UNITED STATES SECURITIES AND EXCHANGE COMMISSION

Washington, DC  20549

Form 10-K

 [X] ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934 [NO FEE REQUIRED]

For the fiscal year ended December 31, 2007

OR

 [   ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934 [NO FEE REQUIRED]

For the transition period from __________ to __________

Commission file number 1-10899

Kimco Realty Corporation

(Exact name of registrant as specified in its charter)


Maryland

 

13-2744380

(State of incorporation)

 

(I.R.S. Employer Identification No.)


3333 New Hyde Park Road, New Hyde Park, NY   11042-0020

(Address of principal executive offices - zip code)

(516) 869-9000

(Registrant’s telephone number, including area code)


Securities Registered pursuant to Section 12(b) of the Act:


Title of each class

 

Name of each exchange on
which registered

 

 

 

Common Stock, par value $.01 per share.

 

New York Stock Exchange

 

 

 

Depositary Shares, each representing one-tenth of a share of 6.65% Class F Cumulative Redeemable Preferred Stock, par value $1.00 per share.

 

New York Stock Exchange

 

 

 

Depositary Shares, each representing one-hundredth of a share of 7.75% Class G Cumulative Redeemable Preferred Stock, par value $1.00 per share.

 

New York Stock Exchange


Securities Registered pursuant to Section 12(g) of the Act:

None


Indicate by check mark if the Registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.

Yes

[ X ]

No

[    ]


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

[    ]


Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of the Registrant’s knowledge, in the definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.    [ X ]


Indicate by check mark whether the Registrant is a large accelerated filer, an accelerated filer, or a non-accelerated filer. See definition of “accelerated filer and large accelerated filer” in Rule 12-b of the Exchange Act.

Large Accelerated Filer

[ X ]

Accelerated Filer

[    ]

Non-accelerated Filer

[    ]

Smaller Reporting Company

[    ]


Indicate by check mark whether the Registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).

Yes

[    ]

No

[ X ]


The aggregate market value of the voting stock held by non-affiliates of the Registrant was approximately $8.4 billion based upon the closing price on the New York Stock Exchange for such stock on June 29, 2007.


(APPLICABLE ONLY TO CORPORATE REGISTRANTS)

Indicate the number of shares outstanding of each of the Registrant's classes of common stock, as of the latest practicable date.


252,857,002 shares as of February 21, 2008.


Page 1 of 198







DOCUMENTS INCORPORATED BY REFERENCE


Part III incorporates certain information by reference to the Registrant's definitive proxy statement to be filed with respect to the Annual Meeting of Stockholders expected to be held on May 13, 2008.


Index to Exhibits begins on page 61.






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TABLE OF CONTENTS


Item No.

 

Form 10-K
Report
Page

 

PART I

 

 

 

 

    1.

Business

4

 

 

 

    1A.

Risk Factors

13

 

 

 

    1B.

Unresolved Staff Comments

18

 

 

 

    2.

Properties

18

 

 

 

    3.

Legal Proceedings

20

 

 

 

    4.

Submission of Matters to a Vote of Security Holders

20

 

 

 

 

Executive Officers of the Registrant

35

 

 

 

 

 

 

 

PART II

 

 

 

 

    5.

Market for the Registrant’s Common Equity and Related Shareholder Matters

36

 

 

 

    6.

Selected Financial Data

37

 

 

 

    7.

Management’s Discussion and Analysis of Financial Condition and
Results of Operations

39

 

 

 

    7A.

Quantitative and Qualitative Disclosures About Market Risk

54

 

 

 

    8.

Financial Statements and Supplementary Data

55

 

 

 

    9.

Changes in and Disagreements with Accountants on Accounting and
Financial Disclosure

55

 

 

 

    9A.

Controls and Procedures

55

 

 

 

    9B.

Other Information

56

 

 

 

 

 

 

 

PART III

 

 

 

 

    10.

Directors and Executive Officers of the Registrant

59

 

 

 

    11.

Executive Compensation

59

 

 

 

    12.

