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-----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, PgJPYB+aPwNXuY9Kd+m3at6iy1QhfX2veilj5svtVQoN6dp7JL0KbL8zKoGXD7fQ Mk7u8yt3/Rr719bR2MIbpQ== 0001145443-10-001757.txt : 20100728 0001145443-10-001757.hdr.sgml : 20100728 20100727175036 ACCESSION NUMBER: 0001145443-10-001757 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 7 CONFORMED PERIOD OF REPORT: 20100727 ITEM INFORMATION: Results of Operations and Financial Condition ITEM INFORMATION: Regulation FD Disclosure ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20100728 DATE AS OF CHANGE: 20100727 FILER: COMPANY DATA: COMPANY CONFORMED NAME: TANGER FACTORY OUTLET CENTERS INC CENTRAL INDEX KEY: 0000899715 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 561815473 STATE OF INCORPORATION: NC FISCAL YEAR END: 0101 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-11986 FILM NUMBER: 10972503 BUSINESS ADDRESS: STREET 1: 3200 NORTHLINE AVENUE SUITE 360 CITY: GREENSBORO STATE: NC ZIP: 27408 BUSINESS PHONE: 3362923010 MAIL ADDRESS: STREET 1: 3200 NORTHLINE AVENUE SUITE 360 CITY: GREENSBORO STATE: NC ZIP: 27408 8-K 1 d26561_8k.htm HTML

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): July 27, 2010

TANGER FACTORY OUTLET CENTERS, INC.

(Exact name of registrant as specified in its charter)

North Carolina

1-11986

56-1815473

(State or other jurisdiction of
Incorporation)

(Commission File Number)

(I.R.S. Employer Identification Number)

3200 Northline Avenue, Greensboro, North Carolina 27408
(Address of principal executive offices) (Zip Code)

(336) 292-3010
(Registrants' telephone number, including area code)

N/A
(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:

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

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))

Item 2.02 Results of Operations and Financial Condition

On July 27, 2010, Tanger Factory Outlet Centers, Inc. (the "Company") issued a press release announcing its results of operations and financial condition as of and for the quarter ended June 30, 2010. A copy of the Company's press release is hereby furnished as Exhibit 99.1 to this report on Form 8-K. The information contained in this report on Form 8-K, including Exhibit 99.1, shall not be deemed "filed" with the Securities and Exchange Commission nor incorporated by reference in any registration statement filed by the Company under the Securities Act of 1933, as amended, unless specified otherwise.

Item 7.01 Regulation FD Disclosure

On July 27, 2010, the Company made publicly available certain supplemental operating and financial information for the quarter ended June 30, 2010. This supplemental operating and financial information is hereby attached to this current report as exhibit 99.2. The information contained in this report on Form 8-K, including Exhibit 99.2, shall not be deemed "filed" with the Securities and Exchange Commission nor incorporated by reference in any registration statement filed by the Company under the Securities Act of 1933, as amended, unless specified otherwise.

Item 9.01 Financial Statements and Exhibits

(d) Exhibits

The following exhibits are included with this Report:


				Exhibit 99.1			Press release announcing the results of operations and financial condition of the Company as of and for the quarter ended June 30, 2010.
				Exhibit 99.2			Supplemental operating and financial information of the Company as of and for the quarter ended June 30, 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.

Dated: July 27, 2010

TANGER FACTORY OUTLET CENTERS, INC.


				By:			/s/ Frank C. Marchisello, Jr.
							Frank C. Marchisello, Jr.
							Executive Vice President, Chief Executive Officer & Secretary

______________________________________________________________________ _______________________

EXHIBIT INDEX


	Exhibit No.

	99.1			Press release announcing the results of operations and financial condition of the Company as of and for the quarter ended June 30, 2010.

	99.2			Supplemental operating and financial information of the Company as of and for the quarter ended June 30, 2010.

EX-99.1 2 d26561_ex99-1.htm HTML


	Tanger Factory Outlet Centers, Inc.


	News Release


	For Release:			IMMEDIATE RELEASE
	Contact:			Frank C. Marchisello, Jr.
				(336) 834-6834

TANGER REPORTS SECOND QUARTER 2010 RESULTS

Second Quarter Adjusted Funds From Operations Increases 9.1%
Second Quarter Tenant Sales Increase 4.8%

Greensboro, NC, July 27, 2010, Tanger Factory Outlet Centers, Inc. (NYSE:SKT) today reported its financial results for the quarter and six months ended June 30, 2010. Funds from operations ("FFO") available to common shareholders, a widely accepted supplemental measure of REIT performance, for the three months ended June 30, 2010 was $22.1 million, or $0.48 per share, as compared to FFO of $32.5 million, or $0.80 per share, for the three months ended June 30, 2009. For the six months ended June 30, 2010, FFO was $51.1 million, or $1.11 per share, as compared to FFO of $57.2 million, or $1.47 per share, for the six months ended June 30, 2009.

Steven B. Tanger, President and Chief Executive Officer, commented, "Tanger Outlet Centers continued its strong performance through the second quarter, with adjusted funds from operations increasing by 9.1% for the quarter and 14.2% for the first six months of 2010. Same center net operating income increased 2.4% for the quarter while tenant sales increased 4.8%. We received an upgrade from Moody's Investors Service from Baa3 to Baa2 in May and took the opportunity to further strengthen our balance sheet in June when we closed on a public offering of $300 million, 6.125% senior notes due 2020. The net proceeds from the sale of the notes were used to repay a $235 million unsecured term loan, to pay the costs to terminate two interest rate swap agreements associated with the term loan, and to repay borrowings under our unsecured lines of credit."

FFO for all periods shown was impacted by a number of charges as described in the summary below (in thousands, except per share amounts):


		Three Months Ended						Six Months Ended
		June 30,						June 30,
		2010			2009			2010			2009
FFO as reported	$	22,106		$	32,481		$	51,115		$	57,184
As adjusted for:
Termination of interest rate swap derivatives		6,142			---			6,142			---
Impairment charge		---			5,200			735			5,200
(Gain) loss on early extinguishment of debt		563			(10,467	)		563			(10,467	)
Gain on sale of outparcel		---			---			(161	)		---
Demolition costs Hilton Head I, South Carolina		641			---			699			---
Abandoned due diligence costs		365			---			365			---
Impact of above adjustments to the allocation of earnings to participating securities		(60	)		70			(69	)		70
FFO as adjusted	$	29,757		$	27,284		$	59,389		$	51,987
FFO per share as adjusted	$	.64		$	.68		$	1.29		$	1.34

Excluding these charges, adjusted FFO for the second quarter and six months ended June 30, 2010 would have been $0.64 and $1.29 per share respectively.


	3200 Northline Avenue, Suite 360 - Greensboro, NC 27408 - 336-292-3010 - FAX 336-297-0931


	TANGER REPORTS SECOND QUARTER 2010 RESULTS
	-2-

Net income available to common shareholders for the three months ended June 30, 2010 was $3.3 million or $0.08 per share, as compared to net income of $10.2 million, or $0.30 per share for the second quarter of 2009. For the six months ended June 30, 2010 net income available to common shareholders was $4.5 million or $0.11 per share, as compared to net income of $39.1 million, or $1.19 per share for the six months ended June 30, 2009. Net income available to common shareholders for the above periods were also impacted by the charges described in the table above. Net income available to common shareholders for the six months ended June 30, 2009 also includes a gain of $31.5 million related to the acquisition of our partner's interest in a shopping center previously held in a joint venture.

Net income and FFO per share amounts above are on a diluted basis. FFO is a supplemental non-GAAP financial measure used as a standard in the real estate industry to measure and compare the operating performance of real estate companies. A complete reconciliation containing adjustments from GAAP net income to FFO is included in this release.

