10-Q

                Securities Exchange Act of 1934 -- Form10-Q

===================================================================



                SECURITIES AND EXCHANGE COMMISSION
                     WASHINGTON, D.C. 20549

                            FORM 10-Q

     (Mark One)
[X]  QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
     SECURITIES EXCHANGE ACT OF 1934
     For the quarterly period ended   March 31, 2000
                                    -----------------------------
                                OR

[ ]  TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
     SECURITIES EXCHANGE ACT OF 1934
     For the quarterly period ended              to
                                    -------------   -------------
Commission File Number   1-12494
                      -------------------------------------
                   CBL & Associates Properties, Inc.
- -----------------------------------------------------------------
      (Exact name of registrant as specified in its charter)

            Delaware                            62-1545718
- -------------------------------         -------------------------
(State or other jurisdiction of              (IRS Employer
incorporation or organization)             Identification No.)

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

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

- -----------------------------------------------------------------
            (Former name, former address and former
           fiscal year, if changed since last report)

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
                             -----      -----

The number of shares  outstanding of each of the  registrants  classes of common
stock,  as of May 5, 2000 : Common Stock,  par value $.01 per share,  24,828,344
shares.


                                      -1-






                        CBL & Associates Properties, Inc.

                                      INDEX

PART I   FINANCIAL INFORMATION                                     PAGE NUMBER

ITEM 1:  FINANCIAL INFORMATION                                           3

         CONSOLIDATED BALANCE SHEETS - AS OF MARCH 31,
         2000 AND DECEMBER 31, 1999                                      4

         CONSOLIDATED STATEMENTS OF OPERATIONS - FOR
         THE THREE MONTHS ENDED MARCH 31, 2000 AND 1999                  5

         CONSOLIDATED STATEMENTS OF CASH FLOWS FOR THE
         THREE MONTHS ENDED MARCH 31, 2000 AND 1999                      6

         NOTES TO CONSOLIDATED FINANCIAL STATEMENTS                      7

ITEM 2:  MANAGEMENT'S DISCUSSION AND ANALYSIS OF
         FINANCIAL CONDITION AND RESULTS OF OPERATIONS                  10

PART II  OTHER INFORMATION

         ITEM 1:  LEGAL PROCEEDINGS                                     20

         ITEM 2:  CHANGES IN SECURITIES                                 20

         ITEM 3:  DEFAULTS UPON SENIOR SECURITIES                       20

         ITEM 4:  SUBMISSION OF MATTERS TO HAVE
                  A VOTE OF SECURITY HOLDERS                            20

         ITEM 5:  OTHER INFORMATION                                     20

         ITEM 6:  EXHIBITS AND REPORTS ON FORM 8-K                      20


SIGNATURE                                                               21


                                   -2-




                        CBL & Associates Properties, Inc.




ITEM 1 - FINANCIAL INFORMATION

The accompanying  financial  statements are unaudited;  however,  they have been
prepared in accordance with generally accepted accounting principles for interim
financial  information and in conjunction  with the rules and regulations of the
Securities and Exchange Commission.  Accordingly, they do not include all of the
disclosures  required by generally accepted  accounting  principles for complete
financial statements. In the opinion of management,  all adjustments (consisting
solely of normal  recurring  matters)  necessary for a fair  presentation of the
financial  statements for these interim periods have been included.  The results
for the interim  period ended March 31, 2000 are not  necessarily  indicative of
the results to be obtained for the full fiscal year.

These  financial  statements  should  be  read  in  conjunction  with  the CBL &
Associates Properties,  Inc. (the "Company") December 31, 1999 audited financial
statements and notes thereto included in the CBL & Associates  Properties,  Inc.
Form 10-K for the year ended December 31, 1999.

                                   -3-





                        CBL & Associates Properties, Inc.
                           Consolidated Balance Sheets
                             (Dollars in thousands)
                                   (UNAUDITED)


                                                                        March 31,         December 31,
                                                                         2000                1999
                                                                     -----------          ----------
                                                                                    
ASSETS
Real estate assets:

  Land                                                                $  286,847          $  284,881
  Buildings and improvements                                           1,845,551           1,834,020
                                                                       ---------           ---------
                                                                       2,132,398           2,118,901
     Less: Accumulated depreciation                                     (236,337)           (223,548)
                                                                       ---------           ---------
                                                                       1,896,061           1,895,353
  Developments in progress                                                82,141              65,201
                                                                       ---------           ---------
    Net investment in real estate assets                               1,978,202           1,960,554
Cash and cash equivalents                                                  8,097               7,074
Receivables:
  Tenant,net of allowance                                                 23,187              21,557
  Other                                                                    2,057               1,536
Mortgage notes receivable                                                  9,451               9,385
Other assets                                                              17,691              18,732
                                                                       ---------           ---------
                                                                      $2,038,685          $2,018,838
                                                                      ==========          ==========
LIABILITIES AND SHAREHOLDERS' EQUITY
Mortgage and other notes payable                                      $1,377,808          $1,360,753
Accounts payable and accrued liabilities                                  44,733              64,236
                                                                       ---------           ---------
  Total liabilities                                                    1,422,541           1,424,989
Distributions and losses in excess of investment
 in unconsolidated affiliates                                              3,082               3,212
                                                                       ---------           ---------
Minority interest                                                        177,789             170,750
                                                                       ---------           ---------
Commitments and contingencies (Note 2)
Shareholders' Equity:
  Preferred stock, $.01 par value, 5,000,000 shares authorized,
    2,875,000 outstanding in 2000 and 1999                                    29                  29
  Common stock, $.01 par value, 95,000,000 shares authorized,
    24,806,975 and 24,755,793 shares issued and outstanding
    in 2000 and 1999, respectively                                           248                 248
  Additional paid - in capital                                           456,911             455,875
  Accumulated deficit                                                   (21,915)            (36,265)
                                                                       ---------           ---------
    Total shareholders' equity                                           435,273             419,887
                                                                       ---------           ---------
                                                                      $2,038,685          $2,018,838
                                                                      ==========          ==========


                 The accompanying notes are an integral part of
                             these balance sheets.