Security Ownership of Certain Beneficial Owners and Management

59

 

 

 

    13.

Certain Relationships and Related Transactions

59

 

 

 

    14.

Principal Accountant Fees and Services

59

 

 

 

 

 

 

 

PART IV

 

 

 

 

    15.

Exhibits, Financial Statements, Schedules and Reports on Form 8-K

60





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PART I

FORWARD-LOOKING STATEMENTS


This annual report on Form 10-K, together with other statements and information publicly disseminated by Kimco Realty Corporation (the "Company" or "Kimco") contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended.  The Company intends such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and includes this statement for purposes of complying with these safe harbor provisions.  Forward-looking statements, which are based on certain assumptions and describe the Company’s future plans, strategies and expectations, are generally identifiable by use of the words "believe," "expect," "intend," "anticipate," "estimate," "project" or similar expressions. You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond the Company’s control and which could materially affect actual results, performances or achievements.  Factors which may cause actual results to differ materially from current expectations include, but are not limited to, (i) general economic and local real estate conditions, (ii) the inability of major tenants to continue paying their rent obligations due to bankruptcy, insolvency or general downturn in their business, (iii) financing risks, such as the inability to obtain equity, debt or other sources of financing on favorable terms, (iv) changes in governmental laws and regulations, (v) the level and volatility of interest rates and foreign currency exchange rates, (vi) the availability of suitable acquisition opportunities and (vii) increases in operating costs. Accordingly, there is no assurance that the Company’s expectations will be realized.


SHARE SPLIT


As of August 23, 2005, the Company effected a two-for-one split (the "Stock Split") of the Company’s common stock in the form of a stock dividend paid to stockholders of record on August 8, 2005.  All common share and per common share data included in this annual report on Form 10-K and the accompanying Consolidated Financial Statements and Notes thereto have been adjusted to reflect this Stock Split.


Item 1.  Business


General  


Kimco Realty Corporation, a Maryland corporation, is one of the nation's largest owners and operators of neighborhood and community shopping centers.  The terms "Kimco", the "Company", "we", "our" and "us" each refer to Kimco Realty Corporation and our subsidiaries unless the context indicates otherwise.  The Company is a self-administered real estate investment trust ("REIT") and its management has owned and operated neighborhood and community shopping centers for over 45 years.  The Company has not engaged, nor does it expect to retain, any REIT advisors in connection with the operation of its properties.  As of December 31, 2007, the Company had interests in 1,973 properties, totaling approximately 183 million square feet of gross leasable area ("GLA") located in 45 states, Canada, Mexico, Puerto Rico and Chile. The Company’s ownership interests in real estate consist of its consolidated portfolio and in portfolios where the Company owns an economic interest, such as properties in the Company’s investment management programs, where the Company partners with institutional investors and also retains management (See Note 7 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K).  The Company believes its portfolio of neighborhood and community shopping center properties is the largest (measured by GLA) currently held by any publicly traded REIT.


The Company's executive offices are located at 3333 New Hyde Park Road, New Hyde Park, New York 11042-0020 and its telephone number is (516) 869-9000.  Unless the context indicates otherwise, the term the "Company" as used herein is intended to include all subsidiaries of the Company.


The Company’s web site is located at http://www.kimcorealty.com.  The information contained on our web site does not constitute part of this Annual Report on Form 10-K.  On the Company’s web site you can obtain, free of charge, a copy of our annual report on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and




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amendments to those reports filed or furnished pursuant to Section 13(a) or 15(d) of the Exchange Act of 1934, as amended, as soon as reasonably practicable after we file such material electronically with, or furnish it to, the Securities and Exchange Commission (the "SEC").


History


The Company began operations through its predecessor, The Kimco Corporation, which was organized in 1966 upon the contribution of several shopping center properties owned by its principal stockholders.  In 1973, these principals formed the Company as a Delaware corporation, and in 1985, the operations of The Kimco Corporation were merged into the Company.  The Company completed its initial public stock offering (the "IPO") in November 1991, and commencing with its taxable year which began January 1, 1992, elected to qualify as a REIT in accordance with Sections 856 through 860 of the Internal Revenue Code of 1986, as amended (the "Code").  In 1994, the Company reorganized as a Maryland corporation.