Second Quarter Highlights

Dividend increase approved by Board of Directors to raise the quarterly common share cash dividend from $0.3825 to $0.3875 per share, $1.55 per share annualized, representing the 17^th consecutive year of increased dividends
Received an upgrade from Moody's from Baa3 to Baa2
Closed on public offering of $300 million 6.125% senior notes due 2020; net proceeds to the company of $295.5 million
23.2% debt-to-total market capitalization ratio as of June 30, 2010 compared to 32.8% last year
4.68 times interest coverage for the second quarter ended June 30, 2010 compared to 3.98 times last year
2.4% increase in same center net operating income during the quarter
8.6% increase in average base rental rates on leases renewed during the quarter
22.0% increase in average base rental rates on released space during the quarter
96.9% period-end wholly-owned portfolio occupancy rate at June 30, 2010, up from 94.8% at March 31, 2010
Reported tenant comparable sales increased by 4.6% to $345 per square foot for the rolling twelve months ended June 30, 2010

Portfolio Operating Results

During the first six months of 2010, Tanger executed 294 leases, totaling 1,222,000 square feet throughout its wholly-owned portfolio. Lease renewals during the first six months accounted for 899,000 square feet, generated an 8.7% increase in average base rental rates and represented 60.5% of the square feet originally scheduled to expire during 2010. Base rental increases on re-tenanted space during the first six months averaged 22.4% and accounted for the remaining 323,000 square feet.

Same center net operating income increased 2.4% for the second quarter of 2010 and 1.7% for the first six months of 2010, while reported tenant comparable sales for Tanger's wholly owned properties for the rolling twelve months ended June 30, 2010 increased 4.6% to $345 per square foot. Tenant comparable sales for the three months ended June 30, 2010 increased 4.8%. Tenant comparable sales exclude the Company's Commerce I center, which was held for sale as of June 30, 2010 as well as its Hilton Head I center currently under redevelopment.

Development Update

Scheduled to open on November 5, 2010, the company's 317,000 square foot outlet center in Mebane, North Carolina now has leases signed or out for signature on 90.5% of the leasable square feet. Tanger field personnel are already in place in a temporary headquarters trailer as construction crews work towards completion of this $65 million outlet shopping center. This new addition to the company's portfolio is located on Interstate 85/40 between the major North Carolina metropolitan markets of Raleigh/Durham/Chapel Hill and Greensboro/High Point/ Winston-Salem.


	3200 Northline Avenue, Suite 360 - Greensboro, NC 27408 - 336-292-3010 - FAX 336-297-0931


	TANGER REPORTS SECOND QUARTER 2010 RESULTS
	-3-

Demolition is now complete and a redevelopment is in process on the company's Hilton Head I center in Bluffton, South Carolina. Currently, this center has leases signed or out for signature on 53.6% of the leasable square feet. When completed, the new 176,000 square foot center, with an additional four outparcel pads, will be the first LEED certified green shopping center in Beaufort County. The company's $50 million redevelopment in Hilton Head is projected to open during the second half of 2011. The company's other property on Highway 278, Hilton Head II, remains open during the construction and redevelopment of Hilton Head I.

$300 Million Offering of 6.125% Senior Notes Due 2020 Successfully Closed

On June 7, 2010, Tanger announced that its operating partnership, Tanger Properties Limited Partnership, had completed a $300 million public offering of 6.125% senior notes due 2020 in an underwritten public offering with Banc of America Securities LLC, Wells Fargo Securities, LLC and BB&T Capital Markets, a division of Scott & Stringfellow, LLC, as joint book-running managers.

The notes were priced at 99.310% of the principal amount to yield 6.219% to maturity. The notes will pay interest semi-annually at a rate of 6.125% per annum and mature on June 1, 2020. The net proceeds from the offering, after deducting the underwriting discount and offering expenses, were approximately $295.5 million. Tanger used the net proceeds from the sale of the notes to repay its $235 million unsecured term loan due in June 2011, pay approximately $6.1 million to terminate two interest rate swap agreements associated with the term loan and to repay borrowings under its unsecured lines of credit and for general working capital purposes.

Balance Sheet Summary

As of June 30, 2010, Tanger had a total market capitalization of approximately $2.6 billion including $605.2 million of debt outstanding, equating to a 23.2% debt-to-total market capitalization ratio. As of June 30, 2010, 91.6% of Tanger's debt was at fixed interest rates and the company had $50.8 million outstanding on its $325.0 million in available unsecured lines of credit. During the second quarter of 2010, Tanger continued to maintain a strong interest coverage ratio of 4.68 times, compared to 3.98 times during the second quarter of last year.

Updated 2010 FFO Per Share Guidance

Based on Tanger's recent public offering of $300 million of 6.125% senior notes due 2020, along with its internal budgeting process, the company's view on current market conditions, and the strength and stability of its core portfolio, the company currently believes its net income available to common shareholders for 2010 will be between $0.63 and $0.71 per share and its FFO available to common shareholders for 2010 will be between $2.39 and $2.47 per share.

The company's estimates do not include the impact of any additional rent termination fees, potential refinancing transactions, the sale of any additional out parcels of land or the sale or acquisition of any properties. The following table provides the reconciliation of estimated diluted net income per share to estimated diluted FFO per share:


For the twelve months ended December 31, 2010:
		Low Range		High Range
Estimated diluted net income per share	$	0.63	$	0.71

Noncontrolling interest, gain/loss on acquisition of real estate, depreciation and amortization uniquely significant to real estate including noncontrolling interest share and our share of joint ventures		1.76		1.76
Estimated diluted FFO per share	$	2.39	$	2.47


	3200 Northline Avenue, Suite 360 - Greensboro, NC 27408 - 336-292-3010 - FAX 336-297-0931


	TANGER REPORTS SECOND QUARTER 2010 RESULTS
	-4-

Second Quarter Conference Call

Tanger will host a conference call to discuss its second quarter results for analysts, investors and other interested parties on Wednesday, July 28, 2010, at 10:00 A.M. eastern time. To access the conference call, listeners should dial 1-877-277-5113 and request to be connected to the Tanger Factory Outlet Centers Second Quarter 2010 Financial Results call. Alternatively, the call will be web cast by Thomson Reuters and can be accessed at Tanger Factory Outlet Centers, Inc.'s web site under the News Releases section at http://www.tangeroutlet.com/investorrelations/news/. A telephone replay of the call will be available from July 28, 2010 starting at 1:00 P.M. Eastern Time through August 6, 2010, by dialing 1-800-642-1687 (conference ID #86718953). Additionally, an online archive of the broadcast will also be available through August 6, 2010.

About Tanger Factory Outlet Centers

Tanger Factory Outlet Centers, Inc.(NYSE:SKT), is a publicly-traded REIT headquartered in Greensboro, North Carolina. As of June 30, 2010 the company operated and owned, or had an ownership interest in, a portfolio of 33 upscale outlet shopping centers in 22 states coast to coast, totaling approximately 10 million square feet leased to over 2,000 stores operated by 360 different brand name companies. More than 150 million shoppers visit Tanger Factory Outlet Centers annually. Tanger is filing a Form 8-K with the Securities and Exchange Commission that includes a supplemental information package for the three and six months ended June 30, 2010. For more information on Tanger Outlet Centers, call 1-800-4TANGER or visit the company's web site at www.tangeroutlet.com.

