e8vk

-----BEGIN PRIVACY-ENHANCED MESSAGE----- Proc-Type: 2001,MIC-CLEAR Originator-Name: webmaster@www.sec.gov Originator-Key-Asymmetric: MFgwCgYEVQgBAQICAf8DSgAwRwJAW2sNKK9AVtBzYZmr6aGjlWyK3XmZv3dTINen TWSM7vrzLADbmYQaionwg5sDW3P6oaM5D3tdezXMm7z1T+B+twIDAQAB MIC-Info: RSA-MD5,RSA, KGDq3ZI1wPTKryzPpp+OtoTYC8Hbqlt5CesWV7Plxyxl80nL35Ru/yykcchFXESp PB6m/aYs3Zo/ilOEKUA/KA== 0000950123-10-037261.txt : 20100423 0000950123-10-037261.hdr.sgml : 20100423 20100422183538 ACCESSION NUMBER: 0000950123-10-037261 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 7 CONFORMED PERIOD OF REPORT: 20100422 ITEM INFORMATION: Results of Operations and Financial Condition ITEM INFORMATION: Regulation FD Disclosure ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20100423 DATE AS OF CHANGE: 20100422 FILER: COMPANY DATA: COMPANY CONFORMED NAME: DEVELOPERS DIVERSIFIED REALTY CORP CENTRAL INDEX KEY: 0000894315 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 341723097 STATE OF INCORPORATION: OH FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-11690 FILM NUMBER: 10765443 BUSINESS ADDRESS: STREET 1: 3300 ENTERPRISE PARKWAY CITY: BEACHWOOD STATE: OH ZIP: 44122 BUSINESS PHONE: 2167555500 MAIL ADDRESS: STREET 1: 3300 ENTERPRISE PARKWAY CITY: BEACHWOOD STATE: OH ZIP: 44122 8-K 1 l39435e8vk.htm FORM 8-K e8vk

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) April 22, 2010

DEVELOPERS DIVERSIFIED REALTY CORPORATION

(Exact name of registrant as specified in its charter)


Ohio	1-11690	34-1723097

(State or other jurisdiction	(Commission	(IRS Employer
of incorporation)	File Number)	Identification No.)


3300 Enterprise Parkway, Beachwood, Ohio		44122

(Address of principal executive offices)		(Zip Code)

Registrant’s telephone number, including area code (216) 755-5500

(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):

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

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

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

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

TABLE OF CONTENTS


Item 2.02 Results of Operations and Financial Condition
Item 7.01 Regulation FD Disclosure
Item 9.01 Financial Statements and Exhibits
SIGNATURES
EXHIBIT INDEX
EX-99.1
EX-99.2
EX-99.3

Item 2.02 Results of Operations and Financial Condition.

On April 22, 2010, Developers Diversified Realty Corporation (the “Company”) issued a News Release containing financial results of the Company (the “News Release”) and a quarterly financial supplement containing financial and property information of the Company (“Quarterly Supplement”) for the three months ended March 31, 2010. Among other things, the News Release reports a net loss of $0.16 per diluted share for the three months ended March 31, 2010 as compared to net income of $0.59 per diluted share for the three months ended March 31, 2009. A copy of the News Release is attached hereto as Exhibit 99.1 and a copy of the Quarterly Financial Supplement is attached hereto as Exhibit 99.2 and are each incorporated herein by reference. This information shall not be deemed to be “filed” for the purposes of Section 18 of the Securities Exchange Act of 1934 (the “Exchange Act”) or otherwise subject to the liabilities of that section, nor shall it be incorporated by reference into a filing under the Securities Act of 1933 (the “Securities Act”) or the Exchange Act, except as shall be set forth by specific reference in such filing.

Item 7.01 Regulation FD Disclosure.

The Company is furnishing a copy of the Company’s Property List as of March 31, 2010, which is attached hereto as Exhibit 99.3 and incorporated herein by reference. This information shall not be deemed to be “filed” for purposes of Section 18 of the Exchange Act or otherwise subject to the liabilities of that section, nor shall it be incorporated by reference into a filing under the Securities Act or the Exchange Act, except as shall be set forth by specific reference in such filing.

Item 9.01 Financial Statements and Exhibits.

(d) Exhibits.


Exhibit
No.		Description
99.1		News release dated as of April 22, 2010.
99.2		Quarterly financial supplement dated as of March 31, 2010.
99.3		Property list as of March 31, 2010.

SIGNATURES

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


		Developers Diversified Realty Corporation
		(Registrant)

Date April 22, 2010		/S/ Christa A. Vesy

		Christa A. Vesy
		Senior Vice President and Chief Accounting Officer

EXHIBIT INDEX


Exhibit
No.		Description
99.1		News release dated as of April 22, 2010.
99.2		Quarterly financial supplement dated as of March 31, 2010.
99.3		Property list as of March 31, 2010.

EX-99.1 2 l39435exv99w1.htm EX-99.1 exv99w1

Exhibit 99.1

DEVELOPERS DIVERSIFIED REALTY CORPORATION

For Immediate Release:


Media Contact:		Investor Contact:
Scott Schroeder		Kate Deck
216-755-5500		216-755-5500
sschroeder@ddr.com		kdeck@ddr.com

DEVELOPERS DIVERSIFIED REALTY REPORTS FFO PER
DILUTED SHARE OF $0.28 FOR THE QUARTER ENDED
MARCH 31, 2010 BEFORE NON-OPERATING ITEMS

CLEVELAND, OHIO, April 22, 2010 - Developers Diversified Realty (NYSE: DDR) today announced operating results for the first quarter ended March 31, 2010.

	•		The Company’s first quarter operating Funds From Operations (“FFO”) was $65.2 million, or $0.28 per diluted share, before $36.8 million of net charges.

			The net charges, primarily non-cash, for the three months ended March 31, 2010 are summarized as follows (in millions):


Non-cash loss on equity derivative instruments related to Otto investment	$	24.9
Executive separation charge		2.1
Non-cash impairment charges – consolidated assets		2.1
Consolidated impairment charges and loss on sales included in discontinued operations		2.4
Debt extinguishment costs and other expenses		3.1
FFO associated with Mervyns joint venture, net of non-controlling interest		2.0
Loss on asset sales – equity method investments		1.3
Gain on repurchases of senior notes		(1.1	)

	$	36.8

	•		The Company reported operating FFO for the three-month period ended March 31, 2009 of $85.0 million, or $0.66 per diluted share, before $55.0 million of net gains.

			The net gains for the three months ended March 31, 2009 are summarized as follows (in millions):


Gain on repurchases of senior notes	$	72.6
Non-cash impairment charges – consolidated assets		(10.9	)
Loss on disposition of joint venture investment		(5.8	)
Non-cash impairment charge on equity method investment		(0.9	)

	$	55.0

	•		FFO applicable to common shareholders for the three-month period ended March 31, 2010, including the above net charges, was $28.4 million, or $0.12 per diluted share, which compares to FFO of $140.0 million, or $1.08 per diluted share, for the prior-year comparable period. Net loss applicable to common shareholders for the three-month period ended March 31, 2010 was $34.8 million, or a loss of $0.15 per diluted share, which compares to net income of $76.8 million, or $0.59 per diluted share, for the prior-year comparable period.

	•		Executed leases during the first quarter of 2010 totaled a Company record of approximately 2.6 million square feet, including 180 new leases and 242 renewals, which includes 0.3 million square feet of leases executed for managed assets.

	•		On a cash basis, leasing spreads on new leases and renewals on a combined basis decreased 2.9% for the first quarter, an improvement over fourth quarter results.

	•		Core portfolio leased percentage at March 31, 2010 was 91.3% compared to 91.2% at December 31, 2009.

	•		Same store net operating income (“NOI”) for the quarter decreased 2.6% over the prior-year comparable period.

“We are very pleased with the results from operations and the overall performance of our platform. Leasing velocity continues to improve as tenant sales advance, quality space becomes increasingly scarce and newly constructed opportunities are relatively non-existent. Moreover, in the first quarter, we continued to enhance the strength of our balance sheet, meaningfully improve liquidity and extend our debt maturities. This progress was achieved through our continued focus on long-term capital market strategies consistent with our stated goals,” commented Developers Diversified’s president and chief executive officer, Daniel B. Hurwitz.

Financial Results:

Net loss applicable to common shareholders was $34.8 million, or a loss of $0.15 per share (diluted and basic), for the three-month period ended March 31, 2010, as compared to net income of $76.8 million, or $0.59 per share (diluted and basic), for the prior-year comparable period.

FFO applicable to common shareholders was $28.4 million, or $0.12 per share (diluted and basic), for the three-month period ended March 31, 2010, as compared to FFO of $140.0 million, or $1.08 per share (diluted and basic) for the three-month period ended March 31, 2009. The decrease in FFO for the three-month period ended March 31, 2010, is primarily the result of a decrease in the gain recognized on the repurchases of senior notes, the loss on equity derivative instruments and the impact of 2009 asset sales.

FFO is a supplemental non-GAAP financial measurement used as a standard in the real estate industry and a widely accepted measure of real estate investment trust (“REIT”) performance. Management believes that FFO and operating FFO provide additional indicators of the financial performance of a REIT. The Company also believes that FFO and operating FFO more appropriately measure the core operations of the Company and provide benchmarks to its peer group. Neither FFO nor operating FFO represents cash generated from operating activities in accordance with generally accepted accounting principles (“GAAP”), is necessarily indicative of cash available to fund cash needs and should be considered as an alternative to net income computed in accordance with GAAP as an indicator of the Company’s operating performance or as an alternative to cash flow as a measure of liquidity. FFO is defined and calculated by the Company as net income, adjusted to exclude: (i) preferred share dividends, (ii) gains from disposition of depreciable real estate property, except for those sold through the Company’s merchant building program, which are presented net of taxes, and those gains that represent the recapture of a previously recognized impairment charge, (iii) extraordinary items and (iv) certain non-cash items. These non-cash items principally include real property depreciation and amortization of intangibles, equity income from joint ventures and equity income from non-controlling interests and adding the Company’s proportionate share of FFO from its unconsolidated joint ventures and non-controlling interests, determined on a consistent basis. The Company calculates operating FFO by excluding the non-operating net charges and gains described above. Other real estate companies may calculate FFO and operating FFO in a different manner. FFO excluding the net non-operating items detailed above is useful to investors as the Company removes these charges and gains to analyze the results of its operations and assess performance of the core operating real estate portfolio. A reconciliation of net (loss) income to FFO is presented in the financial highlights section.

Leasing:

The following results for the three-month period ended March 31, 2010, highlight continued strong leasing activity throughout the portfolio including a Company record for executed deals despite the current economic environment:

	•		Executed 180 new leases aggregating approximately 1.2 million square feet and 242 renewals aggregating approximately 1.4 million square feet, which includes 0.3 million square feet of leases executed for managed assets.

	•		Total portfolio average annualized base rent per occupied square foot, excluding assets in Brazil, as of March 31, 2010 was $12.37, as compared to $12.29 at March 31, 2009.

	•		Core portfolio leased rate was 91.3% as of March 31, 2010, as compared to 90.7% at March 31, 2009.

	•		On a cash basis, leasing spreads for new leases decreased by 5.9% and renewals decreased by 1.9%. This marks an improvement from the decrease of 15.3% for new leases reported in the fourth quarter of 2009.

Overall, the Company remains encouraged by the leasing activity achieved during the first quarter. While the resulting rental spreads and core occupancy levels are much less favorable than what the Company has historically achieved, the Company is continuing to make strides in retenanting the bankruptcy driven vacancies that have impacted the retail sector.

Dispositions:

The Company sold five consolidated shopping center properties, aggregating 0.9 million square feet, in the first quarter of 2010, generating gross proceeds of approximately $30.9 million. The Company recorded an aggregate net gain on sale of approximately $0.6 million related to these assets in the first quarter.

In March 2010, the DDRTC Core Retail Fund LLC, an unconsolidated investment in which the Company has an approximate 15% ownership interest, sold 16 shopping center assets for $424.3 million. This transaction resulted in a loss of $8.7 million for the three months ended March 31, 2010, of which the Company’s proportionate share was $1.3 million.

Wholly-Owned and Consolidated Joint Venture Development:

The Company currently has the following wholly-owned and consolidated joint venture shopping center projects under construction:

Expected

Remaining

Initial

Cost

Anchor

Location

Owned GLA

($ Millions)

Opening *

Description

Boise (Nampa), Idaho

431.7

17.1

2H 07

Community Center

Austin (Kyle), Texas **

443.1

16.5

2H 09

Community Center

Total

874.8

33.6


*		2H = Second Half

**		Consolidated 50% Joint Venture

In addition to these projects, which will be developed in phases, the Company and its joint venture partners intend to commence construction on various other developments only after substantial tenant leasing has occurred and acceptable construction financing is available, including several international projects.

Wholly-Owned and Consolidated Joint Venture Redevelopments and Expansions:

The Company is currently expanding/redeveloping a wholly-owned shopping center in Miami (Plantation), Florida, at a projected aggregate net cost of approximately $48.1 million. At March 31, 2010, approximately $24.0 million of costs had been incurred in relation to the redevelopment of this project.

Financings:

In March 2010, the Company issued $300 million, 7.5% senior unsecured notes due April 2017. The notes were offered at 99.995% of par with a yield to maturity of 7.5%. Proceeds from the offering were used to repay debt with shorter-term maturities and to repay amounts outstanding on the Company’s unsecured credit facilities.

In the first quarter of 2010, the Company purchased approximately $155.9 million aggregate principal amount of its outstanding senior unsecured notes at a discount to par, resulting in a gross gain of approximately $4.1 million prior to the write-off of unamortized deferred financing costs. Included in the first quarter purchases was $83.1 million principal amount of near-term outstanding senior unsecured notes repurchased through a cash tender offer at par in March 2010. The first quarter purchases primarily included debt maturing in 2010 and 2011.

The Company also prepaid $130 million of near-term secured debt as well as reduced the amounts outstanding under its revolving credit facilities by nearly $430 million during the first quarter of 2010.

Through the above financing activities, the Company continued to extend the weighted average term of its debt maturities.

Equity Issuances:

In February 2010, the Company issued approximately 42.9 million of its common shares in an underwritten offering for net proceeds of approximately $338.1 million. In January 2010, the Company also sold approximately 5.0 million of its common shares through its continuous equity program, generating gross proceeds of approximately $46.1 million. Substantially all net proceeds from equity issuances were used to repay debt.

Guidance:

The Company has revised guidance to reflect the effects of capital raising activities completed in the first quarter. The Company estimates operating FFO for the year of $1.00-$1.05 per diluted share. The change in guidance is entirely attributed to capital raising activities in the first quarter that were larger than expected and occurred earlier in the year than budgeted. Operational and asset sale assumptions provided in a press release on January 12, 2010 remain the same.

Developers Diversified owns and manages approximately 640 retail operating and development properties in 44 states, Brazil, Canada and Puerto Rico. Totaling more than 140 million square feet, the Company’s shopping center portfolio features open-air, value-oriented neighborhood and community centers, mixed-use centers and lifestyle centers located in prime markets with stable populations and high-growth potential. Developers Diversified is the largest landlord in Puerto Rico and owns a premier portfolio of regional malls in and around Sao Paulo, Brazil. Developers Diversified is a self-administered and self-managed REIT operating as a fully integrated real estate company. Additional information about the Company is available on the Company’s website at www.ddr.com.

A copy of the Company’s Supplemental Financial/Operational package is available to all interested parties upon request at the Company’s corporate office to Kate Deck, Investor Relations Director, Developers Diversified Realty Corporation, 3300 Enterprise Parkway, Beachwood, Ohio 44122 or on the Company’s Web site at www.ddr.com.

sell assets on commercially reasonable terms; our ability to secure equity or debt financing on commercially acceptable terms or at all; our ability to enter into definitive agreements with regard to our financing and joint venture arrangements or our failure to satisfy conditions to the completion of these arrangements; and the finalization of the financial statements for the three-month period ended March 31, 2010. For additional factors that could cause the results of the Company to differ materially from these indicated in the forward-looking statements, please refer to the Company’s Form 10-K as of December 31, 2009. The Company undertakes no obligation to publicly revise these forward-looking statements to reflect events or circumstances that arise after the date hereof.

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)


	Three-Month Period
	Ended March 31,
	2010			2009
Revenues:
Minimum rents ^(A)	$	136,889		$	136,130
Percentage and overage rents ^(A)		2,119			2,429
Recoveries from tenants		47,434			46,476
Ancillary and other property income		4,973			4,922
Management, development and other fee income		14,016			14,461
Other ^(B)		1,270			3,248

		206,701			207,666

Expenses:
Operating and maintenance ^(C)		36,101			34,320
Real estate taxes		28,940			27,275
Impairment charges ^(D)		2,050			7,305
General and administrative ^(E)		23,275			19,171
Depreciation and amortization		57,069			59,605

		147,435			147,676

Other income (expense):
Interest income		1,330			3,029
Interest expense ^(F)		(59,909	)		(57,750	)
Gain on repurchases of senior notes ^(F)		1,091			72,579
Loss on equity derivative instruments ^(G)		(24,868	)		—
Other expenses ^(H)		(3,079	)		(4,507	)

		(85,435	)		13,351

(Loss) income before equity in net income of joint ventures, tax (expense) benefit of taxable REIT subsidiaries and state franchise and income taxes, discontinued operations and (loss) gain on disposition of real estate, net of tax		(26,169	)		73,341
Equity in net income of joint ventures ^(I)		1,647			351
Tax (expense) benefit of taxable REIT subsidiaries and state franchise and income taxes		(1,017	)		1,036

(Loss) income from continuing operations		(25,539	)		74,728
(Loss) income from discontinued operations ^(J)		(370	)		9,603

(Loss) income before gain on disposition of real estate		(25,909	)		84,331
(Loss) gain on disposition of real estate, net of tax		(675	)		445

Net (loss) income		(26,584	)		84,776
Loss attributable to non-controlling interests		2,337			2,625

Net (loss) income attributable to DDR	$	(24,247	)	$	87,401

Net (loss) income applicable to common shareholders	$	(34,814	)	$	76,834

Funds From Operations (“FFO”):
Net (loss) income applicable to common shareholders	$	(34,814	)	$	76,834
Depreciation and amortization of real estate investments		54,594			61,036
Equity in net income of joint ventures ^(I)		(1,647	)		(778	)
Joint ventures’ FFO ^(I)		11,555			15,159
Non-controlling interests (OP Units)		8			79
Gain on disposition of depreciable real estate		(1,267	)		(12,334	)

FFO applicable to common shareholders		28,429			139,996
Preferred dividends		10,567			10,567

FFO	$	38,996		$	150,563

Per share data:
Earnings per common share
Basic	$	(0.15	)	$	0.59

Diluted	$	(0.15	)	$	0.59

Dividends Declared	$	0.02		$	0.20

Funds From Operations – Basic ^(K)	$	0.12		$	1.08

Funds From Operations – Diluted ^(K)	$	0.12		$	1.08

Basic – average shares outstanding		227,133			128,485

Diluted – average shares outstanding		227,133			129,684

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)


(A)		Base and percentage rental revenues for the three-month period ended March 31, 2010, as compared to the prior-year comparable period, increased $0.5 million primarily due to the acquisition of three shopping centers and the completion of certain developments in 2009 aggregating $3.5 million. This increase was partially offset by store closings related to major tenant bankruptcies in the first quarter of 2009, which approximated $3.0 million. Also included in rental revenues for both the three-month periods ended March 31, 2010 and 2009 is approximately $1.0 million resulting from the recognition of straight-line rents, including discontinued operations.

(B)		Other revenues were comprised of the following (in millions):


	Three Months Ended
	March 31,
	2010		2009
Lease termination fees	$	0.6	$	1.5
Financing fees		0.2		0.3
Other miscellaneous		0.5		1.4

	$	1.3	$	3.2

(C)

Operating and maintenance expense, including discontinued operations, includes the following expenses (in millions):


	Three Months Ended
	March 31,
	2010		2009
Bad debt expense	$	3.2	$	2.8
Ground rent expense ^(a)	$	1.3	$	1.1

(a)		Includes non-cash expense for the three-month periods ended March 31, 2010 and 2009 of approximately $0.5 million and $0.4 million, respectively, related to straight-line ground rent expense.

(D)		The Company recorded impairment charges during the three-month period ended March 31, 2010, on consolidated assets that are either under contract or being marketed for sale, as the book basis of the assets was in excess of the estimated fair market value. An additional $1.0 million in impairment charges were reported for the three-month period ended March 31, 2010, as part of discontinued operations (see footnote J).

(E)		General and administrative expenses include internal leasing salaries, legal salaries and related expenses associated with the releasing of space, which are charged to operations as incurred. For the three-month periods ended March 31, 2010 and 2009, general and administrative expenses were approximately 5.5% and 4.3% of total revenues, respectively, including joint venture and managed property revenues. During the three months ended March 31, 2010, the Company incurred a $2.1 million separation charge relating to the departure of an executive officer. Excluding this charge, general and administrative expenses were 5.0% of total revenues for the three months ended March 31, 2010.

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)

(F)		The Company recorded non-cash interest expense of approximately $2.0 million and $3.9 million for the three-month periods ended March 31, 2010 and 2009, respectively, related to amortization of the debt discount on its convertible debt outstanding. In addition, the gain on the repurchases of senior notes was reduced by $2.6 million and $7.5 million for the three-month periods ended March 31, 2010 and 2009, respectively, related to the adjustment required for the convertible debt.

(G)		Represents the non-cash impact of the valuation adjustments of the equity derivative instruments issued as part of the Otto Transaction completed in 2009.

(H)		Other (expenses) income for the three months ended March 31, 2010, primarily related to debt extinguishment costs of $1.1 million, litigation-related expenditures of $1.7 million and the write off of costs related to abandoned development projects and other transactions of $0.7 million. Other (expenses) income for the three months ended March 31, 2009, primarily related to the write-off of costs associated with abandoned development projects and other transactions as well as litigation-related expenditures aggregating $3.6 million and a $0.9 million loss on the sale of Macquarie DDR Trust units.

(I)		The following is a summary of the combined operating results of the Company’s unconsolidated joint ventures. The results for the three month-period ended March 31, 2009 include the MDT US LLC joint venture. The Company had its interest in this joint venture redeemed in October 2009.


	Three Months Ended
	March 31,
	2010			2009
Revenues from operations ^(a)	$	172,225		$	214,154


Operating expenses		66,887			82,081
Depreciation and amortization of real estate investments		48,058			58,727
Interest expense		59,995			64,500

		174,940			205,308


(Loss) income from operations before tax expense and discontinued operations		(2,715	)		8,846
Income tax expense		(4,799	)		(1,990	)
Loss from discontinued operations, net of tax		(584	)		(246	)
Loss on disposition of discontinued operations, net of tax ^(b)		(8,752	)		(29	)
Loss on disposition of assets ^(c)		—			(26,741	)
Other, net		—			11,678

Net loss	$	(16,850	)	$	(8,482	)

DDR ownership interests ^(d)	$	1,660		$	791

FFO from joint ventures are summarized as follows:


Net loss	$	(16,850	)	$	(8,482	)
Depreciation and amortization of real estate investments		50,314			64,041

	$	33,464		$	55,559

DDR ownership interests	$	11,555		$	15,159

DDR joint venture distributions received, net	$	10,799		$	8,675

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)


(a)		Revenues for the three-month periods ended March 31, 2010 and 2009 reflect an approximate $1.2 million reduction and $0.7 million increase, respectively, resulting from the recognition of straight-line rents, of which the Company’s proportionate share was $0.2 million in 2010 and de minimis in 2009.

(b)		Loss on disposition of discontinued operations includes the sale of 16 properties by one of the Company’s unconsolidated joint ventures in the first quarter of 2010. This disposition of assets resulted in a loss of $8.7 million for the three months ended March 31, 2010 in addition to the $145.0 million impairment charge recorded by this joint venture in the fourth quarter of 2009.

(c)		An unconsolidated joint venture in the first quarter of 2009 disposed of a property resulting in a loss of $26.7 million, of which the Company’s proportionate share was $5.8 million.

(d)		The Company’s share of joint venture equity in net loss was decreased by $0.4 million for the three-month period ended March 31, 2009. This adjustment related primarily to basis differences impacting amortization and depreciation, impairment charges and (loss) gain on dispositions.

		At March 31, 2010 and 2009, the Company owned joint venture interests, excluding consolidated joint ventures, in 258 and 327 shopping center properties, respectively.

(J)		The operating results relating to assets classified as discontinued operations are summarized as follows:


	Three Months Ended
	March 31,
	2010			2009
Revenues from operations	$	657		$	12,241


Operating expenses		379			4,039
Impairment charges		1,022			3,600
Interest, net		90			3,133
Depreciation and amortization of real estate investments		102			3,475

Total expenses		1,593			14,247

Loss before gain on disposition of real estate		(936	)		(2,006	)
Gain on disposition of real estate, net		566			11,609

Net (loss) income	$	(370	)	$	9,603

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)

(K)

For purposes of computing FFO per share (basic), the weighted average shares outstanding were adjusted to reflect the assumed conversion of approximately 0.4 million Operating Partnership Units (“OP Units”) outstanding at March 31, 2010 and 2009, into 0.4 million common shares for the three-month periods ended March 31, 2010 and 2009, on a weighted-average basis. The weighted average diluted shares and OP Units outstanding, for purposes of computing both FFO and operating FFO, were approximately 236.2 million and 129.7 million for the three-month periods ended March 31, 2010 and 2009, respectively.

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands)


Selected Balance Sheet Data ^(A):	March 31, 2010			December 31, 2009
Assets:
Real estate and rental property:
Land	$	1,963,032		$	1,971,782
Buildings		5,674,571			5,694,659
Fixtures and tenant improvements		297,114			287,143

		7,934,717			7,953,584
Less: Accumulated depreciation		(1,358,870	)		(1,332,534	)

		6,575,847			6,621,050
Land held for development and construction in progress		848,552			858,900
Assets held for sale		2,430			10,453

Real estate, net		7,426,829			7,490,403

Investments in and advances to joint ventures		409,639			420,541
Cash		25,748			26,172
Restricted cash ^(B)		57,782			95,673
Notes receivable		59,234			74,997
Receivables, including straight-line rent, net		137,955			146,809
Other assets, net		170,816			172,011

	$	8,288,003		$	8,426,606


Liabilities:
Indebtedness:
Revolving credit facilities	$	346,015		$	775,028
Unsecured debt		1,840,275			1,689,841
Mortgage and other secured debt		2,544,611			2,713,794

		4,730,901			5,178,663
Dividends payable		11,968			10,985
Other liabilities ^(C)		280,226			283,995

		5,023,095			5,473,643
Redeemable operating partnership units		627			627
Equity		3,264,281			2,952,336

	$	8,288,003		$	8,426,606

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands)


(A)		Amounts include the consolidation of a 50% owned joint venture, DDR MDT MV LLC (“MV LLC”), that owns 30 sites formerly occupied by Mervyns at March 31, 2010, which includes the following (in millions):


	March 31, 2010		December 31, 2009
Real estate, net	$	214.2	$	218.7
Restricted cash		43.3		50.5
Mortgage debt		220.6		225.4
Non-controlling interests		20.0		22.4

		In addition, included in the Company’s balance sheet as of December 31, 2009, was $28.5 million of assets owned by a consolidated joint venture that was deconsolidated in accordance with the adoption of Accounting Standard Codification No. 810, “Amendments to FASB Interpretation No. 46(R)” (“ASC 810”) as of January 1, 2010.

(B)		Included in restricted cash are amounts held by a lender on behalf of MV LLC as noted above. Also included in restricted cash is $14.5 million and $45.2 million at March 31, 2010 and December 31, 2009, respectively, relating to the terms of a bond issue for one of the Company’s projects in Mississippi.

(C)		Includes an $81.0 million and $56.1 million non-cash liability relating to the warrants issued in connection with the Otto Transaction as of March 31, 2010 and December 31, 2009, respectively. The liability will be reclassified into equity upon ultimate exercise or expiration of the warrants.

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands)

Selected Balance Sheet Data (continued):

Combined condensed balance sheets relating to the Company’s joint ventures are as follows:


	March 31, 2010			December 31, 2009
Land	$	1,645,455		$	1,782,431
Buildings		4,879,556			5,207,234
Fixtures and tenant improvements		144,493			146,716

		6,669,504			7,136,381
Less: Accumulated depreciation		(637,662	)		(636,897	)

		6,031,842			6,499,484
Land held for development and construction in progress ^(A)		159,249			130,410

Real estate, net		6,191,091			6,629,894
Receivables, including straight-line rent, net		114,758			113,630
Leasehold interests		11,166			11,455
Other assets		328,014			342,192

	$	6,645,029		$	7,097,171


Mortgage debt ^(B)	$	4,151,864		$	4,547,711
Notes and accrued interest payable to DDR		74,724			73,477
Other liabilities		195,498			194,065

		4,422,086			4,815,253
Accumulated equity		2,222,943			2,281,918

	$	6,645,029		$	7,097,171


(A)		The Company’s proportionate share of joint venture land held for development and construction in progress aggregated approximately $51.5 million and $37.6 million at March 31, 2010 and December 31, 2009, respectively.

		The combined condensed balance sheet at March 31, 2010 included a joint venture under development with assets of approximately $24.9 million that was deconsolidated by the Company as of January 1, 2010 due to the adoption of ASC 810.

(B)		The Company’s proportionate share of joint venture debt aggregated approximately $855.3 million and $917.0 million at March 31, 2010 and December 31, 2009, respectively.

EX-99.2 3 l39435exv99w2.htm EX-99.2 exv99w2

Exhibit 99.2

• Quarterly Financial Supplement INVESTOR RELATIONS DEPARTMENT • 3300 ENTERPRISE PARKWAY BEACHWOOD, OHIO 44122 • p. (216) 755-5500 f. (216) 755-1500 • WWW.DDR.COM For the three months ended March 31, 2010

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Table of Contents


Section	Page

Earnings Release & Financial Statements		1 – 14

Financial Summary		2.0
Financial Highlights		2.1
Market Capitalization and Financial Ratios		2.2a – 2.2b
Total Market Capitalization Summary		2.3
Debt to EBITDA Calculation		2.4
Significant Accounting Policies		2.5a – 2.5b
Other Real Estate Information		2.6
Reconciliation of Non-GAAP Financial Measures		2.7a – 2.7d

Joint Venture Financial Summary		3.0
Joint Venture Investment Summary		3.1
Joint Venture Combining Financial Statements		3.2

Investment Summary		4.0
Acquisitions and Dispositions		4.1
Developments and Redevelopments		4.2
Projects Primarily on Hold		4.3

Portfolio Summary		5.0
Portfolio Characteristics		5.1
Leased Rate and Average Annualized Base Rental Rates		5.2
Leasing Summary		5.3
Leasing Summary of Formerly Vacant Spaces		5.4
Lease Expirations		5.5
Largest Tenants by Owned and Managed GLA		5.6
Largest Tenants by GLA and Base Rental Revenues		5.7

Debt Summary		6.0
Summary of Consolidated Debt		6.1
Summary of Joint Venture Debt		6.2
Consolidated Debt Detail		6.3 – 6.6
Joint Venture Debt Detail		6.7 – 6.9

Investor Contact Information		7.0

Property list available online at www.ddr.com

Developers Diversified Realty Corporation considers portions of this information to be forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934, both as amended, with respect to the Company’s expectation for future periods. Although the Company believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that its expectations will be achieved. For this purpose, any statements contained herein that are not historical fact may be deemed to be forward-looking statements. There are a number of important factors that could cause the results of the Company to differ materially from those indicated by such forward-looking statements, including among other factors, local conditions such as oversupply of space or a reduction in demand for real estate in the area, competition from other available space, dependence on rental income from real property, the loss of, significant downsizing of or bankruptcy of a major tenant; constructing properties or expansions that produce a desired yield on investment; ability to sell assets on commercially reasonable terms; ability to secure equity or debt financing on commercially acceptable terms or at all; or ability to enter into definitive agreements with regard to our financing and joint venture arrangements or our failure to satisfy conditions to the completion of these arrangements; and the finalization of the financial statements for the three-month period ended March 31, 2010. For additional factors that could cause the results of the Company to differ materially from these indicated in the forward-looking statements, please refer to the Company’s Form 10-K as of December 31, 2009. The Company undertakes no obligation to publicly revise these forward-looking statements to reflect events or circumstances that arise after the date hereof.

DEVELOPERS DIVERSIFIED REALTY CORPORATION

For Immediate Release:


Media Contact:		Investor Contact:
Scott Schroeder		Kate Deck
216-755-5500		216-755-5500
sschroeder@ddr.com		kdeck@ddr.com

DEVELOPERS DIVERSIFIED REALTY REPORTS FFO PER
DILUTED SHARE OF $0.28 FOR THE QUARTER ENDED
MARCH 31, 2010 BEFORE NON-OPERATING ITEMS

CLEVELAND, OHIO, April 22, 2010 - Developers Diversified Realty (NYSE: DDR) today announced operating results for the first quarter ended March 31, 2010.

	•		The Company’s first quarter operating Funds From Operations (“FFO”) was $65.2 million, or $0.28 per diluted share, before $36.8 million of net charges.

			The net charges, primarily non-cash, for the three months ended March 31, 2010 are summarized as follows (in millions):


Non-cash loss on equity derivative instruments related to Otto investment	$	24.9
Executive separation charge		2.1
Non-cash impairment charges – consolidated assets		2.1
Consolidated impairment charges and loss on sales included in discontinued operations		2.4
Debt extinguishment costs and other expenses		3.1
FFO associated with Mervyns joint venture, net of non-controlling interest		2.0
Loss on asset sales – equity method investments		1.3
Gain on repurchases of senior notes		(1.1	)

	$	36.8

	•		The Company reported operating FFO for the three-month period ended March 31, 2009 of $85.0 million, or $0.66 per diluted share, before $55.0 million of net gains.