                                   -4-


                        CBL & Associates Properties, Inc.
                      Consolidated Statements Of Operations
                  (Dollars in thousands, except per share data)
                                   (UNAUDITED)


                                                                         Three Months Ended
                                                                                March 31,
                                                                       --------------------------
                                                                         2000             1999
                                                                       ---------        ---------
                                                                                  
   REVENUES:
   Rentals:
      Minimum                                                          $  55,301        $  47,862
      Percentage                                                           4,851            3,232
      Other                                                                1,281              814
   Tenant reimbursements                                                  24,710           20,674
   Management, leasing  and development fees                                 626            1,040
   Interest and other                                                      1,240              926
                                                                       ---------        ---------
     Total revenues                                                       88,009           74,548
                                                                       ---------        ---------
   EXPENSES:
   Property operating                                                     13,690           11,483
   Depreciation and amortization                                          14,605           12,676
   Real estate taxes                                                       7,105            6,955
   Maintenance and repairs                                                 5,122            4,062
   General and administrative                                              4,906            3,826
   Interest                                                               23,586           19,771
   Other                                                                      28              742
                                                                       ---------        ---------
     Total expenses                                                       69,042           59,515
                                                                       ---------        ---------
   INCOME FROM OPERATIONS                                                 18,967           15,033
   GAIN ON SALES OF REAL ESTATE ASSETS                                     3,571            4,801
   EQUITY IN EARNINGS OF UNCONSOLIDATED
    AFFILIATES                                                               755              935
   MINORITY INTEREST IN EARNINGS:
     Operating partnership                                                (6,946)          (6,658)
     Shopping center properties                                             (380)            (365)
                                                                       ---------        ---------
   NET INCOME                                                             15,967           13,746
   PREFERRED DIVIDENDS                                                    (1,617)          (1,617)
                                                                       ---------        ---------
   NET INCOME AVAILABLE TO COMMON SHAREHOLDERS                         $  14,350        $  12,129
                                                                       =========        =========
   BASIC PER SHARE DATA:
      NET INCOME                                                       $    0.58        $    0.49
                                                                       =========        =========
      WEIGHTED AVERAGE COMMON SHARES OUTSTANDING                          24,754           24,574
                                                                       =========        =========
   DILUTED PER SHARE DATA:
      NET INCOME                                                       $    0.58        $    0.49
                                                                       =========        =========
      WEIGHTED AVERAGE SHARES AND POTENTIAL
           DILUTIVE COMMON SHARES OUTSTANDING                             24,815           24,795
                                                                       =========        =========

                 The  accompanying  notes are an integral part
                              of these statements.

                                   -5-



                       CBL & Associates Properties, Inc.
                      Consolidated Statements of Cash Flows
                             (Dollars in thousands)
                                  (UNAUDITED)


                                                                              Three Months
                                                                             Ended March 31,
                                                                        -----------------------
                                                                          2000           1999
                                                                        --------        -------
                                                                                  
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income                                                               $15,967        $13,746
Adjustments to reconcile net income to net cash
   provided by operating activities:
  Minority interest in earnings                                            7,326          7,023
  Depreciation                                                            11,661         10,551
  Amortization                                                             3,252          2,436
  Gain on sales of real estate assets                                     (3,571)        (4,801)
  Equity in earnings of unconsolidated affiliates                           (755)          (935)
  Distributions from unconsolidated affiliates                             2,108          2,061
  Issuance of stock under incentive plan                                     673            100
  Amortization of deferred compensation                                       --            160
  Write-off of development projects                                           28            742
  Distributions to minority investors                                     (6,214)        (5,486)
Changes in assets and liabilities -
  Tenant and other receivables                                            (2,151)          (530)
  Other assets                                                               174            (65)
  Accounts payable and accrued liabilities                                (1,892)        (2,891)
                                                                        --------        -------
          Net cash provided by operating activities                       26,606         22,111
                                                                        --------        -------
CASH FLOWS FROM INVESTING ACTIVITIES:
    Construction of real estate assets and land acquisition              (47,979)       (34,256)
    Capitalized interest                                                  (1,313)        (1,459)
    Other capital expenditures                                            (3,176)        (4,177)
    Proceeds from sales of real estate assets                             24,738          6,764
    Additions to notes receivable                                           (948)            44
    Payments received on notes receivable                                    882           (168)
    Advances and investments in unconsolidated affiliates                 (1,455)        (1,522)
                                                                        --------        -------
          Net cash used in investing activities                          (29,251)       (34,774)
                                                                        --------        -------
CASH FLOWS FROM FINANCING ACTIVITIES:
    Proceeds from mortgage and other notes payable                        35,578        100,432
    Principal payments on mortgage and other notes payable               (18,523)       (70,136)
    Additions to deferred financing costs                                    (65)          (658)
    Dividends paid                                                       (13,686)       (13,052)
    Proceeds from issuance of common stock                                   364             96
    Proceeds from exercise of stock options                                   --            326
                                                                        --------        -------
          Net cash provided by financing activities                        3,668         17,008
                                                                        --------        -------
NET CHANGE IN CASH AND CASH EQUIVALENTS                                    1,023          4,345

CASH AND CASH EQUIVALENTS, beginning of period                             7,074          5,827
                                                                        --------        -------
CASH AND CASH EQUIVALENTS, end of period                                  $8,097        $10,172
                                                                        ========        =======
Cash paid for interest, net of amounts capitalized                       $23,559        $19,754
                                                                        ========        =======
              The  accompanying  notes are an integral part
                              of these statements.


