10-Q/A

   

                                    FORM 10-Q/A
    

                       SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D.C. 20549


            [ X ] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF
                       THE SECURITIES EXCHANGE ACT OF 1934

                  FOR THE QUARTERLY PERIOD ENDED MARCH 31, 1998

                                       OR
            [ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) of
                       THE SECURITIES EXCHANGE ACT OF 1934

            For the transition period from __________ to ____________

                           COMMISSION FILE NO. 1-11986

                       TANGER FACTORY OUTLET CENTERS, INC.
             (Exact name of Registrant as specified in its Charter)

             NORTH CAROLINA                                56-1815473
      (State or other jurisdiction                      (I.R.S. Employer
     of incorporation or organization)                 Identification No.)

          1400 WEST NORTHWOOD STREET, GREENSBORO, NORTH CAROLINA 27408
                   (Address of principal executive offices)    (Zip code)

                                 (336) 274-1666
              (Registrant's telephone number, including area code)



Indicate by check mark whether the Registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the preceding 12 months (or for such shorter period that the Registrant was
required to file such reports), and (2) has been subject to such filing
requirements for the past 90 days. Yes [X] No [ ]


                        7,866,204 shares of Common Stock,
                $.01 par value, outstanding as of April 30, 1998






   
    


                           PART II. OTHER INFORMATION


                                   SIGNATURES


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


                       TANGER FACTORY OUTLET CENTERS, INC.




                       By:   /s/  FRANK C. MARCHISELLO, JR.
                            ---------------------------------------
                                  Frank C. Marchisello, Jr.
                                  Vice President, Chief Financial Officer



DATE: May 11, 1998

                                      2

EX-27

 

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<PERIOD-TYPE>                   3-MOS
<FISCAL-YEAR-END>                              DEC-31-1998
<PERIOD-END>                                   MAR-31-1998
<CASH>                                         5,181
<SECURITIES>                                   0
<RECEIVABLES>                                  0
<ALLOWANCES>                                   0
<INVENTORY>                                    0
<CURRENT-ASSETS>                               0
<PP&E>                                         475,317
<DEPRECIATION>                                 68,644
<TOTAL-ASSETS>                                 432,590
<CURRENT-LIABILITIES>                          0
<BONDS>                                        253,411
<PREFERRED-MANDATORY>                          0
<PREFERRED>                                    1
<COMMON>                                       79
<OTHER-SE>                                     121,109
<TOTAL-LIABILITY-AND-EQUITY>                   432,590
<SALES>                                        0
<TOTAL-REVENUES>                               22,806
<CGS>                                          0
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<INTEREST-EXPENSE>                             4,792
<INCOME-PRETAX>                                5,523
<INCOME-TAX>                                   0
<INCOME-CONTINUING>                            4,115
<DISCONTINUED>                                 0
<EXTRAORDINARY>                                (332)
<CHANGES>                                      0
<NET-INCOME>                                   3,783
<EPS-PRIMARY>                                  .42
<EPS-DILUTED>                                  .41

<F1>DEPRECIATION AND AMORTIZATION