay +	100.00	%		97,303	0	0	97,303
Winter Park Corners	Aloma Ave. at Lakemont Ave., Winter Park	Whole Foods Market +	100.00	%		102,382	0	0	102,382
Florida Total:	# of Properties: 45					4,550,925	3,228,615	1,245,012	9,017,484
Georgia
Lakeside Marketplace	Cobb Parkway (US Hwy 41), Acworth	Ross Dress for Less, Petco, Office Max, Books-A-Million, Super Target + (O.B.O.)	100.00	%		147,688	0	174,000	321,688
Mansell Crossing	North Point Parkway at Mansell Rd, Alpharetta	Bed Bath & Beyond, Ross Dress for Less, Rooms to Go	20.00	%	(1)(3)	20,586	82,345	0	102,931
Camp Creek Marketplace II	Camp Creek Parkway and Carmla Drive, Atlanta	DSW, American Signature, LA Fitness	100.00	%		196,283	0	0	196,283
Cherokee Plaza	Peachtree Road and Colonial Drive, Atlanta	Kroger +	30.00	%	(1)	29,925	69,824	0	99,749
Perimeter Village	Ashford-Dunwoody Rd, Atlanta	Wal-Mart Supercenter +, Cost Plus World Market, DSW, Borders, Hobby Lobby	100.00	%		387,755	0	0	387,755
Publix at Princeton Lakes	Carmia Drive and Camp Creek Drive, Atlanta	Publix +, Wachovia (O.B.O.)	20.00	%	(1)	13,681	54,726	0	68,407
Brookwood Square	East-West Connector at Austell Rd., Austell	Marshalls, Staples	100.00	%		253,448	0	0	253,448
Dallas Commons	US Highway 278 and Nathan Dean Boulevard,	Kroger + (O.B.O.)	100.00	%		25,158	0	70,104	95,262

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Weingarten Realty Investors
Property Listing
As of March 31, 2010
						Gross Leasable Area
							Joint
			WRI		Foot	WRI	Venture	Owned by
Center	Location	Anchors	Owned %		Notes	Owned	Share	Other	Total
Reynolds Crossing	Steve Reynolds and Old North Cross Rd., Duluth	Kroger + (O.B.O.)	100.00	%		45,758	0	70,225	115,983
Thompson Bridge Commons	Thompson Bridge Rd. at Mt. Vernon Rd.,	Kroger +	30.00	%	(1)	27,776	64,811	0	92,587
Grayson Commons	Grayson Hwy at Rosebud Rd., Grayson	Kroger +	100.00	%		76,611	0	0	76,611
Sandy Plains Exchange	Sandy Plains at Scufflegrit, Marietta	Publix +	30.00	%	(1)	21,835	50,949	0	72,784
Brownsville Commons	Brownsville Road and Hiram-Lithia Springs Road, Power Springs	Kroger + (O.B.O.)	100.00	%		27,747	0	54,139	81,886
Roswell Corners	Woodstock Rd. at Hardscrabble Rd., Roswell	Staples, T.J. Maxx, Super Target + (O.B.O.)	100.00	%		144,964	0	173,535	318,499
Brookwood Marketplace	Peachtree Parkway at Mathis Airport Rd., Suwannee	Office Max, Home Depot, Bed Bath & Beyond, Super Target + (O.B.O.)	100.00	%		199,594	0	174,000	373,594
Georgia Total:	# of Properties: 15					1,618,809	322,655	716,003	2,657,467
Illinois
Burbank Station	S. Cicero Ave. at W. 78th St., Burbank	Babies "R" Us, Food For Less +, AJ Wright, Office Max, The Sports Authority, Petsmart	100.00	%		303,566	0	0	303,566
Illinois Total:	# of Properties: 1					303,566	0	0	303,566
Kansas
Shawnee Village	Shawnee Mission Pkwy. at Quivera Rd., Shawnee	Burlington Coat Factory	100.00	%		135,139	0	0	135,139
Kohl's	Wanamaker Rd. at S.W. 17th St., Topeka	Barnes & Noble, Kohl’s Department Store	100.00	%		115,716	0	0	115,716
Kansas Total:	# of Properties: 2					250,855	0	0	250,855
Kentucky
Millpond Center	Boston at Man O’War, Lexington	Kroger +	100.00	%		124,567	0	27,000	151,567
Regency Shopping Centre	Nicholasville Rd.& West Lowry Lane, Lexington	TJ Maxx, Michaels, Kroger + (O.B.O)	100.00	%		136,262	0	46,044	182,306
Tates Creek	Tates Creek at Man O’ War, Lexington	Kroger +, Rite Aid	100.00	%		174,290	0	5,160	179,450
Festival at Jefferson Court	Outer Loop at Jefferson Blvd., Louisville	Kroger +, PetsMart (O.B.O.), Factory Card Outlet, Staples, AJ Wright (O.B.O.)	100.00	%		168,986	0	49,410	218,396
Kentucky Total:	# of Properties: 4					604,105	0	127,614	731,719
Louisiana
Town & Country Plaza	U.S. Hwy. 190 West, Hammond	Winn Dixie +, Office Depot, CVS/pharmacy, Anna's Linens	100.00	%		227,352	0	0	227,352
Manhattan Place	Manhattan Blvd. at Gretna Blvd., Harvey	Target (O.B.O.), Ross Dress for Less, Stage, K&G Fashion	100.00	%		142,315	0	139,300	281,615
River Marketplace	Ambassador Caffery at Kaliste Saloom, Lafayette	Ross Dress for Less, Stage, Cost Plus, Super Target + (O.B.O.), Books-A-Million	7.80	%	(1)(3)	13,142	147,100	174,700	334,942
Westwood Village	W. Congress at Bertrand, Lafayette	Stage	100.00	%		141,346	0	0	141,346
14/Park Plaza	Hwy. 14 at General Doolittle, Lake Charles	Kroger +, Conn’s, Burke's Outlet, Anna's Linens, Family Dollar	100.00	%		175,068	0	0	175,068
K-Mart Plaza	Ryan St., Lake Charles	Albertsons +, Kmart, Stage	50.00	%	(1)(3)	107,974	107,974	0	215,948
Prien Lake Plaza	Prien Lake Rd. at Nelson Rd., Lake Charles	Target (O.B.O.), Marshalls (O.B.O.), Ross Dress for Less (O.B.O.), Bed Bath & Beyond (O.B.O)	100.00	%		8,243	0	205,375	213,618
Southgate	Ryan at Eddy, Lake Charles	Market Basket +, Office Depot, Books-A-Million	100.00	%		151,588	0	0	151,588
Danville Plaza	Louisville at 19th, Monroe	County Market +, Citi Trends, Surplus Warehouse	100.00	%		141,380	0	0	141,380
Orleans Station	Paris, Robert E. Lee at Chatham, New Orleans	Vacant	100.00	%		0	0	0	0
University Place	71st St. at Youree Dr., Shreveport		100.00	%		5,100	0	0	5,100
University Place	70th St. at Youree Dr., Shreveport	Super Target + (O.B.O.), Best Buy, T.J. Maxx, CVS/pharmacy (O.B.O), Bed Bath & Beyond	20.40	%	(1)(3)	41,137	160,516	174,500	376,153
Louisiana Total:	# of Properties: 11					1,154,645	415,590	693,875	2,264,110
Maine
The Promenade	Essex at Summit, Lewiston	Staples, Flagship Cinemas	75.00	%	(1)	153,535	51,178	0	204,713
Maine Total:	# of Properties: 1					153,535	51,178	0	204,713
Missouri
Ballwin Plaza	Manchester Rd. at Vlasis Dr., Ballwin	Schnucks +, Michaels, Sears Hardware	100.00	%		200,915	0	0	200,915
Western Plaza	Hwy 141 at Hwy 30, Fenton	O'Reilly Automotive, Value Village	50.00	%	(1)(3)	28,317	28,317	0	56,634