                                   -6-



                        CBL & ASSOCIATES PROPERTIES, INC.
                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


Note 1 - Unconsolidated Affiliates

         At March 31, 2000, the Company had investments in five partnerships all
of which are reflected using the equity method of accounting. Condensed combined
results of operations for the unconsolidated affiliates are presented as follows
(dollars in thousands):




                                                                               Company's Share
                                               Total For The                       For The
                                            Three Months Ended                Three Months Ended
                                                March 31,                        March 31,
                                           -----------------------          ------------------------
                                            2000            1999             2000             1999
                                           ------           ------          ------            ------
                                                                                  
Revenues                                   $7,044           $7,046          $3,470            $3,469
                                           ------           ------          ------            ------
Depreciation and amortization                 605              796             314               390
Interest expense                            2,109            2,150           1,038             1,058
Other operating expenses                    2,456            2,199           1,363             1,086
                                            -----            -----           -----             -----
Net income                                 $1,874           $1,901            $755              $935
                                           ======           ======            ====              ====



Note 2 - Contingencies

         The Company is currently  involved in certain litigation arising in the
ordinary  course  of  business.  In  the  opinion  of  management,  the  pending
litigation will not materially  affect the financial  statements of the Company.
Additionally,  based  on  environmental  studies  completed  to date on the real
estate  properties,  management  believes any exposure  related to environmental
cleanup  will not be  significant  to the  financial  position  and  results  of
operations of the Company.


Note 3 - Credit Agreements

     The Company has credit facilities of $230 million of which $52.9 million is
available at March 31, 2000.  Outstanding  amounts  under the credit  facilities
bear  interest at a weighted  average  interest rate of 7.05% at March 31, 2000.
The Company's  variable rate debt as of March 31, 2000 was $627.5 million with a
weighted  average  interest rate of 7.09% as compared to 6.38% on $467.9 million
of variable  rate debt as of March 31, 1999.  Through the  execution of interest
rate swap  agreements,  the Company has fixed the interest rates on $443 million
of variable  rate debt on operating  properties at a weighted  average  interest
rate of 7.09%. Of the Company's  remaining variable rate debt of $184.5 million,
interest rate caps in place of $50.0 million and a permanent loan  commitment of
$74.5  million  leaves  $60.0  million  of debt  subject  to  variable  rates on
construction  properties  and no debt  subject to  variable  rates on  operating
properties. There were no fees
                                   -7-

charged to the Company related to these swap agreements.  The Company's interest
rate swap agreements in place at March 31, 2000 are as follows:



         Swap Amount            Fixed LIBOR
        (in millions)            Component             Effective Date          Expiration Date
        -------------           ------------           --------------          ---------------
                                                                         
             $50                     5.98%                11/04/1999              11/04/2000
              50                     5.98%                11/04/1999              11/06/2000
             100                     6.41%                01/27/2000              01/27/2001
              75                     6.61%                02/24/2000              02/24/2001
              50                     5.70%                06/11/1998              06/12/2001
              38                     5.73%                06/26/1998              06/26/2001
              80                     5.49%                09/01/1998              09/01/2001


         At March 31, 2000,  the Company had an interest rate cap at 6.5% on $50
million of LIBOR-based variable rate debt.


Note 4 - Segment Information

         Management of the Company measures  performance and allocates resources
according to property type,  which are determined  based on differences  such as
nature of tenants,  capital  requirements,  economic  risks and  leasing  terms.
Rental income and tenant  reimbursements from tenant leases provide the majority
of revenues from all segments.  Information on management's  reportable segments
is presented as follows (in thousands):


                                                         Associated      Community
Three Months Ended March 31, 2000           Malls         Centers         Centers          All Other        Total
- -----------------------------------      ----------      ----------      ---------         ---------       -------
                                                                                            
Revenues                                    $67,106         $3,467         $16,030            $1,406       $88,009
Property operating expenses (1)            (22,472)          (591)         (3,229)               375       (25,917)
Interest expense                           (18,211)          (839)         (3,340)           (1,196)       (23,586)
Gain on sales of real estate assets            (26)              -           2,871               726         3,571
                                         ----------      ----------      ---------         ---------       -------
Segment profit and loss                     $26,397         $2,037         $12,332            $1,311        42,077
                                         ==========      ==========      =========         =========
Depreciation and amortization                                                                              (14,605)
General and administrative and other                                                                        (4,934)
Equity in earnings and minority
interest adjustment                                                                                         (6,571)
                                                                                                           -------
Net income                                                                                                 $15,967
                                                                                                           =======
Total assets (2)                         $1,405,196       $103,693        $440,425           $89,371    $2,038,685
Capital expenditures (2)                    $14,499         $2,127          $7,677           $27,834       $52,137



                                   -8-






                                                         Associated      Community
Three Months Ended March 31, 1999          Malls          Centers         Centers          All Other        Total
- -----------------------------------      ----------      ----------      ---------         ---------       -------
                                                                                            
Revenues                                    $55,612         $2,905         $13,995            $2,036        $74,548
Property operating expenses (1)            (19,282)          (479)         (3,046)               307       (22,500)
Interest expense                           (14,578)          (626)         (2,780)           (1,787)       (19,771)
Gain on sales of real estate assets             381              -             404             4,016          4,801
                                         ----------      ----------      ---------         ---------       -------
Segment profit and loss                     $22,133         $1,800          $8,573            $4,572         37,078
                                         ==========      ==========      =========         =========
Depreciation and amortization                                                                              (12,676)
General and administrative and other                                                                        (4,568)
Equity in earnings and minority
interest adjustment                                                                                         (6,088)
                                                                                                           -------
Net income                                                                                                 $13,746
                                                                                                           =======
Total assets (2)                         $1,243,998        $82,715        $412,423          $148,242    $1,887,378
Capital expenditures (2)                     $3,901         $1,674          $2,929           $30,387       $38,891





(1) Property  operating  includes  property  operating,  real estate taxes, and
    maintenance and repairs.

(2) Developments in progress are included in the All Other category.

                                   -9-

                      CBL & Associates Properties, Inc.

                 Item 2: Management's Discussion And Analysis Of
                  Financial Condition And Results Of Operations



         The following  discussion  and analysis of the financial  condition and
results  of  operations  should  be read in  conjunction  with CBL &  Associates
Properties, Inc. Consolidated Financial Statements and Notes thereto.

     Information  included herein 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.  We direct you to the
Company's other 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.