			The net gains for the three months ended March 31, 2009 are summarized as follows (in millions):


Gain on repurchases of senior notes	$	72.6
Non-cash impairment charges – consolidated assets		(10.9	)
Loss on disposition of joint venture investment		(5.8	)
Non-cash impairment charge on equity method investment		(0.9	)

	$	55.0

	•		FFO applicable to common shareholders for the three-month period ended March 31, 2010, including the above net charges, was $28.4 million, or $0.12 per diluted share, which compares to FFO of $140.0 million, or $1.08 per diluted share, for the prior-year comparable period. Net loss applicable to common shareholders for the three-month period ended March 31, 2010 was $34.8 million, or a loss of $0.15 per diluted share, which compares to net income of $76.8 million, or $0.59 per diluted share, for the prior-year comparable period.

	•		Executed leases during the first quarter of 2010 totaled a Company record of approximately 2.6 million square feet, including 180 new leases and 242 renewals, which includes 0.3 million square feet of leases executed for managed assets.

	•		On a cash basis, leasing spreads on new leases and renewals on a combined basis decreased 2.9% for the first quarter, an improvement over fourth quarter results.

	•		Core portfolio leased percentage at March 31, 2010 was 91.3% compared to 91.2% at December 31, 2009.

	•		Same store net operating income (“NOI”) for the quarter decreased 2.6% over the prior-year comparable period.

Financial Results:

Leasing:

	•		Executed 180 new leases aggregating approximately 1.2 million square feet and 242 renewals aggregating approximately 1.4 million square feet, which includes 0.3 million square feet of leases executed for managed assets.

	•		Total portfolio average annualized base rent per occupied square foot, excluding assets in Brazil, as of March 31, 2010 was $12.37, as compared to $12.29 at March 31, 2009.

	•		Core portfolio leased rate was 91.3% as of March 31, 2010, as compared to 90.7% at March 31, 2009.

	•		On a cash basis, leasing spreads for new leases decreased by 5.9% and renewals decreased by 1.9%. This marks an improvement from the decrease of 15.3% for new leases reported in the fourth quarter of 2009.

Dispositions:

Wholly-Owned and Consolidated Joint Venture Development:

The Company currently has the following wholly-owned and consolidated joint venture shopping center projects under construction:

Expected

Remaining

Initial

Cost

Anchor

Location

Owned GLA

($ Millions)

Opening *

Description

Boise (Nampa), Idaho

431.7

17.1

2H 07

Community Center

Austin (Kyle), Texas **

443.1

16.5

2H 09

Community Center

Total

874.8

33.6


*		2H = Second Half

**		Consolidated 50% Joint Venture

Wholly-Owned and Consolidated Joint Venture Redevelopments and Expansions:

Financings:

Through the above financing activities, the Company continued to extend the weighted average term of its debt maturities.

Equity Issuances:

Guidance:

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)


	Three-Month Period
	Ended March 31,
	2010			2009
Revenues:
Minimum rents ^(A)	$	136,889		$	136,130
Percentage and overage rents ^(A)		2,119			2,429
Recoveries from tenants		47,434			46,476
Ancillary and other property income		4,973			4,922
Management, development and other fee income		14,016			14,461
Other ^(B)		1,270			3,248

		206,701			207,666

Expenses:
Operating and maintenance ^(C)		36,101			34,320
Real estate taxes		28,940			27,275
Impairment charges ^(D)		2,050			7,305
General and administrative ^(E)		23,275			19,171
Depreciation and amortization		57,069			59,605

		147,435			147,676

Other income (expense):
Interest income		1,330			3,029
Interest expense ^(F)		(59,909	)		(57,750	)
Gain on repurchases of senior notes ^(F)		1,091			72,579
Loss on equity derivative instruments ^(G)		(24,868	)		—
Other expenses ^(H)		(3,079	)		(4,507	)

		(85,435	)		13,351

(Loss) income before equity in net income of joint ventures, tax (expense) benefit of taxable REIT subsidiaries and state franchise and income taxes, discontinued operations and (loss) gain on disposition of real estate, net of tax		(26,169	)		73,341
Equity in net income of joint ventures ^(I)		1,647			351
Tax (expense) benefit of taxable REIT subsidiaries and state franchise and income taxes		(1,017	)		1,036

(Loss) income from continuing operations		(25,539	)		74,728
(Loss) income from discontinued operations ^(J)		(370	)		9,603

(Loss) income before gain on disposition of real estate		(25,909	)		84,331
(Loss) gain on disposition of real estate, net of tax		(675	)		445

Net (loss) income		(26,584	)		84,776
Loss attributable to non-controlling interests		2,337			2,625

Net (loss) income attributable to DDR	$	(24,247	)	$	87,401

Net (loss) income applicable to common shareholders	$	(34,814	)	$	76,834

Funds From Operations (“FFO”):
Net (loss) income applicable to common shareholders	$	(34,814	)	$	76,834
Depreciation and amortization of real estate investments		54,594			61,036
Equity in net income of joint ventures ^(I)		(1,647	)		(778	)
Joint ventures’ FFO ^(I)		11,555			15,159
Non-controlling interests (OP Units)		8			79
Gain on disposition of depreciable real estate		(1,267	)		(12,334	)

FFO applicable to common shareholders		28,429			139,996
Preferred dividends		10,567			10,567

FFO	$	38,996		$	150,563

Per share data:
Earnings per common share
Basic	$	(0.15	)	$	0.59

Diluted	$	(0.15	)	$	0.59

Dividends Declared	$	0.02		$	0.20

Funds From Operations – Basic ^(K)	$	0.12		$	1.08

Funds From Operations – Diluted ^(K)	$	0.12		$	1.08

Basic – average shares outstanding		227,133			128,485

Diluted – average shares outstanding		227,133			129,684

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)


(A)		Base and percentage rental revenues for the three-month period ended March 31, 2010, as compared to the prior-year comparable period, increased $0.5 million primarily due to the acquisition of three shopping centers and the completion of certain developments in 2009 aggregating $3.5 million. This increase was partially offset by store closings related to major tenant bankruptcies in the first quarter of 2009, which approximated $3.0 million. Also included in rental revenues for both the three-month periods ended March 31, 2010 and 2009 is approximately $1.0 million resulting from the recognition of straight-line rents, including discontinued operations.

(B)		Other revenues were comprised of the following (in millions):


	Three Months Ended
	March 31,
	2010		2009
Lease termination fees	$	0.6	$	1.5
Financing fees		0.2		0.3
Other miscellaneous		0.5		1.4

	$	1.3	$	3.2

(C)

Operating and maintenance expense, including discontinued operations, includes the following expenses (in millions):


	Three Months Ended
	March 31,
	2010		2009
Bad debt expense	$	3.2	$	2.8
Ground rent expense ^(a)	$	1.3	$	1.1

(a)		Includes non-cash expense for the three-month periods ended March 31, 2010 and 2009 of approximately $0.5 million and $0.4 million, respectively, related to straight-line ground rent expense.

(D)		The Company recorded impairment charges during the three-month period ended March 31, 2010, on consolidated assets that are either under contract or being marketed for sale, as the book basis of the assets was in excess of the estimated fair market value. An additional $1.0 million in impairment charges were reported for the three-month period ended March 31, 2010, as part of discontinued operations (see footnote J).

(E)		General and administrative expenses include internal leasing salaries, legal salaries and related expenses associated with the releasing of space, which are charged to operations as incurred. For the three-month periods ended March 31, 2010 and 2009, general and administrative expenses were approximately 5.5% and 4.3% of total revenues, respectively, including joint venture and managed property revenues. During the three months ended March 31, 2010, the Company incurred a $2.1 million separation charge relating to the departure of an executive officer. Excluding this charge, general and administrative expenses were 5.0% of total revenues for the three months ended March 31, 2010.

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)

(F)		The Company recorded non-cash interest expense of approximately $2.0 million and $3.9 million for the three-month periods ended March 31, 2010 and 2009, respectively, related to amortization of the debt discount on its convertible debt outstanding. In addition, the gain on the repurchases of senior notes was reduced by $2.6 million and $7.5 million for the three-month periods ended March 31, 2010 and 2009, respectively, related to the adjustment required for the convertible debt.

(G)		Represents the non-cash impact of the valuation adjustments of the equity derivative instruments issued as part of the Otto Transaction completed in 2009.

(H)		Other (expenses) income for the three months ended March 31, 2010, primarily related to debt extinguishment costs of $1.1 million, litigation-related expenditures of $1.7 million and the write off of costs related to abandoned development projects and other transactions of $0.7 million. Other (expenses) income for the three months ended March 31, 2009, primarily related to the write-off of costs associated with abandoned development projects and other transactions as well as litigation-related expenditures aggregating $3.6 million and a $0.9 million loss on the sale of Macquarie DDR Trust units.

(I)		The following is a summary of the combined operating results of the Company’s unconsolidated joint ventures. The results for the three month-period ended March 31, 2009 include the MDT US LLC joint venture. The Company had its interest in this joint venture redeemed in October 2009.


	Three Months Ended
	March 31,
	2010			2009
Revenues from operations ^(a)	$	172,225		$	214,154


Operating expenses		66,887			82,081
Depreciation and amortization of real estate investments		48,058			58,727
Interest expense		59,995			64,500

		174,940			205,308


(Loss) income from operations before tax expense and discontinued operations		(2,715	)		8,846
Income tax expense		(4,799	)		(1,990	)
Loss from discontinued operations, net of tax		(584	)		(246	)
Loss on disposition of discontinued operations, net of tax ^(b)		(8,752	)		(29	)
Loss on disposition of assets ^(c)		—			(26,741	)
Other, net		—			11,678

Net loss	$	(16,850	)	$	(8,482	)

DDR ownership interests ^(d)	$	1,660		$	791

FFO from joint ventures are summarized as follows:


Net loss	$	(16,850	)	$	(8,482	)
Depreciation and amortization of real estate investments		50,314			64,041

	$	33,464		$	55,559

DDR ownership interests	$	11,555		$	15,159

DDR joint venture distributions received, net	$	10,799		$	8,675

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)


(a)		Revenues for the three-month periods ended March 31, 2010 and 2009 reflect an approximate $1.2 million reduction and $0.7 million increase, respectively, resulting from the recognition of straight-line rents, of which the Company’s proportionate share was $0.2 million in 2010 and de minimis in 2009.

(b)		Loss on disposition of discontinued operations includes the sale of 16 properties by one of the Company’s unconsolidated joint ventures in the first quarter of 2010. This disposition of assets resulted in a loss of $8.7 million for the three months ended March 31, 2010 in addition to the $145.0 million impairment charge recorded by this joint venture in the fourth quarter of 2009.

(c)		An unconsolidated joint venture in the first quarter of 2009 disposed of a property resulting in a loss of $26.7 million, of which the Company’s proportionate share was $5.8 million.

(d)		The Company’s share of joint venture equity in net loss was decreased by $0.4 million for the three-month period ended March 31, 2009. This adjustment related primarily to basis differences impacting amortization and depreciation, impairment charges and (loss) gain on dispositions.

		At March 31, 2010 and 2009, the Company owned joint venture interests, excluding consolidated joint ventures, in 258 and 327 shopping center properties, respectively.

(J)		The operating results relating to assets classified as discontinued operations are summarized as follows:


	Three Months Ended
	March 31,
	2010			2009
Revenues from operations	$	657		$	12,241


Operating expenses		379			4,039
Impairment charges		1,022			3,600
Interest, net		90			3,133
Depreciation and amortization of real estate investments		102			3,475

Total expenses		1,593			14,247

Loss before gain on disposition of real estate		(936	)		(2,006	)
Gain on disposition of real estate, net		566			11,609

Net (loss) income	$	(370	)	$	9,603

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)

(K)

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands)


Selected Balance Sheet Data ^(A):	March 31, 2010			December 31, 2009
Assets:
Real estate and rental property:
Land	$	1,963,032		$	1,971,782
Buildings		5,674,571			5,694,659
Fixtures and tenant improvements		297,114			287,143

		7,934,717			7,953,584
Less: Accumulated depreciation		(1,358,870	)		(1,332,534	)

		6,575,847			6,621,050
Land held for development and construction in progress		848,552			858,900
Assets held for sale		2,430			10,453

Real estate, net		7,426,829			7,490,403

Investments in and advances to joint ventures		409,639			420,541
Cash		25,748			26,172
Restricted cash ^(B)		57,782			95,673
Notes receivable		59,234			74,997
Receivables, including straight-line rent, net		137,955			146,809
Other assets, net		170,816			172,011

	$	8,288,003		$	8,426,606


Liabilities:
Indebtedness:
Revolving credit facilities	$	346,015		$	775,028
Unsecured debt		1,840,275			1,689,841
Mortgage and other secured debt		2,544,611			2,713,794

		4,730,901			5,178,663
Dividends payable		11,968			10,985
Other liabilities ^(C)		280,226			283,995

		5,023,095			5,473,643
Redeemable operating partnership units		627			627
Equity		3,264,281			2,952,336

	$	8,288,003		$	8,426,606

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands)


(A)		Amounts include the consolidation of a 50% owned joint venture, DDR MDT MV LLC (“MV LLC”), that owns 30 sites formerly occupied by Mervyns at March 31, 2010, which includes the following (in millions):


	March 31, 2010		December 31, 2009
Real estate, net	$	214.2	$	218.7
Restricted cash		43.3		50.5
Mortgage debt		220.6		225.4
Non-controlling interests		20.0		22.4

		In addition, included in the Company’s balance sheet as of December 31, 2009, was $28.5 million of assets owned by a consolidated joint venture that was deconsolidated in accordance with the adoption of Accounting Standard Codification No. 810, “Amendments to FASB Interpretation No. 46(R)” (“ASC 810”) as of January 1, 2010.

(B)		Included in restricted cash are amounts held by a lender on behalf of MV LLC as noted above. Also included in restricted cash is $14.5 million and $45.2 million at March 31, 2010 and December 31, 2009, respectively, relating to the terms of a bond issue for one of the Company’s projects in Mississippi.

(C)		Includes an $81.0 million and $56.1 million non-cash liability relating to the warrants issued in connection with the Otto Transaction as of March 31, 2010 and December 31, 2009, respectively. The liability will be reclassified into equity upon ultimate exercise or expiration of the warrants.

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands)

Selected Balance Sheet Data (continued):

Combined condensed balance sheets relating to the Company’s joint ventures are as follows:


	March 31, 2010			December 31, 2009
Land	$	1,645,455		$	1,782,431
Buildings		4,879,556			5,207,234
Fixtures and tenant improvements		144,493			146,716

		6,669,504			7,136,381
Less: Accumulated depreciation		(637,662	)		(636,897	)

		6,031,842			6,499,484
Land held for development and construction in progress ^(A)		159,249			130,410

Real estate, net		6,191,091			6,629,894
Receivables, including straight-line rent, net		114,758			113,630
Leasehold interests		11,166			11,455
Other assets		328,014			342,192

	$	6,645,029		$	7,097,171


Mortgage debt ^(B)	$	4,151,864		$	4,547,711
Notes and accrued interest payable to DDR		74,724			73,477
Other liabilities		195,498			194,065

		4,422,086			4,815,253
Accumulated equity		2,222,943			2,281,918

	$	6,645,029		$	7,097,171


(A)		The Company’s proportionate share of joint venture land held for development and construction in progress aggregated approximately $51.5 million and $37.6 million at March 31, 2010 and December 31, 2009, respectively.

		The combined condensed balance sheet at March 31, 2010 included a joint venture under development with assets of approximately $24.9 million that was deconsolidated by the Company as of January 1, 2010 due to the adoption of ASC 810.

(B)		The Company’s proportionate share of joint venture debt aggregated approximately $855.3 million and $917.0 million at March 31, 2010 and December 31, 2009, respectively.

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

FINANCIAL HIGHLIGHTS
(In Millions Except Per Share Information)


	Three Months
	Ended
	March 31,			Year Ended December 31,
	2010			2009			2008
FUNDS FROM OPERATIONS:
Net (Loss) Income Applicable to Common Shareholders	$	(34.8	)	$	(398.9	)	$	(114.2	)
Depreciation and Amortization of Real Estate Investments		54.5			224.2			236.3
Equity in Net (Income) Loss From Joint Ventures		(1.6	)		9.3			(17.7	)
Joint Venture Funds From Operations		11.6			43.7			68.4
Non-Controlling Interests (OP Units)		—			0.2			1.1
Gain on Disposition of Real Estate		(1.3	)		(23.1	)		(4.2	)

FUNDS FROM OPERATIONS AVAILABLE TO COMMON SHAREHOLDERS		28.4			(144.6	)		169.7
PREFERRED DIVIDENDS		10.6			42.3			42.3

FUNDS FROM OPERATIONS	$	39.0		$	(102.3	)	$	212.0


RECONCILIATION TO OPERATING FFO:
Non-cash loss on equity derivative instruments	$	24.9		$	199.8		$	—
Non-cash impairment charges — consolidated and equity method, net of non-controlling interests		2.1			230.0			163.5
Consolidated impairment charges and loss on sales included in discontinued operations		2.4			117.6			15.3
Executive separation charge, change in control charge and termination of equity award plan		2.1			15.4			15.8
FFO associated with Mervyns joint venture, net of non-controlling interests		2.0
Debt extinguishment costs, net loan loss reserve and other		3.1			30.0			27.1
Impairment charges, derivative gains/losses and losses on asset sales — equity method investments		1.3			19.0			6.6
Gain on redemption of joint venture interests		—			(23.9	)		—
Gain on repurchases of senior notes		(1.1	)		(145.1	)		(10.5	)

OPERATING FFO	$	65.2		$	298.2		$	387.5


PER SHARE INFORMATION:
Funds From Operations — Diluted	$	0.12		$	(0.90	)	$	1.40
Operating FFO — Diluted	$	0.28		$	1.83		$	3.20
Net (Loss) Income — Diluted	$	(0.15	)	$	(2.51	)	$	(0.96	)
Dividends	$	0.02		$	0.44		$	2.07

COMMON SHARES & OP UNITS:
Outstanding		250.4			202.0			129.0
Weighted average — diluted (FFO)		236.2			160.1			121.0
Weighted average — diluted (Operarting FFO)		236.2			163.2			121.0

GEN. & ADMIN. EXPENSES AS A PERCENTAGE OF TOTAL REVENUES (1)		5.5	%		5.4	%		5.2	%

REVENUES:
DDR Revenues	$	207.4		$	843.3		$	943.7
Joint Venture & Managed Revenues		216.7			902.0			946.3

TOTAL REVENUES (2)	$	424.1		$	1,745.3		$	1,890.0


NET OPERATING INCOME:
DDR Net Operating Income	$	141.9		$	581.6		$	682.6
Joint Venture Net Operating Income		110.7			532.3			617.5

TOTAL NET OPERATING INCOME (3)	$	252.6		$	1,113.9		$	1,300.1


REAL ESTATE AT COST:
DDR Real Estate at Cost	$	8,785.8		$	8,823.7		$	9,109.6
Joint Venture Real Estate at Cost (4)		6,828.8			7,266.8			9,276.0

TOTAL REAL ESTATE AT COST	$	15,614.6		$	16,090.5		$	18,385.6


(1)		The 2010 results include an executive separation charge of $2.1 million. Excluding this charge, general and administrative expenses were approximately 5.0% of total revenues for the three months ended March 31, 2010. The 2009 results include $15.4 million relating to a non-cash change in control charge. Excluding this charge, general and administrative expenses were approximately 4.5% of total revenues. The 2008 results include $15.8 million for a non-cash charge relating to the termination of an equity award plan. Excluding this charge, general and administrative expenses were approximately 4.3% of total revenues.

(2)		Includes all revenues from discontinued operations as well as joint venture and managed revenues.

(3)		Includes activities from discontinued operations.

(4)		Periods after October 2009 include the impact of the redemption of the Company’s interest in the MDT US LLC joint venture which reduced the joint venture real estate at cost by $1.6 billion. DDR’s consolidated real estate at cost increased by $113.3 million related to the three assets transferred to the Company in connection with the redemption.

Financial Highlights 2.1

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

MARKET CAPITALIZATION & FINANCIAL RATIOS
(In Millions Except Ratios)


	Three Months
	Ended
	March 31,			Year Ended December 31,
	2010			2009			2008
DDR DEBT TO UNDEPRECIATED REAL ESTATE ASSETS, INVESTMENTS AND NOTES RECEIVABLE		50.4	%		54.5	%		58.8	%

DDR & JV DEBT TO UNDEPRECIATED REAL ESTATE ASSETS, INVESTMENTS AND NOTES RECEIVABLE		53.5	%		57.4	%		62.2	%

INTEREST COVERAGE RATIO:
Interest Expense	$	56.4		$	226.0		$	241.1
FFO Before Interest and Preferred Dividends	$	132.2		$	578.7		$	684.0

		2.34			2.56			2.84
DEBT SERVICE COVERAGE RATIO:
Debt Service	$	63.8		$	249.2		$	268.2
FFO Before Interest and Preferred Dividends	$	132.2		$	578.7		$	684.0

		2.07			2.32			2.55
FIXED CHARGES (INCLUDING PREFERRED DIVIDENDS) COVERAGE RATIO:
Fixed Charges	$	74.4		$	291.5		$	310.5
FFO Before Interest and Preferred Dividends	$	132.2		$	578.7		$	684.0

		1.78			1.99			2.20
DIVIDEND PAYOUT RATIO:
Common Share Dividends and Operating Partnership Interests	$	5.0		$	64.7	(1)	$	249.8
FFO less preferred dividends	$	64.3		$	443.2		$	398.0

		7.8	%		14.6	%(1)		62.8	%


(1)		Includes issuance of common shares with an aggregate value of $50.8 million resulting in an actual cash payout ratio of 3.1% in 2009.


	Rating	Outlook
CREDIT RATINGS
Moody’s	Baa3	negative
S&P	BB	negative
Fitch	BB	negative

Market Capitalization and Financial Ratios 2.2.a

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

MARKET CAPITALIZATION & FINANCIAL RATIOS CONTINUED
(In Millions)


	Three Months
	Ended
	March 31,			Year Ended December 31,
	2010			2009			2008
UNDEPRECIATED REAL ESTATE ASSETS, CASH, INVESTMENTS AND NOTES RECEIVABLE
Undepreciated Real Estate Assets	$	8,785.8		$	8,823.7		$	9,109.6
Undepreciated Real Estate Intangible Assets		57.1			59.4			64.7
Cash and Cash Equivalents, including Restricted Cash		75.4			121.8			141.3
Notes Receivable		59.2			75.0			75.8
Investments in and Advances to Joint Ventures		409.6			420.5	(3)		583.8

	$	9,387.1		$	9,500.4		$	9,975.2

DDR & JV UNDEPRECIATED REAL ESTATE ASSETS, CASH, INVESTMENTS AND NOTES RECEIVABLE
Undepreciated Real Estate Assets	$	8,785.8		$	8,823.7		$	9,109.6
Undepreciated Real Estate Intangible Assets		57.1			59.4			64.7
Cash and Cash Equivalents, including Restricted Cash		75.4			121.8			141.3
Notes Receivable or Proportionate Share Thereof		62.2			76.5			141.3
Proportionate Share of JV Undepreciated Real Estate Assets		1,468.4			1,529.1			1,930.0

	$	10,448.9		$	10,610.5		$	11,386.9

FUNDS FROM OPERATIONS BEFORE INTEREST AND PREFERRED DIVIDENDS
FFO	$	28.4		$	(144.6	)	$	169.7
Impairments and Other Non-Operating Adjustments (1)		35.9			587.9			228.3
Adjustment for Impact of Gains on Early Extinguishment of Debt		(1.1	)		(145.1	)		(10.5	)
Interest Expense		60.0			245.0			259.6
Adjustment to Interest Expense for Consolidated Joint Ventures		(1.6	)		(6.8	)		(5.4	)
Preferred Dividends, Including Preferred Operating Partnership Interests & Non-Cash Dividends		10.6			42.3			42.3

	$	132.1		$	578.7		$	684.0

DEBT SERVICE
Interest Expense	$	60.0		$	245.0		$	259.6
Adjustment to Interest Expense for Consolidated Joint Ventures		(1.6	)		(6.8	)		(5.4	)
Non-cash Adjustment to Interest Expense due to Accounting for Convertible Debt (2)		(2.0	)		(12.2	)		(13.1	)
Recurring Principal Amortization		7.4			23.2			27.1

	$	63.8		$	249.2		$	268.2

FIXED CHARGES
Debt Service	$	63.8		$	249.2		$	268.2
Preferred Dividends, Including Preferred Operating Partnership Interests		10.6			42.3			42.3

	$	74.4		$	291.5		$	310.5


(1)		Impairments and Other Non-Operating Adjustments:


	YTD
	2010		2009			2008
Non-cash loss on equity derivative instruments	$	24.9	$	199.8		$	—
Non-cash impairment charges — consolidated and equity method, net of non-controlling interests		2.1		230.0			163.5
Consolidated impairment charges and loss on sales included in discontinued operations		2.4		117.6			15.3
Executive separation charge, change in control charge and termination of equity award plan		2.1		15.4			15.8
Impairment charges, derivative gains/losses and losses on asset sales — equity method investments		1.3		19.0			6.6
Debt extinguishment costs, net loan loss reserve and other		3.1		30.0			27.1
Gain on redemption of joint venture interests		—		(23.9	)		—

	$	35.9	$	587.9		$	228.3


(2)		Adjusted to eliminate the non-cash impact of the accounting for convertible debt.

(3)		Includes the impact of the redemption of the Company’s interest in the MDT US LLC joint venture in October 2009 which reduced the Company’s investment by $23.7 million as well as aggregate joint venture impairment charges of $184.6 million.

Market Capitalization and Financial Ratios 2.2.b

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Total Market Capitalization as of March 31, 2010 (In Millions) ^{(1) (2)
(3)}


	March 31, 2010					December 31, 2009
			Percentage of					Percentage of
	Amount		Total			Amount		Total
Common Shares Equity	$	3,047.8		36	%	$	1,870.9		25	%
Perpetual Preferred Stock		555.0		7	%		555.0		7	%
Senior Convertible Notes		356.5		4	%		410.7		5	%
Fixed-Rate Unsecured Debt		1,483.8		18	%		1,279.2		17	%
Mortgage Debt		1,654.8		20	%		1,722.2		23	%
Variable-Rate Revolving Credit and Term Debt		746.0		9	%		1,175.0		15	%
Fixed-Rate Revolving Credit and Term Debt		400.0		5	%		400.0		5	%
Construction Financing		89.8		1	%		191.6		3	%


Total	$	8,333.7		100	%	$	7,604.6		100	%


Debt to Market Capitalization				56.8	%				68.1	%


Notes:

(1)		Market value ($12.17 per share as of March 31, 2010 and $9.26 per share as of December 31, 2009) includes common shares outstanding (250.0 million as of March 31, 2010 and 201.6 million as of December 31, 2009) and operating partnership units equivalent to approximately 0.4 million of the Company’s common shares in each year.

(2)		Does not include proportionate share of unconsolidated joint venture debt aggregating $855.3 million and $917.0 million at March 31, 2010 and December 31, 2009, respectively.

(3)		Consolidated debt includes 100% of consolidated joint venture debt of which the joint venture partners’ share is $146.8 million and $151.7 million at March 31, 2010 and December 31, 2009, respectively.

Market Capitalization Summary 2.3

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010


	Quarter ended			Year ended
(In Millions)	March 31, 2010			December 31, 2009
Debt to EBITDA — consolidated
EBITDA:
Net loss attributable to DDR	$	(24.2	)	$	(356.6	)

Adjustments:
Impairment charges		2.1			80.6
Executive separation charge and non-cash change in control charge		2.1			15.4
Depreciation and amortization		57.1			227.2
Depreciation attributable to non-controlling interests		(0.6	)		(2.6	)
Interest expense		59.9			237.9
Interest expense attributable to non-controlling interests		(1.7	)		(6.4	)
Gain on redemption of joint venture interests		—			(23.9	)
Loss on equity derivative instruments		24.9			199.8
Other expenses, net		3.1			29.4
Equity in net (income) loss of joint ventures		(1.6	)		9.7
Impairment of joint venture investments		—			184.6
Gain on repurchases of senior notes		(1.1	)		(145.1	)
Income tax expense (benefit)		1.0			(0.7	)
EBITDA adjustments from discontinued operations (1)		0.6			112.4
Loss (gain) on disposition of real estate, net		0.7			(9.1	)
Impairment charges applicable to non-controlling interests		—			(35.2	)

EBITDA before JVs		122.3			517.5
Pro rata share of JV FFO		11.6			43.7
Pro rata share of JV impairments, loss on disposition and derivative gains/losses		1.3			19.0


EBITDA Consolidated	$	135.2		$	580.1
EBITDA Consolidated — annualized	$	540.8			n/a

Consolidated indebtedness	$	4,730.9		$	5,178.7
Non-controlling interests’ share of consolidated debt		(146.8	)		(142.3	)

Total consolidated indebtedness	$	4,584.1		$	5,036.4


Gross Debt/EBITDA — consolidated		8.48			8.68


Ratio reflects Company’s consolidated EBITDA and pro rata share of JV FFO. The JV FFO, which is net of interest expense, reflects the earnings available to the Company to service consolidated debt. In addition, the JV debt is generally non-recourse to the Company.

Debt to EBITDA — pro rata

EBITDA before JVs	$	122.3		$	517.5
Pro rata share of JV EBITDA		26.8			125.8


EBITDA including pro rata share of JVs	$	149.1		$	643.3
EBITDA including pro rata share of JVs — annualized	$	596.4			n/a

Total consolidated indebtedness	$	4,584.1		$	5,036.4
Pro rata share of JV debt (2)		855.3			917.0

Total pro rata indebtedness	$	5,439.4		$	5,953.4


Gross Debt/EBITDA — pro rata		9.12			9.25


Ratio includes Company’s pro rata share of JV EBITDA and the Company’s pro rata share of JV debt outstanding.

Notes:

(1) Discontinued operations includes the following EBITDA adjustments:
Impairment charges	$	1.0		$	74.1
Interest expense, net		0.1			7.5
Depreciation and amortization		0.1			6.8
(Gain) loss on disposition of real estate, net		(0.6	)		24.0

	$	0.6		$	112.4


(2) Includes $33.9 million representing the Company’s proportionate share of non recourse debt associated with joint ventures for which the Company has written its investment down to zero and is receiving no allocation of income.

Debt to EBITDA Calculation 2.4

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Significant Accounting Policies

Revenues

	•		Percentage and overage rents are recognized after the tenants reported sales have exceeded the applicable sales breakpoint.

	•		Revenues associated with tenant reimbursements are recognized in the period in which the expenses are incurred based upon the provisions of tenants’ leases.

	•		Lease termination fees are included in other income and recognized upon termination of a tenant’s lease, which generally coincides with the receipt of cash.

General and Administrative Expenses

•

General and administrative expenses include internal leasing salaries, legal salaries and related expenses associated with the leasing of space which are charged to operations as incurred. For the three months ended March 31, 2010, the Company expensed $2.0 million in internal leasing costs. All internal and external costs associated with acquisitions are expensed as incurred. The Company does not capitalize any executive officer compensation.

Deferred Financing Costs

•

Costs incurred in obtaining long-term financing are included in deferred charges and are amortized over the terms of the related debt agreements; such amortization is reflected as interest expense in the consolidated statements of operations.

Real Estate

	•		Real estate assets are stated at cost less accumulated depreciation, which, in the opinion of management, is not in excess of the individual property’s estimated undiscounted future cash flows, including estimated proceeds from disposition.

	•		Depreciation and amortization are provided on a straight-line basis over the estimated useful lives of the assets as follows:


Buildings		15 to 31 years
Furniture/Fixtures and Tenant Improvements		Useful lives, which approximate lease terms, where applicable

Significant Accounting Policies 2.5.a

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Significant Accounting Policies (Continued)

	•		Expenditures for maintenance and repairs are charged to operations as incurred. Renovations that improve or extend the life of the asset are capitalized.

	•		Construction in progress includes shopping center developments and significant expansions and redevelopments.

Capitalization

	•		The Company capitalizes interest on funds used for the construction or expansion of shopping centers and certain construction administration costs. Capitalization of interest and administration costs ceases when construction activities are completed or suspended and the property is available for occupancy by tenants.

	•		Interest and real estate taxes incurred during the construction period are capitalized and depreciated over the building life.


	Three Months
	Ended
	March 31,		Year Ended December 31,
Capitalized Costs (In Millions)	2010		2009		2008
Interest expense	$	3.1	$	21.8	$	41.1
Construction Administration Costs	$	2.4	$	10.9	$	13.9

•

For the three months ended March 31, 2010, the Company expensed $1.6 million for operating costs relating to development projects that have been suspended.

Gain on Sales of Real Estate

	•		Gain on sales of real estate generally related to the sale of outlots and land adjacent to existing shopping centers is recognized at closing when the earnings process is deemed to be complete.

	•		Gains or losses on the sale of operating shopping centers are reflected as discontinued operations.

Significant Accounting Policies 2.5.b

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Other Real Estate Information

Total Capital Expenditures

•

The Company (wholly-owned assets) incurred the following leasing and maintenance capital expenditures including costs associated with anchor store re-tenanting related to major tenant bankruptcies.


	Three Months
	Ended
Capital Expenditures (In Millions)	March 31, 2010
Leasing	$	11.2
Maintenance		0.9

Total Capital Expenditures	$	12.1


Per Square Foot of Owned GLA
Leasing	$	0.22
Maintenance	$	0.02

Undeveloped Land

	•		Included in Land is undeveloped real estate, comprised primarily of outlots or expansion pads adjacent to the shopping centers owned by the Company.

	•		At December 31, 2009, the Company estimated the value of its consolidated and proportionate share of joint venture undeveloped land adjacent to existing shopping centers to be approximately $40 million. This value has not been adjusted to reflect changes in market activity subsequent to December 31, 2009.

Non-Income Producing Assets

•

There are 11 consolidated shopping centers, excluding the Mervyns portfolio, and the Company’s corporate headquarters totaling 0.7 million square feet with a land and building cost basis of approximately $100 million considered non-incoming producing at March 31, 2010.