Page 34

Weingarten Realty Investors
Property Listing
As of March 31, 2010
						Gross Leasable Area
							Joint
			WRI		Foot	WRI	Venture	Owned by
Center	Location	Anchors	Owned %		Notes	Owned	Share	Other	Total
Missouri Total:	# of Properties: 2					229,232	28,317	0	257,549
Nevada
Eastern Horizon	Eastern Ave. at  Horizon Ridge Pkwy., Henderson	Kmart + (O.B.O.), Trader Joe's +	100.00	%		66,408	0	143,879	210,287
Best in the West	Rainbow at Lake Mead Rd., Las Vegas	Best Buy, Borders, Bed Bath & Beyond, Babies "R" Us, DSW Shoes, Office Depot, Old Navy, Petsmart, Jo-Ann Stores, The Sports Authority, Ulta	100.00	%		428,404	0	0	428,404
Charleston Commons	Charleston and Nellis, Las Vegas	Wal-Mart +, Ross, Office Max, 99 Cents Only, PetsMart	100.00	%		332,539	0	0	332,539
College Park S.C.	E. Lake Mead Blvd. at Civic Ctr. Dr., North Las Vegas	El Super +, Sav-On Drugs, Anna's Linens, Factory 2 U	100.00	%		167,654	0	0	167,654
Francisco Centre	E. Desert Inn Rd. at S. Eastern Ave., Las Vegas	Ross Dress for Less (O.B.O.), Fallas Paredes , La Bonita Grocery +	100.00	%		116,973	0	31,842	148,815
Mission Center	Flamingo Rd. at Maryland Pkwy, Las Vegas	Sav-On Drug-CVS (O.B.O.), Albertsons + (O.B.O.), Toys “R” Us, T.J. Maxx	100.00	%		152,475	0	60,018	212,493
Paradise Marketplace	Flamingo Rd. at Sandhill, Las Vegas	Smith’s Food + (O.B.O.), Dollar Tree	100.00	%		78,218	0	70,495	148,713
Rainbow Plaza	Rainbow Blvd. at Charleston Blvd., Las Vegas	Albertsons +, JC Penney, Ultimate Electronics, Home Depot, 24 Hour Fitness	100.00	%		273,916	0	0	273,916
Rainbow Plaza, Phase I	Rainbow Blvd. at Charleston Blvd., Las Vegas	Albertsons +, JC Penney, Ultimate Electronics, Home Depot, 24 Hour Fitness	100.00	%		136,369	0	0	136,369
Rancho Towne & Country	Rainbow Blvd. at Charleston Blvd., Las Vegas	Smith’s Food +	100.00	%		84,743	0	0	84,743
Tropicana Beltway	Tropicana Beltway at Fort Apache Rd., Las Vegas	Lowe’s (O.B.O.), Wal-Mart Supercenter + (O.B.O.), PetsMart, Office Depot, Ross Dress for less, 99 Cents Only, Sports Authority	100.00	%		246,483	0	394,271	640,754
Tropicana Marketplace	Tropicana at Jones Blvd., Las Vegas	Smith’s Food + (O.B.O.), Family Dollar	100.00	%		71,460	0	73,168	144,628
Westland Fair North	Charleston Blvd. At Decatur Blvd., Las Vegas	Wal-Mart Supercenter + (O.B.O.), Lowe’s (O.B.O.), PetsMart, Office Depot, Michaels, Anna's Linens	100.00	%		211,755	0	386,458	598,213
Nevada Total:	# of Properties: 12					2,367,397	0	1,160,131	3,527,528
New Mexico
Eastdale	Candelaria Rd. at Eubank Blvd., Albuquerque	Albertsons +, Family Dollar	100.00	%		119,111	0	0	119,111
North Towne Plaza	Academy Rd. at Wyoming Blvd., Albuquerque	Whole Foods Market +, Borders	100.00	%		107,902	0	0	107,902
Pavillions at San Mateo	I-40 at San Mateo, Albuquerque	Old Navy, Shoe Department, Skechers, Pima Medical Institute, Ultimate Electronics, Dollar Tree	100.00	%		196,044	0	0	196,044
Wyoming Mall	Academy Rd. at Northeastern, Albuquerque	Wal-Mart Supercenter + (O.B.O.), Dollar Tree	100.00	%		51,713	0	216,134	267,847
New Mexico Total:	# of Properties: 4					474,770	0	216,134	690,904
North Carolina
Capital Square	Capital Blvd. at Huntleigh Dr., Cary	Food Lion +	100.00	%		143,063	0	0	143,063
Harrison Pointe	Harrison Ave. at Maynard Rd., Cary	Harris Teeter +, Staples	100.00	%		130,934	0	0	130,934
High House Crossing	NC Hwy 55 at Green Level W. Rd., Cary	Harris Teeter +	100.00	%		89,997	0	0	89,997
Northwoods Market	Maynard Rd. at Harrison Ave., Cary	Food Lion +	100.00	%		77,802	0	0	77,802
Parkway Pointe	Cory Parkway at S. R. 1011, Cary	Food Lion +, Rite-Aid	100.00	%		80,061	0	0	80,061
Chatham Crossing	US 15/501 at Plaza Dr., Chapel Hill	Lowes Food +, CVS/pharmacy	25.00	%	(1)(3)	24,039	72,116	0	96,155
Cole Park Plaza	US 15/501 and Plaza Dr., Chapel Hill	Dollar General	25.00	%	(1)(3)	20,564	61,694	0	82,258
Galleria	Galleria Boulevard and Sardis Road, Charlotte	Off Broadway Shoes, Wal-Mart (O.B.O.)	100.00	%		120,604	0	207,602	328,206
Johnston Road Plaza	Johnston Rd. at McMullen Creek Pkwy., Charlotte	Food Lion+	100.00	%		79,508	0	0	79,508
Steele Creek Crossing	York Rd. at Steele Creek Rd., Charlotte	BI-LO +, Rite-Aid	100.00	%		77,301	0	0	77,301
Whitehall Commons	NWC of Hwy. 49 at I-485, Charlotte	Blockbuster, Wal-Mart Supercenter + (O.B.O.), Lowes (O.B.O.), BI-LO + (O.B.O.)	100.00	%		41,941	0	402,620	444,561
Bull City Market	Broad St. at West Main St., Durham	Whole Foods Market +	100.00	%		42,517	0	0	42,517
Mineral Springs Village	Mineral Springs Rd. at Wake Forest Rd., Durham	Rite-Aid	100.00	%		59,859	0	0	59,859
Ravenstone Commons	Hwy 98 at Sherron Rd., Durham	Food Lion +, Blockbuster	100.00	%		60,424	0	0	60,424
Pinecrest Plaza	Hwy. 15-501 at Morganton Rd., Pinehurst	Food Lion +, Michaels, Belk’s	100.00	%		250,140	0	0	250,140
Avent Ferry	Avent Ferry Rd. at Gorman St., Raleigh	Food Lion +, Family Dollar	100.00	%		111,622	0	0	111,622
Falls Pointe	Neuce Rd. at Durant Rd., Raleigh	Harris Teeter +, Kohl’s (O.B.O.)	100.00	%		106,981	0	86,350	193,331
Leesville Town Centre	Leesville Rd. at Leesville Church Rd., Raleigh	Harris Teeter +, Rite-Aid	100.00	%		114,396	0	0	114,396
Little Brier Creek	Little Brier Creek Lane and Brier Leaf Lane, Raleigh	Lowe's Food + (O.B.O.)	100.00	%		17,119	0	45,802	62,921
Six Forks Station	Six Forks Rd. at Strickland Rd., Raleigh	Kmart, Home Depot, Food Lion +, Bed Bath & Beyond, Borders	100.00	%		467,270	0	0	467,270
Stonehenge Market	Creedmoor Rd. at Bridgeport Dr., Raleigh	Harris Teeter +, SteinMart	100.00	%		188,521	0	0	188,521