GENERAL BACKGROUND

     CBL & Associates  Properties,  Inc. (the "Company")  Consolidated Financial
Statements and Notes thereto reflect the consolidated financial results of CBL &
Associates Limited  Partnership (the "Operating  Partnership") which includes at
March 31, 2000,  the  operations  of a portfolio  of  properties  consisting  of
twenty-six  regional  malls,  fourteen  associated  centers,   eighty  community
centers,  an office building,  joint venture  investments in four regional malls
and one associated center,  and income from seven mortgages (the  "Properties").
The  Operating  Partnership  also has one mall,  one  associated  center,  three
community centers and two expansions currently under construction and options to
acquire certain shopping center  development  sites. The consolidated  financial
statements also include the accounts of CBL & Associates  Management,  Inc. (the
"Management Company").

         The Company  classifies  its regional malls into two categories - malls
which have completed their initial lease-up ("Stabilized Malls") and malls which
are in their  initial  lease-up  phase ("New  Malls").  The New Mall category is
presently  comprised of the  redevelopment  project  Springdale  Mall in Mobile,
Alabama,  Bonita  Lakes Mall in Meridian,  Mississippi,  which opened in October
1997, the recently  opened Arbor Place Mall in Atlanta  (Douglasville),  Georgia
and Parkway  Place Mall in  Huntsville,  Alabama  which was acquired in December
1998 and is being redeveloped .


RESULTS OF OPERATIONS

         Operational  highlights  for the three  months  ended March 31, 2000 as
compared to March 31, 1999 are as follows:

                                   -10-




SALES

         Mall shop sales, for those tenants who have reported, in the twenty-six
         Stabilized  Malls in the  Company's  portfolio  increased  by 2.2% on a
         comparable per square foot basis.



                                             Three Months Ended March 31,
                                          ------------------------------------
                                              2000                    1999
                                          ------------            ------------
                                                             

         Sales per square foot            $60.65                   $59.37


         Total  sales  volume  in  the  mall  portfolio,  including  New  Malls,
         increased  4.0% to $358.1  million for the three months ended March 31,
         2000 from $344.5 million for the three months ended March 31, 1999.

         Occupancy  costs as a  percentage  of sales for the three  months ended
         March 31, 2000 and 1999 for the Stabilized  Malls were 15.1% and 14.0%,
         respectively. Occupancy costs were 11.4%, 10.9% and 11.2% for the years
         ended December 31, 1999, 1998, and 1997, respectively.  Occupancy costs
         as a  percentage  of sales are  generally  higher  in the  first  three
         quarters  of the year as  compared  to the  fourth  quarter  due to the
         seasonality of retail sales.


OCCUPANCY

         Occupancy for the Company's overall portfolio was as follows:



                                                           At March 31,
                                               ----------------------------------
                                                   2000                  1999
                                               ------------          ------------
                                                                      
                  Stabilized malls                    92.2%                 92.3%
                  New malls                           84.6                  84.3
                  Associated centers                  91.9                  91.9
                  Community centers                   98.1                  96.8
                                               ------------          ------------
                  Total Portfolio                     94.1%                 93.8%
                                               ============          ============



AVERAGE BASE RENT

         Average base rents for the Company's three portfolio categories were as
follows:

                                                   At March 31,
                                             ------------------------
                                              2000              1999
                                             ------            ------
                                                         
                 Malls                       $20.56            $19.78
                 Associated centers            9.95              9.55
                 Community centers             8.47              8.23


                                   -11-


LEASE ROLLOVERS

          On spaces  previously  occupied,  the Company  achieved the  following
          results  from  rollover  leasing for the three  months ended March 31,
          2000 compared to the base and percentage rent previously paid:



                                            Per Square           Per Square
                                            Foot Rent             Foot Rent         Percentage
                                         Prior Lease (1)        New Lease (2)        Increase
                                         ---------------        -------------       ----------
                                                                              

Malls                                         $23.84                $25.84              8.4%
Associated centers                             12.00                 14.00             16.7%
Community centers                               9.55                 10.07              5.4%


   (1)      -        Rental achieved for spaces previously occupied at the end
                     of the lease including percentage rent.
   (2)      -        Average base rent over the term of the lease.

         For the three months ended March 31, 2000, malls  represented  76.2% of
total revenues from all properties; revenues from associated centers represented
3.9%;  revenues from  community  centers  represented  18.2%;  and revenues from
mortgages and the office building  represented 1.7%.  Accordingly,  revenues and
results  of   operations   are   disproportionately   impacted   by  the  malls'
achievements.

         The shopping center business is somewhat seasonal in nature with tenant
sales  achieving  the highest  levels during the fourth  quarter  because of the
holiday  season.  The malls earn most of their  "temporary"  rents  (rents  from
short-term  tenants)  during the  holiday  period.  Thus,  occupancy  levels and
revenue production are generally the highest in the fourth quarter of each year.
Results of  operations  realized in any one quarter may not be indicative of the
results likely to be experienced over the course of the fiscal year.


Comparison of Results of Operations for the three months ended March 31, 2000 to
the Results of Operations for the three months ended March 31, 1999

         Total  revenues for the three months ended March 31, 2000  increased by
$13.5 million,  or 18.1%, to $88.0 million as compared to $74.5 million in 1999.
Minimum rents increased by $7.4 million,  or 15.5%, to $55.3 million as compared
to $47.9 million in 1999, and tenant  reimbursements  increased by $4.0 million,
or  19.5%,  to $24.7  million  in 2000 as  compared  to $20.7  million  in 1999.
Percentage  rents  increased  by $1.7  million,  or 50.1%,  to $4.9  million  as
compared to $3.2 million in 1999.

         Management,  leasing and development fees decreased by $0.4 million, or
39.8%,  to $0.6  million as compared to $1.0 million in 1999.  This  decrease is
primarily  due to  decreases  in fees earned in the  co-development  program and
offset by increases in management fees.