The Company's growth through its first 15 years resulted primarily from the ground-up development and construction of its shopping centers.  By 1981, the Company had assembled a portfolio of 77 properties that provided an established source of income and positioned the Company for an expansion of its asset base.  At that time, the Company revised its growth strategy to focus on the acquisition of existing shopping centers and creating value through the redevelopment and re-tenanting of those properties.  As a result of this strategy, a majority of the operating shopping centers added to the Company’s portfolio since 1981 have been through the acquisition of existing shopping centers.


During 1998, the Company, through a merger transaction, completed the acquisition of The Price REIT, Inc., a Maryland corporation, (the "Price REIT").  Prior to the merger, Price REIT was a self-administered and self-managed equity REIT that was primarily focused on the acquisition, development, management and redevelopment of large retail community shopping center properties concentrated in the western part of the United States.  In connection with the merger, the Company acquired interests in 43 properties, located in 17 states.  With the completion of the Price REIT merger, the Company expanded its presence in certain western states including Arizona, California and Washington.  In addition, Price REIT had strong ground-up development capabilities.  These development capabilities, coupled with the Company’s own construction management expertise, provide the Company the ability to pursue ground-up development opportunities on a selective basis.


Also during 1998, the Company formed Kimco Income REIT ("KIR"), an entity in which the Company held a 99.99% limited partnership interest.  KIR was established for the purpose of investing in high-quality properties financed primarily with individual non-recourse mortgages.  The Company believed that these properties were appropriate for financing with greater leverage than the Company traditionally used.  At the time of formation, the Company contributed 19 properties to KIR, each encumbered by an individual non-recourse mortgage.  During 1999, KIR sold a significant interest in the partnership to institutional investors, thus establishing the Company’s investment management program.  The Company holds a 45.0% non-controlling limited partnership interest in KIR and accounts for its investment in KIR under the equity method of accounting.  (See Note 7 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K.)


The Company has expanded its investment management program through the establishment of other various institutional joint venture programs in which the Company has non-controlling interests ranging generally from 5% to 45%.  The Company’s largest joint venture, Kimco Prudential Joint Venture ("KimPru"), was formed in 2006, in connection with the Pan Pacific Retail Properties Inc. ("Pan Pacific") merger transaction, with Prudential Real Estate Investors ("PREI"), which holds approximately $3.6 billion in assets.  The Company earns management fees, acquisition fees, disposition fees and promoted interests based on value creation.  As of December 31, 2007, the Company’s assets under management were valued at approximately $14.0 billion, comprising 441 properties.  (See Note 7 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K.)


In connection with the Tax Relief Extension Act of 1999 (the "RMA") which became effective January 1, 2001, the Company is permitted to participate in activities from which it was previously precluded in order to maintain its qualification as a REIT, so long as these activities are conducted in entities which elect to be treated as taxable subsidiaries under the Code, subject to certain limitations.  As such, the Company, through its taxable REIT subsidiaries, is engaged in various retail real estate related opportunities, including (i) merchant building through its



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wholly-owned taxable REIT subsidiaries, including Kimco Developers, Inc. ("KDI"), which are primarily engaged in the ground-up development of neighborhood and community shopping centers and subsequent sale thereof upon completion (see Recent Developments - Ground-Up Development), (ii) retail real estate advisory and disposition services, which primarily focus on leasing and disposition strategies for real estate property interests of both healthy and distressed retailers and (iii) acting as an agent or principal in connection with tax-deferred exchange transactions.  The Company will consider other investments through taxable REIT subsidiaries should suitable opportunities arise.