Other Real Estate Information 2.6

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Same Store NOI
(In Millions)

Same Store Net Operating Income (NOI) represents shopping center assets owned in comparable periods, excluding those under redevelopment. NOI generally includes revenues and expenses for each comparable asset, but excludes straight-line rent, lease termination income and provisions for uncollectible amounts and/or recoveries thereof. Reconciliation of Same Store NOI to Total Revenues and Certain Expenses is as follows:


	Three Months Ended
	March 31,
	2010		2009
Total Same Store NOI	$	212.0	$	217.6	(1)	(2.6	)%
Property NOI from other operating segments		35.0		60.6


Combined NOI — DDR & Joint Ventures	$	247.0	$	278.2

Reconciliation to Income Statement


	Three Months Ended
	March 31,
	2010			2009
Total Revenues — DDR	$	206.7		$	207.7
Total Revenues — Combined Joint Ventures		172.2			214.2	(1)
Operating and Maintenance — DDR		(36.1	)		(34.3	)
Real Estate Taxes — DDR		(28.9	)		(27.3	)
Operating and Maintenance and Real Estate Taxes- Combined Joint Ventures		(66.9	)		(82.1	)(1)


Combined NOI — DDR & Joint Ventures	$	247.0		$	278.2


(1)		The actual combined joint venture results for the three months ended March 31, 2009 include the activity of the MDT US LLC joint venture. However, for purposes of calculating the Same Store NOI, the results of the assets within the MDT US LLC joint venture not retained by the Company after the redemption were excluded for 2009.

Reconciliation of Supplemental Non-GAAP Financial Measures 2.7.a

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

(In Millions)


	Three Months Ended
	March 31,
	2010			2009

FUNDS FROM OPERATIONS:
Net (Loss) Income Applicable to Common Shareholders	$	(34.8	)	$	76.8
Depreciation and Amortization of Real Estate Investments		54.5			61.0
Equity in Net Income From Joint Ventures		(1.6	)		(0.8	)
Joint Venture Funds From Operations		11.6			15.2
Non-Controlling Interests (OP Units)		—			0.1
Gain on Sales of Real Estate		(1.3	)		(12.3	)

FUNDS FROM OPERATIONS AVAILABLE TO COMMON SHAREHOLDERS	$	28.4		$	140.0


Preferred Dividends		10.6			10.6

FUNDS FROM OPERATIONS	$	39.0		$	150.6


OPERATING FFO:
Non-cash loss on equity derivative instruments related to Otto investment	$	24.9		$	—
Executive separation charge		2.1			—
Non-cash impairment charges — consolidated assets		2.1			10.9
Consolidated impairment charges and loss on sales included in discontinued operations		2.4			—
Debt extinguishment costs and other expenses		3.1			—
FFO associated with Mervyns joint venture, net of non-controlling interest		2.0			—
Loss on asset sales — equity method investments		1.3			—
Loss on disposition of joint venture investment		—			5.8
Non-cash impairment charge on equity method investment		—			0.9
Gain on repurchases of senior notes		(1.1	)		(72.6	)

TOTAL NON-OPERATING ITEMS	$	36.8		$	(55.0	)
FUNDS FROM OPERATIONS AVAILABLE TO COMMON SHAREHOLDERS		28.4			140.0

OPERATING FFO	$	65.2		$	85.0


	Three Months Ended
	March 31,
	2010			2009
	(Income)/Expense
ADDITIONAL NON-CASH DISCLOSURES:
Below Market Rent Revenue*	$	(0.1	)	$	(0.2	)
Debt Premium Amortization Revenue*		(0.8	)		(1.0	)
Convertible Debt Accretion Expense		2.0			3.9
Straight Line Rent Revenue		(1.0	)		(1.0	)
Straight Line Ground Rent Expense		1.3			0.5


*		Prorata share of joint venture is deminis

Reconciliation of Supplemental Non-GAAP Financial Measures 2.7.b

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Consolidated Transactional Income
(In Thousands)


	Three Months Ended
	March 31,
	2010			2009
Included in FFO:
Gain (Loss) on Dispositions, Net of Tax	$	(690	)	$	76
Loss on Sales from Discontinued Operations		(686	)		(345	)
Land Sale Gain (Loss)		—			(11	)

	$	(1,376	)	$	(280	)

NOT Included in FFO:
Gain (Loss) on Dispositions, Net of Tax	$	15		$	380
Gain on Sales from Discontinued Operations		1,252			11,954

	$	1,267		$	12,334		FFO Reconciliation


Reconciliation to Income Statement

Gain on Disposition of Real Estate, Net of Tax
Gain (Loss) on Dispositions, Net of Tax	$	(690	)	$	76
Land Sale Gain (Loss)		—			(11	)
Gain (Loss) on Dispositions, Net of Tax		15			380

	$	(675	)	$	445		Consolidated Income Statement


Gain (Loss) on Disposition of Real Estate From Discontinued Operations, Net of Tax
Gain (Loss) on Sales from Discontinued Operations	$	566		$	11,609		(Footnote J to the Press Release)

Reconciliation of Supplemental Non-GAAP Financial Measures 2.7.c

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Joint Venture Transactional Income
(In Thousands)


	Three Months Ended
	March 31,
	2010			2009

Included in FFO:
Gains (loss) on Dispositions, Net of Tax	$	—		$	—
Loss on Sales from Discontinued Operations		(8,752	)		—
Land Sale Gain (Loss)		—			(26,770	)(1)

	$	(8,752	)	$	(26,770	)

DDR’s Proportionate Share	$	(1,312	)	$	(5,351	)


NOT Included in FFO:
Gains (loss) on Dispositions, Net of Tax	$	—		$	—
Gain on Sales from Discontinued Operations		—			—

	$	—		$	—

DDR’s Proportionate Share (1)	$	—		$	—


Reconciliation to Income Statement

Gain on Sales of Real Estate, Net of Tax
Land Sale Gain (Loss)	$	—		$	(26,770	)(1)
Gains (loss) on Dispositions, Net of Tax		—			—

	$	—		$	(26,770	)	Loss on Disposition of Assets


Gain (Loss) on Disposition of Real Estate From Discontinued Operations, Net of Tax
Gain (Loss) on Sales from Discontinued Operations	$	(8,752	)	$	—		Loss on Disposition of Discontinued Operations, Net of Tax


(1)		Included in loss of disposition of assets for the three months ended March 31, 2009 is the Company’s transfer of its interest in a Coventry II Fund asset.

Reconciliation of Supplemental Non-GAAP Financial Measures 2.7.d

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Joint Venture Investment Summary ⁽¹⁾
(In Millions)


		DDR Ownership			Consolidated	Number of		Gross Asset
Legal Name	Partner(s)	%			(Yes/No)	Properties		Value at 100%		Debt
DDRTC Core Retail Fund, LLC	An Affiliate of TIAA-CREF		15	%	No		50	$	2,358.2	$	1,330.5

DDR Domestic Retail Fund I	DDR Domestic Retail Fund I		20	%	No		63		1,467.1		966.4

Sonae Sierra Brazil BV Sarl	Sonae Sierra, SGPS, SA		50	%	No		10		562.9		92.4

DDRA Community Centers Five, L.P.	DRA Advisors		50	%	No		5		240.9		280.0

Coventry II Joint Ventures	Coventry II Fund		10% — 20	%	No		51		860.8		627.0

RVIP Structures/DPG Realty Holdings LLC	Prudential RE Advisors/Prudential Insurance		10% — 25.75	%	No		13		324.4		156.2

DDR-SAU Retail Fund, LLC	Special Account — U, L.P. (State of Utah )		20	%	No		29		309.9		226.2

DDR Markaz II LLC (KFC)	Kuwait Financial Centre		20	%	No		13		206.1		150.5

TRT DDR Venture I General Partnership	TRT-DDR Joint Venture I Owner LLC		10	%	No		3		160.2		110.0

Other Unconsolidated JV Interests	Various	Various			No		22		338.3		212.7

DDR MDT MV LLC (Mervyns)	Macquarie DDR Trust (MDT)		50	%	Yes		30		240.3		220.6


TOTALS							289	$	7,069.1	$	4,372.5


⁽¹⁾		DDR’s investment in joint ventures may be recorded at different amounts than the proportionate equity on the joint ventures’ balance sheet.

Joint Venture Investment Summary 3.1

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Joint Venture Combining Financial Statements
(In Millions)
Combining Balance Sheets


	Total			DDR’s Proportionate			DDR MDT MV LLC
	Unconsolidated JVs			Share			at 100%
Real estate assets	$	6,828.8		$	1,468.4		$	240.3
Accumulated depreciation		(637.7	)		(161.4	)		(26.1	)

Real estate, net		6,191.1			1,307.0			214.2

Receivables, net		114.8			32.5			1.3
Other assets		339.1			93.1			46.2
Disproportionate share of equity		—			(39.6	)⁽¹⁾		—

	$	6,645.0		$	1,393.0		$	261.7


Mortgage debt⁽²⁾	$	4,151.9		$	855.3		$	220.6
Amounts payable to DDR		74.7			9.4			—
Other liabilities		195.5			50.3			1.4

		4,422.1			914.9			222.0
Accumulated equity (deficit)		2,222.9			517.6			39.7
Disproportionate share of equity		—			(39.6	)⁽¹⁾		—

	$	6,645.0		$	1,393.0		$	261.7

Combining Statements of Operations


	Total			DDR’s Proportionate			DDR MDT MV LLC
	Unconsolidated JVs			Share			at 100%
Revenues from operations	$	172.2		$	37.7		$	0.8
Rental operation expenses		(66.9	)		(13.6	)		(1.9	)
Impairment charges		—			—			—

Net operating income		105.3			24.1			(1.1	)
Depreciation and amortization expense		(48.0	)		(9.5	)		(0.9	)
Interest expense		(60.0	)		(11.1	)		(3.0	)

Income (loss) before gain on sale of real estate		(2.7	)		3.5			(5.0	)
Income tax expense		(4.8	)		(1.8	)		0.0
Discontinued operations		(0.6	)		0.0			0.0
Gain on disposition of discontinued operations		(8.8	)		(1.3	)		0.0
Gain (loss) on sale of real estate		0.0			0.0			0.0
Other gain, net		0.0			0.0			0.0
Disproportionate share of income		—			1.3	⁽¹⁾		0.0

Net income (loss)	$	(16.9	)	$	1.7		$	(5.0	)

DDR ownership interests	$	1.7		$	1.7		$	0.0
Amortization of basis differential		—			—			—

	$	1.7		$	1.7		$	0.0


Funds From Operations (“FFO”):

Net income (loss)	$	(16.9	)	$	1.7		$	(5.0	)
Depreciation of real property		50.3			9.8			0.9
(Gain) loss on sale of real estate		0.0			0.0			0.0
Disproportionate share of income		—			0.1	⁽¹⁾		—

	$	33.4		$	11.6		$	(4.1	)


DDR ownership interests	$	11.6


⁽¹⁾		Adjustments represent the effect of promoted equity structures and minority interests.

⁽²⁾		Includes approximately $214.4 million of non recourse debt to the Company of which the Company’s proportionate share is $33.9 million associated with joint ventures for which the Company has written its investment down to zero and is receiving no allocation of income.

Joint Venture Financial Summary 3.2

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

(dollars in millions) (GLA in thousands)

Operating Property Acquisitions

There were no significant third party acquisitions for the three months ended March 31, 2010.

Operating Property Dispositions


			DDR’s
Disposition			Effective				Total		Gross		Relinquished
Date	Location	Property Name	Ownership			JV Partner	GLA		Sales Price		Debt
01/10	Carson City, NV	Eagle Station		50	%	MDT MV		60.5	$	4.0	$	4.4
01/10	Lynchburg, VA	Candlers Station		100	%	N/A		270.8		16.2		—
01/10	Tampa, FL	Town ‘N Country Promenade		100	%	N/A		134.5		7.8		—
02/10	Covington, LA	Covington Corners		100	%	N/A		15.6		2.4		—
03/10	Detroit, MI	Bel-Air Centre		100	%	N/A		445.3		0.6		—
03/10	Various	Portfolio of 16 Assets		15	%	TIAA-CREF		3,588.7		424.3		386.4
Various	Various	Outparcels		100	%	N/A		0.0		1.2		—

Total Dispositions								4,515.4	$	456.5	$	390.8

Acquisitions and Dispositions 4.1

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

(dollars in millions) (GLA in thousands)

Summary of Land Held for Development and Construction in Progress


	As of March 31, 2010						Projected 2010 Activity
							Net			Placed
	Land		CIP		Total		Expenditures			In Service
Ground up Development Projects in Progress	$	46.4	$	69.8	$	116.2	$	22.8		$	19.4
Ground up Development Projects Primarily on Hold		375.4		228.0		603.4		(2.4	)		0.0
Substantially Completed Projects Pending Lease up		37.1		63.4		100.5		9.0			14.0
Expansion and Redevelopment Projects		2.0		26.4		28.4		59.2			75.9


Total	$	460.9	$	387.6	$	848.5	$	88.6		$	109.3

Summary of Significant Wholly-Owned and Consolidated Development Projects in Progress


								Cost		Assets		Initial
		Total		Owned		Estimated		Incurred		Placed in		Anchor
Location	Project Name	GLA		GLA		Net Cost		To Date		Service		Opening ⁽¹⁾	Major Anchors
Boise (Nampa), ID	Nampa Gateway Center		921.2		431.7	$	126.7	$	109.6	$	44.8	2H 07	JC Penney, Macy’s, The Sports Authority, Idaho Athletic Club, Regal Cinemas
Austin (Kyle), TX ⁽²⁾	Kyle Marketplace		805.6		443.1		77.3		60.8		9.4	2H 09	Target, Kohl’s

			1,726.8		874.8	$	204.0	$	170.4	$	54.2


Total amount included in Land Held for Development and CIP at March 31, 2010:										$	116.2


(1)		2H = Second Half; either actual or anticipated

(2)		Consolidated 50% Joint Venture

Summary of Significant Wholly-Owned and Consolidated Redevelopment or Expansion Projects

Cost

Assets

Initial

Total

Owned

Estimated

Incurred

Placed in

Anchor

Location

Project Name

GLA

Net Cost

To Date

Service

Opening

Major Anchors

Miami (Plantation), FL

The Fountains

273.4

48.1

24.0

16.9

2H 09

Kohl’s, Dick’s

CIP for Plantation, FL:

8.2

CIP for other expansions and redevelopment projects:

20.2

Total amount included in CIP at March 31, 2010 for expansion and redevelopment projects:

28.4

There were no Significant Joint Venture Development, Redevelopment or Expansion Projects in progress at March 31, 2010.

Developments and Redevelopments 4.2

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Ground up Development Projects Primarily on Hold


	DDR’s
	Effective			Total
Location	Ownership			Acreage
Ukiah (Mendocino), CA		50	%		75.7
New Haven (Guilford), CT		100	%		26.0
Orlando (Lee Vista), FL		100	%		74.3
Tampa (Brandon), FL		100	%		46.3
Tampa (Wesley Chapel), FL		100	%		10.0
Atlanta (Douglasville), GA		100	%		28.5
Chicago (Grayslake), IL		50	%		106.0
Kansas City (Merriam), KS		100	%		35.1
Boston, MA (Seabrook, NH)		100	%		50.9
Gulfport, MS		100	%		86.2
Raleigh (Apex), NC		100	%		52.6
San Antonio (Schertz), TX		100	%		85.0
Isabela, Puerto Rico		80	%		11.1
Toronto (Brampton), CAN		50	%		43.0
Toronto (East Gwillimbury — Bayview/Greenlane), CAN		50	%		39.0
Toronto (East Gwillimbury — Hwy 404/Greenlane East), CAN		50	%		44.0
Toronto (East Gwillimbury — Hwy 404/Greenlane West), CAN		50	%		29.0
Toronto (Richmond Hill), CAN		50	%		52.0
Togliatti, Russia		75	%		61.2
Yaroslavl, Russia		75	%		8.0
Other Misc. Land (9 sites)		100	%	Various

					963.9


Total amount included in Land Held for Development and CIP at March 31, 2010 (in millions):				$	603.4	⁽¹⁾


(1)		Includes partners’ ownership interest of $132.5 million.

Projects Primarily on Hold 4.3

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Total Portfolio Characteristics


Shopping Centers and Interests in Retail Assets	643

Business Centers	6

Million Square Feet Owned and Managed (Total)	140

Million Square Feet Owned (Total)	98

Million Square Feet Owned (Pro Rata)	61

Core Portfolio % Leased	91.3	%

Prime Portfolio Characteristics

Our Prime portfolio is comprised of market dominant shopping centers with high quality tenants located in attractive markets with strong demographic profiles. It is a subset of the total portfolio.


Shopping Centers	265

Million Square Feet Owned (Total)	81

% of Total Portfolio NOI	81.6	%

Prime Portfolio % Leased	92.9	%

Total Portfolio GLA Concentration


		GLA		Percentage of
		(in Millions)		Total GLA
1.	Georgia		13.8		9.9	%
2.	Florida		12.7		9.0	%
3.	New York		10.4		7.4	%
4.	Ohio		9.4		6.7	%
5.	North Carolina		8.5		6.0	%
6.	Texas		7.1		5.1	%
7.	New Jersey		5.7		4.1	%
8.	California		5.2		3.7	%
9.	Puerto Rico		5.0		3.6	%
10.	South Carolina		4.8		3.4	%

Portfolio Summary 5.1

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Leased Rate and Average Annualized Base Rental Rates PSF ⁽¹⁾


	Number of					Total Annualized Base Rent / S.F.
Period Ending	Properties		Leased Rate			Total		Shop Space
Q1 2010		515		91.3	%	$	12.37	$	18.49
YE 2009		534		91.2	%	$	12.27	$	18.26
YE 2008		611		92.6	%	$	12.34	$	18.24
YE 2007		619		95.8	%	$	12.22	$	17.92
YE 2006		370		96.2	%	$	11.57	$	17.20
YE 2005		379		96.3	%	$	11.30	$	16.63
YE 2004		373		95.4	%	$	11.13	$	16.14
YE 2003		274		95.1	%	$	10.82	$	15.55
YE 2002		189		95.9	%	$	10.58	$	15.18
YE 2001		192		95.4	%	$	10.03	$	14.02
YE 2000		190		96.9	%	$	9.66	$	13.66
YE 1999		186		95.7	%	$	9.20	$	12.69
YE 1998		159		96.5	%	$	8.99	$	12.39
YE 1997		123		96.1	%	$	8.49	$	11.69
YE 1996		112		94.8	%	$	7.85	$	10.87
YE 1995		106		96.3	%	$	7.60	$	10.54
YE 1994		84		97.1	%	$	5.89	$	9.02
YE 1993		69		96.2	%	$	5.60	$	8.56
YE 1992		53		95.4	%	$	5.37	$	8.37


(1)		Figures exclude Brazilian portfolio, Mervyns, Service Merchandise portfolio, development properties and managed properties.

Portfolio Summary 5.2

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

(GLA and Total Rent in Thousands)

Leasing Summary for Full Year 2009 ⁽¹⁾


													Change in Base			Weighted
													Rent Over			Average		Tenant
	Number				New Rent		New Rent Year		Prior Rent				Prior Rent in			Lease Term		Improvements
	of Leases		GLA		Year One psf		One Total		psf		Prior Rent Total		Comp Space			(in years)*		psf
New leases
New leases replacing bankrupt tenants vacant less than one year		36		1,185	$	9.84	$	11,660	$	12.88	$	15,263		-23.6	%		8.3	$	18.97
New leases for spaces vacant less than one year		304		1,108	$	15.41	$	17,074	$	16.47	$	18,249		-6.4	%		5.1	$	9.84
New leases for spaces vacant more than one year		234		925	$	15.04	$	13,912	$	0.00		N/A		N/A			5.4	$	21.69
Total new leases		574		3,218	$	13.25	$	42,647	$	10.41	$	33,499		-14.3	%		8.4	$	16.61

Renewals		1,079		7,253	$	11.50	$	83,410	$	11.40	$	82,684		0.9	%		4.0	$	0.00

Total / Average (new leases + renewals)		1,653		10,471	$	12.04	$	126,056	$	11.10	$	116,184		-3.4	%		5.5	$	5.10


*		Excludes renewal options

(1)		Excludes Brazil

Leasing Summary for First Quarter 2010⁽²⁾


													Change in Base			Weighted
	Number				New Rent		New Rent						Rent Over			Average		Tenant
	of				Year One		Year One		Prior Rent				Prior Rent in			Lease Term		Improvements
	Leases		GLA		psf		Total		psf		Prior Rent Total		Comp Space			(in years)*		psf
New leases
New leases replacing bankrupt tenants (All)		10		446	$	7.74	$	3,452	$	11.38	$	5,075		-32.0	%		11.2	$	5.56
New leases for spaces vacant less than one year		68		238	$	16.84	$	4,008	$	18.14	$	4,317		-7.2	%		7.7	$	15.39
New leases for spaces vacant more than one year		94		417	$	13.58	$	5,663	$	0.00	$	0		N/A			7.7	$	5.58
Total new leases		172		1,101	$	11.92	$	13,123	$	13.73	$	9,393		-5.9	%		9.1	$	7.69

Renewals		217		1,073	$	12.98	$	13,928	$	13.23	$	14,196		-1.9	%		4.1	$	0.00

Total / Average (new leases + renewals)		389		2,174	$	72.44	$	27,050	$	10.85	$	23,589		-2.9	%		6.6	$	3.90


*		Excludes renewal options

(2)		Excludes Brazil and managed assets

Portfolio Summary 5.3

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Leasing Summary of Formerly Vacant Spaces Over 20,000 Square Feet

Lease term

Location

New tenant

Former tenant

GLA

(years)⁽¹⁾

Leased in 2008

186,688

8.9

Leased in 2009

1,439,662

9.4

Leased Q1 2010

Columbus, GA

The Fresh Market

Goody’s

22,697

10.0

Birmingham, AL

Big Lots

Goody’s

30,000

5.0

Columbia, SC

buybuy Baby

Circuit City

28,382

10.0

Chino, CA

Burlington Coat Factory

Mervyn’s

81,269

10.0

Fairfield, CA

Forever 21

Mervyn’s

45,022

10.0

Clovis, CA

Kohls

Mervyn’s

75,080

19.0

Santa Rosa, CA

Forever 21

Mervyn’s

42,648

10.0

Casselbury, FL

T.J. Maxx

Publix

42,648

10.0

Birmingham, AL

NAOS Entertainment

Regal Cinemas

55,398

10.0

Fayetteville, GA

Hobby Lobby

Rooms To Go

57,000

10.0

McHenry, IL

T.J. Maxx

Various

24,000

10.0

Plantation, FL

Jo-Ann Fabrics

Various

20,000

10.0

524,144

11.0

Total Leased 2008 — Q1 2010

2,150,494

9.3


(1)		Excludes renewal options

Status of Re-Tenanting Spaces Formerly Occupied by Bankrupt Tenants ⁽²⁾


	September 30, 2009			December 31, 2009			March 31, 2010
Sold/Leased		19	%		24	%		31	%
At-Lease		9	%		6	%		11	%
At-LOI		27	%		28	%		21	%

Total Activity		55	%		58	%		63	%


(2)		Includes Linens ‘N Things, Circuit City, Goody’s, Mervyn’s and Steve & Barry’s

Portfolio Summary 5.4

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Lease Expirations by Year as of March 31, 2010 ⁽¹⁾


	Anchor Base Rent									Shop Space Base Rent
			Revenues									Revenues
Year	Leases		($M)		Avg. PSF		% of Revenue			Leases		($M)		Avg. PSF		% of Revenue

2010		50	$	14.4	$	8.70		3.1	%		1,444	$	67.3	$	19.58		12.3	%
2011		123	$	36.9	$	8.72		8.0	%		1,614	$	91.8	$	19.51		16.8	%
2012		132	$	47.7	$	8.51		10.4	%		1,488	$	91.6	$	21.99		16.8	%
2013		114	$	37.2	$	7.95		8.1	%		1,303	$	78.3	$	20.00		14.3	%
2014		153	$	53.0	$	8.47		11.5	%		1,255	$	71.2	$	21.83		13.0	%
2015		116	$	46.0	$	9.12		10.0	%		465	$	34.0	$	17.80		6.2	%
2016		82	$	36.6	$	9.47		8.0	%		209	$	22.1	$	19.36		4.0	%
2017		76	$	37.5	$	9.75		8.2	%		171	$	18.2	$	20.80		3.3	%
2018		52	$	22.8	$	8.65		5.0	%		205	$	24.2	$	18.68		4.4	%
2019		60	$	32.8	$	10.54		7.1	%		158	$	21.5	$	16.84		3.9	%

2010 - 2019
Subtotal		958	$	364.9	$	8.99		79.5	%		8,312	$	520.2	$	19.64		95.1	%
Total Rent Roll		1,104	$	458.9	$	9.12		100.0	%		8,503	$	546.8	$	19.96		100.0	%



(1)		Excludes Brazil

Portfolio Summary 5.5

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Largest Tenants by Owned and Managed GLA ^{(1) (2)}


			Total GLA				Owned GLA		Unowned		Unowned
	Total Units		(msf)		Owned Units		(msf)		Units		GLA (msf)

1. Wal-Mart / Sam’s Club		86		13.6		35		5.3		51		8.3
2. Target		53		6.7		7		0.9		46		5.8
3. Lowe’s Home Improvement		31		4.2		13		1.7		18		2.5
4. Home Depot		34		3.8		8		0.9		26		2.9
5. Kohl’s		35		3.1		28		2.5		7		0.6
6. Kmart / Sears		34		3.0		33		2.8		1		0.2
7. Publix Supermarkets		54		2.5		51		2.3		3		0.2
8. TJX Companies		71		2.2		71		2.2		0		0.0
9. Kroger		37		2.1		36		2.0		1		0.1
10. PetSmart		76		1.7		76		1.7		0		0.0


(1)		Based on 100% ownership of joint venture properties.

(2)		Excludes Brazil

Portfolio Summary 5.6

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2010

Largest Tenants by GLA and Base Rental Revenues ⁽¹⁾


			% of
	Owned		Total			Credit Ratings
Major Tenant (units)	GLA		GLA			(S&P/Moody’s)

1. Wal-Mart / Sam’s Club (35)		4.5		7.5	%	AA / Aa2
2. Kmart / Sears (33)		1.8		3.0	%	BB- / Ba2
3. Lowe’s Home Improvement (13)		1.6		2.7	%	A / A1
4. TJX Companies (71)		1.4		2.3	%	A / A3
5. Kohl’s (28)		1.3		2.2	%	BBB+ / Baa1
6. PetSmart (76)		0.9		1.5	%	BB / NR
7. Kroger (36)		0.9		1.5	%	BBB / Baa2
8. J.C. Penney (20)		0.9		1.5	%	BB+ / Ba1
9. Target (7)		0.9		1.5	%	A+ / A2
10. Bed Bath & Beyond (49)		0.9		1.5	%	BBB / NR
11. Michael’s (63)		0.8		1.3	%	B- / Caa1
12. Home Depot (8)		0.8		1.3	%	BBB+ / Baa1
13. Toys R Us (26)		0.7		1.2	%	B / B2
14. Dick’s Sporting Goods (33)		0.7		1.2	%	NR / NR
15. Publix Supermarkets (51)		0.7		1.2	%	NR / NR
16. Tops Markets (24)⁽²⁾		0.7		1.2	%	B / NR
17. Ross Stores (46)		0.6		1.0	%	BBB / NR
18. OfficeMax (41)		0.6		1.0	%	B / B1
19. Dollar Tree Stores (89)		0.5		0.8	%	NR / NR
20. Hobby Lobby (15)		0.5		0.8	%	NR / NR

Subtotal 1-20		21.7		36.2	%

Total Portfolio		60.0		100.0	%



	Base Rental		% of Total			Credit Ratings
Major Tenant (units)	Rev. ($M)		Base Rent			(S&P/Moody’s)

1. Wal-Mart / Sam’s Club (35)	$	28.4		4.6	%	AA / Aa2
2. TJX Companies (71)	$	12.1		1.9	%	A / A3
3. Petsmart (76)	$	11.2		1.8	%	BB / NR
4. Bed Bath and Beyond (49)	$	10.4		1.7	%	BBB / NR
5. Lowe’s Home Improvement (13)	$	9.9		1.6	%	A / A1
6. Kohl’s (28)	$	9.9		1.6	%	BBB+ / Baa1
7. Rite Aid (40)	$	9.9		1.6	%	B- / Caa2
8. Michael’s (63)	$	9.5		1.5	%	B- / Caa1
9. Tops Markets (24)⁽²⁾	$	7.8		1.3	%	B / NR
10. OfficeMax (41)	$	7.8		1.3	%	B / B2
11. GAP / Banana Republic / Old Navy (48)	$	7.6		1.2	%	BB+ / NR
12. Kroger (36)	$	7.3		1.2	%	BBB / Baa2
13. Kmart / Sears (33)	$	7.1		1.1	%	BB- / Ba2
14. Ross Stores (46)	$	7.0		1.1	%	BBB / NR
15. Dick’s Sporting Goods (33)	$	6.9		1.1	%	NR / NR
16. Regal Cinemas (11)	$	6.9		1.1	%	B+ / Ba2
17. Cinemark Theatre (15)	$	6.8		1.1	%	B+ / NR
18. Best Buy (21)	$	6.7		1.1	%	BBB- / Baa2
19. Barnes & Noble (26)	$	6.6		1.1	%	NR / NR
20. Home Depot (8)	$	6.1		1.0	%	BBB+ / Baa1

Subtotal 1-20	$	185.9		29.8	%

Total Portfolio	$	622.9		100.0	%



(1)		Based on pro rata ownership of joint venture properties.

(2)		22 leases are guaranteed by Koninklijke Ahold NV, rated BBB / Baa3

Portfolio Summary 5.7

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2010

Summary of Consolidated Debt
(In Millions)


			December 31, 2009				March 31, 2010
	December 31, 2009		DDR Pro Rata		March 31, 2010		DDR Pro Rata
Total Debt Outstanding	Aggregate		Share		Aggregate		Share
Mortgage Loans Payable:
Fixed rate secured loans	$	1,594.2	$	1,479.9	$	1,558.3	$	1,436.6
Variable rate secured loans		319.7		291.6		186.3		161.2
Secured term loan		800.0		800.0		800.0		800.0
Unsecured Public Debt		1,689.8		1,689.8		1,840.3		1,840.3
Unsecured Credit Facilities		775.0		775.0		346.0		346.0

Total	$	5,178.6	$	5,036.3	$	4,730.9	$	4,584.1


	Scheduled		Secured		Unsecured
	Principal		Debt		Debt		Aggregate		DDR Pro Rata
Schedule of Maturities by Year	Payments		Maturities		Maturities		Total		Share
2010	$	22.2	$	240.7	$	298.9	$	561.8	$	447.1
2011		28.9		172.6		577.4		778.9		778.9
2012		28.6		913.6		460.0		1,402.2		1,379.5
2013		24.0		467.3		—		491.3		491.3
2014		15.6		430.6		—		446.2		446.2
2015		15.3		10.8		169.4		195.5		195.5
2016		12.9		3.6		298.4		314.8		314.8
2017		12.6		—		300.0		312.5		312.5
2018		8.7		—		82.2		90.9		90.9
2019		3.8		74.8		—		78.6		78.6
2020 and beyond		3.1		55.0		—		58.1		48.8

	$	175.6	$	2,369.0	$	2,186.3	$	4,730.9	$	4,584.1


Percentage of Total Debt	December 31, 2009			March 31, 2010
Fixed		71.1	%		80.3	%
Variable		28.9	%		19.7	%


Percentage of Total Debt	December 31, 2009			March 31, 2010
Recourse to DDR		69.5	%		66.0	%
Non-recourse to DDR		30.5	%		34.0	%

Assumes borrower extension options are exercised.

Summary of Consolidated Debt 6.1

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2010

Summary of Joint Venture Debt
(In Millions)


			December 31, 2009				March 31, 2010
	December 31, 2009		DDR Pro Rata		March 31, 2010		DDR Pro Rata
Total Debt Outstanding	Aggregate		Share		Aggregate		Share
Mortgage Loans Payable:
Fixed rate secured loans	$	3,807.2	$	785.4	$	3,395.6	$	722.9
Variable rate secured loans		740.5		131.6		756.3		132.4

Total	$	4,547.7	$	917.0	$	4,151.9	$	855.3


	Scheduled		Mortgage
	Principal		Loan		Aggregate		DDR Pro Rata
Schedule of Maturities by Year	Payments		Maturities		Total		Share
2010	$	6.5	$	755.9	$	762.3	$	231.7
2011		7.2		319.5		326.7		88.4
2012		5.9		1,075.2		1,081.2		161.6
2013		5.8		169.0		174.8		17.6
2014		5.7		150.5		156.2		31.1
2015		3.0		151.3		154.3		30.7
2016		3.2		—		3.2		0.4
2017		2.9		1,372.2		1,375.1		254.5
2018		1.9		—		1.9		0.3
2019		0.8		34.1		34.9		5.1
2020 and beyond		—		81.3		81.3		34.0

	$	43.0	$	4,108.9	$	4,151.9	$	855.3


Percentage of Total Debt	December 31, 2009			March 31, 2010
Fixed		83.7	%		81.8	%
Variable		16.3	%		18.2	%


Percentage of Total Debt	December 31, 2009			March 31, 2010
Recourse to DDR		4.8	%		5.2	%
Non-recourse to DDR		95.2	%		94.8	%

Assumes borrower extension options are exercised.