                                   -12-






         Approximately $7.7 million of  the increase in revenues resulted from
operations at the four new centers opened or acquired during the past fifteen
months.  These centers consist of:



                                                                                                    Opening/
Project Name                 Location                           Total GLA  Type of Addition       Acquisition Date
- -------------------------   -------------------------------    ---------  ----------------        ----------------
                                                                                      
Arbor Place Mall             Atlanta (Douglasville), Georgia    1,035,000  New Development         October 1999
The Landing @ Arbor Place    Atlanta (Douglasville), Georgia      163,000  New Development         July 1999
Sand Lake Corners            Orlando, Florida                     559,000  New Development         July 1999
York Galleria                York, Pennsylvania                   767,000  Acquisition             July 1999


         Approximately  $5.8 million of the increase in revenues  resulted  from
improved  operations and  occupancies in the existing  centers.  The majority of
these  increases  were  generated  at Georgia  Square  Mall in Athens,  Georgia,
Hamilton  Place  Mall  in  Chattanooga,   Tennessee  and  Burnsville  Center  in
Minneapolis (Burnsville), Minnesota.

         Property   operating   expenses,   including   real  estate  taxes  and
maintenance  and repairs  increased in the first quarter of 2000 by $3.4 million
or 15.2% to $25.9  million as compared to $22.5  million in the first quarter of
1999.  This  increase is  primarily  the result of the  addition of the four new
centers referred to above.

         Depreciation and amortization increased in the first quarter of 2000 by
$1.9 million or 15.2% to $14.6 million as compared to $12.7 million in the first
quarter of 1999.  This increase is primarily due to the addition of the four new
centers referred to above.

         Interest  expense  increased  in the  first  quarter  of  2000  by $3.8
million,  or 19.3% to $23.6 million as compared to $19.8  million in 1999.  This
increase is primarily due to the  additional  interest on the four centers added
during the last fifteen months referred to above.

     The gain on sales of real estate  assets  decreased in the first quarter of
2000 by $1.2 million,  to $3.6 million as compared to $4.8 million in 1999.  The
majority  of gain on sales in the first  quarter of 2000 were from the sale of a
completed center  Fiddler's Run in Morganton,  North Carolina and from outparcel
sales at Sand Lake Corners in Orlando, Florida and The Landing at Arbor Place in
Atlanta (Douglasville), Georgia.

         Equity in earnings of  unconsolidated  affiliates  were $0.8 million in
the first  quarter of 2000 as compared to $0.9  million in the first  quarter of
1999.


LIQUIDITY AND CAPITAL RESOURCES

     The principal  uses of the Company's  liquidity and capital  resources have
historically been for property  development,  expansion and renovation programs,
acquisitions and debt repayment.  To maintain its qualification as a real estate
investment  trust under the Internal  Revenue  Code,  the Company is required to
distribute to its shareholders at least 95% of its "Real Estate Investment Trust
Taxable Income" as defined in the Internal Revenue Code of 1986, as amended (the
"Code").  Beginning  on  January  1,  2001 (the  Company's  first  taxable  year
beginning after December 31, 2000), this percentage is reduced to 90%.

                                   -13-




         As of May 1, 2000, the Company had $87.6 million  available in unfunded
construction  and  redevelopment   loans  to  be  used  for  completion  of  the
construction  and  redevelopment  projects and  replenishment of working capital
previously used for construction.  Additionally,  as of May 1, 2000, the Company
had obtained  revolving  credit lines and term loans totaling  $230.0 million of
which $39.9 million was available. As a publicly traded company, the Company has
access to capital  through both the public equity and debt markets.  The Company
has filed a Shelf  Registration  authorizing  shares of the Company's  preferred
stock and common stock and warrants to purchase  shares of the Company's  common
stock with an aggregate  public  offering  price of up to $350 million with $278
million remaining after the Company's preferred stock offering on June 30, 1998.
The Company  anticipates  that the  combination  of these sources will,  for the
foreseeable  future,  provide  adequate  liquidity  to enable it to continue its
capital  programs  substantially  as in the past and make  distributions  to its
shareholders  in  accordance  with the Code's  requirements  applicable  to real
estate investment trusts.

         Management  expects to refinance  the  majority of the  mortgage  notes
payable maturing over the next five years with replacement loans.

     The  Company's  policy is to maintain a  conservative  debt to total market
capitalization  ratio in order to enhance  its access to the  broadest  range of
capital  markets,  both  public  and  private.  The  Company's  current  capital
structure   includes   property   specific   mortgages,   which  are   generally
non-recourse,  revolving  lines of credit,  common stock,  preferred stock and a
minority  interest in the Operating  Partnership.  The minority  interest in the
Operating   Partnership   represents  the  25.6%   ownership  in  the  Operating
Partnership  held by the  Company's  current  and  former  executive  and senior
officers which may be exchanged for  approximately  9.4 million shares of common
stock. Additionally,  Company executive officers and directors own approximately
1.9  million  shares  of the  outstanding  common  stock of the  Company,  for a
combined total interest in the Operating  Partnership  of  approximately  30.7%.
Third party ownership  interests may be exchanged for  approximately 2.4 million
shares of  common  stock  which  represents  a 6.6%  interest  in the  Operating
Partnership.  Assuming the exchange of all limited partnership  interests in the
Operating Partnership for common stock, there would be outstanding approximately
36.8 million shares of common stock with a market value of approximately  $751.9
million at March 31, 2000 (based on the closing  price of $20.4375  per share on
March 31,  2000).  The  Company's  total market  equity is $808.7  million which
includes 2.9 million shares of preferred stock at their closing price of $19.755
per share on March 31, 2000.  Company  executive and senior officers'  ownership
interests had a market value of approximately $230.5 million at March 31, 2000.

         Mortgage  debt consists of debt on certain  consolidated  properties as
well as on three properties in which the Company owns a non-controlling interest
and is accounted for under the equity method of  accounting.  At March 31, 2000,
the  Company's  share of funded  mortgage  debt on its  consolidated  properties
adjusted  for  minority  investors'  interests  in eight  properties  was $1.356
billion and its pro rata share of  mortgage  debt on  unconsolidated  properties
(accounted  for under  the  equity  method)  was $45.2  million  for total  debt
obligations of $1.401 billion with a weighted average interest rate of 7.37%.