The Company has continued its geographic expansion with investments in Canada, Mexico,  Puerto Rico and Chile. During October 2001, the Company formed the RioCan Venture ("RioCan Venture") with RioCan Real Estate Investment Trust ("RioCan", Canada’s largest publicly traded REIT measured by GLA) in which the Company has a 50% non-controlling interest, to acquire retail properties and development projects in Canada.  The Company accounts for this investment under the equity method of accounting.  The Company has expanded its presence in Canada with the establishment of other joint venture arrangements.  During 2002, the Company, along with various strategic co-investment partners, began acquiring operating and development properties located in Mexico.  During 2006, the Company acquired interests in shopping center properties located in Puerto Rico through joint ventures in which the Company holds controlling ownership interests.  During 2007, the Company acquired an interest in four shopping center properties located in Chile through a joint venture in which the Company holds a non-controlling ownership interest. (See Notes 3 and 7 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K.)


In addition, the Company continues to capitalize on its established expertise in retail real estate by establishing other ventures in which the Company owns a smaller equity interest and provides management, leasing and operational support for those properties.  The Company also provides preferred equity capital for real estate entrepreneurs and provides real estate capital and advisory services to both healthy and distressed retailers.  The Company also makes selective investments in secondary market opportunities where a security or other investment is, in management’s judgment, priced below the value of the underlying assets.


Investment and Operating Strategy


The Company's investment objective has been to increase cash flow, current income and, consequently, the value of its existing portfolio of properties and to seek continued growth through (i) the strategic re-tenanting, renovation and expansion of its existing centers and (ii) the selective acquisition of established income-producing real estate properties and properties requiring significant re-tenanting and redevelopment, primarily in neighborhood and community shopping centers in geographic regions in which the Company presently operates.  The Company has and will continue to consider investments in other real estate sectors and in geographic markets where it does not presently operate should suitable opportunities arise.


The Company's neighborhood and community shopping center properties are designed to attract local area customers and typically are anchored by a discount department store, a supermarket or a drugstore tenant offering day-to-day necessities rather than high-priced luxury items.  The Company may either purchase or lease income-producing properties in the future and may also participate with other entities in property ownership through partnerships, joint ventures or similar types of co-ownership.  Equity investments may be subject to existing mortgage financing and/or other indebtedness.  Financing or other indebtedness may be incurred simultaneously or subsequently in connection with such investments.  Any such financing or indebtedness would have priority over the Company’s equity interest in such property. The Company may make loans to joint ventures in which it may or may not participate.


In addition to property or equity ownership, the Company provides property management services for fees relating to the management, leasing, operation, supervision and maintenance of real estate properties.


While the Company has historically held its properties for long-term investment and accordingly has placed strong emphasis on its ongoing program of regular maintenance, periodic renovation and capital improvement, it is possible that properties in the portfolio may be sold, in whole or in part, as circumstances warrant, subject to REIT qualification rules.


The Company seeks to reduce its operating and leasing risks through diversification achieved by the geographic distribution of its properties and a large tenant base.  As of December 31, 2007, the Company's single largest



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neighborhood and community shopping center accounted for only 1.7% of the Company's annualized base rental revenues and only 0.8% of the Company’s total shopping center GLA.  At December 31, 2007, the Company’s five largest tenants were The Home Depot, TJX Companies, Sears Holdings, Kohl’s and Wal-Mart, which represent approximately 3.2%, 2.8%, 2.3%, 2.0% and 1.9%, respectively, of the Company’s annualized base rental revenues, including the proportionate share of base rental revenues from properties in which the Company has less than a 100% economic interest.


In connection with the RMA, which became effective January 1, 2001, the Company has expanded its investment and operating strategy to include new real estate-related opportunities which the Company was precluded from previously in order to maintain its qualification as a REIT.  As such, the Company has established a merchant building business through its wholly owned taxable REIT subsidiaries, which make selective acquisitions of land parcels for the ground-up development primarily of neighborhood and community shopping centers and subsequent sale thereof upon completion.  Additionally, the Company has developed a business which specializes in providing capital, real estate advisory services and disposition services of real estate controlled by both healthy and distressed and/or bankrupt retailers.  These services may include assistance with inventory and fixture liquidation in connection with going-out-of-business sales.  The Company may participate with other entities in providing these advisory services through partnerships, joint ventures or other co-ownership arrangements. The Company, as a regular part of its investment strategy, will continue to actively seek investments for its taxable REIT subsidiaries.


