8-K

                                Securities Exchange Act of 1934 -- Form 8-K



                     SECURITIES AND EXCHANGE COMMISSION
                          WASHINGTON, D.C. 20549

                                 FORM 8-K




PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

                              Date of Report :
                              April 27, 2000
- --------------------------------------------------------------------------

                      CBL & ASSOCIATES PROPERTIES, INC.
- --------------------------------------------------------------------------
           (Exact name of registrant as specified in its charter)


      Delaware                   1-12494                  62-1545718
- ---------------------     ---------------------     ---------------------
   (State or other           (Commission                (IRS Employer
   jurisdiction of           File Number)               Identification
   incorporation)                                       Number)


     One Park Place, 6148 Lee Highway, Chattanooga, Tennessee 37421
- ------------------------------------------------------------------------
                (Address of principal executive offices)


            Registrant's telephone number, including area code:
                              (423) 855-0001
- -----------------------------------------------------------------------
                              Page 1




                        CBL & ASSOCIATES PROPERTIES, INC.
                             Conference Call Outline
                               First Quarter 2000
                                 April 27, 2000
                                   10:00 a.m.



Good morning,  everyone.  We appreciate  your  participation  in today's call to
discuss our results for first  quarter  2000.  Before we begin,  I would like to
have Kelly  Sargent,  our Director of Investor  Relations,  read our Safe Harbor
disclosure.

This conference call contains "forward-looking" statements within the meaning of
the federal securities laws. Such statements are inherently subject to risks and
uncertainties, many of which cannot be predicted with accuracy and some of which
might not even be anticipated.  Future events and actual results,  financial and
otherwise,  may differ  materially from the events and results  discussed in the
forward-looking statements.  During our discussion today, references made to per
share is based  upon a fully  diluted  converted  share.  We  direct  you to the
Company's various filings with the Securities and Exchange Commission, including
without   limitation   the  Company's   Annual  Report  on  Form  10-K  and  the
"Management's  Discussion  and  Analysis of Financial  Condition  and Results of
Operations"  incorporated by reference  therein,  for a discussion of such risks
and uncertainties.

I would like to note that a  transcript  of John's  comments  will be filed as a
form 8K later this  morning,  and will be  available  upon  request,  as well as
available  for  replay  on the  Internet  through  a  link  on  our  website  at
www.cblproperties.com.

INCOME STATEMENT REVIEW
- -----------------------
First quarter 2000 results  reflect the continued  focus on achieving  growth in
our portfolio through aggressive leasing,  creative  marketing,  and our ongoing
program of  developing  alternative  revenue  sources.  We have now recorded our
tenth consecutive quarter of double-digit growth in FFO per share.

The 20.8%  increase in FFO per share for the first quarter of 2000  consisted of
the following:

1.       Improved operations in our portfolio,  or internal growth accounted for
         63.7% of this increase.  This growth  resulted  primarily from improved
         base and percentage rents,  higher occupancy  levels,  increased tenant
         recoveries and specialty rental income.

2.       External  growth  through the opening of four new shopping  centers and
         the  acquisition  of one mall,  all of which  occurred  during the last
         fifteen months, accounted for 36.3% of the increase.

                              Page 2






Other financial highlights were:

1.       Income  from  operations  increased  26.2% to $19  million in the first
         quarter, from $15 million in the same period a year ago.

2.       In  the  first  quarter,   same-center  NOI  increased  9.8%  over  the
         prior-year  period.  This  considerable  increase was driven by the 50%
         increase in percentage rents over the prior-year period.

3.       Our cost recovery ratio increased to 95.3% in the first quarter
         compared with 91.8% for the same period one year ago.

Our FFO calculation  remains one of the most  conservative in the industry as we
exclude   outparcel  sales  from  the   calculation,   due  to  the  significant
fluctuations which occur in the normal course of our business.  The inclusion of
$915,000 of outparcel sales in the first quarter 2000,  would have increased FFO
by $.03 per share  compared to $.13 per share in  outparcel  sales for the first
quarter of 1999.  Before  consideration  of outparcel sales, our dividend payout
ratio for the quarter was 58.4%. Including outparcel sales, the payout ratio was
56.8%.  We expect our payout  ratio to continue to trend down by the end of this
year.  Also not included in the Company's FFO  calculation are gains on the sale
of depreciable assets which were $2.6 million, or $.07 per share this quarter.