         The Company's total  conventional  fixed rate debt as of March 31, 2000
was $773.9 million with a weighted average interest rate of 7.41% as compared to
7.41% as of March 31, 1999.

         The  Company's  variable  rate  debt as of March  31,  2000 was  $627.5
million with a weighted  average  interest rate of 7.09% as compared to 6.38% as

                                   -14-

of March 31, 1999.  Through the  execution of swap  agreements,  the Company has
fixed the interest  rates on $443 million of debt on operating  properties  at a
weighted  average  interest rate of 7.09%. Of the Company's  remaining  variable
rate debt of $184.5 million,  an interest rate cap in place of $50.0 million and
a permanent  loan  commitment of $74.5 million leaves only $60.0 million of debt
subject to variable rates.  Interest on this $60.0 million of variable rate debt
is capitalized to projects currently under construction leaving no variable rate
debt exposure on operating  properties as of March 31, 2000.  There were no fees
charged to the Company  related to its swap  agreements.  At March 31, 2000, the
Company had an interest rate cap of 6.5% on $50 million of LIBOR-based  variable
rate debt.  The Company's  interest  rate swap  agreements in place at March 31,
2000 are as follows:


         Swap Amount                     Fixed
        (in millions)                LIBOR Component            Effective Date              Expiration Date
        -------------                ---------------            --------------              ---------------
                                                                                   
             $50                          5.98%                     11/04/1999                  11/04/2000
              50                          5.98%                     11/04/1999                  11/06/2000
             100                          6.41%                     01/27/2000                  01/27/2001
              75                          6.61%                     02/24/2000                  02/24/2001
              50                          5.70%                     06/11/1998                  06/12/2001
              38                          5.73%                     06/26/1998                  06/26/2001
              80                          5.49%                     09/01/1998                  09/01/2001


         Based on the debt  (including  construction  projects)  and the  market
value  of  equity   described   above,   the  Company's  debt  to  total  market
capitalization  (debt plus  market  value  equity)  ratio was 63.4% at March 31,
2000.


DEVELOPMENT, EXPANSIONS AND ACQUISITIONS

         Development  projects under  construction  and scheduled to open during
2000  are:   Sand  Lake   Corners  in   Orlando,   Florida,   an   addition   of
38,000-square-feet  occupied by Staples and small shops  scheduled  to open June
2000; Coastal Way Shopping Center in Spring Hill, Florida a  233,000-square-foot
community  center  scheduled to open August 2000 and anchored by Sears and Belk;
Chesterfield Crossing in Richmond,  Virginia, a 435,000-square-foot power center
which  will open in two  phases,  Home  Depot is already  open and  Wal*Mart  is
scheduled to open in May 2000 and the shops will open by October 2000; Gunbarrel
Pointe  in  Chattanooga,   Tennessee  a  282,000-square-foot  associated  center
anchored by Target,  Goodys and Kohl's and  scheduled to open October  2000;  an
expansion to Asheville Mall in Asheville,  North Carolina of  85,000-square-feet
of retail  shops and food  court  and is  expected  to open  November  2000;  an
expansion to Meridian Mall in Lansing,  Michigan of 177,000-square-feet  opening
in phases in the Fall of 2000 and 2001. The Company also has under  construction
for a 2001 opening:  The Lakes Mall in Muskegon,  Michigan a 700,000-square foot
mall  anchored by Sears,  Yonkers and JCPenney  and  scheduled to open in August
2001  and  Creekwood  Crossing  in  Bradenton,   Florida  a  380,000-square-foot
community center anchored by Lowe's,  Bealls and K-Mart and scheduled to open in
April 2001. The Company also has under development The Mall of South Carolina in
Myrtle Beach, South Carolina, a 1,095,000-square-foot  regional mall and Parkway
Place in  Huntsville,  Alabama,  a  822,000-square-foot  redevelopment  that was
acquired in December  1998. In February 2000 the Company  opened an expansion of
Sutton  Plaza in Mt.  Olive,  New Jersey  occupied by A & P and in March 2000 an
8,000-square-foot  expansion at Bonita Lakes  Crossing in Meridian,  Mississippi
occupied by Cellular South.

                                   -15-

         In February  2000,  the  Company  sold  University  Crossing in Pueblo,
Colorado a  101,000-square-foot  community center and in March 2000, the Company
sold Fiddler's Run in Morganton, North Carolina, a 203,000-square-foot community
center.  The aggregate  proceeds of $19.1 million were used to pay-down debt and
to fund the purchase of a co-development property.

     The  Company  has  entered  into  a  standby  purchase   agreement  with  a
third-party  developer (the "Developer") for the  construction,  development and
potential  ownership  of one  community  center  in Texas  (the  "Co-Development
Project").  The Developer has utilized this standby purchase agreement to assist
in obtaining  financing to fund the construction of the Co-Development  Project.
The standby  purchase  agreement,  which  expires in 2000,  provides for certain
requirements or contingencies  to occur before the Company becomes  obligated to
fund its equity  contribution  or purchase  the  Co-Development  Project.  These
requirements or contingencies  include certain completion  requirements,  rental
levels,  the inability of the Developer to obtain adequate  permanent  financing
and  the  inability  to sell  the  Co-Development  Project.  In  return  for its
commitment to purchase a  Co-Development  Project pursuant to a standby purchase
agreement,  the Company  receives a fee as well as a  participation  interest in
either  the cash flow or gains  from sale on each  Co-Development  Project.  The
outstanding  amount on the standby purchase  agreement is $48.1 million at March
31, 2000. In March 2000, the Company acquired The Marketplace at Flower Mound in
Dallas (Flower Mound),  Texas which had been under a  co-development  agreement.
The $11.1 million purchase was funded from the sales proceeds  mentioned earlier
and the Company's credit line.

         The  Company  has entered  into a number of option  agreements  for the
development  of future  regional malls and community  centers.  Except for these
projects and as further  described  below,  the Company  currently  has no other
material capital commitments.

         It is management's  expectation  that the Company will continue to have
access to the capital  resources  necessary to expand and develop its  business.
Future development and acquisition  activities will be undertaken by the Company
as  suitable  opportunities  arise.  Such  activities  are  not  expected  to be
undertaken unless adequate sources of financing are available and a satisfactory
budget with targeted returns on investment has been internally approved.