Estimates of future net income per share and FFO per share are by definition, and certain other matters discussed in this press release regarding the renewal and re-tenanting of space, tenant sales and sales trends, interest rates, funds from operations, the development of new centers, and coverage of the current dividend may be forward-looking statements within the meaning of the federal securities laws. These forward-looking statements are subject to risks and uncertainties. Actual results could differ materially from those projected due to various factors including, but not limited to, the risks associated with general economic and local real estate conditions, the company's ability to meet its obligations on existing indebtedness or refinance existing indebtedness on favorable terms, the availability and cost of capital, the company's ability to lease its properties, the company's inability to collect rent due to the bankruptcy or insolvency of tenants or otherwise, and competition. For a more detailed discussion of the factors that affect our operating results, interested parties should review the Tanger Factory Outlet Centers, Inc. Annual Report on Form 10-K for the fiscal year ended December 31, 2009.


	3200 Northline Avenue, Suite 360 - Greensboro, NC 27408 - 336-292-3010 - FAX 336-297-0931


	TANGER REPORTS SECOND QUARTER 2010 RESULTS
	-5-

TANGER FACTORY OUTLET CENTERS, INC AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF OPERATIONS
(in thousands, except per share data)


		Three months ended						Six months ended
		June 30,						June 30,
		2010			2009			2010			2009
REVENUES
Base rentals (a)	$	43,968		$	43,218		$	87,465		$	85,894
Percentage rentals		1,048			940			2,353			2,248
Expense reimbursements		18,429			18,321			37,948			37,491
Other income		1,850			1,921			3,571			3,618
Total revenues		65,295			64,400			131,337			129,251

EXPENSES
Property operating (b)		22,123			20,660			44,472			42,270
General and administrative		5,963			5,817			11,429			11,752
Impairment charge		---			---			735			---
Depreciation and amortization		17,109			19,422			43,583			39,588
Total expenses		45,195			45,899			100,219			93,610
Operating income		20,100			18,501			31,118			35,641
Interest expense		(7,951	)		(9,564	)		(15,899	)		(20,774	)
Gain (loss) on early extinguishment of debt (c)		(563	)		10,467			(563	)		10,467
Gain on fair value measurement of previously held interest in acquired joint venture (d)		---			---			---			31,497
Loss on termination of interest rate swaps (e)		(6,142	)		---			(6,142	)		---
Income before equity in earnings (losses) of unconsolidated joint ventures and discontinued operations		5,444			19,404			8,514			56,831
Equity in earnings (losses) of unconsolidated joint ventures		(51	)		(517	)		(119	)		(1,414	)
Income from continuing operations		5,393			18,887			8,395			55,417
Discontinued operations (f)		(1	)		(5,300	)		---			(5,362	)
Net income		5,392			13,587			8,395			50,055
Noncontrolling interest in Operating Partnership		(524	)		(1,833	)		(734	)		(7,531	)
Net income attributable to Tanger Factory Outlet Centers, Inc.		4,868			11,754			7,661			42,524
Preferred share dividends		(1,407	)		(1,407	)		(2,813	)		(2,813	)
Allocation of earnings to participating securities		(143	)		(179	)		(312	)		(616	)
Net income available to common shareholders of Tanger Factory Outlet Centers, Inc.	$	3,318		$	10,168		$	4,536		$	39,095

Basic earnings per common share:
Income from continuing operations	$	.08		$	.43		$	.11		$	1.33
Discontinued operations		---			(.13	)		---			(.14	)
Net income	$	.08		$	.30		$	.11		$	1.19

Diluted earnings per common share:
Income from continuing operations	$	.08		$	.43		$	.11		$	1.33
Discontinued operations		---			(.13	)		---			(.14	)
Net income	$	.08		$	.30		$	.11		$	1.19

Funds from operations available to common shareholders (FFO)	$	22,106		$	32,481		$	51,115		$	57,184
FFO per common share - diluted	$	.48		$	.80		$	1.11		$	1.47

3200 Northline Avenue, Suite 360 - Greensboro, NC 27408 - 336-292-3010 - FAX 336-297-0931


	TANGER REPORTS SECOND QUARTER 2010 RESULTS
	-6-


	(a)			Includes straight-line rent and market rent adjustments of $894 and $855 for the three months ended and $1,804 and $1,530 for the six months ended June 30, 2010 and 2009, respectively.

	(b)			Includes abandoned due diligence costs related to a project in Irving, Texas of $365 for the three and six months ended June 30, 2010 and demolition costs related to our outlet center redevelopment in Hilton Head, South Carolina of $641 and $699 for the three and six months ended June 30, 2010, respectively.

	(c)			Includes the write-off of unamortized term loan origination costs related to the repayment of our $235.0 million term loan facility in June 2010 for the three and six months ended June 30, 2010. For the three and six months ended June 30, 2009, includes a gain on early extinguishment of debt of $142.3 million of exchangeable notes which were retired through an exchange offering for approximately 4.9 million common shares in May 2009.

	(d)			Represents gain on fair value measurement of our previously held interest in the Myrtle Beach Hwy 17 joint venture upon acquisition on January 5, 2009.

	(e)			Represents a loss on the termination of two interest rate swap agreements that were utilized as hedge instruments in relation to the variable interest rate payments from the $235.0 million term loan facility mentioned in (c) above.

	(f)			Represents discontinued results of operations from our Commerce I, GA Tanger town center. This property qualified for accounting treatment as held for sale as of June 30, 2010 and thus its results of operations were reclassified to discontinued operations for all current and prior periods. In the 2010 periods, revenues and expenses were approximately equal. The three and six month periods in 2009 included a $5.2 million impairment charge which was taken to lower the recorded value to its approximate fair value at the time.


	3200 Northline Avenue, Suite 360 - Greensboro, NC 27408 - 336-292-3010 - FAX 336-297-0931


	TANGER REPORTS SECOND QUARTER 2010 RESULTS
	-7-

TANGER FACTORY OUTLET CENTERS, INC. AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS
(in thousands, except share data)


		June 30, 2010			December 31, 2009
ASSETS:
Rental property
Land	$	141,575		$	143,933
Buildings, improvements and fixtures		1,343,155			1,352,568
Construction in progress		39,883			11,369
		1,524,613			1,507,870
Accumulated depreciation		(425,168	)		(412,530	)
Rental property, net		1,099,445			1,095,340
Cash and cash equivalents		3,453			3,267
Rental property held for sale		1,921			---
Investments in unconsolidated joint ventures		7,570			9,054
Deferred charges, net		35,124			38,867
Other assets		31,627			32,333
Total assets	$	1,179,140		$	1,178,861

LIABILITIES AND EQUITY:
Liabilities
Debt
Senior, unsecured notes (net of discount of $2,795 and $858, respectively)	$	554,415		$	256,352
Mortgages payable (net of discount of $0 and $241, respectively)		---			35,559
Unsecured term loan		---			235,000
Unsecured lines of credit		50,800			57,700
Total debt		605,215			584,611
Construction trade payables		30,829			14,194
Accounts payable and accrued expenses		22,747			31,916
Other liabilities		17,286			27,077
Total liabilities		676,077			657,798

Commitments

Equity
Tanger Factory Outlet Centers, Inc.
Preferred shares, 7.5% Class C, liquidation preference $25 per share, 8,000,000 shares authorized, 3,000,000 shares issued and outstanding at June 30, 2010 and December 31, 2009		75,000			75,000
Common shares, $.01 par value, 150,000,000 shares authorized, 40,470,862 and 40,469,662 shares issued and outstanding at June 30, 2010 and December 31, 2009, respectively		405			403
Paid in capital		599,270			596,074
Distributions in excess of earnings		(229,298	)		(202,997	)
Accumulated other comprehensive income (loss)		1,884			(5,809	)
Equity attributable to Tanger Factory Outlet Centers, Inc.		447,261			462,671
Equity attributable to noncontrolling interest in Operating Partnership		55,802			58,392
Total equity		503,063			521,063
Total liabilities and equity	$	1,179,140		$	1,178,861