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Weingarten Realty Investors
Property Listing
As of March 31, 2010
						Gross Leasable Area
							Joint
			WRI		Foot	WRI	Venture	Owned by
Center	Location	Anchors	Owned %		Notes	Owned	Share	Other	Total
Heritage Station	Forestville Rd. at Rogers Rd., Wake Forest	Harris Teeter +	30.00	%	(1)	20,592	48,049	0	68,641
North Carolina Total:	# of Properties: 22					2,325,255	181,859	742,374	3,249,488
Oklahoma
Market Boulevard	E. Reno Ave. at N. Douglas Ave., Midwest City	Color Tyme	100.00	%		35,765	0	0	35,765
Town and Country	Reno Ave at North Air Depot, Midwest City	Office Depot, Big Lots, Westlake Hardware, Aaron Rents	100.00	%		128,231	0	0	128,231
Oklahoma Total:	# of Properties: 2					163,996	0	0	163,996
Oregon
Clackamas Square	SE 82nd Avenue and SE Causey Avenue, Portland	T.J. Maxx, Winco Foods + (O.B.O.)	20.00	%	(1)(3)	14,828	59,311	62,600	136,739
Oak Grove Market Center	SE Mcloughlin Blvd & Oak Grove Ave, Portland	Safeway +	100.00	%		97,207	0	0	97,207
Raleigh Hills Plaza	SW Beaverton-Hillsdale Hwy and SW Scholls Ferry Road, Portland	Walgreens, New Seasons Market +	20.00	%	(1)(3)	7,904	31,616	0	39,520
Oregon Total:	# of Properties: 3					119,939	90,927	62,600	273,466
South Carolina
Fresh Market Shoppes	890 William Hilton Head Pkwy, Hilton Head	The Fresh Market +	25.00	%	(1)(3)	21,530	64,590	0	86,120
South Carolina Total:	# of Properties: 1					21,530	64,590	0	86,120
Tennessee
Bartlett Towne Center	Bartlett Blvd. at Stage Rd., Bartlett	Kroger +, Petco,  Dollar Tree, Shoe Carnival	100.00	%		192,324	0	0	192,324
Commons at Dexter Lake	Dexter at N. Germantown, Memphis	Kroger +, SteinMart, Marshalls	30.00	%	(1)	50,087	116,871	0	166,958
Commons at Dexter Lake Phase II	Dexter at N. Germantown, Memphis	Kroger +, SteinMart, Marshalls	30.00	%	(1)	18,461	43,077	0	61,538
Highland Square	Summer at Highland, Memphis	Walgreen’s	100.00	%		14,490	0	0	14,490
Mendenhall Commons	South Mendenahall Rd. and Sanderlin Avenue, Memphis	Kroger +	30.00	%	(1)	25,154	58,693	0	83,847
Summer Center	Summer Ave. at Waring Rd., Memphis	Kroger +, Ross Dress for Less	100.00	%		137,335	0	0	137,335
Tennessee Total:	# of Properties: 5					437,851	218,641	0	656,492
Texas
Bell Plaza	45th Ave. at Bell St., Amarillo	United Supermarket +, Dollar Tree	15.00	%	(1)	19,579	110,950	0	130,529
Coronado	34th St. at Wimberly Dr., Amarillo	Blockbuster	100.00	%		48,149	0	0	48,149
Calder	Calder at 24th St., Beaumont	Harmony Science Academy	100.00	%		34,641	0	0	34,641
North Park Plaza	Eastex Fwy. at Dowlen, Beaumont	Target (O.B.O.), Anna’s Linens, David’s Bridal, Toys “R” Us (O.B.O.)	50.00	%	(1)(3)	70,036	70,036	141,329	281,401
Phelan	Phelan at 23rd St, Beaumont	Kroger + (O.B.O.)	100.00	%		12,000	0	0	12,000
Phelan West	Phelan at 23rd St., Beaumont	Kroger + (O.B.O.)	66.70	%	(1)(3)	15,552	7,779	58,890	82,221
Southgate	Calder Ave. at 6th St., Beaumont	Control Fluids	100.00	%		33,555	0	0	33,555
Gateway Station	I-35W and McAlister Rd., Burleson	Conn's	70.00	%	(1)	47,950	20,550	0	68,500
Lone Star Pavilions	Texas at Lincoln Ave., College Station	Best Buy, Office Depot, Barnes & Noble	100.00	%		106,907	0	0	106,907
Montgomery Plaza	Loop 336 West at I-45, Conroe	Academy, Conn’s, 99 Cents Only, Petco, Anna's Linens, Spec's	100.00	%		305,671	0	0	305,671
Moore Plaza	S. Padre Island Dr. at Staples, Corpus Christi	Office Depot, Marshalls, H. E. B. +, (O.B.O.), Target (O.B.O.), Old Navy, Hobby Lobby, Steinmart	100.00	%		372,035	0	161,909	533,944
Horne Street Market	I-30 & Horne Street, Fort Worth	24 Hour Fitness	100.00	%		42,267	0	0	42,267
Overton Park Plaza	SW Loop 820/Interstate 20 at South Hulen St., Ft. Worth	Sports Authority, PetsMart, Office Depot, T.J. Maxx,  Home Depot (O.B.O.), Goody, Anna's Linens, Sprouts Farmers Market	100.00	%		355,302	0	110,000	465,302
Broadway	Broadway at 59th St., Galveston	Big Lots, Family Dollar	15.00	%	(1)	11,228	63,628	0	74,856
Food King Place	25th St. at Avenue P, Galveston	Vacant	100.00	%		28,062	0	0	28,062
Galveston Place	Central City Blvd. at 61st St., Galveston	Randall’s +, Office Depot, Spec's Liquor, Palais Royal	100.00	%		210,187	0	0	210,187
10/Federal	I-10 at Federal, Houston	Citi Trends, Palais Royal, Sellers Bros. +	15.00	%	(1)	19,871	112,601	0	132,472
Alabama-Shepherd	S. Shepherd at W. Alabama, Houston	PetsMart	100.00	%		56,110	0	0	56,110
Bayshore Plaza	Spencer Hwy. at Burke Rd., Houston	Fitness Connections (O.B.O.)	100.00	%		35,434	0	86,000	121,434
Bellaire Boulevard	Bellaire at S. Rice, Houston	Randall’s +	30.00	%	(1)	10,524	24,557	0	35,081