         The Company will fund its major development,  expansion and acquisition
activity  with its  traditional  sources  of  construction  and  permanent  debt
financing  as well as from other debt and equity  financings,  including  public
financings,  and its credit facilities in a manner consistent with its intention
to operate with a conservative debt to total market capitalization ratio.

OTHER CAPITAL EXPENDITURES

         Management  prepares  an annual  capital  expenditure  budget  for each
property  which  is  intended  to  provide  for  all  necessary   recurring  and
non-recurring  capital   improvements.   Management  believes  that  its  annual
operating  reserve  for  maintenance  and  recurring  capital  improvements  and
reimbursements  from  tenants  will  provide  the  necessary  funding  for  such
requirements.  The Company intends to distribute  approximately 55% - 90% of its
funds from  operations  with the remaining 10% - 45% to be held as a reserve for
capital  expenditures and continued growth  opportunities.  The Company believes
that this reserve will be  sufficient  to cover tenant  finish costs  associated
with the renewal or  replacement of current tenant leases as their leases expire
and capital expenditures which will not be reimbursed by tenants.

         Major tenant finish costs for currently vacant space are expected to be
funded with working  capital,  operating  reserves,  or the  revolving  lines of
credit.

                                   -16-

         For the first quarter of 2000, revenue generating capital  expenditures
or  tenant  allowances  for  improvements  were  $2.2  million.   These  capital
expenditures  generate increased rents from these tenants over the term of their
leases.  Revenue  neutral  capital  expenditures,  which are recovered  from the
tenants,  were $1.9 million for the first quarter of 2000. There were no revenue
enhancing capital expenditures in the first quarter.

         The Company  believes  that the  Properties  are in  compliance  in all
material  respects with all federal,  state and local ordinances and regulations
regarding the handling, discharge and emission of hazardous or toxic substances.
At Parkway Place (which was acquired in December 1998)  approximately 350 square
feet of  ground  in the  vicinity  of a  former  auto  service  center  has been
identified as being contaminated with total petroleum  hydrocarbons.  All of the
existing  building will be demolished  over time as the mall is redeveloped  and
this is scheduled to be remediated  during the demolition  process.  The Company
has not been notified by any governmental authority, and is not otherwise aware,
of any material noncompliance, liability or claim relating to hazardous or toxic
substances  in  connection  with any of its  present or former  properties.  The
Company has not recorded in its financial  statements any material  liability in
connection with environmental matters.


CASH FLOWS

     Cash flows provided by operating  activities for the first quarter of 2000,
increased by $4.5  million,  or 20.3%,  to $26.6  million from $22.1  million in
1999.  This increase was  primarily  due to improved  operations in the existing
centers,  the five centers  opened or acquired over the last fifteen  months and
the timing of the payment of real  estate  taxes.  Cash flows used in  investing
activities  for the first quarter of 2000,  decreased by $5.5 million,  to $29.3
million compared to $34.8 million in 1999. This decrease was due primarily to an
increase  in  proceeds  from  sales in 2000 as  compared  to 1999  offset  by an
increase in development activities over the same periods. Cash flows provided by
financing  activities for the first quarter of 2000, decreased by $13.3 million,
to $3.7 million  compared to $17.0  million in 1999  primarily  due to decreased
borrowings related to the development and acquisition program.


IMPACT OF INFLATION

         In the last three years,  inflation has not had a significant impact on
the Company  because of the relatively  low inflation  rate.  Substantially  all
tenant leases do, however,  contain  provisions  designed to protect the Company
from the impact of  inflation.  Such  provisions  include  clauses  enabling the
Company to receive  percentage  rentals  based on tenant's  gross  sales,  which
generally  increase as prices rise, and/or escalation  clauses,  which generally
increase rental rates during the terms of the leases.  In addition,  many of the
leases  are for terms of less than ten years  which may  enable  the  Company to
replace existing leases with new leases at higher base and/or percentage rentals
if rents of the existing leases are below the then-existing market rate. Most of
the  leases  require  the  tenants  to pay their  share of  operating  expenses,
including  common area  maintenance,  real estate taxes and  insurance,  thereby
reducing the  Company's  exposure to increases in costs and  operating  expenses
resulting from inflation.

                                   -17-





FUNDS FROM OPERATIONS

         Management  believes  that Funds from  Operations  ("FFO")  provides an
additional  indicator of the financial  performance  of the  Properties.  FFO is
defined by the Company as net income (loss) before  depreciation  of real estate
assets,  gains or  losses  on sales  of real  estate  and  gains  or  losses  on
investments in marketable  securities.  FFO also includes the Company's share of
FFO in unconsolidated  properties and excludes minority  interests' share of FFO
in  consolidated  properties.  The Company  computes FFO in accordance  with the
National Association of Real Estate Investments Trusts ("NAREIT") recommendation
concerning finance costs and non-real estate depreciation.  The Company excludes
gains or losses on outparcel  sales,  even though NAREIT permits their inclusion
when  calculating  FFO. Gains or losses on outparcel sales would have added $0.9
million in the first quarter of 2000 and $4.8 million in 1999.

     Effective  January  1,  2000,  NAREIT  has  clarified  FFO to  include  all
operating  results - recurring and  non-recurring - except those results defined
as  "extraordinary   items"  as  defined  under  generally  accepted  accounting
principles  ("GAAP").  The Company  implemented this  clarification in the first
quarter of 2000 and will no longer add back to FFO the write-off of  development
costs  charged to net income.  For the quarter  ended March 31, 2000 this amount
was  $28,000.  Results  for the quarter  ended  March 31, 1999 were  restated to
reflect a reduction in FFO of $742,000.