CAPITAL STRUCTURE
- -----------------
The details of our capital  structure are listed in our earnings  release,  so I
will  highlight a couple of areas.  Consistent  with our  strategy,  and we have
protected  ourselves  against  interest  rate risks on our  variable  rate debt.
Variable rate debt at the end of the quarter was $627.5  million with a weighted
average interest rate of 7.1%. Through the execution of swap agreements, we have
fixed the interest  rates on $443 million of the variable rate debt on operating
properties  at a weighted  average  interest  rate of 7.1%.  An  additional  $50
million of interest rate caps, and a permanent loan  commitment of $74.5 million
leaves  only  $60  million  of  variable  rate  debt  exposure,  all of which is
associated with construction properties.

A good  indication  of the  strength  of our  balance  sheet is the  fact  that,
excluding  normal  principal  amortization,  we have only $253  million  of debt
maturities  in the next two  years of which  approximately  two  thirds  will be
refinanced  within the next six months.  Another  measure is our EBITDA coverage
ratio,  which was 2.54 times interest  expense in the quarter compared with 2.61
times interest expense a year ago, and 2.53 for the year-ended 1999.

CAPITAL EXPENDITURES
- --------------------
During the first quarter,  we spent $2.2 million on revenue  generating  capital
expenditures,  $0.9 million on revenue neutral  expenditures  and had no revenue
enhancing  capital  expenditures.  The revenue  neutral  and  revenue  enhancing
capital  expenditures  are primarily  remodeling and  renovation  costs with the
majority  being  recovered  from tenants.  For the full year, we expect to spend
$12.0 million on revenue generating, $8.0 million on revenue enhancing and $12.6
million on revenue neutral capital expenditures.

                                       3



During 2000 we will continue our proactive  strategy of renovating  and updating
our  properties.  The  renovations  this year include the major  renovations and
expansions of Asheville Mall and Meridian Mall and five community  centers.  The
Asheville,  NC expansion  and  renovation  will be completed in November of this
year, and will include the addition of 88,000 square feet of small shop space, a
new food court, a parking deck and two department store expansions.  We are also
renovating and expanding Meridian Mall in Lansing, Michigan.  Improvements there
include the addition of Jacobson's  department store, which replaces the Service
Merchandise  store,  as well  as the  addition  of a new  food  court.  Hudson's
department  store is also expanding by 50,000 square feet and the first phase of
this  project  is to be  completed  in the fourth  quarter  of this year.  These
expenditures are representative of our commitment to investing in our properties
which in turn should enhance shareholder value.

DEVELOPMENTS
- -------------
We currently have 2.2 million square feet under  construction,  which  includes;
The Lakes Mall in  Muskegon,  MI; the mall  expansion  in  Asheville,  NC;  four
community centers, Gunbarrel Pointe in Chattanooga,  TN Chesterfield Crossing in
Richmond,  VA,  Coastal Way  Shopping  Center in Spring Hill,  FL and  Creekwood
Crossing,  in  Bradenton,  FL; and one  community  center  expansion,  Sand Lake
Corners  in  Orlando,  FL.  These  projects  represent  a  total  investment  of
approximately  $130.2 million,  of which $48.3 million has been invested through
March 31, 2000. Construction loans are closed and or committed for the remaining
costs. Initial unleveraged yields on these centers are expected to range from 9%
to 11% after management and development  fees.  Excluding these fees, the yields
would increase by approximately 140 basis points.

Our development pipeline today includes two malls. The Mall of South Carolina in
Myrtle Beach, a joint venture with the land owner Burroughs & Chapin.  We expect
to begin  construction  this year with an opening to occur in 2002. The schedule
could be somewhat delayed by pending litigation  concerning some tax issues with
the local school board. Parkway Place in Huntsville, AL, which was acquired late
1998,  and is a joint venture with Colonial  Properties.  We recently  announced
that Dillard's and Parisian will be the anchor department stores for the Parkway
Place  redevelopment.  Though  construction  for Parkway Place is subject to tax
increment  financing  and  other  approvals,   we  anticipate   commencement  of
construction this year with a projected opening date in the fall of 2002.