3200 Northline Avenue, Suite 360 - Greensboro, NC 27408 - 336-292-3010 - FAX 336-297-0931


	TANGER REPORTS SECOND QUARTER 2010 RESULTS
	-8-

TANGER FACTORY OUTLET CENTERS, INC. AND SUBSIDIARIES
SUPPLEMENTAL INFORMATION
(in thousands, except per share, state and center information)


		Three months ended						Six months ended
		June 30,						June 30,
		2010			2009			2010			2009
FUNDS FROM OPERATIONS (a)
Net income	$	5,392		$	13,587		$	8,395		$	50,055
Adjusted for:
Depreciation and amortization uniquely significant to real estate - discontinued operations		34			230			87			461
Depreciation and amortization uniquely significant to real estate - consolidated		16,984			19,300			43,343			39,347
Depreciation and amortization uniquely significant to real estate - unconsolidated joint ventures		1,280			1,223			2,545			2,389
Gain on fair value measurement of previously held interest in acquired joint venture		---			---			---			(31,497	)
Funds from operations (FFO)		23,690			34,340			54,370			60,755
Preferred share dividends		(1,407	)		(1,407	)		(2,813	)		(2,813	)
Allocation of earnings to participating securities		(177	)		(452	)		(442	)		(758	)
Funds from operations available to common shareholders	$	22,106		$	32,481		$	51,115		$	57,184
Funds from operations available to common shareholders per share - diluted	$	.48		$	.80		$	1.11		$	1.47

WEIGHTED AVERAGE SHARES
Basic weighted average common shares		40,103			34,249			40,067			32,767
Effect of exchangeable notes		25			---			25			---
Effect of outstanding options		43			78			49			80
Diluted weighted average common shares (for earnings per share computations)		40,171			34,327			40,141			32,847
Convertible operating partnership units (b)		6,067			6,067			6,067			6,067
Diluted weighted average common shares (for funds from operations per share computations)		46,238			40,394			46,208			38,914

OTHER INFORMATION
Gross leasable area open at end of period -
Wholly owned		9,056			9,241			9,056			9,241
Partially owned - unconsolidated		948			950			948			950

Outlet centers in operation -
Wholly owned		31			31			31			31
Partially owned - unconsolidated		2			2			2			2

States operated in at end of period (c)		21			21			21			21
Occupancy at end of period (c) (d)		96.9	%		94.7	%		96.9	%		94.7	%


	3200 Northline Avenue, Suite 360 - Greensboro, NC 27408 - 336-292-3010 - FAX 336-297-0931


	TANGER REPORTS SECOND QUARTER 2010 RESULTS
	-9-


	(a)			FFO is a non-GAAP financial measure. The most directly comparable GAAP measure is net income (loss), to which it is reconciled. We believe that for a clear understanding of our operating results, FFO should be considered along with net income as presented elsewhere in this report. FFO is presented because it is a widely accepted financial indicator used by certain investors and analysts to analyze and compare one equity REIT with another on the basis of operating performance. FFO is generally defined as net income (loss), computed in accordance with generally accepted accounting principles, before extraordinary items and gains (losses) on sale or disposal of depreciable operating properties, plus depreciation and amortization uniquely significant to real estate and after adjustments for unconsolidated partnerships and joint ventures. We caution that the calculation of FFO may vary from entity to entity and as such the presentation of FFO by us may not be comparable to other similarly titled measures of other reporting companies. FFO does not represent net income or cash flow from operations as defined by accounting principles generally accepted in the United States of America and should not be considered an alternative to net income as an indication of operating performance or to cash flows from operations as a measure of liquidity. FFO is not necessarily indicative of cash flows available to fund dividends to shareholders and other cash needs.
	(b)			The convertible operating partnership units (noncontrolling interest in operating partnership) are not dilutive on earnings per share computed in accordance with generally accepted accounting principles.
	(c)			Excludes the partially owned and unconsolidated properties in Wisconsin Dells, Wisconsin which is operated by us through a 50% ownership joint venture and in Deer Park, New York which is operated by us through a 33.3% ownership joint venture.
	(d)			Excludes our wholly-owned center in Commerce I, Georgia for the 2010 periods which was held for sale as of June 30, 2010. Excludes our wholly-owned, non-stabilized center in Washington, Pennsylvania for the 2009 periods.


	3200 Northline Avenue, Suite 360 - Greensboro, NC 27408 - 336-292-3010 - FAX 336-297-0931

EX-99.2 3 d26561_ex99-2.htm HTML

Tanger Factory Outlet Centers, Inc.

Supplemental Operating and Financial Data

June 30, 2010


	1			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

Notice

For a more detailed discussion of the factors that affect our operating results, interested parties should review the Tanger Factory Outlet Centers, Inc. Annual Report on Form 10-K for the fiscal year ended December 31, 2009.

This Supplemental Operating and Financial Data is not an offer to sell or a solicitation to buy any securities of the Company. Any offers to sell or solicitations to buy any securities of the Company shall be made only by means of a prospectus.


	2			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

Table of Contents


Section


Portfolio Data:
	Geographic Diversification	4
	Property Summary - Occupancy at End of Each Period Shown	5
	Portfolio Occupancy at the End of Each Period	6
	Major Tenants	7
	Lease Expirations as of June 30, 2010	8
	Leasing Activity	9

Financial Data:
	Consolidated Balance Sheets	10
	Consolidated Statements of Operations	11
	FFO and FAD Analysis	12
	Unconsolidated Joint Venture Information	13
	Debt Outstanding Summary	16
	Future Scheduled Principal Payments	17
	Senior Unsecured Notes Financial Covenants	17

Investor Information		18


	3			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

Geographic Diversification


As of June 30, 2010
State	# of Centers	GLA	% of GLA
South Carolina	4	1,387,784	15	%
Georgia	3	850,130	9	%
New York	1	729,475	8	%
Pennsylvania	2	628,078	7	%
Texas	2	619,729	7	%
Delaware	1	568,868	6	%
Alabama	1	557,235	6	%
Michigan	2	436,751	5	%
Tennessee	1	419,038	5	%
Missouri	1	302,992	4	%
Utah	1	298,379	3	%
Connecticut	1	291,051	3	%
Louisiana	1	282,403	3	%
Iowa	1	277,230	3	%
Oregon	1	270,204	3	%
Illinois	1	250,439	3	%
New Hampshire	1	245,698	3	%
Florida	1	198,950	2	%
North Carolina	2	186,413	2	%
California	1	171,300	2	%
Maine	2	84,313	1	%
Total (1)	31	9,056,460	100	%


	(1)			Excludes one 265,061 square foot center in Wisconsin Dells, WI, of which Tanger owns a 50% interest through a joint venture arrangement. Also, excludes one 653,780 square foot shopping center and one 29,253 square foot warehouse in Deer Park, NY of which Tanger owns a 33.3% interest through a joint venture arrangement.