         The use of FFO as an indicator of financial  performance  is influenced
not only by the operations of the Properties,  but also by the capital structure
of the Operating  Partnership and the Company.  Accordingly,  management expects
that FFO  will be one of the  significant  factors  considered  by the  Board of
Directors  in  determining  the  amount  of  cash  distributions  the  Operating
Partnership  will  make to its  partners  (including  the  REIT).  FFO  does not
represent  cash flow from  operations as defined by GAAP and is not  necessarily
indicative  of cash  available  to fund all cash flow  needs and  should  not be
considered as an alternative to net  income(loss) for purposes of evaluating the
Company's operating performance or to cash flow as a measure of liquidity.

         For the three  months  ended  March 31,  2000,  FFO  increased  by $5.6
million,  or 20.9%,  to $32.1  million as compared to $26.6 million for the same
period in 1999.  The  increase  in FFO was  primarily  attributable  to improved
operations in the existing  portfolio  including  increases in percentage  rent,
occupancy and minimum rent and  increases  from five new  properties  opened and
acquired in the last fifteen months.

                                   -18-




The Company's calculation of FFO is as follows: (dollars in thousands)



                                                                                     Three Months Ended
                                                                                         March 31,
                                                                                   ------------------------
                                                                                     2000            1999
                                                                                   ---------       --------
                                                                                             
   Income from operations                                                            $18,967        $15,033
   ADD:
   Depreciation & amortization from consolidated properties                           14,605         12,676
   Income from operations of  unconsolidated affiliates                                  755            935
   Depreciation & amortization from unconsolidated affiliates                            314            390

   SUBTRACT:
   Minority investors' share of income from operations in nine
      properties                                                                       (380)          (365)
   Minority investors share of depreciation and amortization
      in nine properties                                                               (244)          (232)
   Depreciation and amortization of non-real estate assets and
     finance costs                                                                     (276)          (252)
   Preferred dividends                                                               (1,617)        (1,617)
                                                                                   ---------       --------
   TOTAL FUNDS FROM OPERATIONS                                                       $32,124        $26,568
                                                                                   =========       ========
   DILUTED WEIGHTED AVERAGE SHARES AND POTENTIAL
      DILUTIVE COMMON SHARES WITH OPERATING
      PARTNERSHIP UNITS FULLY CONVERTED                                               36,797         36,697
                                                                                   =========       ========

                                   -19-




                        PART II - OTHER INFORMATION


ITEM 1:  Legal Proceedings

             None

ITEM 2:  Changes in Securities

             None

ITEM 3:  Defaults Upon Senior Securities

             None

ITEM 4:  Submission of Matter to a Vote of Security Holders

             The Company held its Annual Meeting of Shareholders on May 3, 2000.
             At the meeting,  shareholders  re-elected as directors  John N. Foy
             (16,311,118  votes for and 2,943,029 votes against or withheld) and
             William J. Poorvu (16,435,127 votes for and 2,819,020 votes against
             or  withheld),   to  three-year   terms  expiring  in  2003.  Other
             continuing  directors of the Company are,  Stephen D.  Lebovitz and
             Winston  W.  Walker  whose  terms  expire  in 2001 and  Charles  B.
             Lebovitz, Claude M. Ballard and Leo Fields whose terms expire
             in 2002.

             In addition,  at the meeting,  shareholders  approved a proposal to
             ratify the selection of Arthur  Andersen LLP as independent  public
             accountants   for  the  fiscal  year  ending   December   31,  2000
             (19,171,648 votes for, 82,499 votes against or withheld).

             Also, at  the  meeting,   shareholders  approved the proposal to
             amend the  Corporation's  1993 Stock Incentive Plan to increase the
             number of shares of the  Corporation's  Common Stock  available for
             issuance under the Plan  (11,488,503  votes for and 7,765,643 votes
             against or withheld).

ITEM 5:  Other Information

             None

ITEM 6:  Exhibits and Reports on Form 8-K

             A.   Exhibits

                  27                Financial Data Schedule

             B.   Reports on Form 8-K

                  The following items were reported:
                  The outline from the Company's  April 27, 2000 conference call
                  with analysts and investors  regarding  earnings  (Item 5) was
                  filed on April 27, 2000.


                                   -20-




                                  SIGNATURE





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

                                 CBL & ASSOCIATES PROPERTIES, INC.

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





Date:  May 15, 2000


                                   -21-



EXHIBIT INDEX



Exhibit
  No.
- -------

  27        Financial Data Schedule

EX-27

 

<ARTICLE> 5
<LEGEND>
This schedule contains summary financial information extracted from the
Consolidated Balance Sheet at March 31, 2000 (unaudited) and the
Consolidated Statement of Operations for the three months ended
March 31, 2000 (unaudited) and is qualified in its entirety by
reference to such financial statements.

<MULTIPLIER> 1,000

                             
<PERIOD-TYPE>                   3-MOS
<FISCAL-YEAR-END>                          DEC-31-2000
<PERIOD-START>                              JAN-1-2000
<PERIOD-END>                               MAR-31-2000
<CASH>                                           8,097
<SECURITIES>                                         0
<RECEIVABLES>                                   25,244
<ALLOWANCES>                                         0
<INVENTORY>                                          0
<CURRENT-ASSETS>                                     0
<PP&E>                                               0
<DEPRECIATION>                                 236,337
<TOTAL-ASSETS>                               2,038,685
<CURRENT-LIABILITIES>                           44,733
<BONDS>                                              0
<PREFERRED-MANDATORY>                                0
<PREFERRED>                                         29
<COMMON>                                           248
<OTHER-SE>                                     456,911
<TOTAL-LIABILITY-AND-EQUITY>                 2,038,685
<SALES>                                              0
<TOTAL-REVENUES>                                88,009
<CGS>                                                0
<TOTAL-COSTS>                                        0
<OTHER-EXPENSES>                                45,456
<LOSS-PROVISION>                                     0
<INTEREST-EXPENSE>                              23,586
<INCOME-PRETAX>                                 15,967
<INCOME-TAX>                                         0
<INCOME-CONTINUING>                             15,967
<DISCONTINUED>                                       0
<EXTRAORDINARY>                                      0
<CHANGES>                                            0
<NET-INCOME>                                    14,350
<EPS-BASIC>                                      .58
<EPS-DILUTED>                                      .58


 

10-Q

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