Summary of Joint Venture Debt 6.2

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2010

Summary of Consolidated Debt
(In Millions)


	Loan			DDR		Final Maturity		Interest
	Balance			Proportionate Share		Date (1)		Rate (2)
SENIOR DEBT
Unsecured Credit Facilities:
$1.25 Billion Revolving Credit Facility	$	346.0		$	346.0		06/11	LIBOR + 75
$75 Million Revolving Credit Facility		—			—		06/11	LIBOR + 100
Secured Credit Facility:
$800 Million Term Loan		800.0			800.0		02/12	LIBOR + 120

Total Term and Credit Facility Debt	$	1,146.0		$	1,146.0

PUBLIC DEBT
Medium Term Notes	$	147.3		$	147.3		05/10		5.00
Medium Term Notes		151.6			151.6		08/10		4.63
Medium Term Notes		124.8			124.8		04/11		5.25
Convertible Notes		106.6	(3)		106.6		08/11		3.50
Convertible Notes		236.9	(4)		236.9		03/12		3.00
Medium Term Notes		223.1			223.1		10/12		5.38
Medium Term Notes		169.4			169.4		05/15		5.50
Medium Term Notes		298.4			298.4		03/16		9.63
Medium Term Notes		300.0			300.0		04/17		7.50
Medium Term Notes		82.2			82.2		07/18		7.50

Total Public Debt	$	1,840.3		$	1,840.3

MORTGAGE DEBT
DDR MDT MV, LLC	$	15.6		$	7.8		10/10	LIBOR + 72
DDR MDT MV, LLC		205.0			102.5		10/10		5.21
Shops on the Circle, Dothan, AL		11.2			11.2		11/10		7.92
Terrell Plaza, Terrell, TX		8.8	(5)		4.4		11/10	LIBOR + 400
Lee Vista, Orlando, FL		16.4			16.4		01/11		7.00
Peach Street Square I, Erie, PA		21.5			21.5		04/11		6.88
Peach Street Square II, Erie, PA		2.5			2.5		04/11		6.88
Southland Crossings, Boardman, OH		22.3			22.3		04/11		6.88
The Promenade at Brentwood, St. Louis, MO		21.5			21.5		04/11		6.88
Centennial Promenade, Denver, CO		32.3			32.3		04/11		6.88
Merriam Village, Merriam, KS		16.2	(5)		16.2		05/11	LIBOR + 400
Cibolo Creek Center, Schertz, TX		5.5			5.5		07/11	LIBOR + 350
Union Town Center, Indian Train, NC		6.5			6.5		10/11		7.00
Westgate Plaza, Gates, NY		23.3			23.3		10/11		7.24
Ashtabula Commons, Ashtabula, OH		6.4			6.4		12/11		7.00
Kyle Crossing, Kyle, TX		25.8	(5)		12.9		01/12	LIBOR + 350
Paradise Village Gateway, Phoenix, AZ		30.0			20.1		03/12		5.39
University Hills, Denver, CO		25.7			25.7		07/12		7.30
N. Charleston Center, N. Charleston, SC		9.7			9.7		07/12		7.37
Cortez Plaza, Bradenton, FL		11.6			11.6		07/12		7.15
Duvall Village, Bowie, MD		8.1			8.1		10/12		7.04
Walgreen’s, Dearborn Hts, MI		3.5			3.5		11/12		4.86
Walgreen’s, Livonia, MI		2.5			2.5		11/12		4.86
Walgreen’s, Westland, MI		2.6			2.6		03/13		4.86
DDRC Headquarters, Beachwood, OH		33.5			33.5		04/13	LIBOR + 110
Perimeter Pointe, Atlanta, GA		28.1	(5)		28.1		04/13	LIBOR + 350
Town Center Prado, Marietta, GA		19.7	(5)		19.7		04/13	LIBOR + 350

Summary of Consolidated Debt 6.3

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2010

Summary of Consolidated Debt (con’t)
(In Millions)


	Loan			DDR		Final Maturity		Interest
	Balance			Proportionate Share		Date (1)		Rate (2)
Plaza Escorial, Carolina, PR		57.5			57.5		04/13		5.00
Plaza Rio Hondo, Bayamon, PR		109.5			109.5		04/13		5.00
Paseo Colorado, Pasadena, CA		79.1			79.1		04/13		5.00
Family Center at Meridian, Meridian, ID		7.4			7.4		04/13		5.00
Meridian Crossroads, Meridian, ID		29.8			29.8		04/13		5.00
University Center, Wilmington, NC		24.5			24.5		04/13		5.00
Aspen Grove, Littleton, CO		42.2			42.2		04/13		5.00
Victor Square, Victor, NY		6.2			6.2		04/13		5.80
Wrangleboro Consumer Sq. I & II, Mays Landing, NJ		40.2			40.2		05/13		6.99
Monmouth Consumer Sq., W. Long Branch, NJ		7.3			7.3		07/13		8.57
Rotonda Plaza, Englewood, FL		1.0			1.0		07/13		5.80
Nassau Park Pavilion, Princeton, NJ		39.6			39.6		05/14		9.00
Presidential Commons, Snellville GA		20.4			20.4		05/14		9.00
Crossroads Center, Gulfport, MS		26.2			26.2		10/14		4.23
The Commons, Salisbury, MD		9.3			9.3		10/14		4.23
Chillicothe Place, Chillicothe, OH		4.6			4.6		10/14		4.23
Deer Valley Towne Center, Phoenix, AZ		18.8			18.8		10/14		4.23
Plaza at Sunset Hills, Sunset Hills, MO		29.8			29.8		10/14		4.23
North Pointe Plaza, North Charleston, SC		11.7			11.7		10/14		4.23
Wando Crossing, Mount Pleasant, SC		12.8			12.8		10/14		4.23
Brook Highland Plaza, Birmingham, AL		26.3			26.3		10/14		4.23
Mooresville Consumer Sq., Mooresville, NC		19.4			19.4		10/14		4.23
Town Center Plaza, Leawood, KS		54.0			54.0		10/14		4.23
Warner Robins Place, Warner Robins, GA		7.2			7.2		10/14		4.23
Cross Pointe Center, Fayetteville, NC		10.6			10.6		10/14		4.23
Overlook at Hamilton Place, Chattanooga, TN		10.6			10.6		10/14		4.23
Bermuda Square, Chester, VA		8.0			8.0		10/14		4.23
Home Depot Center, Orlando Park, IL		7.1			7.1		10/14		4.23
Delaware Consumer Square, Buffalo, NY		10.9			10.9		10/14		4.23
Hamilton Marketplace, Hamilton, NJ		44.2			44.2		10/14		4.23
Marketplace at Delta Twp, Lansing, MI		7.1			7.1		10/14		4.23
Clearwater Collection, Clearwater, FL		7.6			7.6		10/14		4.23
Wendover Village, Greensboro, NC		5.1			5.1		10/14		4.23
Lexington Place, Lexington, SC		4.6			4.6		10/14		4.23
Downtown Short Pump, Richmond, VA		13.4			13.4		10/14		4.23
Loisdale Center, Springfield, VA		11.8			11.8		10/14		4.23
Windsor Court, Windsor, CT		7.8			7.8		10/14		4.23
Abernathy Square, Atlanta, GA		12.9			12.9		10/14		4.23
Sam’s Club, Worcester, MA		5.8			5.8		10/14		4.23
Wal-Mart Supercenter, Alliance, OH		7.7			7.7		10/14		4.23
Kroger, Allentown, PA		2.8			2.8		10/14		4.23
Reno Riverside, Reno, NV		3.1	(5)		3.1		02/15	Prime + 170
Hamilton Commons, Mays Landing, NJ		9.5			9.5		09/15		4.70
Consumer Square West, Columbus, OH		11.8			11.8		11/15		10.19
Tops Plaza, Lockport, NY		8.7			8.7		01/16		8.00
Merriam Town Center, Merriam, KS (TIF)		3.6			3.6		02/16		6.90
Freedom Plaza, Rome, NY		3.1			3.1		09/16		7.85
Wal-Mart, Winston-Salem, NC		8.2			8.2		09/17		6.00
Thruway Plaza (Wal-Mart), Cheektowaga, NY		3.6			3.6		10/17		6.78

Summary of Consolidated Debt 6.4

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2010

Summary of Consolidated Debt (con’t)
(In Millions)


	Loan		DDR		Final Maturity		Interest
	Balance		Proportionate Share		Date (1)		Rate (2)
Tops Plaza, Ithaca, NY		14.3		14.3		01/18		7.05
Wal-Mart, Greenville, SC		7.8		7.8		02/18		6.00
Mohawk Commons, Niskayuna, NY		18.8		18.8		12/18		5.75
Lowes, Hendersonville, TN		7.1		7.1		01/19		7.66
Plaza Isabela, Isabela, PR		23.3		23.3		06/19		7.59
Plaza Cayey, Cayey, PR		22.1		22.1		06/19		7.59
Plaza Wal-Mart, Guayama, PR		12.4		12.4		06/19		7.59
Plaza Fajardo, Fajardo, PR		26.6		26.6		06/19		7.59
Mariner Square, Spring Hill, FL		4.2		4.2		09/19		9.75
Northland Square, Cedar Rapids, IA		8.0		8.0		01/20		9.38
Connecticut Commons, Plainville, CT (TIF)		6.5		6.5		04/21		7.13
West Valley Marketplace, Allentown, PA		14.9		14.9		07/21		6.95
Liberty Fair Mall, Martinsville, VA		18.6		9.3		12/29		10.46
Gulfport Promenade, Gulfport, MS		30.0		30.0		12/37	SIFMA + 5bp

Total Mortgage Debt	$	1,744.6	$	1,597.8

Total Consolidated Debt	$	4,730.9	$	4,584.1


					Wtd. Avg.		Wtd. Avg.
					Maturity		Interest Rate
Fixed Rate	$	3,798.6	$	3,676.9	3.6 years			5.90	%
Variable Rate		932.3		907.2	2.6 years			1.71	%

	$	4,730.9	$	4,584.1	3.4 years			5.08	%


CUMULATIVE REDEEMABLE PREFERRED SHARES	Outstanding Amount
Class G - 8.0%	$	180.0
Class H - 7.375%	$	205.0
Class I - 7.5%	$	170.0

DERIVATIVE INSTRUMENTS


	Notional Amount	Underlying Debt Hedged	Rate Hedged	Fixed Rate	Termination Date
Interest Rate Swap	$200.0	Secured Credit Facility	3 mo. LIBOR	5.149%	June 28, 2010
Interest Rate Swap	$100.0	$1.25 Billion Revolving Credit Facility	1 mo. LIBOR	4.942%	September 29, 2010
Interest Rate Swap	$100.0	Secured Credit Facility	1 mo. LIBOR	4.815%	February 21, 2012

Summary of Consolidated Debt 6.5

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2010

Summary of Consolidated Debt (con’t)
(In Millions)

Notes:

(1)		Assumes borrower extension options are exercised.

(2)		Interest rate figures reflect coupon rates of interest and do not include discounts or premiums. Deferred finance cost amortization of approximately $13.4 million net is offset by approximately $3.2 million of fair market value adjustments.

(3)		The convertible notes may be net settled with DDR’s common stock once the stock price rises above $64.23 per share. The principal balance on these notes is to be settled in cash. Included in this amount is $3.1 million recorded at March 31, 2010 for the accretion of the convertible debt to comply with accounting standards.

(4)		The convertible notes may be net settled with DDR’s common stock once the stock price rises above $74.56 per share. The principal balance on these notes is to be settled in cash. Included in this amount is $9.8 million recorded at March 31, 2010 for the accretion of the convertible debt to comply with accounting standards.

(5)		The following loans have floor interest rates:


Loan		Floor
Kyle Crossing, Kyle, TX		1 month LIBOR of 2.00%
Terrell Plaza, Terrell, TX		1 month LIBOR of 1.00%
Merriam Village, Merriam, KS		1 month LIBOR of 1.00%
Perimeter Pointe, Atlanta, GA		1 month LIBOR of 2.00%
Town Center Prado, Marietta, GA		1 month LIBOR of 2.00%
Reno Riverside, Reno, NV		5.95%

Summary of Consolidated Debt 6.6

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2010

Summary of Joint Venture Debt
(In Millions)


	Loan			DDR		Final Maturity		Interest
	Balance			Proportionate Share		Date (1)		Rate
DDRTC Core Retail Fund, LLC
DDRTC Holdings Pool 5, LLC (12 assets)	$	168.3		$	25.2		02/12	LIBOR + 65
DDRTC Holdings Pool 3, LLC (17 assets)		555.0			83.3		03/12		5.48
DDRTC Holdings Pool 1, LLC (9 assets)		350.2			52.5		03/17		5.45
DDRTC Holdings Pool 6, LLC
Aiken Exchange, Aiken, SC		7.4			1.1		05/10		4.37
Walks at Highwood Preserve I & II, Tampa, FL		3.7			0.6		05/10		4.37
Oak Summit, Winston Salem, NC		8.2			1.2		06/10		4.27
Warwick Center, Warwick, RI		16.9			2.5		06/10		4.13
Wytheville Commons, Wytheville, VA		5.6			0.8		06/10		4.30
Columbiana Station, Columbia, SC		25.9			3.9		06/10		4.04
Fayette Pavilion I & II, Fayetteville, GA		53.3			8.0		07/10		5.62
North Hill Commons, Anderson, SC		2.5			0.4		11/10		5.24
Cox Creek Shopping Center, Florence, AL		13.9			2.1		03/12		7.09
Cypress Trace, Fort Myers, FL		16.0			2.4		04/12		5.00
Waterfront Marketplace, Homestead, PA		28.4			4.3		08/12		6.35
Waterfront Town Center, Homestead, PA		37.4			5.6		08/12		6.35
Creeks at Virginia Center, Glen Allen, VA		25.2			3.8		08/12		6.37
Willoughby Hills Shop Ctr, Willoughby Hills, OH		12.7			1.9		07/18		6.98

Total DDRTC Core Retail Fund LLC	$	1,330.5		$	199.6

DDR Domestic Retail Fund I
Village Ctr, Racine, WI	$	13.2		$	2.6		04/10		4.44
Paradise Promenade, Davie, FL		6.0			1.2		06/10		4.32
West Falls Plaza, West Patterson, NJ		11.1			2.2		06/10		4.69
Southampton Village, Tyrone, GA		6.7			1.3		05/11		4.66
Village Center Outlot, Racine, WI		2.1			0.4		07/11		5.17
Center Pointe Plaza, Easley, SC		4.3			0.9		08/11		5.32
Shoppes on the Ridge, Lake Wales, FL		9.6			1.9		12/11		4.74
Publix Brooker Creek, Palm Harbor, FL		5.0			1.0		12/11		4.61
Watercolor Crossing, Santa Rosa, FL		4.4			0.9		01/12		4.76
Heather Island Plaza, Ocala, FL		6.2			1.2		12/12		5.00
Hilliard Rome, Columbus, OH		10.8			2.2		01/13		5.87
Meadows Square, Boynton Beach, FL		2.2			0.4		07/13		6.72
DDR Domestic Retail Fund I (25 assets)		885.0			177.0		07/17		5.60

Total DDR Domestic Retail Fund I	$	966.4		$	193.3

Coventry II
Bloomfield Park, Bloomfield Hills, MI	$	39.3		$	—		12/08	LIBOR + 250
Fairplain Plaza, Benton Harbor, MI		16.0			3.2		09/09	LIBOR + 275
Totem Lake Mall, Kirkland, WA		29.5			5.9		09/09	LIBOR + 275
Coventry II DDR SM (51 assets)		70.2			14.0		03/10	LIBOR + 80
Coventry II DDR SM		32.7			6.5		03/10	LIBOR + 223.65
Buena Park, Buena Park, CA		61.0			12.2		05/10		6.00
Christown Spectrum Mall, Phoenix, AZ		46.0			9.2		01/11	LIBOR + 70
Westover Marketplace, San Antonio, TX		20.8	(2)		4.2		11/11	LIBOR + 350
Watters Creek, Allen, TX		115.9	(2)		11.6		07/12	LIBOR + 300
Watters Creek, Allen, TX		20.5	(2)		2.0		07/12	LIBOR + 600
Marley Creek Square, Orland Park, IL		10.8			1.1		07/12	LIBOR + 125

Summary of Joint Venture Debt 6.7

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2010

Summary of Joint Venture Debt (con’t)
(In Millions)


	Loan		DDR		Final Maturity		Interest
	Balance		Proportionate Share		Date (1)		Rate
Tri County Mall, Cincinnati, OH		11.7		2.3		02/15		10.30
Tri County Mall, Cincinnati, OH		152.7		30.5		02/15		5.66

Total Coventry II	$	627.0	$	102.8

DDR SAU Retail Fund, LLC
Blockbuster, Marietta, GA	$	1.0	$	0.2		10/10		4.89
Cascade Crossing, Atlanta, GA		5.0		1.0		10/10		4.89
Hickory Flat Village, Canton, GA		8.7		1.7		10/10		4.89
Flat Shoals Crossing, Decatur, GA		6.1		1.2		10/10		4.76
Deshon Plaza, Stone Mountain, GA		6.0		1.2		10/10		4.76
Shops at John’s Creek, Suwanee, GA		2.8		0.6		10/10		4.89
Waynesboro Commons, Waynesboro, VA		3.2		0.6		10/10		4.89
Brookhaven, Atlanta, GA		10.4		2.1		12/10		4.89
Lewandowski Commons, Lyndhurst, NJ		12.5		2.5		03/11		5.77
South Square, Durham, NC		12.6		2.5		10/12		5.06
Shoppes at Wendover II, Greensboro, NC		14.4		2.9		10/12		5.06
North Hampton Market (Phase I & II), Taylors, SC		10.5		2.1		10/12		5.08
Oakland Market Place, Oakland, TN		3.6		0.7		10/12		5.04
Crossroads Square, Morristown, TN		4.9		1.0		12/12		5.31
Cascade Corners, Atlanta, GA		4.0		0.8		12/12		5.42
Hilander Village, Roscoe, IL		9.4		1.9		12/12		5.41
Glenlake Plaza, Indianapolis, IN		8.2		1.6		12/12		5.44
Broadmoor Plaza, South Bend, IN		11.0		2.2		12/12		5.44
Milan Plaza, Milan, MI		2.2		0.4		12/12		5.49
West Towne Commons, Jackson, TN		4.8		1.0		12/12		5.44
American Way, Memphis, TN		6.7		1.3		12/12		5.44
Kroger Junction, Pasadena, TX		3.8		0.8		12/12		5.44
Kroger Plaza, Virginia Beach, VA		1.8		0.4		12/12		5.44
Willowbrook Commons, Nashville, TN		7.0		1.4		03/13		5.41
Harper Hill Commons, Winston Salem, NC		10.4		2.1		04/13		5.79
The Point, Greenville, SC		15.8		3.2		04/13		5.64
Plaza at Carolina Forest, Myrtle Beach, SC		14.2		2.8		05/13		5.97
Alexander Pointe, Salisbury, NC		5.1		1.0		08/13		5.92
Patterson Place, Durham, NC		20.3		4.1		12/13		5.67

Total DDR SAU Retail Fund LLC	$	226.2	$	45.2

Sonae Sierra Brazil Limitadas		2.2		1.1		06/10	CDI + 366
Sonae Sierra Brazil Limitadas		27.8		13.9		08/10	CDI + 500
DDRA Community Centers Five (5 assets)		280.0		140.0		08/10		5.30
RVIP VIII, Austin, TX		23.4		6.0		01/11	LIBOR + 100
RVIP VII (2 assets)		68.5		14.4		04/11	LIBOR + 400
Sun Center Limited, Columbus, OH		12.1		9.6		04/11		8.48
Sun Center Limited, Columbus, OH		5.8		4.6		05/11		5.42
RO & SW Realty LLC		23.2		5.8		06/11		5.96
DOTRS LLC, Macedonia, OH		21.0		10.5		08/11		6.05
RVIP IIIB, Deer Park, IL		60.0		15.5		10/11		5.59
Jefferson County Plaza LLC, Arnold, MO		3.6		1.8		08/12	LIBOR + 200
DDR MDT PS, LLC (7 assets)		86.0		—		07/13		6.00
DDR Markaz II (13 assets)		150.5		30.1		11/14		5.15

Summary of Joint Venture Debt 6.8

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2010

Summary of Joint Venture Debt (con’t)
(In Millions)


	Loan		DDR		Final Maturity		Interest
	Balance		Proportionate Share		Date (1)		Rate
DPG Realty Holdings LLC, Tonawanda, NY		4.4		0.4		05/17		7.63
TRT DDR Holdings I LLC (3 assets)		110.0		11.0		05/17		5.51
Lennox Town Center Limited, Columbus, OH		1.0		0.5		06/17		6.44
Lennox Town Center Limited, Columbus, OH		26.0		13.0		06/17		5.64
Cole DDR MT Independence, Independence, MO		34.1		5.0		01/19		5.95
Sonae Sierra Brazil Limitadas		62.4		31.2		12/20		8.50

Total	$	4,151.9	$	855.3


					Wtd. Avg.	Wtd. Avg.
					Maturity	Interest Rate
Total Joint Venture Debt:
Fixed Rate	$	3,456.6	$	735.1	4.6 years		6.01	%
Variable Rate		695.3		120.2	1.4 years		3.00	%

	$	4,151.9	$	855.3	4.0 years		5.51	%



Notes:

(1)		Assumes borrower extension options are exercised.

(2)		The following loans have floor interest rates:


Loan		Floor
Westover Marketplace, San Antonio, TX		1 month LIBOR of 1.50%
Watters Creek, Allen, TX		1 month LIBOR of 1.50%

Summary of Joint Venture Debt 6.9

Developers Diversified Realty
Quarterly Financial Supplement
For the year ended December 31, 2009


Corporate Headquarters	Investor Relations

3300 Enterprise Parkway	Kate Deck
Beachwood, Ohio 44122	Toll Free: (877) 225-5337
Main: (216) 755-5500	Direct: (216) 755-6408
Website: www.ddr.com	Email: kdeck@ddr.com

Equity Research Coverage

Cowen & Company
Jim Sullivan	james.sullivan@cowen.com	(646) 562-1380

Citigroup
Michael Bilerman	michael.bilerman@citi.com	(212) 816-1383
Quentin Velleley	quentin.velleley@citi.com	(212) 816-6981

Deutsche Bank
John Perry	john.perry@db.com	(212) 250-4912
Vincent Chao	vincent.chao@db.com	(212) 250-6799

Goldman Sachs
Jay Habermann	jonathan.habermann@gs.com	(917) 343-4260
Jehan Mahmood	jehan.mahmood@gs.com	(212) 902-2646

Green Street Advisors
Jim Sullivan	jsullivan@greenstreetadvisors.com	(949) 640-8780
Nick Vedder	nvedder@greenstreetadvisors.com	(949) 640-8780

Hilliard Lyons
Carol Kemple	ckemple@hilliard.com	(502) 588-1142

Macquarie
David Wigginton	dave.wigginton@macquarie.com	(212) 231-6380

Banc of America / Merrill Lynch
Craig Schmidt	craig_schmidt@ml.com	(212) 449-1944
Lindsay Schroll	lindsay_schroll@ml.com	(212) 449-6246

J.P. Morgan
Michael Mueller	michael.w.mueller@jpmorgan.com	(212) 622-6689
Joe Dazio	joseph.c.dazio@jpmorgan.com	(212) 622-6416

RBC Capital Markets
Rich Moore	rich.moore@rbccm.com	(440) 715-2646
Wes Golladay	wes.golladay@rbccm.com	(440) 715-2650

Sandler O’Neill
Alex Goldfarb	agoldfarb@sandleroneill.com	(212) 466-7937
James Milam	jmilam@sandleroneill.com	(212) 466-8066

UBS
Ross Nussbaum	ross.nussbaum@ubs.com	(212) 713-2484
Christy McElroy	christy.mcelroy@ubs.com	(203) 719-7831

Wells Fargo
Jeff Donnelly	jeff.donnelly@wachovia.com	(617) 603-4262
Robert Laquaglia	robert.laquaglia@wachovia.com	(617) 603-4280

Fixed Income Research Coverage

Citigroup
Tom Cook	thomas.n.cook@citigroup.com	(212) 723-1112

J.P. Morgan
Mark Streeter	mark.streeter@jpmorgan.com	(212) 834-5086

Wells Fargo
Thierry Perrein	thierry.perrein@wachovia.com	(704) 715-8455

Investor Contact Information 7.0

EX-99.3 4 l39435exv99w3.htm EX-99.3 exv99w3

Exhibit 99.3

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
Alabama

1 BIRMINGHAM, AL (BROOK)	BROOK HIGHLAND PLAZA 5291 HWY 280 SOUTH	BIRMINGHAM		1994/2003		1994		100.00	%		424,711		551,628		4,074,185	DICK’S SPORTING GOODS, LOWE’S, STEIN MART, OFFICE MAX, MICHAEL’S, HOMEGOODS, BOOKS-A-MILLION, ROSS DRESS FOR LESS, BIG LOTS
2 BIRMINGHAM, AL (EASTWOOD)	EASTWOOD FESTIVAL CENTRE 7001 CRESTWOOD BLVD	BIRMINGHAM		1989/1999		1995		100.00	%		300,280		463,560		995,765	DOLLAR TREE, BURLINGTON COAT FACTORY, NAOS THEATERS, FOOD SMART(NOT OWNED), HOME DEPOT(NOT OWNED)
3 BIRMINGHAM, AL (RIVER RIDGE)	RIVER RIDGE US HIGHWAY 280	BIRMINGHAM		2001		2007		15.00	%		172,304		349,804		2,171,385	STAPLES, BEST BUY, SUPER TARGET(NOT OWNED)
4 DOTHAN, AL	DOTHAN 2821 MONTGOMERY HWY	DOTHAN		2004		2007		100.00	%		33,906		33,906		0
5 DOTHAN, AL(SHOPS)	SHOPS ON THE CIRCLE 3500 ROSS CLARK CIRCLE	DOTHAN		2000		2007		100.00	%		149,085		149,085		1,607,329	OLD NAVY, T.J. MAXX, OFFICE MAX
6 FLORENCE, AL	COX CREEK SHOPPING CENTER 374-398 COX CREEK PARKWAY	FLORENCE		2001		2007		15.00	%		173,989		304,870		1,529,933	BEST BUY, MICHAEL’S, DICK’S SPORTING GOODS, TARGET(NOT OWNED)
7 HUNTSVILLE, AL (WEST)	WESTSIDE CENTRE 6275 UNIVERSITY DR	HUNTSVILLE		2002		2007		15.00	%		476,146		665,377		4,431,773	BABIES R US, MARSHALLS, BED BATH & BEYOND, MICHAEL’S, DICK’S SPORTING GOODS, STEIN MART, ROSS DRESS FOR LESS, TARGET(NOT OWNED)
8 OPELIKA, AL	PEPPERELL CORNERS (I) 2300-2600 PEPPERELL PARKWAY OP	OPELIKA		1995		2003		100.00	%		306,224		306,224		470,802
9 SCOTTSBORO, AL	SCOTTSBORO MARKETPLACE 24833 JOHN P REID PARKWAY	SCOTTSBORO		1999		2003		100.00	%		40,560		223,750		354,000	BURKE’S OUTLET, WALMART SUPERCENTER(NOT OWNED)
10 TUSCALOOSA, AL	MCFARLAND PLAZA 2600 MCFARLAND BLD E	TUSCALOOSA		1999		2007		15.00	%		229,296		229,296		1,039,655	STEIN MART, OFFICE MAX, TOYS R US

Arizona

11 AHWATUKEE, AZ	AHWATUKEE FOOTHILLS TC (II) 4711 EAST RAY ROAD	PHOENIX		1996/1997/1999		1997		50.00	%		647,883		686,414		9,791,988	JO-ANN STORES, BEST BUY, AMC THEATRE, BASSETT FURNITURE, ASHLEY FURNITURE HOMESTORE, BARNES & NOBLE, BABIES R US, STEIN MART, ROSS DRESS FOR LESS, OFFICE MAX
12 CHANDLER, AZ	CHANDLER 2992 NORTH ALMA SCHOOL ROAD	PHOENIX		1985		2005		50.00	%		74,862		74,862		0
13 MESA, AZ (SUPERS)	SUPERSTITION SPRINGS 6505 E SOUTHERN AVENUE	PHOENIX		1990		2005		50.00	%		86,858		86,858		0
14 PHOENIX, AZ (DV)	DEER VALLEY 4255 W. THUNDERBIRD ROAD	PHOENIX		1979		2005		50.00	%		81,009		81,009		0
15 PHOENIX, AZ (PEORIA)	ARROWHEAD CROSSING 7553 WEST BELL ROAD	PHOENIX		1995		1996		50.00	%		346,428		416,606		3,643,674	STAPLES, HOMEGOODS, MAC FRUGAL’S, BARNES & NOBLE, T.J. MAXX, HOBBY LOBBY, DSW SHOE WAREHOUSE, BASSETT FURNITURE, FRY’S(NOT OWNED)
16 PHOENIX, AZ (SILVER)	SILVER CREEK PLAZA 4710 E. RAY ROAD	PHOENIX		1994		2005		50.00	%		76,006		76,006		589,047	HOBBY LOBBY
17 PHOENIX, AZ (SPE)	CHRISTOWN SPECTRUM MALL 1703 W BETHANY HOME RD	PHOENIX		1961		2004		20.00	%		452,865		1,035,337		7,170,100	WALMART SUPERCENTER, COSTCO WHOLESALE, ROSS DRESS FOR LESS, PETSMART, J.C. PENNEY, HARKINS THEATRE, TARGET(NOT OWNED)
18 PHOENIX, AZ(DEER VALLEY)	DEER VALLEY TOWNE CENTER 2805 WEST AQUA FRIA FREEWAY	PHOENIX		1996		1999		100.00	%		194,009		459,939		3,405,271	ROSS DRESS FOR LESS, OFFICE MAX, PETSMART, MICHAEL’S, TARGET(NOT OWNED), AMC THEATRES(NOT OWNED)
19 PHOENIX, AZ(PARADISE)	PARADISE VILLAGE GATEWAY TATUM & SHEA BLVDS	PHOENIX		1997/2004		2003		67.00	%		223,658		295,317		4,533,649	BED BATH & BEYOND, ROSS DRESS FOR LESS, PETSMART, STAPLES, ALBERTSON’S
20 TUCSON, AZ	SANTA CRUZ PLAZA 3660 SOUTH 16TH AVENUE	TUCSON		1982		2005		50.00	%		76,126		76,126		0

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
Arkansas

21 NORTH LITTLE ROCK, AR	MCCAIN PLAZA 4124 EAST MCCAIN BOULEVARD	LITTLE ROCK		1991/2004		1994		100.00	%		295,013		295,013		1,602,988	BED BATH & BEYOND, T.J. MAXX, CINEMARK, BURLINGTON COAT FACTORY, MICHAEL’S
22 RUSSELLVILLE, AR	VALLEY PARK CENTRE 3093 EAST MAIN STREET	RUSSELLVILLE		1992		1994		100.00	%		266,539		266,539		1,400,148	HOBBY LOBBY, J.C. PENNEY, BELK, T.J. MAXX

Brazil

23 BRASILIA (FEDERAL DISTRICT)	PATIO BRASIL SHOPPING SCS QUADRA 07 BL A	BRASILIA		1997/2001		2006		5.00	%		332,249		364,434		14,010,574	LOJAS AMERICANAS, OTOCH, RIACHUELO, RENNER, CENTAURO
24 CAMPINAS (SAO PAULO)	PARQUE DOM PEDRO AV. GUILHERME CAMPOS, 500	CAMPINAS		2001		2006		37.30	%		1,246,853		1,276,376		28,911,081	LOJAS AMERICANAS, CASAS BAHIA, CENTAURO, PET CENTER MARGINAL, MARISA, STAR BOWLING, WAL-MART SUPERCENTER, ETNA, ALPINI VEICULOS, PERNAMBUCANAS, FORMULA ACADEMIA, RIACHUELO, ZARA, RENNER, FNAC, MULTIPLEX P.D.PEDRO
25 FRANCA (SAO PAULO)	FRANCA SHOPPING AV. RIO NEGRO, 1100	FRANCA		1993		2006		32.25	%		176,890		176,890		2,299,345	C&C CASA E CONSTRUCAO, C&A, CASAS BAHIA, MAGAZINE LUIZA, LOJAS AMERICANAS
26 MANAURA	MANAUARA SHOPPING AV.MARIO YPIRANGA, 1300	MANAUS		2007		2007		47.80	%		503,890		503,890		12,465,387	MARISA, CENTAURO, SARAIVA MEGA STORE, HITECH IMPORTS, C&A, RENNER, RIACHUELO, BEMOL, LOJAS RENNER
27 SAO BERNARDO DO CAMPO (SAO PAULO)	SHOPPING METROPOLE PRACA SAMUEL SABATINE, 200	SAO PAULO		1980/95/97		2006		47.80	%		212,985		212,985		8,710,556	RENNER, LOJAS AMERICANAS, MARISA
28 SAO PAULO BOAVISTA (SAO PAULO)	BOAVISTA SHOPPING RUA BORBA GATO, 59	SAO PAULO		2004		2006		47.80	%		279,956		279,956		3,140,043	C&A, MARISA & FAMILIA, AMERICANAS EXPRESS, SONDA
29 SAO PAULO CAMPO LIMPO (SAO PAULO)	CAMPO LIMPO SHOPPING ESTRADA DO CAMPO LIMPO 459	SAO PAULO		2005		2006		9.60	%		214,745		214,745		4,387,379	C&A, MARISA, COMPRE BEM, CASAS BAHIA
30 SAO PAULO PENHA (SAO PAULO)	SHOPPING PENHA RUA DR JOAO RIBEIRO, 304	SAO PAULO		1992/2004		2006		35.00	%		325,902		325,902		7,426,734	MARISA, MAGAZINE LUIZA, SONDA, LOJAS AMERICANAS, KALUNGA, C&A
31 SAO PAULO PLAZA (SAO PAULO)	PLAZA SUL PRACA LEONOR KAUPA	SAO PAULO		1994		2006		14.35	%		248,267		290,705		10,703,251	LOJAS AMERICANAS, LUIGI BERTOLLI, CAMICADO, MONDAY ACADEMIA, RENNER
32 SAO PAULO TIVOLI (SAO PAULO)	TIVOLI SHOPPING AV. SANTA BARBARA, 777	SAO PAULO		1993/2006		2006		14.35	%		238,448		238,448		4,074,797	LOJAS AMERICANAS, UNIMED, MAGAZINE LUIZA, C&A, C&C, PAULISTAO