	4			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

Property Summary - Occupancy at End of Each Period Shown
Wholly-owned properties


Location	Total GLA 6/30/10	% Occupied 6/30/10		% Occupied 3/31/10		% Occupied 12/31/09		% Occupied 9/30/09		% Occupied 6/30/09
Riverhead, NY	729,475	99	%	99	%	99	%	99	%	98	%
Rehoboth, DE	568,868	98	%	99	%	99	%	99	%	99	%
Foley, AL	557,235	97	%	92	%	91	%	91	%	91	%
San Marcos, TX	441,929	97	%	97	%	100	%	100	%	99	%
Myrtle Beach Hwy 501, SC	426,417	92	%	88	%	90	%	90	%	88	%
Sevierville, TN	419,038	99	%	99	%	100	%	100	%	100	%
Myrtle Beach Hwy 17, SC	402,466	100	%	99	%	100	%	100	%	99	%
Washington, PA	372,926	95	%	94	%	88	%	88	%	86	%
Commerce II, GA	370,512	97	%	96	%	97	%	96	%	95	%
Charleston, SC	352,315	97	%	92	%	98	%	96	%	95	%
Howell, MI	324,631	95	%	94	%	95	%	95	%	94	%
Branson, MO	302,992	100	%	97	%	100	%	100	%	100	%
Park City, UT	298,379	99	%	100	%	100	%	100	%	99	%
Locust Grove, GA	293,868	99	%	97	%	100	%	100	%	97	%
Westbrook, CT	291,051	95	%	97	%	95	%	97	%	91	%
Gonzales, LA	282,403	99	%	98	%	100	%	99	%	100	%
Williamsburg, IA	277,230	89	%	91	%	95	%	94	%	96	%
Lincoln City, OR	270,204	99	%	98	%	99	%	100	%	99	%
Lancaster, PA	255,152	98	%	97	%	100	%	99	%	97	%
Tuscola, IL	250,439	83	%	82	%	82	%	81	%	79	%
Tilton, NH	245,698	100	%	100	%	100	%	99	%	97	%
Hilton Head, SC ⁽³⁾	206,586	100	%	100	%	89	%	90	%	85	%
Fort Myers, FL	198,950	88	%	90	%	92	%	89	%	92	%
Commerce I, GA	185,750	46	%	44	%	61	%	58	%	63	%
Terrell, TX	177,800	94	%	93	%	98	%	94	%	94	%
Barstow, CA	171,300	100	%	100	%	100	%	100	%	100	%
West Branch, MI	112,120	98	%	98	%	96	%	96	%	96	%
Blowing Rock, NC	104,235	100	%	100	%	100	%	100	%	100	%
Nags Head, NC	82,178	100	%	94	%	97	%	97	%	97	%
Kittery I, ME	59,694	100	%	100	%	100	%	100	%	100	%
Kittery II, ME	24,619	100	%	100	%	100	%	100	%	100	%
Total	9,056,460	97	%⁽¹⁾	95	%	96	%⁽²⁾	96	%⁽²⁾	95	%⁽²⁾

Unconsolidated joint ventures


Deer Park, NY ⁽⁴⁾	683,033	84	%	81	%	81	%	80	%	80	%
Wisconsin Dells, WI	265,061	99	%	97	%	97	%	98	%	98	%


	(1)			Excludes the occupancy rate at our Commerce I, Georgia center which was held for sale as of June 30, 2010.
	(2)			Excludes the occupancy rate at our Washington, Pennsylvania center which opened during the third quarter of 2008 and had not yet stabilized.
	(3)			Occupancy rates in 2009 are based on a total of 368,626 square feet and include both the Hilton Head I and Hilton Head II properties. The Hilton Head I property was demolished in 2010 and is currently under redevelopment, and accordingly, 162,040 square feet is excluded from the 2010 amounts.
	(4)			Includes a 29,253 square foot warehouse adjacent to the shopping center.


	5			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

Portfolio Occupancy at the End of Each Period (1)


	(1)			Excludes one 265,061 square foot center in Wisconsin Dells, WI, of which Tanger owns a 50% interest through a joint venture arrangement. Also, excludes one 653,780 square foot shopping center and one 29,253 square foot warehouse in Deer Park, NY of which Tanger owns a 33.3% interest through a joint venture arrangement.
	(2)			Excludes the occupancy rate at our Commerce I, Georgia center which was held for sale as of June 30, 2010.
	(3)			Excludes the occupancy rate at our Myrtle Beach Hwy 17, South Carolina center which was owned by an unconsolidated joint venture during those periods. On January 5, 2009, we acquired the remaining 50% interest in the joint venture and the property became wholly-owned.
	(4)			Excludes the occupancy rate at our Washington, Pennsylvania center which opened during the third quarter of 2008 and had not yet stabilized.


	6			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

Major Tenants (1)


Ten Largest Tenants As of June 30, 2010
Tenant	# of Stores	GLA	% of Total GLA
The Gap, Inc.	72	761,530	8.4	%
Phillips-Van Heusen	112	571,896	6.3	%
Dress Barn, Inc.	56	336,620	3.7	%
Nike	26	310,437	3.4	%
VF Outlet, Inc.	30	296,657	3.3	%
Adidas	33	281,374	3.1	%
Liz Claiborne	30	257,339	2.8	%
Carter's	48	233,243	2.6	%
Polo Ralph Lauren	23	197,669	2.2	%
Jones Retail Corporation	67	186,325	2.1	%
Total of All Listed Above	497	3,433,090	37.9	%


	(1)			Excludes one 265,061 square foot center in Wisconsin Dells, WI, of which Tanger owns a 50% interest through a joint venture arrangement. Also, excludes one 653,780 square foot shopping center and one 29,253 square foot warehouse in Deer Park, NY of which Tanger owns a 33.3% interest through a joint venture arrangement.


	7			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

Lease Expirations as of June 30, 2010

Percentage of Total Gross Leasable Area (1)

Percentage of Total Annualized Base Rent (1)


	(1)			Excludes one 265,061 square foot center in Wisconsin Dells, WI, of which Tanger owns a 50% interest through a joint venture arrangement. Also, excludes one 653,780 square foot shopping center and one 29,253 square foot warehouse in Deer Park, NY of which Tanger owns a 33.3% interest through a joint venture arrangement.


	8			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

Leasing Activity (1)


		03/31/10			06/30/10		09/30/10	12/31/10		Year to Date			Prior Year to Date
Re-tenanted Space:
Number of leases		60			26					86			73
Gross leasable area		227,468			95,734					323,202			223,613
New initial base rent per square foot	$	21.25		$	22.31				$	21.56		$	28.02
Prior expiring base rent per square foot	$	19.07		$	19.71				$	19.26		$	20.29
Percent increase		11.4	%		13.2	%				12.0	%		38.1	%

New straight line base rent per square foot	$	22.92		$	23.45				$	23.08		$	29.47
Prior straight line base rent per square foot	$	18.71		$	19.21				$	18.86		$	20.03
Percent increase		22.5	%		22.0	%				22.4	%		47.1	%

Renewed Space:
Number of leases		150			58					208			212
Gross leasable area		646,422			252,301					898,723			1,032,301
New initial base rent per square foot	$	19.80		$	18.62				$	19.47		$	17.85
Prior expiring base rent per square foot	$	18.86		$	17.80				$	18.57		$	16.43
Percent increase		4.9	%		4.6	%				4.8	%		8.6	%

New straight line base rent per square foot	$	20.37		$	18.97				$	19.98		$	18.19
Prior straight line base rent per square foot	$	18.72		$	17.47				$	18.37		$	16.30
Percent increase		8.8	%		8.6	%				8.7	%		11.6	%

Total Re-tenanted and Renewed Space:
Number of leases		210			84					294			285
Gross leasable area		873,890			348,035					1,221,925			1,255,914
New initial base rent per square foot	$	20.17		$	19.63				$	20.02		$	19.66
Prior expiring base rent per square foot	$	18.92		$	18.33				$	18.75		$	17.12
Percent increase		6.6	%		7.1	%				6.8	%		14.9	%

New straight line base rent per square foot	$	21.04		$	20.20				$	20.80		$	20.20
Prior straight line base rent per square foot	$	18.72		$	17.95				$	18.50		$	16.96
Percent increase		12.4	%		12.5	%				12.4	%		19.1	%


	(1)			Excludes one 265,061 square foot center in Wisconsin Dells, WI, of which Tanger owns a 50% interest through a joint venture arrangement. Also, excludes one 653,780 square foot shopping center and one 29,253 square foot warehouse in Deer Park, NY of which Tanger owns a 33.3% interest through a joint venture arrangement.