Page 36

Weingarten Realty Investors
Property Listing
As of March 31, 2010
						Gross Leasable Area
							Joint
			WRI		Foot	WRI	Venture	Owned by
Center	Location	Anchors	Owned %		Notes	Owned	Share	Other	Total
Braeswood Square	N. Braeswood at Chimney Rock, Houston	Belden’s +, Walgreen’s	100.00	%		103,336	0	0	103,336
Centre at Post Oak	Westheimer at Post Oak Blvd., Houston	Marshalls, Barnes & Noble, Old Navy, Grand Lux Café, Nordstrom Rack	100.00	%		182,070	0	0	182,070
Champions Village	F.M. 1960 at Champions Forest Dr., Houston	Randall’s +, SteinMart, Palais Royal, Cost Plus, Barnes & Noble	30.00	%	(1)	115,374	269,207	0	384,581
Cullen Center	Cullen at Reed, Houston	Beauty Supply	100.00	%		7,316	0	0	7,316
Cullen Plaza	Cullen at Wilmington, Houston	Fiesta +, JPMorgan Chase Bank, Family Dollar	15.00	%	(1)	12,678	71,839	0	84,517
Cypress Pointe	F.M. 1960 at Cypress Station, Houston	Kroger +, Office Depot, Babies “R” Us, Big Lots	100.00	%		190,704	0	96,660	287,364
Eastpark	Mesa Rd. at Tidwell, Houston	Jack in the Box, CVS/pharmacy (O.B.O.), US Postal Service (O.B.O.)	100.00	%		1,576	0	0	1,576
Edgebrook	Edgebrook at Gulf Fwy., Houston	Fiesta +, JPMorgan Chase Bank, Family Dollar	15.00	%	(1)	11,769	66,691	0	78,460
Fiesta Village	Quitman at Fulton, Houston	Fiesta +	15.00	%	(1)	4,537	25,712	0	30,249
Fondren/West Airport	Fondren at W. Airport, Houston	Save-A-Lot +	100.00	%		37,117	0	0	37,117
Glenbrook Square	Telephone Road, Houston	Kroger +, Blockbuster	15.00	%	(1)	11,684	66,206	0	77,890
Griggs Road	Griggs at Cullen, Houston	Family Dollar, Citi Trends	15.00	%	(1)	12,017	68,099	0	80,116
Harrisburg Plaza	Harrisburg at Wayside, Houston	Fallas Paredes	15.00	%	(1)	14,016	79,422	0	93,438
Heights Plaza	20th St. at Yale, Houston	Kroger +, Walgreen’s	100.00	%		71,777	0	0	71,777
Humblewood Shopping Plaza	Eastex Fwy. at F.M. 1960, Houston	Kroger +,Conn’s, Walgreen’s, Michaels (O.B.O.), DSW (O.B.O.)	100.00	%		176,446	0	99,000	275,446
I-45/Telephone Rd. Center	I-45 at Maxwell Street, Houston	Sellers Bros. +, Dollar Tree, FAMSA, Fallas Paredes	15.00	%	(1)	25,768	146,021	0	171,789
Jacinto City	Market at Baca, Houston	Sellers Bros. +, CVS/pharmacy	50.00	%	(1)	24,569	24,569	0	49,138
Kirby Strip Center	Kirby Dr, Houston	Freebird Burrito	100.00	%		10,000	0	0	10,000
Lawndale	Lawndale at 75th St., Houston	Family Dollar, 99 Cents Only, LaMichoacana Meat Market +	15.00	%	(1)	7,819	44,308	0	52,127
Little York Plaza	Little York at E. Hardy, Houston	Sellers Bros. +, Fallas Paredes	15.00	%	(1)	17,082	96,796	0	113,878
Lyons Avenue	Lyons at Shotwell, Houston	Fiesta +, Fallas Paredes	15.00	%	(1)	10,144	57,485	0	67,629
Market at Westchase	Westheimer at Wilcrest, Houston	Whole Foods Market +	100.00	%		84,084	0	0	84,084
North Main Square	Pecore at N. Main, Houston	O'Reilly Auto Parts	100.00	%		18,515	0	0	18,515
North Oaks	F.M. 1960 at Veterans Memorial, Houston	T.J. Maxx, Ross Dress for Less, Staples, Big Lots, DSW, Half Price Books, Anna's Linens, Hobby Lobby	15.00	%	(1)	60,779	344,414	0	405,193
North Triangle	I-45 at F.M. 1960, Houston	CiCi’s Pizza	100.00	%		16,060	0	0	16,060
Northbrook Center	Northwest Fwy. at W. 34th, Houston	Randall’s +, Office Depot, Citi Trends, Anna’s Linens, Dollar Tree	100.00	%		173,288	0	0	173,288
Northwest Crossing	N.W. Fwy. at Hollister, Houston	Target (O.B.O.), Marshalls, Babies “R” Us, Best Buy	75.00	%	(1)(3)	137,488	45,830	120,721	304,039
Oak Forest	W. 43rd at Oak Forest, Houston	Kroger +, Ross Dress for Less, Dollar Tree	100.00	%		147,705	0	0	147,705
Orchard Green	Gulfton at Renwick, Houston	Sellers Bros. +, Family Dollar	100.00	%		74,983	0	0	74,983
Randall's /Cypress Station	F.M. 1960 at I-45, Houston	ATI Career Training Center	100.00	%		138,974	0	0	138,974
Randall's /Kings Crossing	Kingwood Dr. at Lake Houston Pkwy., Houston	Randall’s +, CVS/pharmacy	30.00	%	(1)	37,919	88,478	0	126,397
Randall's /Norchester	Grant at Jones, Houston	Playa Azul Seafood & Oyster Bar	100.00	%		107,200	0	0	107,200
Richmond Square	Richmond Ave. at W. Loop 610, Houston	Best Buy (O.B.O.), Cost Plus	100.00	%		35,623	0	58,247	93,870
River Oaks East	W. Gray at Woodhead, Houston	Kroger +	100.00	%		71,265	0	0	71,265
River Oaks West	W. Gray at S. Shepherd, Houston	Barnes & Noble, Talbots, JoS. A. Bank, Ann Taylor, Gap	100.00	%		276,720	0	0	276,720
Sheldon Forest North	North, I-10 at Sheldon, Houston	Gerland’s +, Burke’s Outlet	100.00	%		22,040	0	0	22,040
Sheldon Forest South	North, I-10 at Sheldon, Houston	Family Dollar	50.00	%	(1)	37,670	37,670	0	75,340
Shops at Three Corners	S. Main at Old Spanish Trail, Houston	Fiesta +, Office Depot, PetsMart, Ross Dress for Less, Big Lots	70.00	%	(1)	172,990	74,139	0	247,129
Southgate	W. Fuqua at Hiram Clark, Houston	Food-A-Rama +, Palais Royal, CVS/pharmacy, Family Dollar	15.00	%	(1)	18,789	106,471	0	125,260
Spring Plaza	Hammerly at Campbell, Houston	Sellers Bros. +, Family Dollar	15.00	%	(1)	8,875	50,291	0	59,166
Stella Link	Stella Link at S. Braeswood, Houston	Sellers Bros.+, Spec’s Liquor Warehouse, Burke’s Outlet	100.00	%		96,396	0	0	96,396
Studemont	Studewood at E. 14th St, Houston	Fiesta +	100.00	%		28,466	0	0	28,466
Ten Blalock Square	I-10 at Blalock, Houston	99 Ranch Market+	100.00	%		97,217	0	0	97,217
Village Arcade	University at Kirby, Houston	Gap, Baby Gap	100.00	%		57,219	0	0	57,219
Village Arcade-Phase II	University at Kirby, Houston	Talbots	100.00	%		28,371	0	0	28,371
Village Arcade-Phase III	University at Kirby, Houston	American Eagle Outfitters, Banana Republic, Express	100.00	%		106,879	0	0	106,879
Westchase Center	Westheimer at Wilcrest, Houston	Ross Dress for Less, Randall’s +, Golfsmith, Palais Royal, Petco, Target (O.B.O.)	100.00	%		231,767	0	99,550	331,317
Westhill Village	Westheimer at Hillcroft, Houston	Ross Dress for Less, Office Depot, 99 Cents Only, Anna’s Linens	100.00	%		130,512	0	0	130,512
Killeen Marketplace	3200 E. Central Texas Expressway, Killeen	Best Buy, Ross Dress for Less, Staples, Home Depot (O.B.O.)	100.00	%		115,203	0	135,934	251,137