California

33 ANAHEIM, CA	ANAHEIM HILLS FESTIVAL 8100 E SANTA CANYON ROAD	LOS ANGELES		1992		2005		50.00	%		77,883		77,883		0
34 ANTIOCH, CA	SOMERSVILLE TOWNE CENTER 2602 SOMERSVILLE ROAD	SACREMENTO		1970		2005		50.00	%		75,339		75,339		0
35 BUENA PARK, CA (MALL & ENT)	BUENA PARK DOWNTOWN (ENTRTNMT) 100 BUENA PARK	LOS ANGELES		1965		2004		20.00	%		734,757		1,142,420		8,839,820	DSW SHOE WAREHOUSE, ROSS DRESS FOR LESS, BED BATH & BEYOND, 24 HOUR FITNESS, KOHL’S, KRIKORIAN THEATRES, JOHN’S INCREDIBLE PIZZA COMPANY, MICHAEL’S, SEARS(NOT OWNED), WALMART(NOT OWNED)
36 BURBANK, CA	BURBANK TOWN CENTER 245 E MAGNOLIA BLVD	LOS ANGELES		1991		2005		50.00	%		89,182		89,182		638,000	BURLINGTON COAT FACTORY
37 CHINO, CA	CHINO TOWN SQUARE SC 5517 PHILADELPHIA	LOS ANGELES		1986		2005		50.00	%		81,282		81,282		0
38 CLOVIS, CA	SIERRA VISTA MALL 1000 SHAW AVENUE	FRESMP		1988		2005		50.00	%		75,088		75,088		525,000	KOHL’S
39 CULVER CITY, CA	CULVER CITY 5660 SEPULVEDA BLVD	LOS ANGELES		1998		2007		100.00	%		32,873		32,873		756,080	SPROUTS
40 EL CAJON, CA	WESTFIELD PARKWAY 565 FLETCHER PARKWAY	SAN DIEGO		1989		2005		50.00	%		85,744		85,744		0
41 FAIRFIELD, CA	WESTFIELD SOLANO 1451 GATEWAY BLVD.	SAN FRANCISCO		1981		2005		50.00	%		89,223		89,223		584,400	FOREVER 21

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year					DDR							Total
			Developed/		Year			Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired			Interest			GLA		GLA		Rent		Anchor Tenants
42 FOLSOM, CA	FOLSOM SQUARE 1010 E. BIDWELL STREET	SACREMENTO		2003		2005			50.00	%		79,080		79,080		0
43 FOOTHILL RANCH, CA	FOOTHILL RANCH TC 26732 PORTOLA PARKWAY	LOS ANGELES		1993		2005			50.00	%		77,934		77,934		0
44 GARDEN GROVE, CA	GARDEN GROVE CENTER 13092 HARBOR BLVD.	LOS ANGELES		1982		2005			50.00	%		83,746		83,746		0
45 LANCASTER, CA (DISCOUNT)	VALLEY CENTRAL (DISCOUNT) 44707-44765 VALLEY CENTRAL WAY	LOS ANGELES		1990		2001			21.00	%		351,022		483,816		2,884,868	MARSHALL’S, STAPLES, CINEMARK, 99 CENTS ONLY, MICHAEL’S, WALMART SUPERCENTER(NOT OWNED)
46 LOMPAC, CA	MISSION PLAZA 1600 N H STREET	LOS ANGELES		1992		2005			50.00	%		62,523		62,523		0
47 LONG BEACH, CA (PIKE)	THE PIKE AT RAINBOW HARBOR 95 SOUTH PINE AVE	LOS ANGELES		2005		1	*		100.00	%		288,283		321,822		6,083,371	CINEMARK, BORDERS
48 MADERA, CA	MADERA 1467 COUNTRY CLUB DRIVE	FRESNO		1990		2005			50.00	%		59,720		59,720		0
49 NORTH FULLERTON, CA	CROSSROADS SC 200 IMPERIAL HIGHWAY	LOS ANGELES		1991		2005			50.00	%		76,360		76,360		0
50 OCEANSIDE, CA.	OCEAN PLACE CINEMAS 401-409 MISSION AVENUE	SAN DIEGO		2000		2000			100.00	%		79,884		79,884		1,409,036	REGAL CINEMAS
51 PALMDALE, CA	ANTELOPE VALLEY MALL 1305 W RANCHO VISTA BLVD.	LOS ANGELES		1992		2005			50.00	%		76,550		76,550		688,500	FOREVER 21
52 PASADENA, CA	PASEO COLORADO 280 E COLORADO BLVD	LOS ANGELES		2001		2003			100.00	%		556,271		556,271		11,131,361	GELSON’S MARKET, LOEHMANN’S, EQUINOX, MACY’S, PACIFIC THEATRES EXHIB. CORP, DSW SHOE WAREHOUSE
53 PLEASANT HILL, CA.	DOWNTOWN PLEASANT HILL 55 CRESCENT DRIVE	SAN FRANCISCO		1999/2000		2001			21.00	%		345,761		345,761		6,488,624	LUCKY SUPERMARKET, MICHAEL’S, BORDERS, ROSS DRESS FOR LESS, BED BATH & BEYOND, CENTURY THEATRE
54 REDDING, CA	SHASTA CENTER 1755 HILLTOP DRIVE	SAN FRANCISCO		1984		2005			50.00	%		61,363		61,363		0
55 RICHMOND, CA(HILLTOP)	HILLTOP PLAZA 3401 BLUME DRIVE	SAN FRANCISCO		1996/2000		2002			20.00	%		245,774		245,774		2,619,159	99 CENTS ONLY STORES, PETSMART, ROSS DRESS FOR LESS, CENTURY THEATRE
56 SAN DIEGO, CA	SOUTHLAND PLAZA SC 575 SATURN BLVD.	SAN DIEGO		1982		2005			50.00	%		75,207		75,207		0
57 SAN FRANCISCO, CA (RETAILS)	VAN NESS PLAZA 1000 VAN NESS AVENUE	SAN FRANCISCO		1998					100.00	%		123,755		123,755		3,371,412	AMC THEATRE
58 SANTA MARIA, CA	TOWN CENTER WEST SC 201 TOWN CENTER WEST	LOS ANGELES		1988		2005			50.00	%		84,886		84,886		568,500	FOREVER 21
59 SANTA ROSA, CA	SANTA ROSA PLAZA 600 SANTA ROSA PLAZA	SAN FRANCISCO		1981		2005			50.00	%		90,348		90,348		0
60 SLATTEN RANCH, CA	SLATTEN RANCH SC 5849 LONE TREE WAY	SAN FRANCISCO		2002		2005			50.00	%		78,819		78,819		0
61 SONORA, CA	SONORA CROSSROADS 1151 SANGUINETTI ROAD	SAN FRANCISCO		1993		2005			50.00	%		62,214		62,214		0
62 TULARE, CA	TULARE PAVILION SC 1675 HILLMAN STREET	FRESNO		1991		2005			50.00	%		62,947		62,947		0
63 VALENCIA, CA	RIVER OAKS SC 24235 MAGIC MOUNTAIN PKWY	LOS ANGELES		1986		2006			100.00	%		75,590		75,590		0
64 WEST COVINA, CA	WESTFIELD EASTLAND SC 2753 E. EASTLAND CTR DR	LOS ANGELES		1979		2005			50.00	%		79,800		79,800		0

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
Colorado

65 BROOMFIELD, CO (FLATIRON GARD)	FLATIRON MARKETPLACE (GARDEN) 1 WEST FLATIRON CIRCLE	DENVER		2001		2003		100.00	%		252,035		421,447		3,553,692	NORDSTROM RACK, BEST BUY, OFFICE DEPOT, GREAT INDOORS(NOT OWNED)
66 DENVER, CO (CENTENNIAL)	CENTENNIAL PROMENADE 9555 E COUNTY LINE ROAD	DENVER		1997/2002		1997		100.00	%		408,337		529,488		6,256,906	GOLFSMITH GOLF CENTER, SOUNDTRACK, ROSS DRESS FOR LESS, OFFICE MAX, MICHAEL’S, TOYS R US, LOEHMANN’S, RECREATIONAL EQUIPMENT(NOT OWNED), HOME DEPOT(NOT OWNED)
67 DENVER, CO (TAMARAC)	TAMARAC SQUARE 7777 E. HAMPDEN	DENVER		1976		2001		100.00	%		188,411		196,411		1,385,637	REGENCY THEATRES TAMARAC SQ.
68 DENVER, CO (UNIVERSITY)	UNIVERSITY HILLS 2730 SOUTH COLORADO BOULEVARD	DENVER		1997		2003		100.00	%		244,383		244,383		4,159,965	PIER 1 IMPORTS, OFFICE MAX, 24 HOUR FITNESS, KING SOOPERS, MICHAEL’S
69 FORT COLLINS, CO	MULBERRY AND LEMAY CROSSING MULBERRY ST. & S. LEMAY AVE.	FORT COLLINS		2004		2003		100.00	%		18,988		316,420		408,258	HOME DEPOT(NOT OWNED), WALMART SUPERCENTER(NOT OWNED)
70 HIGHLAND RANCH, CO	HIGHLAND RANCH 8575 SOUTH QUEBEC ST	DENVER		1998		2007		100.00	%		43,480		43,480		0
71 LITTLETON, CO	ASPEN GROVE 7301 SOUTH SANTA FE	DENVER		2002		1 *		100.00	%		232,488		256,222		5,914,871
72 PARKER, CO (FLATACRES)	FLATACRES MARKETCENTER (I) SOUTH PARKER ROAD	DENVER		2003		2003		0.01	%		116,644		221,520		1,996,339	BED BATH & BEYOND, GART SPORTS, MICHAEL’S, KOHL’S(NOT OWNED), HOME DEPOT(NOT OWNED), WALMART SUPERCENTER(NOT OWNED)

Connecticut

73 WATERBURY, CT	NAUGATUCK VALLEY SC 950 WOLCOTT STREET	HARTFORD		2003		2007		15.00	%		231,584		382,831		3,774,985	WALMART, BOB’S STORES, STOP & SHOP, STAPLES
74 WINDSOR, CT	WINDSOR COURT SHOPPING CENTER 1095 KENNEDY ROAD	HARTFORD		1993		2007		100.00	%		78,480		78,480		1,397,409	STOP & SHOP

Delaware

75 DOVER, DE	KMART SHOPPING CENTER 515 N DUPONT HIGHWAY	DOVER		1973		2008		25.25	%		84,180		88,980		301,000	K MART

Florida

76 BAYONET POINT, FL	POINT PLAZA US 19 & SR 52	TAMPA		1985/2003		1/2 *		100.00	%		209,714		209,714		1,332,212	BEALL’S, T.J. MAXX
77 BOYNTON BEACH, FL	MEADOWS SQUARE HYPOLUXO RD N. CONGRESS AVE.	MIAMI		1986		2004		20.00	%		106,224		106,224		1,086,927	PUBLIX SUPER MARKETS
78 BOYNTON BEACH, FL(ABERDEEN)	ABERDEEN SQUARE 4966 LE CHALET BLVD	MIAMI		1990		2007		20.00	%		70,555		70,555		632,611	PUBLIX SUPER MARKETS
79 BOYNTON BEACH, FL(VILLAGE)	VILLAGE SQUARE AT GOLF 3775 W WOOLBRIGHT RD	MIAMI		1983/2002		2007		20.00	%		131,466		131,466		1,484,319	PUBLIX SUPER MARKETS
80 BRADENTON, FL (LAKEWOOD)	LAKEWOOD RANCH PLAZA 1755 LAKEWOOD RANCH BLVD	BRADENTON		2001		2007		20.00	%		69,484		69,484		984,411	PUBLIX SUPER MARKETS
81 BRADENTON, FL(CORTEZ)	CORTEZ PLAZA CORTEZ ROAD WEST AND US HIGHWAY 41	BRADENTON		1966/1988		2007		100.00	%		288,540		288,540		2,532,938	BURLINGTON COAT FACTORY, PETSMART, H.H. GREGG APPLIANCES
82 BRADENTON, FL(CREEKWOOD)	CREEKWOOD CROSSING 7395 52ND PLACE EAST	BRADENTON		2001		2007		20.00	%		189,120		292,459		1,825,542	BEALL’S, BEALL’S OUTLET, LIFESTYLE FAMILY FITNESS, MACYS FURNITURE & MATRESS CLEARANCE CNTR, LOWE’S(NOT OWNED)
83 BRANDON, FL (KMART)	KMART SHOPPING CENTER 1602 BRANDON BL	TAMPA		1972/1997/2003		2 *		100.00	%		161,900		228,022		795,017	CHUCK E CHEESE, KANE FURNITURE
84 BRANDON, FL (PLAZA)	LAKE BRANDON PLAZA CAUSEWAY BOULEVARD	TAMPA		1999		2003		100.00	%		148,267		196,801		1,951,211	COMPUSA, JO-ANN STORES, BABIES R US, PUBLIX SUPER MARKETS
85 CASSELBERRY, FL	CASSELBERRY COMMONS 1455 S. SEMORAN BLVD	ORLANDO		1973/1998		2007		20.00	%		242,367		257,367		1,956,765	PUBLIX SUPER MARKETS, ROSS DRESS FOR LESS, T.J. MAXX, STEIN MART

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
86 CLEARWATER, FL	CLEARWATER COLLECTION 21688-21800 US HWY19 NORTH	TAMPA		1995/2005		2007		100.00	%		132,023		132,023		1,447,273	LA FITNESS INTERNATIONAL, FLOOR & DECOR
87 CRYSTAL RIVER, FL	CRYSTAL SPRINGS 6760 W GULF TO LAKE	OCALA		2001		2007		20.00	%		66,986		66,986		710,227	PUBLIX SUPER MARKETS
88 CRYSTAL RIVER, FL (RIVER)	CRYSTAL RIVER PLAZA 420 SUN COAST HWY	OCALA		1986/2001		1/2 *		100.00	%		169,101		169,101		877,378	BEALL’S, BEALL’S OUTLET
89 DANIA BEACH, FL	BASS PRO OUTDOOR WORLD 200 GULF STREAM WAY	MIAMI		1999		2007		100.00	%		165,000		165,000		1,600,000	BASS PRO OUTDOOR WORLD
90 DANIA, FL	SHERIDAN SQUARE 401-435 E. SHERIDAN STREET	MIAMI		1991		2007		20.00	%		67,475		67,475		651,498	PUBLIX SUPER MARKETS
91 DAVIE, FL	PARADISE PROMENADE 5949-6029 STIRLING ROAD	MIAMI		2004		2007		20.00	%		74,493		74,493		1,031,065	PUBLIX SUPER MARKETS
92 DAYTONA BEACH, FL	VOLUSIA POINT SHOPPING CENTER 1808 W. INTERNATIONAL SPEEDWAY	DAYTONA BEACH		1984		2001		100.00	%		76,087		76,087		864,765	MARSHALLS
93 DEERFIELD BEACH, FL	HILLSBORO SQUARE HILLSBORO BLVD & HIGHWAY ONE	MIAMI		1978/2002		2007		15.00	%		145,385		154,145		2,235,073	PUBLIX SUPER MARKETS, OFFICE DEPOT
94 ENGLEWOOD, FL	ROTONDA PLAZA 5855 PLACIDA ROAD	SARASOTA		1991		2004		100.00	%		46,835		46,835		441,361
95 FORT MYERS, FL	MARKET SQUARE 13300 SOUTH CLEVELAND AVENUE	FORT YERS		2004		2007		15.00	%		107,179		243,945		1,737,891	AMERICAN SIGNATURE, TOTAL WINE & MORE, DSW SHOE WAREHOUSE, TARGET(NOT OWNED), BARNES & NOBLE(NOT OWNED)
96 FORT MYERS, FL (CYPRESS)	CYPRESS TRACE CYPRESS LAKE DRIVE & US 41	FORT MYERS		2004		2007		15.00	%		276,288		276,288		2,372,870	BEALL’S, STEIN MART, BEALL’S OUTLET, ROSS DRESS FOR LESS
97 FORT WALTON BEACH, FL	SHOPPES AT PARADISE POINTE US HWY 98 AND PERRY AVE	DESTON		1987/2000		2007		20.00	%		83,936		83,936		907,747	PUBLIX SUPER MARKETS
98 GULF BREEZE, FL	GULF BREEZE MARKETPLACE 3749-3767 GULF BREEZE PARKWAY	PENSACOLA		1998		2003		100.00	%		29,827		333,654		489,064	WALMART SUPERCENTER(NOT OWNED), LOWE’S(NOT OWNED)
99 HERNANDO, FL	SHOPPES OF CITRUS HILLS 2601 FOREST RIDGE BLVD	OCALA		1994/2003		2007		20.00	%		68,927		68,927		652,277	PUBLIX SUPER MARKETS
100 HIALEAH, FL	PARAISO PLAZA 3300-3350 W. 80TH ST	MIAMI		1997		2007		20.00	%		60,712		60,712		882,697	PUBLIX SUPER MARKETS
101 HOMESTEAD, FL	HOMESTEAD PAVILION	MIAMI		2009		1*		100.00	%		177,750		202,250		3,428,635	BED BATH & BEYOND, STAPLES, MICHAEL’S, ROSS DRESS FOR LESS, SPORTS AUTHORITY
102 JACKSONVILLE, FL	JACKSONVILLE REGIONAL 3000 DUNN AVENUE	JACKSONVILLE		1988		1995		100.00	%		219,735		295,752		1,245,782	J.C. PENNEY, WINN DIXIE STORES
103 JACKSONVILLE, FL(ARLINGTON RD)	ARLINGTON PLAZA 926 ARLINGTON ROAD	JACKSONVILLE		1990/1999		2004		100.00	%		182,098		182,098		556,807
104 LAKE MARY, FL	SHOPPES OF LAKE MARY 4155 WEST LAKE MARY BLVD	ORLANDO		2001		2007		15.00	%		73,343		74,331		1,392,456	STAPLES, TARGET(NOT OWNED), PUBLIX SUPER MARKETS(NOT OWNED), WALMART(NOT OWNED)
105 LAKE WALES, FL	SHOPPES ON THE RIDGE HIGHWAY 27 & CHALET SUZANNE ROAD	ORLANDO		2003		2007		20.00	%		115,578		115,578		1,067,386	PUBLIX SUPER MARKETS
106 LAKELAND, FL	LAKELAND MARKETPLACE FL LAKELAND	LAKELAND		2006		2003		100.00	%		77,582		77,582		581,865	LOWE’S(NOT OWNED)
107 LAKELAND, FL (HIGHLANDS)	HIGHLANDS PLAZA 2228 LAKELANDS HIGHLAND ROAD	LAKELAND		1990		2004		100.00	%		102,572		102,572		793,794	WINN DIXIE STORES
108 LARGO, FL	BARDMOOR PROMENADE 10801 STARKEY ROAD	TAMPA		1991		2007		20.00	%		152,667		165,607		1,900,771	PUBLIX SUPER MARKETS
109 LARGO, FL(KMART)	KMART SHOPPING CENTER 1000 MISSOURI AVENUE	TAMPA		1969		2008		25.25	%		116,805		116,805		214,921	K MART
110 MELBOURNE, FL	MELBOURNE SHOPPING CENTER 1301-1441 S BABCOCK	MELBOURNE		1960/1999		2007		20.00	%		204,202		229,102		1,350,062	BIG LOTS, PUBLIX SUPER MARKETS

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
111 MIAMI, FL	THE SHOPS AT MIDTOWN MIAMI 3401 N. MIAMI AVENUE	MIAMI		2006		1 *		100.00	%		253,341		394,455		3,094,827	LOEHMANN’S, MARSHALLS, ROSS DRESS FOR LESS, TARGET, WEST ELM
112 MIAMI, FL(PARAISO)	PLAZA DEL PARAISO 12100 SW 127TH AVE	MIAMI		2003		2007		20.00	%		82,441		82,441		1,177,003	PUBLIX SUPER MARKETS
113 MIRAMAR, FL	RIVER RUN MIRAMAR PARKWAY AND PALM AVENUE	MIAMI		1989		2007		20.00	%		93,643		106,828		1,044,809	PUBLIX SUPER MARKETS
114 NAPLES, FL (COUNTRY)	COUNTRYSIDE SHOPPES 4025 SANTA BARBARA	NAPLES		1997		2007		20.00	%		73,986		73,986		864,142	SWEETBAY SUPERMARKETS
115 NEWPORT RICHEY, FL	SHOPPES AT GOLDEN ACRES 9750 LITTLE ROAD	TAMPA		2002		2007		20.00	%		130,643		130,643		975,019	PUBLIX SUPER MARKETS
116 OCALA, FL	HEATHER ISLAND 7878 SE MARICAMP	OCALA		2005		2007		20.00	%		70,970		70,970		720,742	PUBLIX SUPER MARKETS
117 OCALA, FL(STEEPLECHASE)	STEEPLECHASE PLAZA 8585 STATE ROAD 200	OCALA		1993		2007		100.00	%		92,180		92,180		821,074	PUBLIX SUPER MARKETS
118 OCALA, FL(WEST)	OCALA WEST 2400 SW COLLEGE ROAD	OCALA		1991		2003		100.00	%		105,276		105,276		811,514	SPORTS AUTHORITY, HOBBY LOBBY, BLOCKER’S FURNITURE(NOT OWNED)
119 OCOEE, FL (WEST OAKS)	WEST OAKS TOWN CENTER 9537-49 W. COLONIAL	ORLANDO		2000		2007		20.00	%		66,539		111,623		1,088,920	MICHAEL’S
120 ORLANDO, FL (CHICKASAW)	CHICKASAW TRAIL 2300 S. CHICKASAW TR	ORLANDO		1994		2007		20.00	%		75,492		76,067		821,297	PUBLIX SUPER MARKETS
121 ORLANDO, FL (GOOD HOMES)	WEST COLONIAL CENTER GOOD HOMES ROAD AND COLONIAL DRIVE	ORLANDO		1999		2007		15.00	%		78,625		78,625		179,364	STAPLES
122 ORLANDO, FL(CONWAY)	CONWAY PLAZA 4400 CURRY FORD ROAD	ORLANDO		1985/1999		2007		20.00	%		117,723		117,723		864,906	PUBLIX SUPER MARKETS
123 ORLANDO, FL(SKYVIEW)	SKYVIEW PLAZA 7801 ORANGE BLOSSOM TRAIL	ORLANDO		1994/1998		2007		20.00	%		281,260		281,260		2,047,573	PUBLIX SUPER MARKETS, OFFICE DEPOT, K MART, BEST BUY(NOT OWNED)
124 OVIEDO, FL	OVIEDO PARK CROSSING RTE 417 & RED BUG LAKE ROAD	ORLANDO		1999		1 *		20.00	%		186,177		321,214		1,884,602	OFFICE MAX, ROSS DRESS FOR LESS, MICHAEL’S, T.J. MAXX, BED BATH & BEYOND, LOWE’S(NOT OWNED), BORDER’S(NOT OWNED)
125 PALM BEACH GARDEN, FL	NORTHLAKE COMMONS NORTHLAKE BLVD	MIAMI		1987/2003		2007		20.00	%		146,825		264,667		1,683,696	ROSS DRESS FOR LESS, TIGER DIRECT, HOME DEPOT(NOT OWNED)
126 PALM HARBOR, FL	THE SHOPPES OF BOOT RANCH 300 EAST LAKEROAD	TAMPA		1990		1995		100.00	%		52,395		229,188		909,349	TARGET(NOT OWNED), PUBLIX SUPER MARKETS(NOT OWNED)
127 PALM HARBOR, FL (BROOKER)	BROOKER CREEK 36301 E.LAKE ROAD	TAMPA		1994		2007		20.00	%		77,596		77,596		948,732	PUBLIX SUPER MARKETS
128 PEMBROKE PINES, FL	FLAMINGO FALLS 2000-2216 N.FLAMINGO ROAD	MIAMI		2001		2007		20.00	%		108,565		108,565		2,127,130	LA FITNESS(NOT OWNED)
129 PLANTATION, FL (FOUNTAINS)	THE FOUNTAINS 801 SOUTH UNIVERSITY DRIVE	MIAMI		1989		2007		100.00	%		183,989		365,268		2,927,729	MARSHALLS, KOHL’S, DICK’S SPORTING GOODS, JO-ANN FABRICS, FOUNTAINS PROFESSIONAL CENTER(NOT OWNED)
130 PLANTATION, FL (VISION)	VISION WORKS 801 SOUTH UNIVERSITY DRIVE	MIAMI		1989		2007		100.00	%		6,891		6,891		175,087
131 SANTA ROSA BEACH, FL	WATERCOLOR CROSSING 110 WATERCOLOR WAY	PENSACOLA		2003		2007		20.00	%		43,207		43,207		551,099	PUBLIX SUPER MARKETS
132 SPRING HILL, FL	MARINER SQUARE 13050 CORTEZ BLVD.	TAMPA		1988/1997		1/2 *		100.00	%		188,347		392,423		1,485,263	BEALL’S, ROSS DRESS FOR LESS, WALMART(NOT OWNED), SAM’S CLUB(NOT OWNED)
133 ST. PETERSBURG, FL	KMART PLAZA 3951 34TH STREET SOUTH	TAMPA		1973		2008		25.25	%		94,500		94,500		277,400	K MART
134 TALLAHASSEE, FL	CAPITAL WEST 4330 WEST TENNESSEE STREET	TALLAHASSEE		1994/2004		2003		100.00	%		83,551		256,200		643,806	BEALL’S OUTLET, OFFICE DEPOT, WALMART SUPERCENTER(NOT OWNED)

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
135 TALLAHASSEE, FL (KILLEARN)	KILLEARN SHOPPING CENTER 3479-99 THOMASVILLE ROAD	TALLAHASSEE		1980		2007		20.00	%		95,229		95,229		1,072,950	PUBLIX SUPER MARKETS
136 TALLAHASSEE, FL (SOUTHWOOD)	SOUTHWOOD VILLAGE NWC CAPITAL CIRCLE & BLAIRSTONE ROAD	TALLAHASSEE		2003		2007		20.00	%		62,840		62,840		699,792	PUBLIX SUPER MARKETS
137 TAMARAC, FL	MIDWAY PLAZA UNIVERSITY DR & COMMERCIAL BLVD	MIAMI		1985		2007		20.00	%		227,209		227,209		2,426,341	ROSS DRESS FOR LESS, PUBLIX SUPER MARKETS
138 TAMPA, FL	NEW TAMPA COMMONS BRUCE B DOWNS & DONNA MICHELLE	TAMPA		2005		2007		100.00	%		10,000		10,000		343,345
139 TAMPA, FL (DALE)	NORTH POINTE PLAZA 15001-15233 NORTH DALE MABRY	TAMPA		1990		1/2 *		20.00	%		104,460		222,388		1,129,686	PUBLIX SUPER MARKETS, WALMART(NOT OWNED)
140 TAMPA, FL (WALKS)	WALK AT HIGHWOOD PRESERVE(I) 18001 HIGHWOODS PRESERVE PARKWAY	TAMPA		2001		2007		15.00	%		169,081		178,981		2,032,848	MICHAEL’S, BEST BUY
141 TARPON SPRINGS, FL	TARPON SQUARE 41232 U.S. 19, NORTH	TAMPA		1974/1998		1/2 *		100.00	%		198,797		199,447		859,559	BIG LOTS, STAPLES
142 TEQUESTA, FL	TEQUESTA SHOPPES 105 N US HWY 1	MIAMI		1986		2007		100.00	%		109,760		109,760		1,129,668	STEIN MART
143 VALRICO, FL	BRANDON BOULEVARD SHOPPES 1930 SR 60 E.	TAMPA		1994		2007		100.00	%		85,377		85,377		879,687	PUBLIX SUPER MARKETS
144 VALRICO, FL (LITHIA)	SHOPPES AT LITHIA 3461 LITHIA PINECRES T ROAD	TAMPA		2003		2007		20.00	%		71,430		71,430		979,693	PUBLIX SUPER MARKETS
145 VENICE, FL	JACARANDA PLAZA 1687 SOUTH BYPASS	SARASOTA		1974		2008		25.25	%		84,180		84,180		0
146 VERO BEACH, FL	VERO BEACH 6560 20TH STREET	VERO BEACH		2001		2007		100.00	%		33,243		33,243		0
147 WESLEY CHAPEL, FL	THE SHOPPES AT NEW TAMPA 1920 CR 581	TAMPA		2002		2007		20.00	%		158,602		158,602		1,724,547	PUBLIX SUPER MARKETS, BEALL’S

Georgia

148 ATHENS, GA	ATHENS EAST 4375 LEXINGTON ROAD	ATLANTA		2000		2003		100.00	%		24,000		218,879		352,344	WALMART SUPERCENTER(NOT OWNED)
149 ATLANTA, GA (BROOKHAVEN)	BROOKHAVEN PLAZA 3974 PEACHTREE RD NE	ATLANTA		1993		2007		20.00	%		65,320		71,320		1,192,128	KROGER
150 ATLANTA, GA (CORNERS)	CASCADE CORNERS 3425 CASCADE ROAD	ATLANTA		1993		2007		20.00	%		66,844		66,844		488,554	KROGER
151 ATLANTA, GA (DULUTH)	PLEASANT HILL PLAZA 1630 PLEASANT HILL ROAD	ATLANTA		1990		1994		100.00	%		99,025		219,025		802,703	WALMART(NOT OWNED), ASSI SUPERMARKET(NOT OWNED)
152 ATLANTA, GA (PERIMETER)	PERIMETER POINTE 1155 MT. VERNON HIGHWAY	ATLANTA		1995/2002		1995		100.00	%		349,955		352,755		5,244,620	STEIN MART, BABIES R US, SPORTS AUTHORITY, L.A. FITNESS, HOMEGOODS, OFFICE DEPOT, UNITED ARTISTS THEATRE
153 ATLANTA, GA(ABERNATHY)	ABERNATHY SQUARE 6500 ROSWELL RD	ATLANTA		1983/1994		2007		100.00	%		127,615		131,515		2,254,289	PUBLIX SUPER MARKETS
154 ATLANTA, GA(CROSSING)	CASCADE CROSSING 3695 CASCADE RD SW	ATLANTA		1994		2007		20.00	%		63,346		63,346		609,039	PUBLIX SUPER MARKETS
155 AUGUSTA, GA	AUGUSTA SHOPPING CENTER 2360 GEORGETOWN ROAD	ATLANTA		1999		2007		15.00	%		22,560		232,560		0	WALMART SUPERCENTER(NOT OWNED)
156 AUSTELL, GA	BURLINGTON PLAZA 3753-3823 AUSTELL ROAD SW	ATLANTA		1973		2008		25.25	%		146,950		146,950		486,437	BURLINGTON COAT FACTORY, TOPPS FASHION(NOT OWNED)
157 BUFORD, GA (MILLCREEK)	MARKETPLACE AT MILLCREEK (I) MALL OF GEORGIA BLVD	ATLANTA		2003		2007		15.00	%		402,941		402,941		4,752,680	R.E.I., BORDERS, OFFICE MAX, PETSMART, MICHAEL’S, DSW SHOE WAREHOUSE, ROSS DRESS FOR LESS, MARSHALLS, BED BATH & BEYOND, COSTCO(NOT OWNED)