	9			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

Consolidated Balance Sheets (dollars in thousands)


		6/30/10			3/31/10			12/31/09			9/30/09			6/30/09
Assets
Rental property
Land	$	141,575		$	142,822		$	143,933		$	135,605		$	135,708
Buildings		1,343,155			1,360,010			1,352,568			1,349,310			1,343,854
Construction in progress		39,883			19,557			11,369			---			---
Total rental property		1,524,613			1,522,389			1,507,870			1,484,915			1,479,562
Accumulated depreciation		(425,168	)		(432,276	)		(412,530	)		(396,508	)		(379,412	)
Total rental property - net		1,099,445			1,090,113			1,095,340			1,088,407			1,100,150
Cash & cash equivalents		3,453			3,197			3,267			4,401			5,150
Rental property held for sale		1,921			---			---			---			---
Investments in unconsolidated joint ventures		7,570			8,151			9,054			9,569			9,808
Deferred charges - net		35,124			35,555			38,867			41,572			43,746
Other assets		31,627			31,889			32,333			32,646			31,771
Total assets	$	1,179,140		$	1,168,905		$	1,178,861		$	1,176,595		$	1,190,625
Liabilities & equity
Liabilities
Debt
Senior, unsecured notes, net of discount	$	554,415		$	256,412		$	256,352		$	256,293		$	256,235
Unsecured term loan		---			235,000			235,000			235,000			235,000
Mortgages payable, net of discount		---			---			35,559			35,246			34,938
Unsecured lines of credit		50,800			93,400			57,700			54,000			188,250
Total debt		605,215			584,812			584,611			580,539			714,423
Construction trade payables		30,829			22,381			14,194			7,957			6,327
Accounts payable & accruals		22,747			28,544			31,916			34,235			25,103
Other liabilities		17,286			25,657			27,077			28,864			32,152
Total liabilities		676,077			661,394			657,798			651,595			778,005
Equity
Tanger Factory Outlet Centers, Inc. equity
Preferred shares		75,000			75,000			75,000			75,000			75,000
Common shares		405			405			403			403			368
Paid in capital		599,270			597,968			596,074			595,240			482,532
Distributions in excess of net income		(229,298	)		(217,076	)		(202,997	)		(197,725	)		(186,202	)
Accum. other comprehensive income (loss)		1,884			(5,169	)		(5,809	)		(6,824	)		(6,879	)
Total Tanger Factory Outlet Centers, Inc. equity		447,261			451,128			462,671			466,094			364,819
Noncontrolling interest		55,802			56,383			58,392			58,906			47,801
Total equity		503,063			507,511			521,063			525,000			412,620
Total liabilities and equity	$	1,179,140		$	1,168,905		$	1,178,861		$	1,176,595		$	1,190,625


	10			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

Consolidated Statements of Operations (dollars and shares in thousands)


		Three Months Ended															YTD
		06/10			03/10			12/09			09/09			06/09			06/10			06/09
Revenues
Base rentals	$	43,968		$	43,497		$	44,204		$	43,948		$	43,218		$	87,465		$	85,894
Percentage rentals		1,048			1,305			3,111			1,442			940			2,353			2,248
Expense reimbursements		18,429			19,519			21,989			19,020			18,321			37,948			37,491
Other income		1,850			1,721			1,992			5,638			1,921			3,571			3,618
Total revenues		65,295			66,042			71,296			70,048			64,400			131,337			129,251
Expenses
Property operating		21,758			22,349			23,850			21,218			20,660			44,107			42,270
General & administrative		5,963			5,466			5,066			5,467			5,817			11,429			11,752
Executive severance		---			---			---			10,296			---			---			---
Depreciation & amortization		17,109			26,474			20,187			20,164			19,422			43,583			39,588
Impairment charge		---			735			---			---			---			735			---
Abandoned due diligence costs		365			---			797			---			---			365			---
Total expenses		45,195			55,024			49,900			57,145			45,899			100,219			93,610
Operating income		20,100			11,018			21,396			12,903			18,501			31,118			35,641
Interest expense		(7,951	)		(7,948	)		(8,217	)		(8,692	)		(9,564	)		(15,899	)		(20,774	)
Gain (loss) on early extinguishment of debt		(563	)		---			---			---			10,467			(563	)		10,467
Loss on termination of interest rate swaps		(6,142	)		---			---			---			---			(6,142	)		---
Gain on fair value measurement of previously held interest in acquired joint venture		---			---			---			---			---			---			31,497
Income before equity in earnings (losses) of unconsolidated joint ventures		5,444			3,070			13,179			4,211			19,404			8,514			56,831
Equity in earnings (losses) of unconsolidated joint ventures		(51	)		(68	)		(166	)		68			(517	)		(119	)		(1,414	)
Income from continuing operations		5,393			3,002			13,013			4,279			18,887			8,395			55,417
Discontinued operations		(1	)		1			63			85			(5,300	)		---			(5,362	)
Net income		5,392			3,003			13,076			4,364			13,587			8,395			55,055
Noncontrolling interest		(524	)		(210	)		(1,538	)		(407	)		(1,833	)		(734	)		(7,531	)
Net income attributable to the Company		4,868			2,793			11,538			3,957			11,754			7,661			42,524
Less applicable preferred share dividends		(1,407	)		(1,406	)		(1,406	)		(1,406	)		(1,407	)		(2,813	)		(2,813	)
Allocation to participating securities		(143	)		(169	)		(121	)		(207	)		(179	)		(312	)		(616	)
Net income available to common shareholders	$	3,318		$	1,218		$	10,011		$	2,344		$	10,168		$	4,536		$	39,095
Basic earnings per common share:
Income from continuing operations	$	.08		$	.03		$	.25		$	.06		$	.43		$	.11		$	1.33
Discontinued operations		---			---			---			---			(.13	)		---			(.14	)
Net income	$	.08		$	.03		$	.25		$	.06		$	.30		$	.11		$	1.19
Diluted earnings per common share:
Income from continuing operations	$	.08		$	.03		$	.25		$	.06		$	.43		$	.11		$	1.33
Discontinued operations		---			---			---			---			(.13	)		---			(.14	)
Net income	$	.08		$	.03		$	.25		$	.06		$	.30		$	.11		$	1.19
Weighted average common shares:
Basic		40,103			40,030			39,958			38,063			34,249			40,067			32,767
Diluted		40,171			40,117			40,043			38,145			34,327			40,141			32,847


	11			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

FFO and FAD Analysis (dollars and shares in thousands)


		Three Months Ended															YTD
		06/10			03/10			12/09			09/09			06/09			06/10			06/09
Funds from operations:
Net income	$	5,392		$	3,003		$	13,076		$	4,364		$	13,587		$	8,395		$	50,055
Adjusted for -
Depreciation and amortization uniquely significant to real estate - wholly-owned discontinued operations		34			53			52			49			230			87			461
Depreciation and amortization uniquely significant to real estate - wholly-owned		16,984			26,359			20,060			20,039			19,300			43,343			39,347
Depreciation and amortization uniquely significant to real estate - joint ventures		1,280			1,265			1,231			1,239			1,223			2,545			2,389
(Gain) on fair value measurement of previously held interest in acquired joint venture		--			--			--			--			--			--			(31,497	)
Funds from operations		23,690			30,680			34,419			25,691			34,340			54,370			60,755
Preferred share dividends		(1,407	)		(1,406	)		(1,406	)		(1,406	)		(1,407	)		(2,813	)		(2,813	)
Allocation to participating securities		(177	)		(268	)		(225	)		(302	)		(452	)		(442	)		(758	)
Funds from operations available to common shareholders	$	22,106		$	29,006		$	32,788		$	23,983		$	32,481		$	51,115		$	57,184
Funds from operations per share	$	.48		$	.63		$	.71		$	.54		$	.80		$	1.11		$	1.47
Funds available for distribution to common shareholders:
Funds from operations	$	22,106		$	29,006		$	32,788		$	23,983		$	32,481		$	51,115		$	57,184