ACQUISITIONS/DISPOSITIONS
- -------------------------
In the first  quarter  we  announced  the $19  million  sale of two  properties,
Fiddler's  Run in  Morganton,  NC and  University  Crossing  in Pueblo,  CO. The
proceeds from these sales were used to purchase one of our two co-developments a
property located in Flower Mound, a suburb of Dallas and anchored by Winn-Dixie.
Kroger  is  purchasing  the  Winn-Dixie  stores in Dallas  market  area.  We are
currently  pursuing  additional  dispositions of selected  community  centers in
"one-off'  transactions,  and will  report on those as they  occur.  The  select
disposition of assets  continues to be a priority for us, but we will only do so
if the transaction enhances shareholder value.

Acquisition  opportunities  remain  available;  however,  we will continue to be
selective  and  opportunistic.  We will not purchase  assets  merely for "spread
investing". Any project we purchase must have a value-added component.

                                       4


IMPROVED OPERATIONS - INTERNAL GROWTH
- -------------------------------------
The strong  internal  growth  generated  in 1999 is  continuing  into  2000,  as
evidenced by the higher  occupancy and increased mall shop sales.  For the first
quarter,  community centers reported the highest occupancy at 98.1%, but we were
also pleased with occupancy in the stabilized and new mall portfolio,  which was
a combined 91.2% at the end of the first quarter. Excluding Parkway Place, where
we are not  renewing  expiring  leases due to its  imminent  redevelopment,  and
excluding Springdale Mall, which we continue to reposition, total mall occupancy
would have been 91.9%. As a result of our high occupancy  level, we feel we have
the  ability to replace  underperforming  tenants  with those that can  generate
higher sales and rents.

LEASING
- -------
In the first quarter we leased  approximately  239,000 square feet, with average
renewal rents for the quarter up over the prior rent and percentage rent 8.4% in
the malls,  16.7% in  associated  centers,  and 5.4% in the  community  centers.
Continued strength in renewal leasing is an important  component of our internal
growth  as we  re-lease  the  square  footage  scheduled  to  roll  over  in our
properties this year.

SALES
- -----
Retail sales in our malls as a whole continued to increase in the first quarter.
Sales were up 2.2% on a  comparable  per square foot basis in the first  quarter
over the  prior-year  period  and total  mall  sales  volume  increased  4%. The
percentage  increase  is less this year than last  primarily  due to the  Easter
holiday  falling in late April.  Consistent  with our  conservative  approach to
reporting,  our  calculation  of sales  includes mall stores of less than 30,000
square feet. Even though per square foot sales could be increased  substantially
by reducing  this cut off to 10,000  square feet, we prefer to gauge our results
from as many tenants as possible.  Occupancy  costs as a percentage  of sales at
our malls was 11.8% for the twelve  months  ending  March 31,  2000  compared to
11.2% for the twelve months ending March 31, 1999.

RETAIL OUTLOOK
- --------------
The robust  strength  displayed by retail in 1999,  has continued into 2000, but
still a few retailers have displayed  problems in spite of this strong  economy.
Last week,  Winn-Dixie  announced they would be closing 114 store locations.  We
own three  Winn-Dixies  stores,  one of which we know is closing.  This store is
located  on Hilton  Head  Island,  SC,  where we have been  actively  pursuing a
replacement  tenant.  Two additional  stores are owned by Winn-Dixie.  One other
store is in a non-owned shopping center managed for a third-party.

In the first  quarter,  Foot Star acquired  three Just for Feet locations in our
portfolio.  Four other locations were not acquired by Foot Star. Three are `main
mall'   locations,   totaling   less  than  16,000  square  feet  and  releasing
negotiations are currently under way.