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
158 CANTON, GA	HICKORY FLAT VILLAGE 6175 HICKORY FLAT HY	ATLANTA		2000		2007		20.00	%		74,020		74,020		970,151	PUBLIX SUPER MARKETS
159 CANTON, GA (RIVER)	RIVERSTONE PLAZA 1451 RIVERSTONE PARKWAY	ATLANTA		1998		2007		20.00	%		302,131		331,820		3,257,295	MICHAEL’S, ROSS DRESS FOR LESS, BELK, PUBLIX SUPER MARKETS
160 CHAMBLEE, GA	CHAMBLEE PLAZA PEACHTREE INDUSTRIAL BOULEVARD	ATLANTA		1976		2003		100.00	%		147,016		147,016		525,732
161 COLUMBUS, GA	BRADLEY PARK CROSSING 1591 BRADLEY PARK DRIVE COLUMB	COLUMBUS		1999		2003		100.00	%		119,786		242,786		988,901	PETSMART, FRESH MARKET, MICHAEL’S, TARGET(NOT OWNED)
162 CUMMING, GA	SHARON GREENS 1595 PEACHTREE PKWY	ATLANTA		2001		2007		20.00	%		98,301		101,301		1,036,951	KROGER
163 CUMMING, GA (MARKETPLACE)	CUMMING MARKETPLACE MARKETPLACE BOULEVARD	ATLANTA		1997/1999		2003		100.00	%		316,557		652,642		3,487,354	LOWE’S, MICHAEL’S, APPLIANCEMART, OFFICE MAX, WALMART SUPERCENTER(NOT OWNED), HOME DEPOT(NOT OWNED)
164 DECATUR, GA(FLAT SHOALS)	FLAT SHOALS CROSSING 3649 FLAKES MILL RD	ATLANTA		1994		2007		20.00	%		69,699		69,699		717,487	PUBLIX SUPER MARKETS
165 DECATUR, GA(HAIRSTON)	HAIRSTON CROSSING 2075 S HAIRSTON ROAD	ATLANTA		2002		2007		20.00	%		57,884		57,884		714,422	PUBLIX SUPER MARKETS
166 DOUGLASVILLE, GA	DOUGLASVILLE MARKETPLACE 6875 DOUGLAS BOULEVARD	ATLANTA		1999		2003		100.00	%		86,158		261,353		1,398,772	BEST BUY, BABIES R US, LOWES(NOT OWNED)
167 DOUGLASVILLE, GA (PAVILION)	DOUGLASVILLE PAVILION 2900 CHAPEL HILL RD	ATLANTA		1998		2007		15.00	%		267,010		370,010		2,237,283	PETSMART, OFFICE MAX, MARSHALLS, ROSS DRESS FOR LESS, TARGET(NOT OWNED)
168 DOUGLASVILLE, GA(MARKET)	MARKET SQUARE 9503-9579 HIGHWAY 5	ATLANTA		1974/1990		2007		20.00	%		121,766		128,266		1,309,400	OFFICE DEPOT
169 DULUTH, GA(BRIDAL)	SO GOOD BEAUTY & BRIDAL 3480 STEVE REYNOLDS BLVD	ATLANTA		2004		2007		100.00	%		20,000		20,000		160,000	SO GOOD BRIDAL & BEAUTY
170 ELLENWOOD, GA	PARADISE SHOPPES OF ELLENWOOD EAST ATLANTA ROAD & FAIRVIEW ROAD	ATLANTA		2003		2007		20.00	%		67,721		67,721		734,140
171 FAYETTEVILLE, GA (PAVILION)	FAYETTE PAVILION (I) NEW HOPE ROAD & GA HWY 85	ATLANTA		1995/2002		2007		15.00	%		1,279,810		1,528,307		10,644,281	H.H. GREGG APPLIANCES, WALMART, BED BATH & BEYOND, SPORTS AUTHORITY, T.J. MAXX, PUBLIX SUPER MARKETS, BELK, BEST BUY, OLD NAVY, ROSS DRESS FOR LESS, TOYS R US, CINEMARK, MARSHALLS, PETSMART, KOHL’S, JO-ANN STORES, DICK’S SPORTING GOODS, HOBBY LOBBY, HOME DEPOT(NOT OWNED), TARGET(NOT OWNED), WALMART SUPERCENTER(NOT OWNED)
172 FLOWERY BRANCH, GA	CLEARWATER CROSSING 7380 SPOUT SPRINGS ROAD	ATLANTA		2003		2007		20.00	%		90,566		90,566		977,028	KROGER
173 GAINESVILLE, GA	RITE AID 599 S. ENOTA DRIVE	ATLANTA		1997		2007		100.00	%		10,594		10,594		178,016
174 GRIFFIN, GA	ELLIS CROSSING 649-687 NORTH EXPRESSWAY	ATLANTA		1986		2003		100.00	%		9,200		116,975		19,200
175 KENNESAW, GA (BARRETT)	BARRETT PAVILION (I) 740 BARRETT PARKWAY	ATLANTA		1998		2007		15.00	%		439,784		585,184		6,816,526	AMC THEATRE, HOMEGOODS, GOLFSMITH GOLF CENTER, H.H. GREGG APPLIANCES, HOBBY LOBBY, JO-ANN STORES, TOTAL WINE & MORE, R.E.I., OLD NAVY, TARGET(NOT OWNED)
176 KENNESAW, GA(TOWN)	TOWN CENTER COMMONS 725 EARNEST BARRETT PARKWAY	ATLANTA		1998		2007		100.00	%		72,108		159,758		917,012	J.C. PENNEY, DICK’S SPORTING GOODS(NOT OWNED)
177 LAWRENCEVILLE, GA (RITE AID)	RITE AID 1545 LAWRENCEVILLE HIGHWAY	ATLANTA		1997		2007		100.00	%		9,504		9,504		184,328
178 LAWRENCEVILLE, GA(SPRINGFIELD)	SPRINGFIELD PARK 665 DULUTH HIGHWAY	ATLANTA		1992/2000		2007		100.00	%		105,321		105,321		853,786	HOBBY LOBBY
179 LITHONIA, GA (THE SHOPS AT TURNER HILL)	SHOPS AT TURNER HILL 8200 MALL PARKWAY	ATLANTA		2004		2003		0.01	%		113,675		293,670		1,454,939	BEST BUY, BED BATH & BEYOND, TOYS R US, SAM’S CLUB(NOT OWNED)

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
180 LOGANVILLE, GA	MIDWAY PLAZA	ATLANTA		1995		2003		20.00	%		91,196		91,196		991,955	KROGER
	910 ATHENS HWY
181 MACON, GA	EISENHOWER ANNEX 4685 PRESIDENTIAL PARKWAY	MACON		2002		2007		100.00	%		59,305		59,305		641,878	H.H. GREGG APPLIANCES, PETSMART
182 MACON, GA (DAVID’S)	DAVID’S BRIDAL CENTER 4685 PRESIDENTIAL PARKWAY	MACON		2004		2007		15.00	%		14,000		14,000		247,665
183 MACON, GA (EISENHOWER)	EISENHOWER CROSSING (I) 4685 PRESIDENTIAL PARKWAY	MACON		2002		2007		15.00	%		400,653		578,249		4,378,219	KROGER, STAPLES, MICHAEL’S, ROSS DRESS FOR LESS, BED BATH & BEYOND, OLD NAVY, MARSHALLS, DICK’S SPORTING GOODS, TARGET(NOT OWNED), BEST BUY(NOT OWNED)
184 MARIETTA, GA	TOWNE CENTER PRADO 2609 BELLS FERRY ROAD	ATLANTA		1995/2002		1995		100.00	%		316,786		326,683		3,198,305	STEIN MART, ROSS DRESS FOR LESS, PUBLIX SUPER MARKETS
185 MARIETTA, GA (RITE AID)	RITE AID 731 WHITLOCK AVE	ATLANTA		1997		2007		100.00	%		10,880		10,880		183,507
186 MARIETTA, GA(BLOCKBUSTER)	BLOCKBUSTER 1748 POWDER SPRINGS	ATLANTA		1994		2007		20.00	%		6,500		6,500		128,960
187 MCDONOUGH, GA(DOW)	SHOPPES AT LAKE DOW 900-938 HIGHWAY 81 E	ATLANTA		2002		2007		20.00	%		72,727		72,727		863,499	PUBLIX SUPER MARKETS
188 MORROW, GA (SOUTHLAKE)	SOUTHLAKE PAVILION (II & III) 1912 MT ZION ROAD	ATLANTA		1996/2001		2007		15.00	%		527,866		644,614		4,393,248	ROSS DRESS FOR LESS, BARNES & NOBLE, ASHLEY FURNITURE HOMESTORE, L.A. FITNESS, STAPLES, OLD NAVY, H.H. GREGG APPLIANCES, SEARS, TARGET(NOT OWNED)
189 NEWNAN, GA	NEWNAN CROSSING 955-1063 BULLSBORO DRIVE NEWNA	ATLANTA		1995		2003		100.00	%		156,497		426,723		1,266,951	LOWE’S, WALMART(NOT OWNED)
190 NEWNAN, GA (PAVILION)	NEWNAN PAVILION 1074 BULLSBORO DR	ATLANTA		1998		2007		15.00	%		263,635		459,508		2,557,317	OFFICE MAX, PETSMART, HOME DEPOT, ROSS DRESS FOR LESS, KOHL’S
191 NORCROSS, GA	JONES BRIDGE SQUARE 5075 PEACHTREE PKWY	ATLANTA		1999		2007		100.00	%		83,363		83,363		842,188	INGLES
192 ROME, GA	ROME 2700 MARTHA BERRY HIGHWAY NE	ROME		2001		2007		100.00	%		33,056		33,056		0
193 ROSWELL, GA (SANDY)	SANDY PLAINS VILLAGE (I) GEORGIA HWY 92 AND SANDY PLAINS ROAD	ATLANTA		1978/1995		2007		100.00	%		177,529		177,529		1,107,632
194 ROSWELL, GA (STONEBRIDGE)	STONEBRIDGE SQUARE 610-20 CROSSVILLE RD	ATLANTA		2002		2007		15.00	%		160,104		162,832		1,714,137	KOHL’S
195 SMYRNA, GA	HERITAGE PAVILION 2540 CUMBERLAND BLVD	ATLANTA		1995		2007		15.00	%		262,971		262,971		3,230,431	PETSMART, ROSS DRESS FOR LESS, AMERICAN SIGNATURE, T.J. MAXX, MARSHALLS
196 SNELLVILLE, GA (RITE AID)	RITE AID 3295 CENTERVILLE HWY	ATLANTA		1997		2007		100.00	%		10,594		10,594		199,601
197 SNELLVILLE, GA(COMMONS)	PRESIDENTIAL COMMONS 1630-1708 SCENIC HWY	ATLANTA		2000		2007		100.00	%		371,586		371,586		3,861,916	JO-ANN STORES, KROGER, STEIN MART, HOME DEPOT
198 STONE MOUNTAIN, GA (DESHON)	DESHON PLAZA 380 N. DESHON ROAD	ATLANTA		1994		2007		20.00	%		64,055		64,055		712,155	PUBLIX SUPER MARKETS
199 SUWANEE, GA (CROSS)	SUWANEE CROSSROADS LAWRENCEVILLE ROAD & SATELLITE BLVD	ATLANTA		2002		2007		15.00	%		69,600		279,600		624,910	WALMART(NOT OWNED)
200 SUWANEE, GA (JOHNS)	JOHNS CREEK TOWN CENTER 3630 PEACHTREE PARKWAY SUWANEE	ATLANTA		2001/2004		2003		100.00	%		285,336		285,336		3,721,809	BORDERS, PETSMART, KOHL’S, MICHAEL’S, STAPLES, SHOE GALLERY
201 SUWANEE, GA (SHOPS)	SHOPS AT JOHNS CREEK 4090 JOHNS CREEK PKY	ATLANTA		1997		2007		20.00	%		18,200		18,200		203,557
202 SYLVANIA, GA	BI-LO 1129 W OGEECHEE ST	ATLANTA		2002		2007		100.00	%		36,000		36,000		378,000	BI-LO
203 TUCKER, GA	COFER CROSSING 4349-4375 LAWRENCEVILLE HWY	ATLANTA		1998/2003		2003		20.00	%		130,832		272,400		799,269	KROGER, WALMART(NOT OWNED)

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
204 TYRONE, GA	SOUTHAMPTON VILLAGE NWC OF HIGHWAY 74 & SWANSON ROAD	ATLANTA		2003		2007		20.00	%		77,956		77,956		828,407	PUBLIX SUPER MARKETS
205 UNION CITY, GA	SHANNON SQUARE 4720 JONESBORO ROAD	ATLANTA		1986		2003		100.00	%		100,002		100,002		516,736	FARMERS HOME FURNITURE
206 WARNER ROBINS, GA	WARNER ROBINS PLACE 2724 WATSON BOULEVARD	WARNER ROBINS		1997		2003		100.00	%		107,941		459,700		1,305,618	T.J. MAXX, STAPLES, LOWES(NOT OWNED), WALMART SUPERCENTER(NOT OWNED)
207 WOODSTOCK, GA	WOODSTOCK PLACE 10029 HIGHWAY 928	ATLANTA		1995		2003		100.00	%		44,691		44,691		431,307
208 WOODSTOCK, GA (SQUARE)	WOODSTOCK SQUARE 120-142 WOODSTOCK SQ	ATLANTA		2001		2007		15.00	%		218,859		392,859		2,899,338	OFFICE MAX, OLD NAVY, KOHL’S, SUPER TARGET(NOT OWNED)

Idaho

209 IDAHO FALLS, ID (DDRC)	COUNTRY CLUB MALL 1515 NORTHGATE MILE	IDAHO FALLS		1976/1992/1997		1998		100.00	%		138,495		296,103		605,445	OFFICE MAX, FRED MEYER, INC.(NOT OWNED)
210 MERIDIAN, ID	MERIDIAN CROSSROADS EAGLE AND FAIRVIEW ROAD	BOISE		1999/2001/2002/2003/ 2004		1 *		100.00	%		461,023		731,482		6,548,369	BED BATH & BEYOND, OLD NAVY, SHOPKO, OFFICE DEPOT, ROSS DRESS FOR LESS, MARSHALLS, SPORTSMAN’S WAREHOUSE, BABIES R US, CRAFT WAREHOUSE, WALMART SUPERCENTER(NOT OWNED)
211 NAMPA, ID	NAMPA GATEWAY CENTER 1200 N. HAPPY VALLEY RD.	BOISE		2008		1 *		100.00	%		174,319		277,319		1,227,778	IDAHO ATHLETIC CLUB, SPORTS AUTHORITY, MACY’S, J.C. PENNEY

Illinois

212 DEER PARK, IL	DEER PARK TOWN CENTER (I) 20530 NORTH RAND RD SUITE 133	CHICAGO		2000/2004		1 *		25.75	%		302,039		406,234		8,853,955	GAP, CRATE & BARREL, CENTURY THEATRE, BARNES & NOBLE(NOT OWNED)
213 MCHENRY, IL	THE SHOPS AT FOX RIVER 3340 SHOPPERS DRIVE	CHICAGO		2006		1 *		100.00	%		226,552		233,951		2,154,350	DICK’S SPORTING GOODS, PETSMART, BED BATH & BEYOND, T.J. MAXX, BEST BUY, J.C. PENNEY(NOT OWNED)
214 MOUNT VERNON, IL	TIMES SQUARE MALL 42ND AND BROADWAY	MOUNT VERNON		1974/1998/2000		1993		100.00	%		269,328		269,328		789,484	SEARS, J.C. PENNEY
215 ORLAND PARK, IL	MARLEY CREEK SQUARE 179TH ST. & WOLF ROAD	CHICAGO		2006		2006		20.00	%		57,499		62,399		760,872
216 ORLAND PARK, IL (HOME DEPOT)	HOME DEPOT CENTER 15800 HARLEM AVENUE	CHICAGO		1987/1993		2004		100.00	%		149,498		149,498		1,394,219	HOME DEPOT
217 ROSCOE, IL	HILANDER VILLAGE 4860 HONONEGAH ROAD	CHICAGO		1994		2007		20.00	%		125,712		125,712		991,864	KROGER
218 SKOKIE, IL	VILLAGE CROSSING 5507 W. TOUHY AVE	CHICAGO		1989		2007		15.00	%		437,249		443,239		7,717,248	MICHAEL’S, BED BATH & BEYOND, OFFICE MAX, BEST BUY, CROWN THEATRES, BARNES & NOBLE, PETSMART

Indiana

219 BEDFORD, IN	TOWN FAIR CENTER 1320 JAMES AVENUE	BEDFORD		1993/1997		2 *		100.00	%		223,431		223,431		901,646	K MART, J.C. PENNEY
220 EVANSVILLE, IN(EAST)	EAST LLOYD COMMONS 6300 E. LLOYD EXPWY	EVANSVILLE		2005		2007		100.00	%		159,682		159,682		2,125,109	GORDMAN’S, MICHAEL’S, BEST BUY
221 HIGHLAND, IN	HIGHLAND GROVE SHOPPING CENTER HIGHWAY 41 & MAIN STREET	CHICAGO		1995/2001		1996		20.00	%		312,546		524,410		2,906,032	MARSHALLS, KOHL’S, OFFICE MAX, DICK’S SPORTING GOODS, TARGET(NOT OWNED), BEST BUY(NOT OWNED), BORDER’S(NOT OWNED)
222 INDIANAPOLIS, IN	GLENLAKE PLAZA 2629 E. 65TH STREET	INDIANAPOLIS		1980		2007		20.00	%		102,549		102,549		758,638	KROGER
223 LAFAYETTE, IN	PARK EAST MARKETPLACE 4205 — 4315 COMMERCE DRIVE	LAFAYETTE		2000		2003		100.00	%		35,100		243,850		232,355	WALMART SUPERCENTER(NOT OWNED)
224 SOUTH BEND, IN	BROADMOOR PLAZA 1217 E. IRELAND ROAD	SOUTH BEND		1987		2007		20.00	%		114,968		114,968		1,194,871	KROGER

Iowa

225 CEDAR RAPIDS, IA	NORTHLAND SQUARE 303 -367 COLLINS ROAD, NE	CEDAR RAPIDS		1984		1998		100.00	%		187,068		207,405		1,991,431	T.J. MAXX, OFFICE MAX, BARNES & NOBLE, KOHL’S

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
226 OTTUMWA, IA	QUINCY PLACE MALL (I) 1110 QUINCY AVENUE	OTTUMWA		1990/1999/2002		1/2 *		100.00	%		241,427		426,599		1,120,328	HERBERGER’S, J. C. PENNEY, TARGET(NOT OWNED)

Kansas

227 LEAWOOD, KS	TOWN CENTER PLAZA 5000 W 119TH STREET	KANSAS CITY		1996/2002		1998		100.00	%		309,500		491,871		8,332,634	BARNES & NOBLE, MACY’S(NOT OWNED), DICK’S SPORTING GOODS(NOT OWNED), AMC THEATRES(NOT OWNED)
228 OVERLAND PARK, KS(POINTE)	OVERLAND POINTE MARKETPLACE INTER 135 & ANTIOCH ROAD	KANSAS CITY		2001/2004		2003		0.01	%		42,632		361,759		889,765	BABIES R US, SAM’S CLUB(NOT OWNED), HOME DEPOT(NOT OWNED)

Kentucky

229 LEXINGTON, KY (SOUTH)	SOUTH FARM MARKETPLACE MAN-O-WAR BOULEVARD AND NICHOL	LEXINGTON		1998		2003		100.00	%		9,800		334,471		311,844	WALMART SUPERCENTER(NOT OWNED), LOWE’S(NOT OWNED)
230 LOUISVILLE, KY (OUTER LOOP)	OUTER LOOP PLAZA 7505 OUTER LOOP HIGHWAY	LOUISVILLE		1973/1989/1998		2004		100.00	%		120,777		120,777		614,218	VALU DISCOUNT, OUTER LOOP BINGO
231 RICHMOND, KY	CARRIAGE GATE 833-847 EASTERN BY-PASS	LEXINGTON		1992		2003		100.00	%		134,701		205,973		673,549	DUNHAM’S SPORTING GOODS, HOBBY LOBBY, OFFICE DEPOT, BALLARD’S(NOT OWNED)

Maine

232 BRUNSWICK, ME	COOK’S CORNERS 172 BATH ROAD	AUGUSTA		1965		1997		100.00	%		301,853		309,290		2,098,722	HOYTS CINEMAS, BIG LOTS, T.J. MAXX, SEARS

Maryland

233 BOWIE, MD	DUVALL VILLAGE 4825 GLENN DALE ROAD	WASHINGTON DC		1998		2007		100.00	%		88,022		88,022		1,426,172
234 GLEN BURNIE, MD	HARUNDALE PLAZA 7440 RITCHIE HIGHWAY	WASHINGTON DC		1999		2007		20.00	%		217,619		217,619		2,392,309	A & P, A.J. WRIGHT, BURLINGTON COAT FACTORY
235 HAGERSTOWN, MD	VALLEY PARK COMMONS 1520 WESEL BLVD.	HAGERSTOWN		1993/2006		2007		100.00	%		88,893		88,893		1,095,697
236 SALISBURY, MD	THE COMMONS (I) E. NORTH POINT DRIVE	SALISBURY		2000		2006		100.00	%		126,135		350,012		1,765,109	BEST BUY, MICHAEL’S, HOME DEPOT(NOT OWNED), TARGET(NOT OWNED)
237 UPPER MARLBORO, MD	LARGO TOWNE CENTER 950 LARGO CENTER DR	WASHINGTON DC		1991		2007		20.00	%		260,797		277,634		3,921,361	SHOPPERS FOOD WAREHOUSE, MARSHALLS, REGENCY FURNITURE
238 WHITE MARSH, MD	COSTCO PLAZA 9919 PULASKI HWY	WASHINGTON DC		1987/1992		2007		15.00	%		187,331		250,311		1,644,190	COSTCO WHOLESALE, PETSMART, PEP BOYS, SPORTS AUTHORITY, HOME DEPOT(NOT OWNED)

Massachusetts

239 EVERETT, MA	GATEWAY CENTER 1 MYSTIC VIEW ROAD	BOSTON		2001		1 *		100.00	%		222,236		639,756		4,760,812	HOME DEPOT, BED BATH & BEYOND, OLD NAVY, OFFICE MAX, BABIES R US, MICHAEL’S, COSTCO(NOT OWNED), TARGET(NOT OWNED)
240 WEST SPRINGFIELD, MA	RIVERDALE SHOPS 935 RIVERDALE STREET	SPRINGFIELD		1985/2003		2007		20.00	%		273,532		273,532		3,376,974	KOHL’S, STOP & SHOP
241 WORCESTER, MA	SAM’S CLUB 301 BARBER AVE	WORCESTER		1998		2007		100.00	%		107,929		107,929		1,116,581	SAM’S CLUB

Michigan

242 BAD AXE, MI	HURON CREST PLAZA 850 NORTH VAN DYKE ROAD	BAD AXE		1991		1993		100.00	%		63,415		134,574		143,225	WALMART(NOT OWNED)
243 BENTON HARBOR, MI	FAIRPLAIN PLAZA 1000 NAPIER AVE	BENTON HARBOR		1998		2006		20.00	%		280,216		470,876		2,169,915	OFFICE DEPOT, T.J. MAXX, PETSMART, TARGET(NOT OWNED), KOHL’S(NOT OWNED)
244 CHEBOYGAN, MI	KMART SHOPPING PLAZA 1109 EAST STATE	CHEBOYGAN		1988		1994		100.00	%		70,076		70,076		249,764	K MART
245 DEARBORN HEIGHTS, MI	WALGREENS 8706 N. TELEGRAPH RD	DETROIT		1998/1999		2007		100.00	%		13,905		13,905		385,510

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
246 GAYLORD, MI	PINE RIDGE SQUARE 1401 WEST MAIN STREET	GAYLORD		1991/2004		1993		100.00	%		188,386		188,386		607,352	DUNHAM’S SPORTING GOODS, BIG LOTS, BOSMAN’S MERCANTILE
247 GRAND RAPIDS, MI	GREEN RIDGE SQUARE (I) 3390-B ALPINE AVE NW	GRAND RAPIDS		1989		1995		100.00	%		133,538		303,447		1,363,271	T.J. MAXX, OFFICE DEPOT, BEST BUY, TARGET(NOT OWNED), TOYS R US(NOT OWNED)
248 GRAND RAPIDS, MI (ALPINE AVE)	GREEN RIDGE SQUARE (II) 3410 ALPINE AVENUE	GRAND RAPIDS		1991/1995		2004		100.00	%		85,254		85,254		481,831	BED BATH & BEYOND
249 HOUGHTON, MI	COPPER COUNTRY MALL HIGHWAY M26	HOUGHTON		1981/1999		1/2 *		100.00	%		257,863		257,863		262,215	J. C. PENNEY, OFFICE MAX
250 HOWELL, MI	GRAND RIVER PLAZA 3599 EAST GRAND RIVER	HOWELL		1991		1993		100.00	%		214,501		214,501		1,329,613	ELDER-BEERMAN, DUNHAM’S SPORTING GOODS, OFFICE MAX, T.J. MAXX
251 LANSING, MI	MARKETPLACE AT DELTA TOWNSHIP 8305 WEST SAGINAW HWY 196 RAMP	LANSING		2000/2001		2003		100.00	%		135,697		489,104		1,462,464	MICHAEL’S, GANDER MOUNTAIN, STAPLES, PETSMART, LOWE’S(NOT OWNED), WALMART SUPERCENTER(NOT OWNED)
252 LIVONIA, MI	WALGREENS 29200 6 MILE ROAD	DETROIT		1998/1999		2007		100.00	%		13,905		13,905		269,061
253 MILAN, MI	MILAN PLAZA 531 W. MAIN STREET	DETROIT		1955		2007		20.00	%		65,764		68,964		264,025	KROGER
254 MT. PLEASANT, MI	INDIAN HILLS PLAZA 4208 E BLUE GRASS ROAD	MT. PLEASANT		1990		2 *		100.00	%		249,680		249,680		760,897	T.J. MAXX, KROGER, JO-ANN STORES
255 PORT HURON, MI	WALGREENS NWC 10TH STREET & OAK STREET	DETROIT		2000		2007		100.00	%		15,120		15,120		359,856
256 SAULT ST. MARIE, MI	CASCADE CROSSING 4516 I-75 BUSINESS SPUR	SAULT ST. MARIE		1993/1998		1994		100.00	%		270,761		270,761		1,683,482	J.C. PENNEY, DUNHAM’S SPORTING GOODS, GLEN’S MARKET
257 WESTLAND, MI	WALGREENS 7210 N. MIDDLEBELT	DETROIT		2005		2007		100.00	%		13,905		13,905		285,053

Minnesota

258 BEMIDJI, MN	PAUL BUNYAN MALL 1201 PAUL BUNYAN DRIVE	BEMIDJI		1977/1998		2 *		100.00	%		297,803		297,803		1,713,358	K MART, HERBERGER’S, J.C. PENNEY
259 BRAINERD, MN	WESTGATE MALL 1200 HIGHWAY	BRAINERD		1985/1998		1/2 *		100.00	%		260,319		260,319		1,196,732	HERBERGER’S, MOVIES 10
260 EAGAN, MN	EAGAN PROMENADE 1299 PROMENADE PLACE	MINNEAPOLIS		1997/2001		1997		50.00	%		278,211		336,449		3,767,283	BYERLY’S, PETSMART, BARNES & NOBLE, OFFICE MAX, T.J. MAXX, BED BATH & BEYOND, ETHAN ALLEN FURNITURE(NOT OWNED)
261 MAPLE GROVE, MN	MAPLE GROVE CROSSING WEAVER LAKE ROAD & I-94	MINNEAPOLIS		1995/2002		1996		50.00	%		265,957		354,321		3,059,883	KOHL’S, BARNES & NOBLE, GANDER MOUNTAIN, MICHAEL’S, BED BATH & BEYOND, CUB FOODS(NOT OWNED)

Mississippi

262 GULFPORT, MS	CROSSROADS CENTER CROSSROADS PARKWAY	GULFPORT		1999		2003		100.00	%		423,507		545,820		5,224,380	ACADEMY SPORTS, BED BATH & BEYOND, ROSS DRESS FOR LESS, T.J. MAXX, CINEMARK, OFFICE DEPOT, BELK, BARNES & NOBLE, BURKE’S OUTLET
263 JACKSON, MS(JUNCTION)	THE JUNCTION 6351 I-55 NORTH3	JACKSON		1996		2003		100.00	%		107,780		326,319		1,224,074	PETSMART, OFFICE DEPOT, HOME DEPOT(NOT OWNED), TARGET(NOT OWNED)
264 OXFORD, MS	OXFORD PLACE 2015-2035 UNIVERSITY AVE	OXFORD		2000		2003		20.00	%		13,200		71,866		350,384	KROGER
265 STARKVILLE, MS	STARKVILLE CROSSINGS 882 HIGHWAY 12 WEST	STARKVILLE		1999/2004		1994		100.00	%		133,691		268,254		876,009	J.C. PENNEY, KROGER, LOWE’S(NOT OWNED)
266 TUPELO, MS	BIG OAKS CROSSING 3850 N GLOSTER ST	TUPELO		1992		1994		100.00	%		348,236		348,236		1,862,519	SAM’S CLUB, WALMART SUPERCENTER

Missouri

267 ARNOLD, MO	JEFFERSON COUNTY PLAZA VOGEL ROAD	ST. LOUIS		2002		1 *		50.00	%		42,091		290,147		523,978	HOME DEPOT(NOT OWNED), TARGET(NOT OWNED)
268 BRENTWOOD,MO	THE PROMENADE AT BRENTWOOD 1 BRENTWOOD PROMENADE COURT	ST. LOUIS		1998		1998		100.00	%		299,584		299,584		4,307,411	TARGET, BED BATH & BEYOND, PETSMART, MICRO CENTER

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
269 DES PERES, MO	OLYMPIC OAKS VILLAGE 12109 MANCHESTER ROAD	ST. LOUIS		1985		1998		100.00	%		92,372		92,372		1,458,795	T.J. MAXX
270 FENTON, MO	FENTON PLAZA GRAVOIS & HIGHWAY 141	ST. LOUIS		1970/1997		1/2 *		100.00	%		93,420		100,420		1,036,835
271 HIGH RIDGE, MO	GRAVOIS VILLAGE PLAZA 4523 GRAVOIS VILLAGE PLAZA	ST. LOUIS		1983		1998		100.00	%		114,992		114,992		542,912	K MART
272 INDEPENDENCE, MO	INDEPENDENCE COMMONS 900 EAST 39TH STREET	ST. LOUIS		1995/1999		1995		14.50	%		386,066		403,166		5,125,573	KOHL’S, BED BATH & BEYOND, MARSHALLS, BEST BUY, BARNES & NOBLE, AMC THEATRE
273 SPRINGFIELD,MO (MORRIS)	MORRIS CORNERS 1425 EAST BATTLEFIELD	ST. LOUIS		1989		1998		100.00	%		56,033		56,033		548,416	TOYS R US
274 ST. JOHN, MO	ST. JOHN CROSSINGS 9000-9070 ST. CHARLES ROCK ROA	ST. LOUIS		2003		2003		100.00	%		89,110		94,173		1,123,542	SHOP ‘N SAVE
275 ST. LOUIS, MO (PLZ SUNSET)	PLAZA AT SUNSET HILLS 10980 SUNSET PLAZA	ST. LOUIS		1997		1998		100.00	%		415,435		450,938		5,237,181	TOYS R US, BED BATH & BEYOND, MARSHALLS, HOME DEPOT, PETSMART, BORDERS
276 ST. LOUIS, MO (SOUTHTOWNE)	SOUTHTOWNE CENTRE KINGS HIGHWAY & CHIPPEWA	ST. LOUIS		2004		1998		100.00	%		86,764		86,764		1,371,776	OFFICE MAX

Nevada

277 LAS VEGAS, NV (LOMA)	LOMA VISTA SHOPPING CTR 4700 MEADOWS LANE	LAS VEGAS		1979		2005		50.00	%		75,687		75,687		0
278 RENO, NV (SIERRA)	SIERRA TOWN CENTER 6895 SIERRA CENTER PARKWAY	RENO		2002		2005		50.00	%		79,239		79,239		0
279 RENO, NV.	RENO RIVERSIDE EAST FIRST STREET AND SIERRA	RENO		2000		2000		100.00	%		52,474		52,474		748,417	CENTURY THEATRE

New Jersey

280 EAST HANOVER, NJ(PLAZA)	EAST HANOVER PLAZA 154 STATE ROUTE 10	NEW YORK CITY		1994		2007		100.00	%		97,500		97,500		1,650,097	BRANCH BROOK POOL & PATIO, SPORTS AUTHORITY
281 EAST HANOVER, NJ(SONY)	LOEWS THEATRE COMPLEX 145 STATE ROUTE 10	NEW YORK CITY		1993		2007		100.00	%		20,737		70,789		1,060,126	LOEWS EAST HANOVER CINEMAS
282 EDGEWATER, NJ	EDGEWATER TOWNE CENTER (I) 905 RIVER ROAD	NEW YORK CITY		2000		2007		100.00	%		77,508		77,508		1,758,167	WHOLE FOODS
283 FREEHOLD, NJ	FREEHOLD MARKETPLACE NJ HWY 33 & W. MAIN ST(RT537)	FREEHOLD		2005		1 *		100.00	%		7,619		20,743		430,000	WALMART(NOT OWNED), SAM’S CLUB(NOT OWNED)
284 HAMILTON, NJ	HAMILTON MARKETPLACE NJ STATE HWY 130 & KLOCKNER RD	TRENTON		2004		2003		100.00	%		468,236		956,916		8,316,757	STAPLES, KOHL’S, BED BATH & BEYOND, MICHAEL’S, ROSS DRESS FOR LESS, SHOPRITE, BARNES & NOBLE, WALMART(NOT OWNED), BJ’S WHOLESALE(NOT OWNED), LOWE’S(NOT OWNED)
285 LUMBERTON, NJ	CROSSROADS PLAZA 1520 ROUTE 38	PHILADELPHIA		2003		2007		20.00	%		89,627		204,627		1,627,542	SHOPRITE, LOWE’S(NOT OWNED)
286 LYNDHURST, NJ	LEWANDOWSKI COMMONS 434 LEWANDOWSKI STREET	NEW YORK CITY		1998		2007		20.00	%		78,097		78,097		1,692,318	STOP & SHOP
287 MAYS LANDING, NJ (HAMILTON)	HAMILTON COMMONS 4215 BLACK HORSE PIKE	MAYS LANDING		2001		2004		100.00	%		398,770		398,770		5,565,979	REGAL CINEMAS, ROSS DRESS FOR LESS, BED BATH & BEYOND, MARSHALLS, SPORTS AUTHORITY, H.H. GREGG APPLIANCES
288 MAYS LANDING, NJ (WRANGLEBORO)	WRANGLEBORO CONS SQ (I & II) 2300 WRANGLEBORO ROAD	MAYS LANDING		1997		2004		100.00	%		841,433		841,433		9,839,626	BORDERS, BEST BUY, KOHL’S, STAPLES, BABIES R US, BJ’S WHOLESALE CLUB, DICK’S SPORTING GOODS, JUST CABINETS, CHRISTMAS TREE SHOPS, MICHAEL’S, TARGET, PETSMART
289 MOUNT LAUREL, NJ	CENTERTON SQUARE CENTERTON ROAD & MARTER AVE	PHILADELPHIA		2005		1 *		10.00	%		280,067		709,863		6,836,064	WEGMAN’S FOOD MARKETS, BED BATH & BEYOND, PETSMART, DSW SHOE WAREHOUSE, JO-ANN STORES, T.J. MAXX, SPORTS AUTHORITY, COSTCO(NOT OWNED), TARGET(NOT OWNED)
290 PRINCETON, NJ	NASSAU PARK PAVILION ROUTE 1 & QUAKER BRIDGE ROAD	TRENTON		1995		1997		100.00	%		491,997		1,234,571		8,987,679	BORDERS, BEST BUY, PETSMART, DICK’S SPORTING GOODS, MICHAEL’S, WEGMAN’S FOOD MARKETS, KOHL’S, HOMEGOODS, BABIES R US, TARGET(NOT OWNED), SAM’S CLUB(NOT OWNED), HOME DEPOT(NOT OWNED), WALMART(NOT OWNED)

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
291 UNION, NJ	ROUTE 22 RETAIL CENTER 2700 US HWY 22 E	NEW YORK CITY		1997		2007		100.00	%		107,348		232,348		1,122,268	BABIES R US, TARGET(NOT OWNED)
292 WEST LONG BRANCH, NJ	CONSUMER CENTRE 310 STATE HIGHWAY #36	W. LONG BRANCH		1993		2004		100.00	%		292,999		292,999		3,729,012	SPORTS AUTHORITY, PETSMART, HOME DEPOT
293 WOODLAND PARK, NJ	WEST FALLS PLAZA 1730 ROUTE 46	NEW YORK CITY		1995		2007		20.00	%		81,261		88,913		1,917,571	A & P