Adjusted for -
Corporate depreciation excluded above		125			115			127			125			122			240			241
Amortization of finance costs		315			342			341			348			357			657			822
Amortization of net debt (discount) premium		4			214			(79	)		(21	)		(76	)		218			994
Gain (loss) on early extinguishment of debt		563			--			--			--			(10,467	)		563			(10,467	)
Loss on termination of interest rate swaps		6,142			--			--			--			--			6,142			--
Impairment charge		--			735			--			--			5,200			735			5,200
Amortization of share-based compensation		1,363			1,140			829			8,080			1,592			2,503			2,889
Straight line rent adjustment		(669	)		(734	)		(287	)		(421	)		(757	)		(1,403	)		(1,534	)
Market rent adjustment		(216	)		(165	)		(226	)		(223	)		(121	)		(381	)		(43	)
2nd generation tenant allowances		(1,328	)		(1,721	)		(1,652	)		(807	)		(2,834	)		(3,049	)		(5,205	)
Capital improvements		(1,309	)		(1,600	)		(1,011	)		(2,008	)		(3,107	)		(2,909	)		(5,868	)
Funds available for distribution	$	27,096		$	27,332		$	30,830		$	29,056		$	22,390		$	54,431		$	44,213
Funds available for distribution per share	$	.59		$	.59		$	.67		$	.66		$	.55		$	1.18		$	1.14
Dividends paid per share	$	.3875		$	.3825		$	.3825		$	.3825		$	.3825		$	.7700		$	.7625
FFO payout ratio		81	%		61	%		54	%		71	%		48	%		69	%		52	%
FAD payout ratio		66	%		65	%		57	%		58	%		70	%		65	%		67	%
Diluted weighted average common shs.		46,238			46,184			46,110			44,212			40,394			46,208			38,914


	12			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

Unconsolidated Joint Venture Information— All
Summary Balance Sheets (dollars in thousands)


		06/30/10		03/31/10		12/31/09		09/30/09		06/30/09		Tanger's Share as of 06/30/10
Assets
Investment properties at cost - net	$	289,587	$	292,105	$	294,857	$	294,220	$	291,166	$	101,696
Cash and cash equivalents		9,020		6,937		8,070		8,151		5,880		3,624
Deferred charges - net		4,799		5,197		5,450		5,438		5,685		1,680
Other assets		6,697		5,878		5,610		5,302		4,549		2,333
Total assets	$	310,103	$	310,117	$	313,987	$	313,111	$	307,280	$	109,333

Liabilities & Owners' Equity
Mortgage payable	$	294,034	$	292,468	$	292,468	$	292,468	$	288,169	$	102,136
Construction trade payables		878		1,845		3,647		2,523		1,651		300
Accounts payable & other liabilities		3,991		3,568		3,826		2,841		1,825		1,472
Total liabilities		298,903		297,881		299,941		297,832		291,645		103,908
Owners' equity		11,200		12,236		14,046		15,279		15,635		5,425
Total liabilities & owners' equity	$	310,103	$	310,117	$	313,987	$	313,111	$	307,280	$	109,333

Summary Statements of Operations (dollars in thousands)


		Three Months Ended															YTD
		06/10			03/10			12/09			09/09			06/09			06/10			06/09
Revenues	$	9,261		$	9,274		$	9,374		$	9,152		$	8,431		$	18,535		$	16,955
Expenses
Property operating		4,200			4,210			4,682			4,103			3,611			8,410			7,858
General & administrative		72			287			444			111			117			359			306
Depreciation & amortization		3,546			3,497			3,460			3,427			3,358			7,043			6,532
Total expenses		7,818			7,994			8,586			7,641			7,086			15,812			14,696
Operating income		1,443			1,280			788			1,511			1,345			2,723			2,259
Interest expense		1,717			1,674			1,550			1,553			3,079			3,391			6,810
Net loss	$	(274	)	$	(394	)	$	(762	)	$	(42	)	$	(1,734	)	$	(668	)	$	(4,551	)
Tanger's share of:
Total revenues less property operating and general & administrative expenses ("NOI")	$	1,842		$	1,791		$	1,603		$	1,845		$	1,751		$	3,633		$	3,285
Net income (loss)	$	(51	)	$	(68	)	$	(166	)	$	68		$	(517	)	$	(119	)	$	(1,414	)
Depreciation (real estate related)	$	1,280		$	1,265		$	1,231		$	1,239		$	1,223		$	2,545		$	2,389


	13			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

Unconsolidated Joint Venture Information - Wisconsin Dells
Summary Balance Sheets (dollars in thousands)


		06/30/10		03/31/10		12/31/09		09/30/09		06/30/09		Tanger's Share as of 06/30/10
Assets
Investment properties at cost - net	$	31,004	$	31,541	$	32,108	$	32,598	$	33,165	$	15,502
Cash and cash equivalents		3,702		4,050		4,549		3,846		3,312		1,851
Deferred charges - net		477		515		529		390		444		239
Other assets		602		626		514		522		527		301
Total assets	$	35,785	$	36,732	$	37,700	$	37,356	$	37,448	$	17,893

Liabilities & Owners' Equity
Mortgage payable	$	24,750	$	25,250	$	25,250	$	25,250	$	25,250	$	12,375
Construction trade payables		46		58		116		39		199		23
Accounts payable & other liabilities		844		906		876		696		787		422
Total liabilities		25,640		26,214		26,242		25,985		26,236		12,820
Owners' equity		10,145		10,518		11,458		11,371		11,212		5,073
Total liabilities & owners' equity	$	35,785	$	36,732	$	37,700	$	37,356	$	37,448	$	17,893

Summary Statements of Operations (dollars in thousands)


		Three Months Ended										YTD
		06/10		03/10		12/09		09/09		06/09		06/10		06/09
Revenues	$	1,715	$	1,923	$	1,757	$	1,780	$	1,785	$	3,638	$	3,556
Expenses
Property operating		643		716		629		590		661		1,359		1,346
General & administrative		3		9		1		4		13		12		16
Depreciation & amortization		615		613		612		615		613		1,228		1,226
Total expenses		1,261		1,338		1,242		1,209		1,287		2,599		2,588
Operating income		454		585		515		571		498		1,039		968
Interest expense		227		225		128		112		118		452		252
Net income	$	227	$	360	$	387	$	459	$	380	$	587	$	716
Tanger's share of:
Total revenues less property operating and general & administrative expenses ("NOI")	$	534	$	599	$	563	$	593	$	556	$	1,133	$	1,097
Net income	$	124	$	188	$	203	$	238	$	201	$	312	$	378
Depreciation (real estate related)	$	297	$	298	$	296	$	299	$	296	$	595	$	593


	14			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

Unconsolidated Joint Venture Information - Deer Park
Summary Balance Sheets (dollars in thousands)


		06/30/10		03/31/10		12/31/09		09/30/09		06/30/09		Tanger's Share as of 06/30/10
Assets
Investment properties at cost - net	$	258,583	$	260,413	$	262,601	$	261,474	$	257,868	$	86,194
Cash and cash equivalents		5,318		2,865		3,498		4,273		2,526		1,773
Deferred charges - net		4,322		4,682		4,921		5,048		5,241		1,441
Other assets		6,095		5,252		5,096		4,780		4,022		2,032
Total assets	$	274,318	$	273,212	$	276,116	$	275,575	$	269,657	$	91,440