Page 37

Weingarten Realty Investors
Property Listing
As of March 31, 2010
						Gross Leasable Area
							Joint
			WRI		Foot	WRI	Venture	Owned by
Center	Location	Anchors	Owned %		Notes	Owned	Share	Other	Total
Cedar Bayou	Bayou Rd., La Marque	Dollar General, La Marque Fire Dept. (O.B.O.)	100.00	%		14,873	0	30,688	45,561
North Creek Plaza	Del Mar Blvd. at Hwy. I-35, Laredo	Old Navy, Bed Bath & Beyond, Best Buy, Target (O.B.O.), H. E. B. + (O.B.O.), Marshalls	100.00	%		242,293	0	206,463	448,756
Plantation Centre	Del Mar Blvd. at McPherson Rd., Laredo	H. E. B. +, Blockbuster	100.00	%		134,853	0	0	134,853
League City Plaza	I-45 at F.M. 518, League City	Kroger +	15.00	%	(1)	19,048	107,942	0	126,990
Central Plaza	Loop 289 at Slide Rd., Lubbock	Bed Bath & Beyond, Old Navy, Staples	100.00	%		151,196	0	0	151,196
Angelina Village	Hwy. 59 at Loop 287, Lufkin	Kmart, Conn's	100.00	%		248,199	0	0	248,199
Las Tiendas Plaza	Expressway 83 at McColl Rd., McAllen	Target (O.B.O.), Mervyn’s (O.B.O.), Academy, Conn’s, Ross Dress for Less, Marshalls, Office Depot	50.00	%	(1)(3)	143,968	143,968	212,132	500,067
Market at Nolana	Nolana Ave and 29th St., McAllen	Wal-Mart (O.B.O.)	50.00	%	(1)(3)	20,342	20,342	203,818	244,501
Northcross	N. 10th St. at Nolana Loop, McAllen	Barnes & Noble	50.00	%	(1)(3)	38,196	38,196	0	76,391
Old Navy Building	1815 10th Street, McAllen	Old Navy	50.00	%	(1)(3)	7,500	7,500	0	15,000
South 10th St. HEB	S. 10th St. at Houston St., McAllen	H. E. B. +	50.00	%	(1)(3)	51,851	51,851	0	103,702
Independence Plaza	Town East Blvd., Mesquite	Babies “R” Us, Family Dollar, Harbor Freight	100.00	%		155,219	0	0	155,219
Market at Sharyland Place	U.S. Expressway 83 and Shary Road, Mission	Wal-Mart (O.B.O.), Kohl's, Dollar Tree	50.00	%	(1)(3)	53,956	53,956	188,262	296,174
Sharyland Towne Crossing	Shary Rd. at Hwy. 83, Mission	Target (O.B.O.), H. E. B. +, T.J. Maxx, Petco, Office Depot,  Ross Dress for Less	50.00	%	(1)(3)	172,234	172,234	131,909	476,376
Custer Park	SWC Custer Road at Parker Road, Plano	Kroger + (O.B.O)	100.00	%		114,489	0	65,084	179,573
Pitman Corners	Custer Road at West 15th, Plano	Albertsons +, Tuesday Morning	100.00	%		192,283	0	0	192,283
Preston Shepard Place	Preston Rd. at Park Blvd., Plano	SteinMart, Old Navy, Office Depot, Marshalls, Babies "R" Us, Borders	20.00	%	(1)(3)	72,667	290,670	0	363,337
Gillham Circle	Gillham Circle at Thomas, Port Arthur	Family Dollar	100.00	%		33,134	0	0	33,134
Starr Plaza	U.S. Hwy. 83 at Bridge St., Rio Grande City	H. E. B.+, Beall’s, Dollar General	50.00	%	(1)(3)	88,406	88,406	0	176,812
Rockwall	I-30 at Market Center Street, Rockwall	Office Max, Petco, Ross Dress for Less, Old Navy, Michaels	100.00	%		209,051	0	0	209,051
Rose-Rich	U.S. Hwy. 90A at Lane Dr., Rosenberg	Family Dollar, Palais Royal	100.00	%		103,385	0	0	103,385
Lake Pointe Market Center	Dalrock Rd. at Lakeview Pkwy., Rowlett	Tom Thumb + (O.B.O.), Walgreen’s (O.B.O.)	100.00	%		40,513	0	81,176	121,689
Boswell Towne Center	Highway 287 at Bailey Boswell Rd., Saginaw	Albertsons + (O.B.O)	100.00	%		26,088	0	61,747	87,835
Fiesta Trails	I-10 at DeZavala Rd., San Antonio	H. E. B. + (O.B.O.), Target (O.B.O.), Act III Theatres, Marshalls, Office Max, Steinmart, Petco, Anna's Linens	100.00	%		312,370	0	176,000	488,370
Oak Park Village	Nacogdoches at New Braunfels, San Antonio	H. E. B. +	30.00	%	(1)	19,286	45,001	0	64,287
Parliament Square	W. Ave. at Blanco, San Antonio	Bernina New Home Sewing Center, Anytime Fitness	100.00	%		64,950	0	0	64,950
Parliament Square II	W. Ave. at Blanco, San Antonio	Incredible Pizza	100.00	%		54,541	0	0	54,541
Thousand Oaks	Thousand Oaks Dr. at Jones Maltsberger Rd., San Antonio	H. E. B. +, Beall’s, Tuesday Morning	15.00	%	(1)	24,432	138,450	0	162,882
Valley View	West Ave. at Blanco Rd., San Antonio	Marshalls, Blockbuster, Dollar Tree	100.00	%		91,184	0	0	91,184
Market at Town Center	Town Center Blvd., Sugar Land	Old Navy, Home Goods, Marshalls, DSW Shoe Warehouse, Ross Dress for Less	100.00	%		375,547	0	0	375,547
Island Market Place	6th St. at 9th Ave., Texas City	Food King +	100.00	%		27,277	0	0	27,277
Palmer Plaza	F.M. 1764 at 34th St., Texas City	Randall’s +, Big Lots (O.B.O.), Dollar Tree	100.00	%		96,526	0	99,980	196,506
Broadway	S. Broadway at W. 9th St., Tyler	SteinMart	100.00	%		61,505	0	0	61,505
Crossroads	I-10 at N. Main, Vidor	Market Basket +, Beall’s, Baskin’s, Burke’s Outlet	100.00	%		115,692	0	0	115,692
Texas Total:	# of Properties: 99					8,992,910	3,332,265	2,625,499	14,950,670
Utah
Alpine Valley Center	Main St. at State St., American Fork	Super Target + (O.B.O.), Old Navy, Justice, Dollar Tree, Office Depot	33.30	%	(1)(3)	30,382	60,772	133,500	224,654
Taylorsville Town Center	West 4700 South at Redwood Rd., Taylorsville	Fresh Market + (O.B.O.), Rite Aid	100.00	%		94,157	0	40,057	134,214
West Jordan Town Center	West 7000 South at S. Redwood Rd., West Jordan	Office Depot, Target (O.B.O.), Petco	100.00	%		182,099	0	122,800	304,899
Utah Total:	# of Properties: 3					306,638	60,772	296,357	663,767
Washington
Mukilteo Speedway Center	Mukilteo Speedway, Lincoln Way, and Highway 99, Lynnwood	Food Emporium +, Dollar Tree	20.00	%	(1)(3)	18,055	72,218	0	90,273
Meridian Town Center	Meridian Avenue East and 132nd Street East, Puyallup	Jo-Ann Fabric & Craft Store, Safeway + (O.B.O.)	20.00	%	(1)(3)	15,533	62,133	65,346	143,012