New York

294 AMHERST, NY (BURLINGTON/JOANN)	BURLINGTON PLAZA 1551 NIAGARA FALLS BOULEVARD	BUFFALO		1978/1982/1990/1998		2004		100.00	%		199,504		199,504		2,019,810	BURLINGTON COAT FACTORY, JO-ANN STORES
295 AMHERST, NY (TOPS ROBINSON)	TOPS PLAZA (TOPS) 3035 NIAGARA FALLS BLVD	BUFFALO		1986		2004		20.00	%		145,642		145,642		1,166,964	TOPS MARKETS
296 AMHERST, NY(RITE AID)	RITE AID 2545 MILLERSPORT HWY	BUFFALO		2000		2007		100.00	%		10,908		10,908		250,489
297 ARCADE, NY (TOPS)	TOPS PLAZA (TOPS) ROUTE 39	BUFFALO		1995		2004		10.00	%		65,915		65,915		642,404	TOPS MARKETS
298 AVON, NY (TOPS)	TOPS PLAZA (TOPS) 270 E. MAIN STREET	ROCHESTER		1997/2002		2004		10.00	%		63,288		63,288		426,347	TOPS MARKETS
299 BIG FLATS, NY (BIG FLATS I)	BIG FLATS CONSUMER SQ (I) 830 COUNTY ROUTE 64	ELMIRA		1993/2001		2004		100.00	%		641,264		641,264		5,182,917	SAM’S CLUB, TOPS MARKETS, BED BATH & BEYOND, MICHAEL’S, OLD NAVY, STAPLES, BARNES & NOBLE, T.J. MAXX, HOBBY LOBBY
300 BUFFALO, NY (ELMWOOD)	ELMWOOD REGAL CENTER 1951 — 2023 ELMWOOD AVENUE	BUFFALO		1997		2004		100.00	%		133,940		133,940		1,678,061	REGAL CINEMAS, OFFICE DEPOT
301 BUFFALO, NY (RITE AID)	RITE AID 1625 BROADWAY STREET	BUFFALO		2000		2007		100.00	%		12,739		12,739		280,861
302 BUFFALO, NY(DELAWARE-TARGET)	DELAWARE CONSUMER SQUARE (I) 2636-2658 DELAWARE AVENUE	BUFFALO		1995		2004		100.00	%		238,531		238,531		1,963,590	A.J. WRIGHT, OFFICE MAX, TARGET
303 CHEEKTOWAGA, NY (RITE AID)	RITE AID 2401 GENNESEE STREET	BUFFALO		2000		2007		100.00	%		10,908		10,908		335,592
304 CHEEKTOWAGA, NY (THRUWAY)	THRUWAY PLAZA 2195 HARLEM ROAD	BUFFALO		1965/1995/1997/2004		2004		100.00	%		374,962		507,294		2,854,650	WALMART, MOVIELAND 8 THEATRES, TOPS MARKETS, A.J. WRIGHT, VALUE CITY FURNITURE, HOME DEPOT(NOT OWNED)
305 CHEEKTOWAGA, NY (TOPS UNION)	TOPS PLAZA 3825-3875 UNION ROAD	BUFFALO		1978/1989/1995/2004		2004		20.00	%		151,357		151,357		1,554,586	TOPS MARKETS
306 CHILI, NY (KMART)	KMART PLAZA 800 PAUL ROAD	ROCHESTER		1998		2004		100.00	%		116,868		120,016		763,623	SEARS
307 DANSVILLE, NY (TOPS)	TOPS PLAZA 23-65 FRANKLIN STREET	DANSVILLE		2001		2004		100.00	%		71,040		71,040		665,719	TOPS MARKETS
308 DEWITT, NY (MICHAELS)	MICHAELS 3133 ERIE BOULEVARD	SYRACUSE		2002		2004		100.00	%		38,413		38,413		448,543	MICHAEL’S
309 DUNKIRK, NY	RITE AID 1166 CENTRAL AVENUE	DUNKIRK		2000		2007		100.00	%		10,908		10,908		210,569
310 ELMIRA, NY	TOPS PLAZA (TOPS) HUDSON STREET	ELMIRA		1997		2004		10.00	%		98,330		98,330		1,116,990	TOPS MARKETS
311 GATES, NY (WALMART SUPERCENTER)	WESTGATE PLAZA 2000 CHILI AVENUE	ROCHESTER		1998		2004		100.00	%		330,312		330,312		3,253,187	WALMART SUPERCENTER, STAPLES
312 GREECE, NY	JO-ANN/PETSMART PLAZA 3042 WEST RIDGE ROAD	ROCHESTER		1993/1999		2004		100.00	%		75,916		75,916		867,920	PETSMART, JO-ANN STORES
313 HAMBURG, NY (BJS)	BJ’S PLAZA 4408 MILESTRIP ROAD	BUFFALO		1990/1997		2004		100.00	%		175,965		175,965		1,722,877	OFFICE MAX, BJ’S WHOLESALE CLUB

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
314 HAMBURG, NY (DICKS-PIER 1)	MCKINLEY MALL OP (PIER 1) 3701 MCKINLEY PARKWAY	BUFFALO		1990/2001		2004		100.00	%		128,944		128,944		1,539,257	DICK’S SPORTING GOODS, ROSA’S HOME STORE
315 HAMBURG, NY (HOME DEPOT)	MCKINLEY MILESTRIP (HOMEDEPOT) 4405 MILESTRIP ROAD	BUFFALO		1999/2000		2004		100.00	%		139,413		139,413		1,328,528	HOME DEPOT
316 HAMBURG, NY (MILESTRIP)	MCKINLEY MILESTRIP 3540 MCKINLEY PARKWAY	BUFFALO		1999		2004		100.00	%		106,774		106,774		1,312,571	OLD NAVY, JO-ANN STORES
317 HAMLIN, NY (TOPS)	TOPS PLAZA (TOPS) 1800 LAKE ROAD	ROCHESTER		1997		2004		10.00	%		60,488		60,488		431,055	TOPS MARKETS
318 HORSEHEADS, NY	SOUTHERN TIER CROSSING ANN PAGE ROAD & I86	ELMIRA		2008		1 *		100.00	%		133,158		451,767		1,636,066	JO-ANN STORES, DICK’S SPORTING GOODS, WALMART SUPERCENTER(NOT OWNED), KOHLS(NOT OWNED)
319 IRONDEQUOIT, NY (CULVER RIDGE)	CULVER RIDGE PLAZA 2255 RIDGE ROAD EAST	ROCHESTER		1972/1984/1997		2004		20.00	%		226,768		226,768		2,257,201	REGAL CINEMAS, A.J. WRIGHT
320 ITHACA, NY (TOPS)	TOPS PLAZA (TOPS) 614 — 722 SOUTH MEADOW	ITHACA		1990/1999/2003		2004		100.00	%		229,320		229,320		3,342,823	TOPS MARKETS, MICHAEL’S, BARNES & NOBLE
321 JAMESTOWN, NY (PROGRESSIVE)	TOPS PLAZA (OUTBUILDING) 75 WASHINGTON ST	JAMESTOWN		1997		2004		20.00	%		98,001		98,001		928,300	TOPS MARKETS
322 LEROY, NY (TOPS)	TOPS PLAZA (TOPS) 128 WEST MAIN STREET	ROCHESTER		1997		2004		20.00	%		62,747		62,747		560,730	TOPS MARKETS
323 LOCKPORT, NY	TOPS PLAZA 5789 & 5839 TRANSIT RD. & HAMM	BUFFALO		1993		2004		100.00	%		296,582		296,582		2,739,337	WALMART, TOPS MARKETS, SEARS
324 N. TONAWANDA, NY (SEARS)	MID-CITY PLAZA 955-987 PAYNE AVENUE	BUFFALO		2004		2004		100.00	%		219,972		222,107		2,464,806	GROSSMAN’S BARGAIN OUTLET, TOPS MARKETS
325 NEW HARTFORD, NY (TOPS)	HANNAFORD PLAZA 40 KELLOGG ROAD	UTICA		1998		2004		100.00	%		110,732		110,732		1,071,530	HANNAFORD BROTHERS
326 NIAGARA FALLS, NY (REGAL CINE)	REGAL CINEMAS 720 & 750 BUILDERS WAY	BUFFALO		1994/2000		2004		100.00	%		43,170		43,170		618,194	REGAL CINEMAS
327 NISKAYUNA, NY	MOHAWK COMMONS 402 — 442 BALLTOWN ROAD	ALBANY		2002		2004		100.00	%		399,901		530,375		4,802,036	PRICE CHOPPER, LOWE’S, MARSHALLS, BARNES & NOBLE, BED BATH & BEYOND, TARGET(NOT OWNED)
328 NORWICH, NY (TOPS)	P & C PLAZA 54 EAST MAIN STREET	NORWICH		1997		2004		10.00	%		85,453		85,453		1,080,490	TOPS MARKETS
329 OLEAN, NY (WALMART SUPER)	WALMART PLAZA 3142 WEST STATE STREET	OLEAN		1993/2004		2004		100.00	%		353,326		469,332		2,353,252	WALMART SUPERCENTER, EASTWYNN THEATRES, BJ’S WHOLESALE CLUB, HOME DEPOT(NOT OWNED)
330 ONTARIO, NY (TOPS-BLOCKBUSTER)	TOPS PLAZA 6254-6272 FURNACE RD	ROCHESTER		1998		2004		20.00	%		77,040		77,040		664,807	TOPS MARKETS
331 ORCHARD PARK, NY (BLOCKBUSTER)	CROSSROADS CENTRE 3245 SOUTHWESTERN BLVD	BUFFALO		2000		2004		20.00	%		167,805		167,805		1,756,024	TOPS MARKETS, STEIN MART, LOWE’S(NOT OWNED)
332 PENFIELD, NY (PANORAMA)	PANORAMA PLAZA 1601 PENFIELD RD	ROCHESTER		1959/1965/1972/1980/ 1986/1994		2004		20.00	%		279,219		279,219		3,179,380	STAPLES, TOPS MARKETS
333 ROME, NY (FREEDOM)	FREEDOM PLAZA 205-211 ERIE BOULEVARD WEST	ROME		1978/2000/2001		2004		100.00	%		194,467		197,397		1,371,016	STAPLES, J. C. PENNEY, TOPS MARKETS, MARSHALLS
334 TONAWANDA, NY (BIG LOTS)	YOUNGMANN PLAZA (BIGLOTS) 750 YOUNG STREET	BUFFALO		1985/2003		2004		10.00	%		306,421		318,166		2,398,950	BJ’S WHOLESALE CLUB, BIG LOTS, GANDER MOUNTAIN, TOPS MARKETS
335 TONAWANDA, NY (OFFICE DEPOT)	OFFICE DEPOT PLAZA 2309 EGGERT ROAD	BUFFALO		1976/1985/1996		2004		100.00	%		121,846		121,846		838,196	BEST FITNESS, OFFICE DEPOT
336 TONAWANDA, NY (TOPS)	TOPS PLAZA (TOPS) 150 NIAGARA STREET	BUFFALO		1997		2004		10.00	%		97,014		97,014		1,062,347	TOPS MARKETS
337 VICTOR, NY	VICTOR SQUARE 2-10 COMMERCE DRIVE	ROCHESTER		2000		2004		100.00	%		56,134		56,134		500,776
338 WARSAW, NY (TOPS)	TOPS PLAZA (TOPS) 2382 ROUTE 19	WARSAW		1998		2004		20.00	%		74,105		74,105		537,343	TOPS MARKETS, WALMART(NOT OWNED)

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
339 WEST SENECA, NY (HOME DEPOT)	HOME DEPOT PLAZA 1881 RIDGE ROAD	BUFFALO		1975/1983/1987/1995		2004		100.00	%		139,453		139,453		1,299,637	HOME DEPOT
340 WEST SENECA, NY (SENECA RIDGE)	SENECA RIDGE PLAZA 3531 SENECA STREET	BUFFALO		1980/1996/2004		2004		100.00	%		62,403		62,403		248,602	PLANET FITNESS WEST SENECA
341 WILLIAMSVILLE, NY	WILLIAMSVILLE PLACE 5395 SHERIDAN DRIVE	BUFFALO		1986/1995/2003		2004		100.00	%		102,917		102,917		1,306,422

North Carolina

342 APEX, NC (SOUTH)	BEAVER CREEK CROSSINGS (SOUTH) 1335 W WILLIAMS STREET	RALEIGH		2006		1 *		100.00	%		285,292		297,532		4,356,419	DICK’S SPORTING GOODS, CONSOLIDATED THEATRES, T.J. MAXX, BORDERS
343 APEX, NC(COMMONS)	BEAVER CREEK COMMONS 1335 W WILLIAMS STREET	RALEIGH		2005		1 *		10.00	%		107,743		450,914		2,559,999	OFFICE MAX, A.C. MOORE, LOWES(NOT OWNED), TARGET(NOT OWNED)
344 ASHEVILLE, NC(OAKLEY)	OAKLEY PLAZA FAIRVIEW RD AT INTERSTATE 240	ASHEVILLE		1988		2007		100.00	%		118,699		118,699		922,314	BABIES R US, BI-LO
345 CARY, NC(HH GREGG)	HHGREGG 1401 PINEY PLAINS RD	RALEIGH		2000		2007		100.00	%		29,235		29,235		292,350	H.H. GREGG APPLIANCES
346 CARY, NC(MILL POND)	MILL POND VILLAGE 3434-3490 KILDAIRE FARM ROAD	RALEIGH		2004		2007		100.00	%		84,364		149,051		1,122,110	LOWE’S FOODS
347 CHAPEL HILL, NC	MEADOWMONT VILLAGE W. BARBEE CHAPEL RD	DURHAM		2002		2007		20.00	%		132,745		132,745		2,206,388	HARRIS TEETER SUPERMARKETS
348 CHARLOTTE, NC(CAMFIELD)	CAMFIELD CORNERS 8620 CAMFIELD STREET	CHARLOTTE		1994		2007		100.00	%		69,857		69,857		872,582	BI-LO
349 CLAYTON, NC	CLAYTON CORNERS US HIGHWAY 70 WEST	RALEIGH		1999		2007		20.00	%		125,653		125,653		1,360,124	LOWE’S FOODS
350 CONCORD, NC(RITE AID)	RITE AID HIGHWAY #29 @ PITTS SCHOOL	CHARLOTTE		2002		2007		100.00	%		10,908		10,908		227,814
351 CORNELIUS, NC	THE SHOPS AT THE FRESH MARKET 20601 TORRENCE CHAPE L ROAD	CHARLOTTE		2001		2007		100.00	%		131,242		131,242		882,616	STEIN MART, FRESH MARKET
352 DURHAM, NC	PATTERSON PLACE 3616 WITHERSPOON BLVD.	DURHAM		2004		2007		20.00	%		160,942		160,942		2,157,194	DSW SHOE WAREHOUSE, A.C. MOORE, BED BATH & BEYOND, HOME DEPOT(NOT OWNED), KOHL’S(NOT OWNED), KROGER(NOT OWNED)
353 DURHAM, NC(OXFORD)	OXFORD COMMONS 3500 OXFORD ROAD	DURHAM		1990/2001		1/2 *		100.00	%		208,014		326,280		1,410,938	FOOD LION, BURLINGTON COAT FACTORY, WALMART(NOT OWNED)
354 DURHAM, NC(SOUTH)	SOUTH SQUARE 4001 DURHAM CHAPEL	DURHAM		2005		2007		20.00	%		107,812		258,747		1,612,591	OFFICE DEPOT, ROSS DRESS FOR LESS, SUPER TARGET(NOT OWNED), SAM’S CLUB(NOT OWNED)
355 FAYETTEVILLE, NC	CROSS POINTE CENTRE 5075 MORGANTON ROAD	FAYETTEVILLE		1985/2003		2003		100.00	%		121,934		226,089		1,919,168	T.J. MAXX, BED BATH & BEYOND
356 FAYETTEVILLE, NC(PAVILION)	FAYETTEVILLE PAVILION 2061 SKIBO ROAD	FAYETTEVILLE		1998/2001		2007		20.00	%		273,969		273,969		2,834,219	DICK’S SPORTING GOODS, PETSMART, FOOD LION, MARSHALLS, MICHAEL’S
357 FUQUAY VARINA, NC	SEXTON COMMONS 1420 N MAIN ST	FUQUAY VARINA		2002		2007		20.00	%		49,097		49,097		783,160	HARRIS TEETER SUPERMARKETS
358 GREENSBORO, NC(ADAMS)	ADAM’S FARM 5710 HIGH POINT ROAD	GREENSBORO		2004		2007		100.00	%		112,010		112,010		968,005	HARRIS TEETER SUPERMARKETS
359 GREENSBORO, NC(GOLDEN)	GOLDEN GATE EAST CORNWALLIS DR	GREENSBORO		1962/2002		2007		100.00	%		153,113		153,113		1,147,810	HARRIS TEETER SUPERMARKETS, STAPLES, FOOD LION
360 GREENSBORO, NC(WENDOVER I)	WENDOVER VILLAGE (I) 4203-4205 WEST WENDOVER AVENUE	GREENSBORO		2004		2007		100.00	%		35,895		170,895		936,386	COSTCO(NOT OWNED)
361 GREENSBORO, NC(WENDOVER II)	WENDOVER VILLAGE (II) WEST WENDOVER AVE	GRENSBORO		2004		2007		20.00	%		134,810		134,810		1,184,640	A.C. MOORE, KLAUSSNER FURNITURE

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
362 HUNTERSVILLE, NC	BIRKDALE VILLAGE (RETAIL) 8712 LINDHOLM DR., SUITE 206	CHARLOTTE		2003		2007		15.00	%		303,571		303,571		6,199,902	BARNES & NOBLE, DICK’S SPORTING GOODS, REGAL CINEMAS(NOT OWNED)
363 HUNTERSVILLE, NC(ROSEDALE)	ROSEDALE SHOPPING CENTER 9911 ROSE COMMONS DR	CHARLOTTE		2000		2007		20.00	%		119,197		119,197		1,727,298	HARRIS TEETER SUPERMARKETS
364 INDIAN TRAIL, NC	UNION TOWN CENTER INDEPENDENCE & FAITH CHURCH RD	INDIAN TRAIL		1999		2004		100.00	%		96,160		96,160		731,070	FOOD LION
365 MOORESVILLE, NC	MOORESVILLE CONSUMER SQ (I) 355 WEST PLAZA DRIVE	CHARLOTTE		1999		2004		100.00	%		472,182		472,182		3,452,040	WALMART SUPERCENTER, GANDER MOUNTAIN, OLLIE’S BARGAIN OUTLET
366 MOORESVILLE, NC(WINSLOW)	WINSLOW BAY COMMONS BLUEFIELD ROAD AND HIGHWAY 150	CHARLOTTE		2003		2007		15.00	%		255,798		429,798		3,262,293	ROSS DRESS FOR LESS, DICK’S SPORTING GOODS, T.J. MAXX, MICHAEL’S, SUPER TARGET(NOT OWNED)
367 NEW BERN, NC	RIVERTOWNE SQUARE 3003 CLAREDON BLVD	NEW BERN		1989/1999		1/2 *		100.00	%		68,130		252,130		407,726	PETSMART, WALMART SUPERCENTER(NOT OWNED)
368 RALEIGH, NC(ALEXANDER)	ALEXANDER PLACE GLENWOOD AVE & BRIER CREEK PKWY	RALEIGH		2004		2007		15.00	%		188,254		398,254		2,679,555	KOHL’S, H.H. GREGG APPLIANCES, WALMART SUPERCENTER(NOT OWNED)
369 RALEIGH, NC(CAPITAL)	CAPITAL CROSSING 2900-2950 EAST MILL BROOK ROAD	RALEIGH		1995		2007		100.00	%		83,248		83,248		913,920	LOWE’S FOODS, STAPLES
370 RALEIGH, NC(RITE AID)	RITE AID US HIGHWAY 401 AND PERRY CREEK ROAD	RALEIGH		2003		2007		100.00	%		10,908		10,908		284,571
371 RALEIGH, NC(WAKEFIELD)	WAKEFIELD CROSSING WAKEFIELD PINES DR & NEW FALLS OF NEUSE	RALEIGH		2001		2007		100.00	%		75,927		75,927		775,310	FOOD LION
372 SALISBURY, NC	ALEXANDER POINTE 850 JAKE ALEXANDER BLVD	SALISBURY		1997		2007		20.00	%		57,710		57,710		665,594	HARRIS TEETER SUPERMARKETS
373 SILER CITY, NC	CHATHAM CROSSING US HIGHWAY 64 WEST	DURHAM		2002		2007		15.00	%		31,979		266,979		438,848	WALMART SUPERCENTER(NOT OWNED)
374 SOUTHERN PINES, NC	SOUTHERN PINES MARKETPLACE US HWY 15-501	SOUTHERN PINE		2002		2007		15.00	%		57,404		57,404		516,759	STEIN MART
375 WAKE FOREST, NC	CAPITAL PLAZA 11825 RETAIL DRIVE	RALEIGH		2004		2007		15.00	%		46,793		336,793		577,326	HOME DEPOT(NOT OWNED), SUPER TARGET(NOT OWNED)
376 WASHINGTON, NC	PAMLICO PLAZA 536 PAMLICO PLAZA	WASHINGTON		1990/1999		1/2 *		100.00	%		80,644		265,428		522,647	BURKE’S OUTLET, OFFICE DEPOT, WALMART SUPERCENTER(NOT OWNED)
377 WILMINGTON, NC	UNIVERSITY CENTRE S. COLLEGE RD & NEW CENTRE DR.	WILMINGTON		1989/2001		1/2 *		100.00	%		411,887		518,735		2,849,176	LOWE’S, OLD NAVY, BED BATH & BEYOND, ROSS DRESS FOR LESS, SAM’S CLUB(NOT OWNED)
378 WILMINGTON, NC(OLEANDER)	OLEANDER SHOPPING CENTER 3804 OLEANDER DRIVE	WILMINGTON		1989		2007		100.00	%		51,888		51,888		578,641	LOWE’S FOODS
379 WILSON, NC	FOREST HILLS CENTRE 1700 RALEIGH RD NW	WILSON		1989		2007		100.00	%		73,020		73,020		327,955
380 WINSTON SALEM, NC(HARPER)	HARPER HILL COMMONS 5049 COUNTRY CLUB RD	WINSTON SALEM		2004		2007		20.00	%		55,394		96,914		913,993	HARRIS TEETER SUPERMARKETS
381 WINSTON SALEM, NC(OAK)	OAK SUMMIT EAST HANES MILL ROAD	WINSTON SALEM		2003		2007		15.00	%		142,394		352,394		1,427,583	STAPLES, PETSMART, WALMART SUPERCENTER(NOT OWNED)
382 WINSTON SALEM, NC(OLIVER)	SHOPS AT OLIVER CROSSING PETERS CREEK PKWY OLIVER CROSSING	WINSTON SALEM		2003		2007		20.00	%		76,512		76,512		822,500	LOWE’S FOODS
383 WINSTON SALEM, NC(WALMART SUPERCENTER)	WALMART SUPERCENTER 4550 KESTER MILL RD	WINSTON SALEM		1998		2007		100.00	%		204,931		204,931		1,403,777	WALMART SUPERCENTER

North Dakota

384 DICKINSON, ND	PRAIRIE HILLS MALL 1681 THIRD AVENUE	DICKINSON		1978		1/2 *		100.00	%		267,506		267,506		1,035,532	K MART, HERBERGER’S, J.C. PENNEY

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
Ohio
385 ALLIANCE, OH	WALMART SUPERCENTER 2700 WEST STATE ST	CANTON		1998		2007		100.00	%		200,084		200,084		1,190,500	WALMART SUPERCENTER
386 ASHTABULA, OH (TOPS)	ASHTABULA COMMONS 1144 WEST PROSPECT ROAD	ASHTABULA		2000		2004		100.00	%		57,874		57,874		854,920
387 AURORA, OH	BARRINGTON TOWN CENTER 70-130 BARRINGTON TOWN SQUARE	CLEVELAND		1996/2004		1 *		100.00	%		102,683		159,982		1,030,503	CINEMARK, HEINEN’S(NOT OWNED)
388 BOARDMAN, OH	SOUTHLAND CROSSINGs I-680 & US ROUTE 224	YOUNGSTOWN		1997		1 *		100.00	%		506,254		511,654		4,158,603	LOWE’S, BABIES R US, STAPLES, DICK’S SPORTING GOODS, WALMART, PETSMART, GIANT EAGLE
389 CHILLICOTHE, OH	CHILLICOTHE PLACE 867 N BRIDGE ST	CHILLICOTHE		1974/1998		1/2 *		20.00	%		106,262		106,262		1,106,630	KROGER, OFFICE MAX
390 CHILLICOTHE, OH(LOWES)	CHILLICOTHE PLACE (LOWES) 867 N BRIDGE STREET	CHILLICOTHE		1998		1981		100.00	%		130,497		130,497		822,132	LOWE’S
391 CINCINNATI, OH	GLENWAY CROSSING 5100 GLENCROSSING WAY	CINCINNATI		1990		1993		100.00	%		235,433		235,433		1,208,707	MICHAEL’S
392 CINCINNATI, OH(KROGER)	KROGER 6401 COLERAIN AVE	CINCINNATI		1998		2007		100.00	%		56,634		56,634		556,486	KROGER
393 CINCINNATI, OH(TRI COUNTY)	TRI-COUNTY MALL 11700 PRINCETON PIKE	CINCINNATI		1960/1990/1992		2005		20.00	%		758,031		1,270,511		11,239,215	DILLARD’S, SEARS, MACY’S(NOT OWNED)
394 CLEVELAND, OH	KMART PLAZA 14901-14651 LORAIN AVE	CLEVELAND		1982		2008		25.25	%		109,350		109,350		746,929	K MART
395 COLUMBUS, OH (CONSUMER SQUARE)	CONSUMER SQUARE WEST 3630 SOLDANO BLVD.	COLUMBUS		1989/2003		2004		100.00	%		356,515		356,515		2,009,987	KROGER, TARGET
396 COLUMBUS, OH (EASTON MARKET)	EASTON MARKET 3740 EASTON MARKET	COLUMBUS		1998		1998		100.00	%		506,883		506,883		6,216,605	STAPLES, PETSMART, GOLFSMITH GOLF CENTER, MICHAEL’S, DICK’S SPORTING GOODS, DSW SHOE WAREHOUSE, KITTLE’S HOME FURNISHINGS, BED BATH & BEYOND, T.J. MAXX, BUY BUY BABY
397 COLUMBUS, OH (LENNOX)	LENNOX TOWN CENTER 1647 OLENTANGY RIVER ROAD	COLUMBUS		1997		1998		50.00	%		352,913		352,913		3,647,127	TARGET, BARNES & NOBLE, STAPLES, AMC THEATRE
398 COLUMBUS, OH (SUN)	SUN CENTER 3622-3860 DUBLIN GRANVILLE RD	COLUMBUS		1995		1998		79.45	%		315,828		315,828		3,767,790	BABIES R US, MICHAEL’S, ASHLEY FURNITURE HOMESTORE, STEIN MART, WHOLE FOODS, STAPLES
399 COLUMBUS, OH(HILLIARD)	HILLIARD ROME COMMONS 1710-60 HILLIARD ROME ROAD	COLUMBUS		2001		2007		20.00	%		110,871		110,871		1,487,078	GIANT EAGLE
400 DUBLIN, OH (PERIMETER CENTER)	PERIMETER CENTER 6644-6804 PERIMETER LOOP ROAD	COLUMBUS		1996		1998		100.00	%		137,556		137,556		1,495,159	GIANT EAGLE
401 ELYRIA, OH	ELYRIA SHOPPING CENTER 841 CLEVELAND	CLEVELAND		1977		2 *		100.00	%		92,125		92,125		693,270	GIANT EAGLE
402 GROVE CITY, OH(DERBY SQUARE)	DERBY SQUARE 2161-2263 STRINGTOWN ROAD	COLUMBUS		1992		1998		20.00	%		128,250		128,250		1,182,538	GIANT EAGLE
403 HUBER HTS., OH	NORTH HEIGHTS PLAZA 8280 OLD TROY PIKE	DAYTON		1990		1993		100.00	%		182,749		182,749		1,642,082	H.H. GREGG APPLIANCES, DICK’S SPORTING GOODS, HOBBY LOBBY(NOT OWNED), BED BATH & BEYOND(NOT OWNED)
404 LEBANON, OH	COUNTRYSIDE PLACE 1879 DEERFIELD ROAD	LEBANON		1990/2002		1993		100.00	%		17,000		110,480		0	WALMART(NOT OWNED), ERB LUMBER(NOT OWNED), HOME DEPOT(NOT OWNED)
405 MACEDONIA, OH	MACEDONIA COMMONS (I) MACEDONIA COMMONS BLVD	CLEVELAND		1994		1994		50.00	%		236,556		375,723		2,931,192	HOBBY LOBBY, KOHL’S, WALMART(NOT OWNED), HOME DEPOT(NOT OWNED)
406 MACEDONIA, OH (PHASE II)	MACEDONIA COMMONS (II) 8210 MACEDONIA COMMONS	CLEVELAND		1999		1/2 *		100.00	%		57,658		169,481		915,609	CINEMARK
407 SOLON, OH	UPTOWN SOLON KRUSE DRIVE	CLEVELAND		1998		1 *		100.00	%		183,255		183,255		2,948,027	MUSTARD SEED MARKET & CAFE, BED BATH & BEYOND, BORDERS

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
408 SOLON, OH(SEARS)	SEARS SOLON 6221 SOM CENTER	CLEVELAND		1977		2008		25.25	%		84,180		84,180		299,819	K MART
409 STEUBENVILLE, OH	LOWE’S HOME IMPROVEMENT 4115 MALL DRIVE	PITTSBURGH		1998		2007		100.00	%		130,497		130,497		871,236	LOWE’S
410 STOW, OH	STOW COMMUNITY CENTER (I) KENT ROAD	AKRON		1997/2000		1 *		100.00	%		371,057		473,140		3,615,273	BED BATH & BEYOND, GIANT EAGLE, KOHL’S, OFFICE MAX, TARGET(NOT OWNED)
411 TIFFIN, OH	TIFFIN MALL 870 WEST MARKET STREET	TIFFIN		1980/2004		1/2 *		100.00	%		170,868		170,868		530,341	CINEMARK, J. C. PENNEY
412 TOLEDO, OH	SPRINGFIELD COMMONS S. HOLLAND-SYLVANIA ROAD	TOLEDO		1999		1 *		20.00	%		241,129		271,729		2,848,661	KOHL’S, GANDER MOUNTAIN, BABIES R US, BED BATH & BEYOND, OLD NAVY
413 TOLEDO, OH (DICKS)	NORTH TOWNE COMMONS (DICK’S) 851 W. ALEXIS ROAD	TOLEDO		1995		2004		100.00	%		80,160		80,160		501,000	DICK’S SPORTING GOODS
414 WESTLAKE, OH	WEST BAY PLAZA 30100 DETROIT ROAD	CLEVELAND		1974/1997/2000		1/2 *		100.00	%		162,330		162,330		1,358,080	MARC’S, K MART
415 WILLOUGHBY HILLS, OH	SHOPPES AT WILLOUGHBY HILLS CHARDON ROAD	CLEVELAND		1985		2007		15.00	%		376,977		381,508		3,197,367	GIANT EAGLE, CINEMARK, A.J. WRIGHT, OFFICE MAX, NATIONAL COLLEGE
416 XENIA, OH	WEST PARK SQUARE 1700 WEST PARK SQUARE	XENIA		1994/1997/2001		1 *		100.00	%		112,361		203,282		534,672	KROGER, WALMART(NOT OWNED)
417 ZANESVILLE, OH	KMART SHOPPING CENTER 3515 N. MAPLE AVENUE	SANDUSKY		1973		2008		25.25	%		84,180		84,180		223,160	K MART

Oklahoma

418 ENID, OK	KMART PLAZA 4010 WEST OWEN GARRIOT RD	ENID		1983		2008		25.25	%		84,000		114,000		196,206	K MART, UNITED SUPERMARKETS(NOT OWNED)
419 OKLAHOMA CITY, OK	CVS PHARMACY 2323 NORTH MARTIN LUTHER KING BLVD	OKLAHOMA CITY		1997		2007		100.00	%		9,504		9,504		159,358

Oregon

420 PORTLAND, OR	TANASBOURNE TOWN CENTER (I)	PORTLAND		1995/2001		1996		50.00	%		309,617		566,457		4,625,437	ROSS DRESS FOR LESS, MICHAEL’S, BARNES & NOBLE, OFFICE DEPOT, HAGGAN’S, NORDSTROM(NOT OWNED), TARGET(NOT OWNED)
	NW EVERGREEN PKWY & NW RING RD