Liabilities & Owners' Equity
Mortgage payable	$	269,284	$	267,218	$	267,218	$	267,218	$	262,919	$	89,761
Construction trade payables		832		1,785		3,531		2,484		1,452		277
Accounts payable & other liabilities		3,147		2,662		2,950		2,136		1,034		1,050
Total liabilities		273,263		271,665		273,699		271,838		265,405		91,088
Owners' equity		1,055		1,547		2,417		3,737		4,252		352
Total liabilities & owners' equity	$	274,318	$	273,212	$	276,116	$	275,575	$	269,657	$	91,440

Summary Statements of Operations (dollars in thousands)


		Three Months Ended															YTD
		06/10			03/10			12/09			09/09			06/09			06/10			06/09
Revenues	$	7,546		$	7,351		$	7,617		$	7,372		$	6,646		$	14,897		$	13,399
Expenses
Property operating		3,557			3,494			4,053			3,513			2,950			7,051			6,512
General & administrative		69			278			443			107			104			347			290
Depreciation & amortization		2,931			2,884			2,868			2,807			2,727			5,815			5,266
Total expenses		6,557			6,656			7,364			6,427			5,781			13,213			12,068
Operating income		989			695			253			945			865			1,684			1,331
Interest expense		1,490			1,449			1,422			1,441			2,961			2,939			6,558
Net loss	$	(501	)	$	(754	)	$	(1,169	)	$	(496	)	$	(2,096	)	$	(1,255	)	$	(5,227	)
Tanger's share of:
Total revenues less property operating and general & administrative expenses ("NOI")	$	1,308		$	1,192		$	1,040		$	1,252		$	1,196		$	2,500		$	2,198
Net loss	$	(172	)	$	(258	)	$	(370	)	$	(169	)	$	(718	)	$	(430	)	$	(1,783	)
Depreciation (real estate related)	$	983		$	967		$	936		$	941		$	927		$	1,950		$	1,796


	15			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

Debt Outstanding Summary (dollars in thousands)


As of June 30, 2010
		Principal Balance		Interest Rate	Maturity Date
Unsecured debt:
Unsecured credit facilities (1)	$	50,800		Libor + 0.60%	06/30/11
2015 Senior unsecured notes		250,000		6.15%	11/15/15
2026 Senior unsecured exchangeable notes (2)		7,210		3.75%	8/18/11
2020 Senior unsecured notes		300,000		6.125%	6/01/20
Net debt discounts		(2,795	)
Total consolidated debt	$	605,215
Tanger's share of unconsolidated JV debt:
Wisconsin Dells (3)		12,375		Libor + 3.00%	12/18/12
Deer Park (4)		89,761		Libor + 1.375 - 3.50%	5/17/11
Total Tanger's share of unconsolidated JV debt	$	102,136


	(1)			The Company has five lines of credit with a borrowing capacity totaling $325.0 million, of which $285.0 million expires on June 30, 2011 and $40.0 million expires on August 30, 2011.
	(2)			On January 1, 2009, we retrospectively adopted new guidance related to the accounting for convertible debt instruments that may be settled in cash upon conversion (including partial cash settlement). This new guidance required us to bifurcate the notes into debt and equity components based on the fair value of the notes independent of the conversion feature as of the date of issuance in August 2006. As a result of this adoption, the bonds were recorded with a debt discount based on a market interest rate of 6.11%. At June 30, 2010, the unamortized discount on the remaining $7.2 million in exchangeable notes totaled $183,000. Our exchangeable notes issued during 2006 mature in 2026. They are displayed in the above table with a 2011 maturity date as this is the first date that the noteholders can require us to repurchase the notes without the occurrence of specified events.
	(3)			In December 2009, we closed on the refinancing of the Tanger Wisconsin Dells mortgage loan. The new loan has a term of three years with an interest rate of LIBOR plus 300 basis points.
	(4)			In May 2007, the joint venture entered into a four-year, interest-only construction loan facility with a one-year maturity extension option. The facility includes a senior loan, with an interest rate of LIBOR plus 137.5 basis points, and a mezzanine loan, with an interest rate of LIBOR plus 350 basis points. As of June 30, 2010, the outstanding principle balances of the senior and mezzanine loans were $252.0 million and $15.0 million, respectively, and $17.0 million was available for funding of additional construction draw requests under the senior loan facility. In February 2009, the joint venture entered into an interest rate cap agreement on a nominal amount of $240.0 million which became effective June 1, 2009. The derivative contract puts a cap of 4% on the LIBOR index and expires on April 1, 2011. In June 2008, the joint venture entered into an interest-only mortgage loan agreement with an interest rate of LIBOR plus 185 basis points and a maturity of May 17, 2011. As of June 30, 2010, the outstanding principle balance under this mortgage was $2.3 million.


	16			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

Future Scheduled Principal Payments (dollars in thousands)


As of June 30, 2010
Year		Tanger Consolidated Payments			Tanger's Share of Unconsolidated JV Payments		Total Scheduled Payments
2010	$	---		$	---	$	---
2011 (1)		58,010			89,761		147,771
2012		---			12,375		12,375
2013		---			---		--
2014		---			---		--
2015		250,000			---		250,000
2016		---			---		---
2017		---			---		---
2018		---			---		---
2019 & thereafter		300,000			---		300,000
	$	608,010		$	102,136	$	710,146
Net Discount on Debt		(2,795	)		---		(2,795	)
	$	605,215		$	102,136	$	707,351

Senior Unsecured Notes Financial Covenants (2)


As of June 30, 2010
	Required		Actual		Compliance
Total Consolidated Debt to Adjusted Total Assets	<60	%	37	%	Yes
Total Secured Debt to Adjusted Total Assets	<40	%	0	%	Yes
Total Unencumbered Assets to Unsecured Debt	>135	%	271	%	Yes
Consolidated Income Available for Debt Service to Annual Debt Service Charge	>1.5		4.9		Yes


	(1)			Included in this amount is $7.2 million which represents our exchangeable, senior unsecured notes issued in August 2006. On and after August 18, 2011, holders may exchange their notes for cash in an amount equal to the lesser of the exchange value and the aggregate principal amount of the notes to be exchanged, and, at our option, Company common shares, cash or a combination thereof for any excess. Note holders may exchange their notes prior to August 18, 2011 only upon the occurrence of specified events. In addition, on August 18, 2011, August 15, 2016 or August 15, 2021, note holders may require us to repurchase the notes for an amount equal to the principal amount of the notes plus any accrued and unpaid interest thereon. The notes are shown with a 2011 maturity as this is the first date that the noteholders can require us to repurchase the notes without the occurrence of specified events.
	(2)			For a complete listing of all Debt Covenants related to the Company's Senior Unsecured Notes, as well as definitions of the above terms, please refer to the Company's filings with the Securities and Exchange Commission.


	17			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

Investor Information

Tanger Outlet Centers welcomes any questions or comments from shareholders, analysts, investment managers, media and prospective investors. Please address all inquiries to our Investor Relations Department.

Tanger Factory Outlet Centers, Inc.
Investor Relations
Phone: (336) 856-6021
Fax: (336) 297-0931
e-mail: tangermail@tangeroutlet.com
Mail: Tanger Factory Outlet Centers, Inc.
        3200 Northline Avenue
        Suite 360
        Greensboro, NC 27408


	18			Supplemental Operating and Financial Data for the Quarter Ended 6/30/10

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