Page 38

Weingarten Realty Investors
Property Listing
As of March 31, 2010
						Gross Leasable Area
							Joint
			WRI		Foot	WRI	Venture	Owned by
Center	Location	Anchors	Owned %		Notes	Owned	Share	Other	Total
South Hill Center	43rd Avenue Southwest and Meridian Street South, Puyallup	Best Buy, Bed Bath & Beyond, Ross Dress for Less	20.00	%	(1)(3)	26,802	107,208	0	134,010
Rainer Square Plaza	Rainer Avenue South and South Charleston Street, Seattle	Safeway +, Ross Dress for Less	20.00	%	(1)(3)	21,485	85,938	0	107,423
Washington Total:	# of Properties: 4					81,875	327,497	65,346	474,718
Industrial
Operating Properties
California
Siempre Viva Business Park	Siempre Viva Rd. at Kerns St., San Diego	Hitachi Transport, UPS Supply Chain Solutions, Inc., Eaton Electrical Inc.	20.00	%	(1)(3)	145,353	581,413	0	726,766
California Total:	# of Properties: 1					145,353	581,413	0	726,766
Florida
Lakeland Industrial Center	I-4 at County Rd., Lakeland	Rooms to Go, Publix, Star Distribution, Chep USA	100.00	%		600,000	0	0	600,000
Lakeland Interestate Industrial Park I	Interstate Drive and Kathleen Rd., Lakeland	Carolina Logistics Services, Inc., Acuity Specialty Products Group, Inc.,	100.00	%		168,400	0	0	168,400
1801 Massaro	1801 Massaro Blvd., Tampa	MiTek Industries, Inc.,	100.00	%		159,000	0	0	159,000
Hopewell Industrial Center	Old Hopewell Boulevard and U.S. Highway 301, Tampa	Parts Depot, Inc., South Dade Automotive	100.00	%		224,483	0	0	224,483
Tampa East Industrial Portfolio	1841 Massaro Blvd., Tampa	General Electric, Florida Air Conditioning Distrib, HD Supply Plumbing, Interline Brands, GE Polymershapes, Creative Recycling Systems	100.00	%		512,923	0	0	512,923
Florida Total:	# of Properties: 5					1,664,806	0	0	1,664,806
Georgia
Atlanta Industrial Park	Atlanta Industrial Pkwy. at Atlanta Industrial Dr., Atlanta	Georgia Aquarium, Inc., Cardinal Logistics Mgmt Co.	100.00	%		120,200	0	0	120,200
Atlanta Industrial Park II & VI	Atlanta Industrial Pkwy. at Atlanta Industrial Dr., Atlanta	Target Container Co., Sanderson Industries, Inc., GSC Packaging	100.00	%		382,120	0	0	382,120
Atlanta Industrial Parkway	Atlanta Industrial Pkwy. at Atlanta Industrial Dr., Atlanta	Laward Holdings, Inc.	100.00	%		50,000	0	0	50,000
Riverview Distribution Center	Fulton Industrial Blvd. at Camp Creek Parkway, Atlanta	Chep USA	100.00	%		265,200	0	0	265,200
Sears Logistics	3700 Southside Industrial Way, Atlanta	Sears Logistics Services	20.00	%	(1)(3)	80,511	322,043	0	402,554
SouthPark 3075	Anvil Block Rd and SouthPark Blvd, Atlanta	American Tire Distributors	100.00	%		234,525	0	0	234,525
Southside Industrial Parkway	Southside Industrial Pkwy at Jonesboro Rd., Atlanta	Mission Produce	100.00	%		72,000	0	0	72,000
Westlake 125	Camp Creek Parkway and Westlake Parkway, Atlanta	Maxwell Chase Technologies, LLC, Nissei ASB Company, Berlin Packaging	100.00	%		154,464	0	0	154,464
Kennesaw 75	3850-3900 Kennesaw Prkwy, Kennesaw	Trane, Clorox Services Company, Builders Specialties, LLC	100.00	%		178,467	0	0	178,467
6485 Crescent Drive	I-85 at Jimmy Carter Blvd., Norcross	Zurn, Pax Industries	20.00	%	(1)(3)	72,092	288,368	0	360,460
Georgia Total:	# of Properties: 8					1,609,579	610,411	0	2,219,990
Tennessee
Crowfarn Drive Warehouse	Crowfarn Dr. at Getwell Rd., Memphis	CMI Freight Transportation, Sergeant's Pet Care Products	20.00	%	(1)(3)	31,770	127,079	0	158,849
Outland Business Center	Outland Center Dr., Memphis	Vistar Corporation, Kuehne & Nagel, TricorBraun	20.00	%	(1)(3)	82,088	328,350	0	410,438
Southpoint I & II	Pleasant Hill Rd. at Shelby Dr., Memphis	AF Services, Sunnywood Products, Inc., Wynit	100.00	%		570,940	0	0	570,940
Tennessee Total:	# of Properties: 3					684,798	455,429	0	1,140,227
Texas
Midpoint I-20 Distribution Center	New York Avenue and Arbrook Boulevard,	Tred-It Tire & Wheel, Amercian Medical Response	100.00	%		253,165	0	0	253,165
Randol Mill Place	Randol Mill Road, Arlington	Protech Electronics, Inc., Premier Products	100.00	%		54,639	0	0	54,639
Braker 2 Business Center	Kramer Ln. at Metric Blvd., Austin	Home Team Pest Defense, MJC Electronics Corporation	100.00	%		27,359	0	0	27,359
Corporate Center Park I and II	Putnam Dr. at Research Blvd., Austin	Phoenix Lamar Corp, CenTex Independent Electrical, Schindler Elevator	100.00	%		119,753	0	0	119,753
Oak Hills Industrial Park	Industrial Oaks Blvd., Austin	Terracon, Inc., Illumitex	100.00	%		89,858	0	0	89,858