Pennsylvania

421 ALLENTOWN, PA (BJS)	BJ’S WHOLESALE CLUB 1785 AIRPORT ROAD SOUTH	ALLENTOWN		1991		2004		100.00	%		112,230		112,230		863,266	BJ’S WHOLESALE CLUB
422 ALLENTOWN, PA(WEST)	WEST VALLEY MARKETPLACE 1091 MILL CREEK ROAD	ALLENTOWN		2001/2004		2003		100.00	%		259,239		259,239		2,688,379	WALMART SUPERCENTER
423 CAMP HILL, PA	CAMP HILL CENTER 3414 SIMPSON FERRY ROAD	HARRISBURG		1978/2002		2007		100.00	%		62,888		62,888		288,000	MICHAEL’S
424 CARLISLE, PA	CARLISLE COMMONS SHOPPING CTR RIDGE STREET & NOBLE BLVD	HARRISBURG		2001		2007		15.00	%		393,033		393,033		3,332,111	WALMART SUPERCENTER, T.J. MAXX, ROSS DRESS FOR LESS, REGAL CINEMAS
425 CHESWICK, PA	RITE AID 1200 PITTSBURGH ST.	PITTSBURGH		2000		2007		100.00	%		10,908		10,908		248,609
426 CONNELLSVILLE, PA	RITE AID 100 MEMORIAL BLVD	PITTSBURGH		1999		2007		100.00	%		10,908		10,908		312,181
427 E. NORRITON, PA	DEKALB PLAZA 2692 DEKALB PIKE	PHILADELPHIA		1975/1997		1/2 *		100.00	%		173,876		179,376		1,195,116	BIG LOTS
428 ERIE, PA (PEACH)	PEACH STREET SQUARE (I) 1902 KEYSTONE DRIVE	ERIE		1995/1998/2003		1999		100.00	%		557,769		679,074		4,610,213	LOWE’S, PETSMART, KOHL’S, WALMART, CINEMARK, HOME DEPOT(NOT OWNED)
429 ERIE, PA(BUFFALO RD)	RITE AID (BUFFALO ROAD) 4145 BUFFALO ROAD	ERIE		1999		2007		100.00	%		10,908		10,908		235,940
430 ERIE, PA(EAST 26TH ST)	RITE AID (EAST 26TH ST) 404 EAST 26TH STREET	ERIE		1999		2007		100.00	%		10,908		10,908		260,047

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
431 ERIE, PA(EAST 6TH)	RITE AID (EAST 6TH ST) 353 EAST 6TH STREET	ERIE		1999		2007		100.00	%		10,908		10,908		266,969
432 ERIE, PA(PEACH ST)	RITE AID (PEACH ST) 5440 PEACH ST.	ERIE		2000		2007		100.00	%		10,908		10,908		354,691
433 ERIE, PA(RITE AID)	RITE AID (WEST 26TH ST) 2923 WEST 26TH ST.	ERIE		1999		2007		100.00	%		10,908		10,908		332,311
434 ERIE, PA(WEST 12TH)	RITE AID (WEST 12TH ST) 2184 WEST 12TH ST	ERIE		1999		2007		100.00	%		10,908		10,908		373,661
435 HOMESTEAD, PA	WATERFRONT MARKET AMITY 149 W. BRIDGE STREET	PITTSBURGH						15.00	%		764,824		967,964		10,753,717	DICK’S SPORTING GOODS, LOEW’S CINEMA, BEST BUY, MICHAEL’S, OFFICE DEPOT, T.J. MAXX, OLD NAVY, DSW SHOE WAREHOUSE, BED BATH & BEYOND, MARSHALLS, BARNES & NOBLE, DAVE & BUSTER’S, TARGET(NOT OWNED), MACY’S(NOT OWNED)
436 IRWIN, PA	RITE AID 3550 ROUTE 130	PITTSBURGH		1999		2007		100.00	%		10,908		10,908		262,741
437 KING OF PRUSSIA, PA	OVERLOOK AT KING OF PRUSSIA 301 GODDARD BLVD	PHILADELPHIA		2002		2007		15.00	%		105,615		186,980		4,855,050	UNITED ARTISTS THEATRE, NORDSTROM RACK, BEST BUY
438 MONROEVILLE, PA	RITE AID (WM PENN HWY) 4111 WILLIAM PENN HWY	PITTSBURGH		1998		2007		100.00	%		12,738		12,738		484,028
439 MONROEVILLE, PA(RITE AID)	RITE AID (MONROEVILLE BLVD) 2604 MONROEVILLE BLVD	PITTSBURGH		1999		2007		100.00	%		10,908		10,908		295,339
440 MT. NEBO, PA	MT. NEBO POINTE MT NEBO ROAD & LOWRIES RUN ROAD	PITTSBURGH		2005		1 *		10.00	%		60,308		320,043		690,845	SAM’S CLUB(NOT OWNED), TARGET(NOT OWNED)
441 NEW CASTLE, PA	RITE AID 31 NORTH JEFFERSON STREET	NEW CASTLE		1999		2007		100.00	%		10,908		10,908		267,194
442 PITTSBURGH, PA	RITE AID (GOLDEN MILE HWY) 1804 GOLDEN MILE HWY	PITTSBURGH		1999		2007		100.00	%		10,908		10,908		326,940
443 PITTSBURGH, PA (SAW MILL)	RITE AID (SAW MILL RUN BLVD) 2501 SAW MILL RUN BLVD	PITTSBURGH		1999		2007		100.00	%		10,908		10,908		342,233
444 POTTSTOWN, PA	KMART SHOPPING CENTER 2200 EAST HIGH STREET	PITTSBURGH		1973		2008		25.25	%		84,180		84,180		275,000	K MART
445 WILLOW GROVE, PA	KMART SHOPPING CENTER 2620 MORELAND ROAD	PHILADELPHIA		1973		2008		25.25	%		94,500		94,500		341,125	K MART

Puerto Rico

446 ARECIBO, PR (ATLANTICO)	PLAZA DEL ATLANTICO PR # KM 80.3	ARECIBO		1980/1993		2005		100.00	%		215,391		224,890		2,919,491	K MART, CAPRI DEL ATLANTICO
447 BAYAMON, PR (PLAZA DEL SOL)	PLAZA DEL SOL RD PR#29 & PR#167, HATO TEJAS	SAN JUAN		1998/2003/2004		2005		100.00	%		532,433		673,654		16,649,374	WALMART, OLD NAVY, SCIENCE PARK CINEMA, BED BATH & BEYOND, HOME DEPOT(NOT OWNED)
448 BAYAMON, PR (REXVILLE PLAZA)	REXVILLE PLAZA PR #167, KM 18.8	SAN JUAN		1980/2002		2005		100.00	%		126,023		132,309		1,624,809	PUEBLO XTRA, TIENDAS CAPRI
449 BAYAMON, PR (RIO HONDO)	PLAZA RIO HONDO PR#22, PR#167	SAN JUAN		1982/2001		2005		100.00	%		484,651		549,953		13,403,717	TIENDAS CAPRI, BEST BUY, K MART, PUEBLO XTRA, RIO HONDO CINEMAS, MARSHALLS
450 CAROLINA, PR (PLAZA ESCORIAL)	PLAZA ESCORIAL CARRETERA #3, KM 6.1	SAN JUAN		1997		2005		100.00	%		420,470		636,340		8,030,463	OFFICE MAX, WALMART SUPERCENTER, PLAZA ESCORIAL CINEMAS, BORDERS, OLD NAVY, SAM’S CLUB, HOME DEPOT(NOT OWNED)
451 CAYEY, PR (PLAZA CAYEY)	PLAZA CAYEY STATE ROAD #1 & PR #735	CAYEY		1999/2004		2005		100.00	%		261,126		339,840		3,002,849	WALMART SUPERCENTER, CAYEY CINEMA CORP.(NOT OWNED)
452 FAJARDO, PR (PLAZA FAJARDO)	PLAZA FAJARDO ROAD PR #3 INT PR #940	FAJARDO		1992		2005		100.00	%		245,319		251,319		4,226,546	WALMART, PUEBLO XTRA
453 GUAYAMA, PR (PLAZA WAL-MART)	PLAZA WAL-MART ROAD PR #3 KM 135.0	FUAYAMA		1994		2005		100.00	%		163,598		163,598		1,739,672	WALMART

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
454 HATILLO, PR (PLAZA DEL NORTE)	PLAZA DEL NORTE ROAD#2 KM 81.9	ARECIBO		1992		2005		100.00	%		511,027		673,261		10,316,981	SEARS, TOYS R US, J.C. PENNEY, OFFICE MAX, WALMART
455 HUMACAO, PR (PALMA REAL)	PLAZA PALMA REAL STATE ROAD #3, KM 78.20	HUMACAO		1995		2005		100.00	%		345,489		441,495		6,991,487	PEP BOYS, J.C. PENNEY, CAPRI STORES, MARSHALLS, WALMART, OFFICE MAX
456 ISABELA, PR (PLAZA ISABELA)	PLAZA ISABELA STATE ROAD #2 & # 454	ISABELA		1994		2005		100.00	%		238,410		259,016		3,842,879	WALMART, SUPER SELECTOS SUPERMARKET
457 SAN GERMAN, PR (CAMINO REAL)	CAMINO REAL STATE ROAD PR #122	SAN GERMAN		1991		2005		100.00	%		0		49,172		339,950
458 SAN GERMAN, PR (DEL OESTE)	PLAZA DEL OESTE ROAD PR #2 INT PR #122	SAN GERMAN		1991		2005		100.00	%		174,172		184,746		2,440,632	K MART, ECONO SAN GERMAN, PEP BOY’S
459 SAN JUAN, PR (SENORIAL PLAZA)	SENORIAL PLAZA PR #53 & PR #177	SAN JUAN	1978/Mutiple			2005		100.00	%		159,026		199,486		2,480,399	K MART, PUEBLO XTRA
460 VEGA BAJA, PR (PLZ VEGA BAJA)	PLAZA VEGA BAJA ROAD PR #2 INT PR #155	VEGA BAJA		1990		2005		100.00	%		180,488		184,938		1,881,635	K MART, PUEBLO XTRA

Rhode Island

461 MIDDLETOWN, RI	MIDDLETOWN VILLAGE 1315 WEST MAIN ST	PROVIDENCE		2003		2007		100.00	%		98,161		98,161		925,230	BARNES & NOBLE, MICHAEL’S
462 WARWICK, RI	WARWICK CENTER 1324 BALD HILL ROAD	PROVIDENCE		2004		2007		15.00	%		159,958		159,958		2,171,965	DICK’S SPORTING GOODS, BARNES & NOBLE, DSW SHOE WAREHOUSE

South Carolina

463 AIKEN, SC (EXCHANGE)	AIKEN EXCHANGE WHISKEY ROAD & BROOK HAVEN DRIVE	GREENVILLE		2004		2007		15.00	%		101,558		226,558		457,370	PETSMART, TARGET(NOT OWNED)
464 ANDERSON, SC (NORTH HILL)	NORTH HILL COMMONS 3521 CLEMSON BLVD	GREENVILLE		2000		2007		15.00	%		43,149		168,149		441,619	MICHAEL’S, TARGET(NOT OWNED), LOWE’S(NOT OWNED)
465 CAMDEN, SC	SPRINGDALE PLAZA 1671 SPRINGDALE DRIVE	CAMDEN		1990/2000		1993		100.00	%		180,127		363,405		979,481	BELK, WALMART(NOT OWNED)
466 CHARLESTON, SC	ASHLEY CROSSING (I) 2245 ASHLEY CROSSING DRIVE	CHARLESTON		1991		2003		100.00	%		188,883		196,048		681,350	FOOD LION
467 COLUMBIA, SC (STATION)	COLUMBIANA STATION OEA HARBISON BLVD & BOWE R PARKWAY	COLUMBIA		2003		2007		15.00	%		375,902		558,669		3,087,614	DICK’S SPORTING GOODS, MICHAEL’S, PETSMART, H.H. GREGG APPLIANCES, BUY BUY BABY
468 COLUMBIA, SC (TARGET)	TARGET CENTER (I) 10204 TWO NOTCH RD.	COLUMBIA		2002		2007		15.00	%		83,400		208,400		138,875	MICHAEL’S, TARGET(NOT OWNED)
469 CONWAY, SC	GATEWAY PLAZA 2701 CHURCH STREET	MYRTLE BEACH		2002		2007		100.00	%		62,428		62,428		363,591
470 EASLEY, SC	CENTER POINTE PLAZA (II) CALHOUN MEMORIAL HWY & BRUSHY CREEK ROAD	GREENVILLE		2004		2007		20.00	%		72,287		187,287		676,107	PUBLIX SUPER MARKETS, HOME DEPOT(NOT OWNED)
471 FORT MILL, SC	RITE AID 2907 W HWY 160	GAFFNEY		2002		2007		100.00	%		13,824		13,824		309,853
472 GAFFNEY, SC	RITE AID 1320 W FLOYD BAKER BLVD	GREENVILLE		2003		2007		100.00	%		13,818		13,818		291,984
473 GREENVILLE, SC (RITE AID)	RITE AID 3679 AUGUSTA ROAD	GREENVILLE		2001		2007		100.00	%		10,908		10,908		283,423
474 GREENVILLE, SC(THE POINT)	THE POINT 1140 WOODRUFF ROAD	GREENVILLE		2005		2007		20.00	%		104,641		104,641		1,164,685	WHOLE FOODS
475 GREENVILLE, SC(WALMART SUPERCENTER)	WALMART SUPERCENTER 1451 WOODRUFF ROAD	GREENVILLE		1998		2007		100.00	%		200,084		200,084		1,272,534	WALMART SUPERCENTER
476 GREENWOOD, SC	NORTHSIDE PLAZA (BI-LO) US HIGHWAY 25 & NORTHSIDE DRIVE	GREENWOOD		1999		2007		100.00	%		41,581		41,581		334,437	BI-LO

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
477 LEXINGTON, SC	LEXINGTON PLACE US HWY 378 AND OLD CHEROKEE ROAD	COLUMBIA		2003		2007		100.00	%		83,167		215,167		864,189	ROSS DRESS FOR LESS, T.J. MAXX, PUBLIX SUPER MARKETS(NOT OWNED), KOHL’S(NOT OWNED)
478 MT. PLEASANT, SC	WANDO CROSSING 1500 HIGHWAY 17 NORTH	CHARLESTON		1992/2000		1995		100.00	%		209,810		325,907		2,032,716	OFFICE DEPOT, T.J. MAXX, MARSHALLS, WALMART(NOT OWNED)
479 MT. PLEASANT, SC (BI-LO)	BI-LO AT SHELMORE 672 HWY 17 BY-PASS	CHARLESTON		2002		2007		100.00	%		64,368		64,368		920,894	BI-LO
480 MYRTLE BEACH, SC	THE PLAZA AT CAROLINA FOREST 3735 RENEE DRIVE	MYRTLE BEACH		1999		2007		20.00	%		116,657		116,657		1,421,687	KROGER
481 N. CHARLESTON, SC	NORTH POINTE PLAZA 7400 RIVERS AVENUE	CHARLESTON		1989/2001		2 *		100.00	%		294,471		344,471		2,103,664	WALMART SUPERCENTER, OFFICE MAX
482 N. CHARLESTON, SC(N CHARL CTR)	NORTH CHARLESTON CENTER 5900 RIVERS AVE	CHARLESTON		1980/1993		2004		100.00	%		236,437		236,437		1,350,105	NORTHERN TOOL, BIG LOTS, HOME DECOR LIQUIDATORS
483 ORANGEBURG, SC	NORTH ROAD PLAZA 2795 NORTH ROAD	COLUMBIA		1994/1999		1995		100.00	%		50,760		247,434		374,650	WALMART SUPERCENTER(NOT OWNED)
484 PIEDMONT, SC	RITE AID 915 ANDERSON STREET	GREENVILLE		2000		2007		100.00	%		10,908		10,908		181,052
485 SIMPSONVILLE, SC	FAIRVIEW STATION 621 FAIRVIEW ROAD	GREENVILLE		1990		1994		100.00	%		142,086		142,086		872,030	INGLES, KOHL’S
486 SPARTANBURG, SC (BLACKSTOCK)	RITE AID (W O EZELL BLVD) 1510 W.O. EZELL BLVD	SPARTANBURG		2001		2007		100.00	%		10,908		10,908		271,599
487 SPARTANBURG, SC (NORTHPOINT)	NORTHPOINT MARKETPLACE 8642-8760 ASHEVILLE HIGHWAY	SPARTANBURG		2001		2007		100.00	%		102,252		102,252		555,150	INGLES
488 SPARTANBURG, SC (RITE AID)	RITE AID (N PINE ST) 780 N. PINE STREET	SPARTANBURG		2002		2007		100.00	%		10,908		10,908		283,656
489 TAYLORS, SC	NORTH HAMPTON MARKET 6019 WADE HAMPTON (AKA GREER, SC)	GREENVILLE		2004		2007		20.00	%		114,935		171,545		1,182,260	HOBBY LOBBY, TARGET(NOT OWNED)
490 TAYLORS, SC (HAMPTON)	HAMPTON POINT 3033 WADE HAMPTON BL	GREENVILLE		1993		2007		100.00	%		58,316		58,316		435,042	BI-LO
491 WOODRUFF, SC	RITE AID 121 N MAIN STREET	CHARLESTON		2002		2007		100.00	%		13,824		13,824		288,178

South Dakota

492 WATERTOWN, SD	WATERTOWN MALL 1300 9TH AVENUE	WATERTOWN		1977		1/2 *		100.00	%		240,262		282,262		1,255,032	DUNHAM’S SPORTING GOODS, HERBERGER’S, J.C. PENNEY, HY VEE SUPERMARKET(NOT OWNED)

Tennessee

493 CHATTANOOGA, TN	OVERLOOK AT HAMILTON PLACE 2288 GUNBARREL ROAD	CHATTANOOGA		1992/2004		2003		100.00	%		213,105		213,105		1,937,557	BEST BUY, HOBBY LOBBY, FRESH MARKET
494 COLUMBIA, TN	COLUMBIA SQUARE 845 NASHVILLE HWY	COLUMBIA		1993		2003		10.00	%		68,948		68,948		425,417	KROGER
495 FARRAGUT, TN	FARRAGUT POINTE 11132 KINGSTON PIKE	KNOXVILLE		1991		2003		10.00	%		71,311		71,311		470,589
496 GOODLETTSVILLE, TN	NORTHCREEK COMMONS 101-139 NORTHCREEK BLVD	NASHVILLE		1987		2003		20.00	%		84,441		84,441		657,411	KROGER
497 HENDERSONVILLE, TN	LOWES HOME IMPROVEMENT TN HENDERSONVILLE	NASHVILLE		1999		2003		100.00	%		133,144		133,144		1,230,689	LOWE’S
498 JACKSON, TN	WEST TOWNE COMMONS 41 STONEBROOK PLACE	JACKSON		1992		2007		20.00	%		62,925		62,925		525,816	KROGER
499 JOHNSON CITY, TN	JOHNSON CITY MARKETPLACE FRANKLIN & KNOB CREEK ROADS	JOHNSON CITY		2005		2003		100.00	%		11,749		99,997		534,609	KOHL’S, LOWE’S(NOT OWNED)

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
500 KNOXVILLE, TN	PAVILION OF TURKEY CREEK (I) 10936 PARKSIDE DRIVE	KNOXVILLE		2001		2007		15.00	%		280,776		478,814		3,153,962	ROSS DRESS FOR LESS, OFFICE MAX, OLD NAVY, HOBBY LOBBY, TARGET(NOT OWNED), WALMART SUPERCENTER(NOT OWNED)
501 KNOXVILLE, TN (TOWN)	TOWN & COUNTRY COMMONS (I) NORTH PETERS ROAD & TOWN & COUNTRY CIRCL	KNOXVILLE		1985/1997		2007		15.00	%		638,334		638,334		5,785,953	JO-ANN STORES, STAPLES, BEST BUY, FOOD CITY, LOWE’S, CARMIKE CINEMAS, DICK’S SPORTING GOODS
502 MEMPHIS, TN(AMERICAN)	AMERICAN WAY 4075 AMERICAN WAY	MEMPHIS		1988		2007		20.00	%		121,222		121,222		777,112	KROGER
503 MORRISTOWN, TN	CROSSROADS SQUARE 130 TERRACE LANE	MORRISTOWN		2004		2007		20.00	%		68,500		70,000		638,000	T.J. MAXX, OFFICE MAX(NOT OWNED)
504 NASHVILLE, TN	WILLOWBROOK COMMONS 61 EAST THOMPSON LN	NASHVILLE		2005		2007		20.00	%		93,600		93,600		753,755	KROGER
505 NASHVILLE, TN (BELLEVUE)	BELLEVUE PLACE 7625 HIGHWAY 70 S	NASHVILLE		2003		2007		15.00	%		77,180		192,180		863,550	MICHAEL’S, BED BATH & BEYOND, HOME DEPOT(NOT OWNED)
506 OAKLAND, TN	OAKLAND MARKET PLACE 7265 US HWY 64	MEMPHIS		2004		2007		20.00	%		64,600		64,600		381,367	KROGER

Texas

507 ALLEN, TX	WATTERS CREEK BETHANY ROAD	DALLAS		2008		1 *		10.00	%		350,259		360,669		5,842,077	UNITED MARKET STREET
508 AUSTIN, TX (TECH RIDGE)	THE SHOPS AT TECH RIDGE CENTER RIDGE DRIVE	AUSTIN		2003		2003		25.75	%		282,845		530,481		3,358,799	ROSS DRESS FOR LESS, TOYS R US, HOBBY LOBBY, BEST BUY, SUPER TARGET(NOT OWNED)
509 FORT WORTH, TX (CVS 6794)	CVS PHARMACY (JACKSBORO HWY) 2706 JACKSBORO HWY	DALLAS		1997		2007		100.00	%		10,908		10,908		239,784
510 FORT WORTH, TX (CVS 7785)	CVS PHARMACY (SYCAMORE SCHOOL) 4551 SYCAMORE SCHOOL ROAD	DALLAS		1997		2007		100.00	%		9,504		9,504		149,248
511 FRISCO, TX	FRISCO MARKETPLACE 7010 PRESTON ROAD	DALLAS		2003		2003		0.01	%		20,959		107,543		709,502	KOHL’S
512 GARLAND, TX	GARLAND PLAZA 3265 BROADWAY BLVD	DALLAS		1994		2007		100.00	%		70,576		70,576		0
513 GRAND PRAIRIE, TX	KROGER 2525 WEST INTERSTATE 20	DALLAS		1998		2007		100.00	%		60,835		60,835		433,615	KROGER
514 HOUSTON, TX	LOWE’S HOME IMPROVEMENT 19935 KATY FREEWAY	HOUSTON		1998		2007		100.00	%		131,644		131,644		917,000	LOWE’S
515 MCKINNEY, TX	MCKINNEY MARKETPLACE US HWY 75 & EL DORADO PKWY	DALLAS		2000		2003		0.01	%		118,967		183,810		1,221,665	KOHL’S, ALBERTSON’S(NOT OWNED)
516 MESQUITE, TX	MARKETPLACE AT TOWNE CENTER SOUTHBOUND FRONTAGE RD I 635	DALLAS		2001		2003		0.01	%		170,645		378,795		1,813,721	PETSMART, MICHAEL’S, ROSS DRESS FOR LESS, KOHL’S(NOT OWNED), HOME DEPOT(NOT OWNED)
517 PASADENA, TX	KROGER JUNCTION 2619 RED BLUFF ROAD	DALLAS		1984		2007		20.00	%		81,161		81,161		456,848	KROGER
518 RICHARDSON, TX	CVS PHARMACY (ARAPAHO BLVD) 2090 ARAPAHOE BLVD.	DALLAS		1997		2007		100.00	%		10,560		10,560		206,585
519 ROWLETT, TX	ROWLETT PLAZA 8800 LAKEVIEW PKWY	DALLAS		1995/2001		2007		100.00	%		63,117		63,117		0
520 SAN ANTONIO, TX (INGRAM)	INGRAM PARK 6157 NW LOOP 410	SAN ANTONIO		1985		2005		50.00	%		76,597		76,597		0
521 SAN ANTONIO, TX (N. BANDERA)	BANDERA POINTE (NORTH) STATE LOOP 1604/BANDERA ROAD	SAN ANTONIO		2001/2002		1 *		100.00	%		278,815		888,005		3,683,379	LOWE’S, T.J. MAXX, OLD NAVY, ROSS DRESS FOR LESS, CONN’S APPLIANCES, LAS PALAPAS, BARNES & NOBLE, RAQUETBALL & FITNESS(NOT OWNED), CHUCK E CHEESE(NOT OWNED), KOHL’S(NOT OWNED), CREDIT UNION(NOT OWNED), TARGET(NOT OWNED), LACK’S FURNITURE(NOT OWNED)
522 SAN ANTONIO, TX (STONE OAK)	VILLAGE AT STONE OAK 22610 US HWY 281 NORTH, SUITE 211	SAN ANTONIO		2007		1 *		100.00	%		360,508		543,295		5,451,432	HOBBY LOBBY, T.J. MAXX, TARGET(NOT OWNED)
523 SAN ANTONIO, TX (WESTOVER)	WESTOVER MARKETPLACE SH 151 @ LOOP 410	SAN ANTONIO		2005		1 *		20.00	%		225,164		531,364		2,498,043	PETSMART, OFFICE DEPOT, ROSS DRESS FOR LESS, TARGET(NOT OWNED), LOWES(NOT OWNED)

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
524 SAN ANTONIO, TX(TERRELL)	TERRELL PLAZA 1201 AUSTIN HWY, SUITE 139	SAN ANTONIO		1958/1986		2007		50.00	%		171,083		171,083		845,882	BIG LOTS

Utah

525 MIDVALE, UT (FT. UNION I & II)	FC AT FORT UNION (I & II) 900 EAST FT UNION BLVD	SALT LAKE CITY		1973/2000		1998		100.00	%		647,491		647,491		8,227,050	BABIES R US, OFFICE MAX, SMITH’S FOOD & DRUG, F.Y.E., BED BATH & BEYOND, WALMART, ROSS DRESS FOR LESS, MICHAEL’S
526 OGDEN, UT	FC AT OGDEN 5-POINTS 21-129 HARRISVILLE ROAD	SALT LAKE CITY		1977		1998		100.00	%		162,316		162,316		691,395	HARMONS
527 OREM, UT	FC AT OREM 1300 SOUTH STREET	SALT LAKE CITY		1991		1998		100.00	%		150,667		281,931		1,347,849	BABIES R US, JO-ANN STORES, F.Y.E., R.C. WILLEY(NOT OWNED), TOYS R US(NOT OWNED)
528 RIVERDALE, UT (NORTH)	FC AT RIVERDALE (NORTH) 1050 WEST RIVERDALE ROAD	SALT LAKE CITY		1995/2003		1998		100.00	%		593,398		596,198		4,191,259	OFFICE MAX, GART SPORTS, SPORTSMAN’S WAREHOUSE, TARGET, F.Y.E.
529 RIVERDALE, UT (WEBER)	FC AT RIVERDALE (EAST) 1050 WEST RIVERDALE ROAD	SALT LAKE CITY		2005		1 *		100.00	%		46,597		397,360		510,001	JO-ANN STORES, SAM’S CLUB(NOT OWNED), WALMART SUPERCENTER(NOT OWNED)
530 SALT LAKE CITY, UT (33RD)	THE FAMILY PLACE AT 3300 SOUTH 3300 SOUTH STREET	SALT LAKE CITY		1978		1998		100.00	%		34,209		34,209		248,329
531 TAYLORSVILLE, UT (NORTH)	FC AT TAYLORSVILLE (NORTH) 5600 SOUTH REDWOOD	SALT LAKE CITY		1982/2003		1998		100.00	%		703,630		778,130		6,219,301	SHOPKO, JO-ANN STORES, GART SPORTS, 24 HOUR FITNESS, PETSMART, BED BATH & BEYOND, ROSS DRESS FOR LESS, F.Y.E., HARMONS SUPERSTORE(NOT OWNED)

Vermont

532 BERLIN, VT	BERLIN MALL 282 BERLIN MALL RD., UNIT #28	BERLIN		1986/1999		2 *		100.00	%		174,624		174,624		1,440,794	WALMART, J.C. PENNEY

Virginia

533 CHESTER, VA	BERMUDA SQUARE 12607-12649 JEFFERSON DAVIS	RICHMOND		1978		2003		100.00	%		114,589		116,339		1,492,280	MARTIN’S FOOD STORES
534 GLEN ALLEN, VA	CREEKS AT VIRGINIA CENTER 9830-9992 BROOK ROAD	RICHMOND		2002		2007		15.00	%		266,308		266,308		2,822,539	BARNES & NOBLE, BED BATH & BEYOND, MICHAEL’S, DICK’S SPORTING GOODS
535 MARTINSVILLE, VA	LIBERTY FAIR MALL 240 COMMONWEALTH BOULEVARD	MARTINSVILLE		1989/1997		1/2 *		50.00	%		434,417		434,417		2,400,302	BELK, J.C. PENNEY, SEARS, OFFICE MAX, KROGER
536 MIDLOTHIAN, VA (CHESTERFIELD)	CHESTERFIELD CROSSINGS HIGHWAY 360 & WARBRO ROAD	MIDLOTHIAN		2000		2007		15.00	%		79,802		319,802		1,128,297	BEN FRANKLIN CRAFTS, WALMART SUPERCENTER(NOT OWNED), HOME DEPOT(NOT OWNED)
537 MIDLOTHIAN, VA (COMMONWEALTH)	COMMONWEALTH CENTER 4600-5000 COMMONWEALTH CENTER PARKWAY	MIDLOTHIAN		2002		2007		15.00	%		165,413		165,413		2,169,407	STEIN MART, MICHAEL’S, BARNES & NOBLE
538 NEWPORT NEWS, VA (DENBIGH)	DENBIGH VILLAGE WARWICK BLVD AND DENBIGH BLVD	NORFOLK		1998/2006		2007		100.00	%		324,450		340,950		2,369,750	BURLINGTON COAT FACTORY, WORLD FRESH MARKET
539 NEWPORT NEWS, VA (JEFFERSON)	JEFFERSON PLAZA 121 JEFFERSON AVENUE	NORFOLK		1999		2007		15.00	%		47,341		182,341		792,687	FRESH MARKET, COSTCO(NOT OWNED)
540 RICHMOND, VA(DOWNTOWN)	DOWNTOWN SHORT PUMP 11500-900 WEST BROAD STREET	RICHMOND		2000		2007		100.00	%		126,055		239,873		2,577,152	BARNES & NOBLE, REGAL CINEMAS
541 SPRINGFIELD, VA(LOISDALE)	LOISDALE CENTER 6646 LOISDALE ROAD	WASHINGTON		1999		2007		100.00	%		120,742		120,742		1,913,625	BARNES & NOBLE, DSW SHOE WAREHOUSE, BED BATH & BEYOND, H.H. GREGG APPLIANCES
542 SPRINGFIELD, VA(SPRING MALL)	SPRING MALL CENTER 6717 SPRING MALL RD	WASHINGTON		1995/2001		2007		100.00	%		56,511		56,511		998,611	MICHAEL’S, THE TILE SHOP
543 STERLING, VA	PARK PLACE AT CASCADES MKTPL NEC OF CASCADES PKWY & ROUTE 7	WASHINGTON		1998		2007		100.00	%		101,606		101,606		1,541,515	STAPLES, SPORTS AUTHORITY
544 VIRGINIA BEACH, VA	KROGER PLAZA 1800 REPUBLIC DRIVE	NORFOLK		1997		2007		20.00	%		63,324		81,574		241,688	KROGER

Developers Diversified Realty
Quarterly Financial Supplement
As of March 31, 2010

Retail Property List


			Year				DDR							Total
			Developed/		Year		Ownership			Owned		Owned/Unowned		Annualized
Location	Center Name/Address	MSA	Redeveloped		Acquired		Interest			GLA		GLA		Rent		Anchor Tenants
545 WAYNESBORO, VA	WAYNESBORO COMMONS 109 LEE DEWITT BLVD	LYNCHBURG		1993		2007		20.00	%		52,415		52,415		456,468	KROGER
546 WINCHESTER, VA	APPLE BLOSSOM CORNERS 2190 S. PLEASANT VALLEY	WINCHESTER		1990/1997		2 *		20.00	%		240,560		242,686		2,524,674	MARTIN’S FOOD STORE, KOHL’S, OFFICE MAX, BOOKS-A-MILLION
547 WYTHEVILLE, VA	WYTHEVILLE COMMONS 215-295 COMMONWEALTH DRIVE	WYTHEVILLE		2004		2007		15.00	%		90,239		415,239		785,310	LOWES(NOT OWNED), WALMART SUPERCENTER(NOT OWNED)

Washington

548 KIRKLAND, WA (TOTEM LKS UPPER)	TOTEM LAKE MALLS (UPPER) TOTEM LAKES BOULEVARD	SEATTLE		1999/2004		2004		20.00	%		253,867		279,221		2,203,584	GUITAR CENTER, ROSS DRESS FOR LESS
549 OLYMPIA, WA	OLYMPIA 2815 CAPITAL MALL DR SW	OLYMPIA		1998		2007		100.00	%		35,776		35,776		0

West Virginia

550 BARBOURSVILLE, WV	BARBOURSVILLE CENTER 5-13 MALL ROAD	HUNTINGTON		1985		1998		100.00	%		70,900		133,396		164,950	DISCOUNT EMPORIUM, HOBBY LOBBY(NOT OWNED)
551 MORGANTOWN, WV	GLENMARK CENTRE INTERSTATE 68 AND PIERPONT ROAD	MORGANTOWN		1999/2000		2007		100.00	%		111,278		383,725		1,259,864	SHOP ‘N SAVE, MICHAEL’S, LOWE’S(NOT OWNED)
552 WEIRTON, WV	RITE AID 1360 COVE ROAD	PITTSBURGH		2000		2007		100.00	%		10,908		10,908		221,870

Wisconsin

553 MILWAUKEE, WI	POINT LOOMIS SOUTH 27TH STREET	MILWAUKEE		1962		2003		100.00	%		160,533		160,533		707,569	KOHL’S, PICK ‘N SAVE
554 RACINE, WI	VILLAGE CENTER (OP) WASHINGTON AVE. VILLAGE CENTER DR.	RACINE		2003		2007		20.00	%		228,252		228,252		2,397,336	JEWEL, KOHL’S
555 WEST ALLIS, WI(WEST)	WEST ALLIS CENTER WEST CLEVELAND AVE. AND S. 108	MILWAUKEE		1968		2003		100.00	%		246,081		259,981		1,494,112	KOHL’S, MARSHALLS MEGA STORE, PICK ‘N SAVE
			Grand Total:								90,060,899		117,805,603		1,034,118,857


*1. Property Developed by the Company	*SC — Shopping Center	*FO — Fee Owned
*2.. Original IPO Property	*MM — Mall	*LH — Leasehold
	LC — Lifestyle Center GL — Ground Lease

Does Not Include Service Merchandise Interests

Appendix — Property Listing 1.0

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