                                       5


THE STATE OF TENNESSEE FRANCHISE AND EXCISE TAX LAW
- ---------------------------------------------------
In June 1999, the state of Tennessee enacted  legislation that extends franchise
and excise taxes to limited liability  entities.  We estimate this legislation's
maximum impact to is us approximately $.06 per share which we are accruing. Last
year we joined  NAREIT's  task force  working with  legislators  in Nashville to
change this  legislation  as it pertains to REITs.  We have now become  somewhat
pessimistic as to receiving relief from the existing legislation.  The Tennessee
legislature reconvened in January and we expect the final decision by the end of
the second quarter.

E-COMMERCE
- ----------
Venture capital,  once readily  available to anyone with a dot com idea, has now
become scarce. Peapod, once the forerunner of dot com grocery delivery retailers
became  seriously cash constrained and was purchased by the grocery chain Ahold.
CDNOW,  which was once the No. 1 music site,  faces major  problems  and may not
survive. We believe the multi-channel retailers that have been able to integrate
the Internet as an additional distribution channel will continue to dominate the
market.

At CBL our Internet  strategy is  continuing  to evolve.  Each of our malls have
updated web sites with a new look and increased  functionality.  These  upgrades
are more  customer-oriented and include a number of new features such as coupons
and gift  certificate  sales.  We have also  added a guest  book to our mall web
sites which allows us to  communicate  with our  customers  via e-mail.  We will
continually  add  capabilities  to our web sites and expand our  presence on the
Internet to reach our  customers  more  directly  and to drive sales and traffic
into our malls. We continue to examine various options for Internet kiosks,  and
wiring the malls for high speed  connectivity thus creating  additional  revenue
generating opportunities. At CBL, we see the convergence of bricks and clicks as
an opportunity to benefit our shareholders.

OUTLOOK
- -------
Our outlook is both cautious but positive for our industry.

|X|  We believe that interest  rates will continue to trend up,  validating  our
     strategy to minimize and protect our interest rate exposure.
|X|  We continue to see our operating properties as the significant driver of
     FFO growth.
|X|  We will continue to seek opportunities to recycle capital to higher return
     opportunities.

That concludes our conference call. I would be glad to answer any questions.


                                       6





                   Renewal Leasing for the First Quarter 2000

                                                                                                 
                           Prior PSF
                       Rent & Percentage        New PSF             New PSF               % Change            %Change
                             Rent               Rent-Initial          Rent-Avg.            Initial             Average

Malls                       $23.84               $25.25               $25.84                5.9                 8.4

Associated Centers           12.00                13.00               14.00                 8.3                 16.7

Community Centers            9.55                 9.69                10.07                 1.4                 5.4





        Total Leasing Compared to Tenants Vacating for First Quarter 2000

                          Leased         Avg. Rate       Vacated       Avg. Rate
                                                           
                          ------         ---------       -------       ---------
Malls                    163,650         $27.75          76,862        $20.57

Associated Centers         1,600           14.00          15,180         12.27

Community Centers         68,765           10.20          17,550         11.73




                                Restated FFO - eliminate the add back of written off development costs
                                        (In thousands, except per share amounts)

                                                                                      
                                          First          Second          Third        Fourth          Year
                                         Quarter        Quarter         Quarter      Quarter         Ended
Reported
- ----------
FFO                                      $27,310         $27,604        $31,065        $31,968       $117,947

FFO per Diluted Share                       0.74            0.75           0.84           0.87           3.21

Restated
- ----------
FFO                                      26,568          27,458          30,983         31,264        116,273

FFO Per Diluted Share                      0.72            0.75            0.84           0.85           3.16

Write off of development costs no
longer added back                           742             146              82            704          1,674









                                       7


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 thereunto duly authorized.



                                      CBL & ASSOCIATES PROPERTIES, INC.

                                              /c/ John N. Foy
                                      ------------------------------------
                                                 John N. Foy
                                           Vice Chairman,
                                          Chief Financial Officer and
                                                  Treasurer
                                          (Authorized Officer of the
                                                  Registrant,
                                        Principal Financial Officer and
                                         Principal Accounting Officer)



Date:   April 27, 2000

8-K

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