Page 39

Weingarten Realty Investors
Property Listing
As of March 31, 2010
						Gross Leasable Area
							Joint
			WRI		Foot	WRI	Venture	Owned by
Center	Location	Anchors	Owned %		Notes	Owned	Share	Other	Total
Rutland 10 Business Center	Metric Blvd. At Centimeter Circle, Austin	Media Event Concepts, Inc., Stellar Micro Devices	100.00	%		54,000	0	0	54,000
Southpark A,B,C	East St. Elmo Rd. at Woodward St., Austin	Texas EZ Pawn	100.00	%		78,276	0	0	78,276
Southpoint Service Center	Burleson at Promontory Point Dr., Austin	Browning Construction Co., Ltd.	100.00	%		57,697	0	0	57,697
1625 Diplomat Drive	SWC Diplomat Dr. at McDaniel Dr., Carrollton	Rooftop Systems, Inc.	100.00	%		106,140	0	0	106,140
Midway Business Center	Midway at Boyington, Carrollton	Luxury of Leather, Jet Pay, LLC	100.00	%		141,246	0	0	141,246
Manana Office Center	I-35 at Manana, Dallas	Dave & Busters, All-Tex Supply	100.00	%		223,128	0	0	223,128
Newkirk Service Center	Newkirk near N.W. Hwy., Dallas	Restaurant Technologies, Corporate Meeting Services	100.00	%		105,892	0	0	105,892
Northeast Crossing Office/Service Center	East N.W. Hwy. at Shiloh, Dallas	ASCOA - Ambulatory Surgical Center	100.00	%		78,700	0	0	78,700
Redbird Distribution Center	Joseph Hardin Drive, Dallas	Texwood Industries, L.P.	100.00	%		110,839	0	0	110,839
Regal Distribution Center	Leston Avenue, Dallas	Parkland Health & Hosp System, BKM Total Office of Texas, L.P., Aero-Med, Ltd.	100.00	%		202,559	0	0	202,559
Space Center Industrial Park	Pulaski St. at Irving Blvd., Dallas	Weir’s Furniture Village, Inc., Facility Interiors, Inc.	100.00	%		264,582	0	0	264,582
McGraw Hill Distribution Center	420 E. Danieldale Rd, DeSoto	McGraw Hill Companies, Inc.	100.00	%		417,938	0	0	417,938
610 and 11th St. Warehouse	Loop 610 at 11th St., Houston	Iron Mountain, Graham Packaging Company	20.00	%	(1)(3)	48,728	194,914	0	243,642
610 and 11th St. Warehouse	Loop 610 at 11th St., Houston	Prefco Corp.	100.00	%		104,975	0	0	104,975
610/288 Business Park	Cannon Street, Houston	Palmer Logistics	20.00	%	(1)(3)	58,962	235,848	0	294,810
Beltway 8 Business Park	Beltway 8 at Petersham Dr., Houston	Premier Home Technology	100.00	%		157,498	0	0	157,498
Blankenship Building	Kempwood Drive, Houston	Star Displays	100.00	%		59,359	0	0	59,359
Brookhollow Business Center	Dacoma at Directors Row, Houston	YMCA of Greater Houston, Surgeon's Management, Houston Digital Instruments	100.00	%		133,970	0	0	133,970
Crestview	Bissonnet at Wilcrest, Houston	Creative Connection	100.00	%		8,970	0	0	8,970
Crosspoint Warehouse	Crosspoint, Houston	Foam Enterprises, LLC.	100.00	%		72,505	0	0	72,505
Houston Cold Storage Warehouse	7080 Express Lane, Houston	Houston Central Industries, Inc.	100.00	%		128,752	0	0	128,752
Kempwood Industrial	Kempwood Dr. at Blankenship Dr., Houston	Pioneer Contract Services	100.00	%		113,218	0	0	113,218
Kempwood Industrial	Kempwood Dr. at Blankenship Dr., Houston	Pioneer Contract Services, Veritas Geophysical Corporation	20.00	%	(1)(3)	43,898	175,591	0	219,489
Lathrop Warehouse	Lathrop St. at Larimer St., Houston	United D.C., Inc.	20.00	%	(1)(3)	50,378	201,512	0	251,890
Navigation Business Park	Navigation at N. York, Houston	Genesis Worldwide Logistics, Synergy Cables USA	20.00	%	(1)(3)	47,603	190,411	0	238,014
Northway Park II	Loop 610 East at Homestead, Houston	Jet Lube, Inc., South Texas Bolt & Fitting, Custom Polymers	20.00	%	(1)(3)	60,697	242,786	0	303,483
Railwood F	Market at U.S. 90, Houston	Shell Oil Company	20.00	%	(1)(3)	60,000	240,000	0	300,000
Railwood G	Mesa at U.S. 90 , Houston	Global Stainless Supply, Inc.	50.00	%	(1)(3)	105,425	105,425	0	210,850
Railwood Industrial Park	Mesa at U.S. 90, Houston	DSC Logistics, Georgia Gulf Chemicals & Vinyl	20.00	%	(1)(3)	99,531	398,125	0	497,656
Railwood Industrial Park	Mesa at U.S. 90, Houston	Distribution International SW, AJ Logistics, YRC Logistics Services, Parker Hannifin	100.00	%		402,680	0	0	402,680
South Loop Business Park	S. Loop at Long Dr., Houston	Plastic Plus Awards, Lumber Liquidators	50.00	%	(1)(3)	46,225	46,225	0	92,450
Southport Business Park 5	South Loop 610, Houston	Surface Preparation - Texas, LLC	100.00	%		159,886	0	0	159,886
Stonecrest Business Center	Wilcrest at Fallstone, Houston	Alpha Omega Caseworks	100.00	%		110,783	0	0	110,783
Town & Country Commerce Center	I-10 at Beltway 8, Houston	Arizona Tile, Seitel	100.00	%		206,056	0	0	206,056
West 10 Business Center II	Wirt Rd. at I-10, Houston	Summers Group, Inc.	100.00	%		82,658	0	0	82,658
West Loop Commerce Center	W. Loop N. at I-10, Houston	Inter-Tel Technologies	100.00	%		34,256	0	0	34,256
West-10 Business Center	Wirt Rd. at I-10, Houston	Aaron’s Office Furniture	100.00	%		99,883	0	0	99,883
Westgate Service Center	Park Row Drive at Whiteback Dr., Houston	Welltec, Inc., 3M Company, CAS Holdings, Inc.	100.00	%		122,096	0	0	122,096
Freeport Commerce Center	Sterling Street and Statesman Drive, Irving	McGraw Hill Companies, Inc., TKS (U.S.A.), Inc.	100.00	%		50,590	0	0	50,590
Central Plano Business Park	Klein Rd. at Plano Pkwy., Plano	CK Management, Inc., Underwriters Laboratories, Motion Dynamics	100.00	%		137,785	0	0	137,785
Jupiter Service Center	Jupiter near Plano Pkwy., Plano	Interceramic Tile, Gemaire Distributors	100.00	%		78,480	0	0	78,480
Sherman Plaza Business Park	Sherman at Phillips, Richardson	Weingarten Realty Regional Office, Quadravox, Inc.	100.00	%		101,140	0	0	101,140
Interwest Business Park	Alamo Downs Parkway, San Antonio	All-American Sports, Gell Service Company, Inc., Goodman Manufacturing Company, L.P.	100.00	%		219,244	0	0	219,244
Isom Business Park	919-981 Isom Road, San Antonio	Gate Gourmet, Gandi Innovations, Wells Fargo Bank	100.00	%		175,200	0	0	175,200
O'Connor Road Business Park	O’Connor Road, San Antonio	Ingersoll Rand, TD Industries	100.00	%		150,091	0	0	150,091
Freeport Business Center	13215 N. Promenade Blvd., Stafford	Yokagawa, Life-Tech, Gurwitch Industries, PSI Group	100.00	%		251,645	0	0	251,645
Texas Total:	# of Properties: 49					6,168,938	2,030,837	0	8,199,775
Virginia

Page 40

Weingarten Realty Investors
Property Listing
As of March 31, 2010
						Gross Leasable Area
							Joint
			WRI		Foot	WRI	Venture	Owned by
Center	Location	Anchors	Owned %		Notes	Owned	Share	Other	Total
Enterchange at Northlake A	11900-11998 North Lakeridge Parkway, Ashland	FedEx, Owens & Minor	100.00	%		215,077	0	0	215,077
Enterchange at Northlake C	North Lakeridge Parkway & Northlake Park Dr, Ashland	International Paper, Techturn, The Kane Company, Wholesale Millwork	20.00	%	(1)(3)	58,623	234,492	0	293,115
Enterchange at Meadowville	2101 Bermuda Hundred Dr, Chester	Vacant	20.00	%	(1)(3)	45,362	181,447	0	226,809
Enterchange at Walthall A & B	1900-1998 Ruffin Mill Rd, Colonial Heights	Mazda Motors of America, Inc., Xymid LLC	20.00	%	(1)(3)	121,336	485,343	0	606,679
Enterchange at Walthall C	1936-1962 Ruffin Mill Rd, Colonial Heights	PSS World Medical, Hill Phoenix, Sunrise Construction	20.00	%	(1)(3)	52,384	209,538	0	261,922
Enterchange at Walthall D	1700-1798 Ruffin Mill Rd, Colonial Heights	Saddle Creek, Recall Total Info Manager, Jim's Formal Wear	100.00	%		287,318	0	0	287,318
Interport Business Center A	4800-4890 Eubank Road, Richmond	Anderson News, LLC, Three Way, Wyeth	20.00	%	(1)(3)	89,482	357,930	0	447,412
Interport Business Center B	4700-4790 Eubank Road, Richmond	Mid South Building Supply, Inc., Alcoa, EGL Eagle Global Logistics, LP, Commonwealth of Virginia Department of Taxation	20.00	%	(1)(3)	23,600	94,400	0	118,000
Interport Business Center C	5300-5390 Laburnum Ave, Richmond	Sears Home Improvement Products, Inc., Ferguson Enterprise, Inc.	20.00	%	(1)(3)	10,977	43,908	0	54,885
Virginia Total:	# of Properties: 9					904,159	1,607,058	0	2,511,217
Other
Operating Properties
Arizona
Arcadia Biltmore Plaza	Campbell Ave. at North 36th St., Phoenix	Endurance Rehab, Weingarten Realty Regional Office	100.00	%		21,122	0	0	21,122
Arizona Total:	# of Properties: 1					21,122	0	0	21,122
Texas
1919 North Loop West	Hacket Drive at West Loop 610 North, Houston	State of Texas, Weingarten Realty Regional Office	100.00	%		139,449	0	0	139,449
Citadel Plaza	Citadel Plaza Dr., Houston	Weingarten Realty Investors Corporate Office	100.00	%		121,000	0	0	121,000
Texas Total:	# of Properties: 2					260,449	0	0	260,449
Total Operating Properties	# of Properties: 376					42,686,624	14,497,527	10,478,985	67,656,060
New Development
Colorado
River Point at Sheridan	Highway 85 and Highway 285, Sheridan		50.00	%	(1)(2)(3)	49,800	49,800	331,174	430,773
The Gardens on Havana	Mississippi at Havana, Aurora		39.80	%	(1)(2)(3)	307,985	466,041	143,697	917,723
Colorado Total:	# of Properties: 2					357,785	515,841	474,871	1,348,496
Florida
Clermont Landing	U.S. 27 & Steve's Road, Clermont		55.00	%	(1)(2)(3)	68,480	56,029	104,175	228,685
Florida Total:	# of Properties: 1					68,480	56,029	104,175	228,685
North Carolina
Surf City Crossing	Highway 17 and Highway 210, Surf City		100.00	%	(2)	51,325	0	0	51,325
Waterford Village	U.S. Hwy 17 & U.S. Hwy 74/76, Leland		100.00	%	(2)	75,121	0	0	75,121
North Carolina Total:	# of Properties: 2					126,446	0	0	126,446
Tennessee
Ridgeway Trace	Poplar Avenue and Ridgeway Road, Memphis		100.00	%	(2)	89,912	0	137,740	227,652
Tennessee Total:	# of Properties: 1					89,912	0	137,740	227,652
Texas
Claywood Industrial Park	Clay at Hollister, Houston		100.00	%	(2)	101,125	0	200,850	301,975
North Towne Plaza	U.S. 77 and 83 at SHFM 802, Brownsville		75.00	%	(1)(2)	6,000	2,000	117,000	125,000

Page 41

Weingarten Realty Investors
Property Listing
As of March 31, 2010
						Gross Leasable Area
							Joint
			WRI		Foot	WRI	Venture	Owned by
Center	Location	Anchors	Owned %		Notes	Owned	Share	Other	Total
Tomball Marketplace	FM 2920 and Future 249, Tomball		100.00	%	(2)	15,341	0	85,000	100,341
Westwood Center	Culebra Road and Westwood Loop, San Antonio		100.00	%	(2)	12,580	0	0	12,580
Texas Total:	# of Properties: 4					135,046	2,000	402,850	539,896
Total New Developments	# of Properties: 10					777,669	573,870	1,119,636	2,471,175
Unimproved Land
Arizona									312,761
Bullhead Parkway at State Route 95, Bullhead City									422,532
Lon Adams Rd at Tangerine Farms Rd, Marana									63,336
Southern Avenue and Signal Butte Road, Mesa
Arizona Total:									798,629
California
Bear Valley Road at Jess Ranch Parkway Phase II, Apple Valley									138,956
Bear Valley Road at Jess Ranch Parkway Phase III, Apple Valley									447,361
California Total:									586,317
Colorado
Mississippi at Havana, Aurora									669,953
Highway 85 and Highway 285, Sheridan									1,003,187
Colorado Total:									1,673,140
Florida
Young Pines and Curry Ford Rd, Orange County									132,422
State Road 100 & Belle Terre Parkway, Palm Coast									292,288
SR 207 at Rolling Hills Dr, St. Augustine									228,254
Florida Total:									652,964
Georgia
NWC South Fulton Parkway @ Hwy 92, Union City									3,554,496
Georgia Total:									3,554,496
Louisiana
Ambassador Caffery at W. Congress, Lafayette									34,915
70th St. at Mansfield Rd., Shreveport									41,704
Louisiana Total:									76,619
Nevada
SWC Highway 215 at Decatur, Las Vegas									1,103,810
Nevada Total:									1,103,810
North Carolina
U.S. Hwy 17 & U.S. Hwy 74/76, Leland									549,727
Creedmoor (Highway 50) and Crabtree Valley Avenue, Raleigh									510,959
U.S. 15-501 and Bruce Wood Rd, Southern Pines									1,047,000
Highway 17 and Highway 210, Surf City									2,024,233
U.S. Highway 1 at Caveness Farms Rd., Wake Forest									3,479,317
North Carolina Total:									7,611,236
Tennessee
Poplar Avenue and Ridgeway Road, Memphis									173,804
Tennessee Total:									173,804
Texas

Page 42

Weingarten Realty Investors
Property Listing
As of March 31, 2010
					Gross Leasable Area
						Joint
			WRI	Foot	WRI	Venture	Owned by
Center	Location	Anchors	Owned %	Notes	Owned	Share	Other	Total
U.S. 77 and 83 at SHFM 802, Brownsville								954,835
Rock Prairie Rd. at Hwy. 6, College Station								2,867,990
River Pointe Drive at Interstate 45, Conroe								118,483
Leslie Rd. at Bandera Rd., Helotes								74,052
Bissonnet at Wilcrest, Houston								40,918
Citadel Plaza at 610 North Loop, Houston								137,000
East Orem, Houston								122,000
Kirkwood at Dashwood Drive, Houston								322,000
Mesa Road at Tidwell, Houston								35,898
Northwest Freeway at Gessner, Houston								117,612
West Little York at Interstate 45, Houston								161,000
West Loop North at Interstate 10, Houston								145,000
Nolana Ave and 29th St., McAllen								163,350
Shary Rd. at North Hwy. 83, Mission								1,607,364
9th Ave. at 25th St., Port Arthur								243,000
Culebra Road and Westwood Loop, San Antonio								403,366
FM 1957 (Potranco Road) and FM 211, San Antonio								8,655,372
SH 151 and Ingram Rd, San Antonio								369,389
US Hwy 281 at Wilderness Oaks, San Antonio								1,269,774
Highway 3 at Highway 1765, Texas City								201,000
FM 2920 and Highway 249, Tomball								1,467,754
Texas Total:								19,477,157
Utah
South 300 West & West Paxton Avenue, Salt Lake City								324,958
Utah Total:								324,958
Total Unimproved Land								36,033,130

Page 43

Other Topics of Interest

Weingarten Realty Investors

Supplemental Leasing Information

(at pro rata share)

Leasing Summary Roll-Forward for Former Vacant Spaces Over 15,000 Square Feet
	Status as of	Status as of			Status as of
	12/31/2009	March 31, 2010			March 31, 2010
Beginning of period	43	43		Beginning of period	25
New Vacancies		2	(*)	New Vacancies	2	(*)
End of Period	43	45		End of Period	27
Leased	-18	-26		Leased	-8
Vacant	25	19		Vacant	19
At Lease	-5	-1		At Lease	-1
At LOI	-5	-4		At LOI	-4
	15	14			14

(*)  New vacancies include a former Mervyn's in California and a former Albertson's in Texas which both have been leased.
Percentage of 2010 Retail Renewals Completed
As of April 23, 2010
								% of 2010
								Renewals
		Renewed SF		Expiring SF (1)		Total		Completed
	1Q 2010		1,070,431		51,651		1,122,082		95	%
	2Q 2010		622,193		246,159		868,352		72	%
	3Q 2010		523,104		334,973		858,077		61	%
	4Q 2010		371,692		292,455		664,147		56	%
	Total 2010		2,587,420		925,238		3,512,658		74	%
(1) Excludes tenants with options that are exercisable in 2010
Leasing Activity - Commenced Leases
Three Months Ended March 31, 2010
		# of		Square		New Rent		Prior Rent				TI's	Cash Decrease
		Leases		Feet (000s)		$ PSF		$ PSF				$PSF	in Base Rent
Retail New Leases			72		443	$	11.06	$	11.57		$	22.59	-4.4%
Retail Renewals			154		969		11.06		11.28			0.08	-1.9%
Industrial			24		403		3.71		4.09			0.22	-9.2%
Not Comparable Spaces			42		147
			292		1,962	$	9.43	$	9.75		$	5.61	-3.3%

Page 45