The Company emphasizes equity real estate investments including preferred equity investments, but may, at its discretion, invest in mortgages, other real estate interests and other investments. The mortgages in which the Company may invest may be either first mortgages, junior mortgages or other mortgage-related securities.  The Company provides mortgage financing to retailers with significant real estate assets, in the form of leasehold interests or fee-owned properties, where the Company believes the underlying value of the real estate collateral is in excess of its loan balance.  In addition, the Company will acquire debt instruments at a discount in the secondary market where the Company believes the asset value of the enterprise is greater than the current value.


The Company may legally invest in the securities of other issuers, for the purpose, among others, of exercising control over such entities, subject to the gross income and asset tests necessary for REIT qualification.  The Company may, on a selective basis, acquire all or substantially all securities or assets of other REITs or similar entities where such investments would be consistent with the Company’s investment policies.  In any event, the Company does not intend that its investments in securities will require it to register as an "investment company" under the Investment Company Act of 1940.


The Company has authority to offer shares of capital stock or other senior securities in exchange for property and to repurchase or otherwise reacquire its common stock or any other securities and may engage in such activities in the future.  At all times, the Company intends to make investments in such a manner as to be consistent with the requirements of the Code to qualify as a REIT unless, because of circumstances or changes in the Code (or in Treasury Regulations), the Board of Directors determines that it is no longer in the best interests of the Company to qualify as a REIT.


Capital Strategy and Resources


The Company intends to operate with and maintain a conservative capital structure with a level of debt to total market capitalization of approximately 50% or less.  As of December 31, 2007, the Company’s level of debt to total market capitalization was 30%.  In addition, the Company intends to maintain strong debt service coverage and fixed charge coverage ratios as part of its commitment to maintaining its investment-grade debt ratings.  It is management's intention that the Company continually have access to the capital resources necessary to expand and develop its business.  Accordingly, the Company may, from time-to-time, seek to obtain funds through additional common and preferred equity offerings, unsecured debt financings and/or mortgage/construction loan financings and other capital alternatives in a manner consistent with its intention to operate with a conservative debt structure.


Since the completion of the Company's IPO in 1991, the Company has utilized the public debt and equity markets as its principal source of capital for its expansion needs.  Since the IPO, the Company has completed additional offerings of its public unsecured debt and equity, raising in the aggregate over $5.7 billion.  Proceeds from public capital market



7



activities have been used for repaying indebtedness, acquiring interests in neighborhood and community shopping centers, funding ground-up development projects, expanding and improving properties in the portfolio and other investments, among other things.  The Company also has revolving credit facilities totaling approximately $1.8 billion available for general corporate purposes.  At December 31, 2007 the Company had approximately $282.2 million outstanding on the facilities.  In March 2006, the Company was added to the S & P 500 Index, an index containing the stock of 500 Large Cap companies, most of which are U.S. corporations.  For further discussion regarding capital strategy and resources, see Management’s Discussion and Analysis of Results of Operations and Financial Condition - Financing Activities.


Competition  


As one of the original participants in the growth of the shopping center industry and one of the nation's largest owners and operators of neighborhood and community shopping centers, the Company has established close relationships with a large number of major national and regional retailers and maintains a broad network of industry contacts.  Management is associated with and/or actively participates in many shopping center and REIT industry organizations.  Notwithstanding these relationships, there are numerous regional and local commercial developers, real estate companies, financial institutions and other investors who compete with the Company for the acquisition of properties and other investment opportunities and in seeking tenants who will lease space in the Company’s properties.


Operating Practices


Nearly all operating functions, including leasing, legal, construction, data processing, maintenance, finance and accounting, are administered by the Company from its executive offices in New Hyde Park, New York and supported by the Company’s regional offices.  The Company believes it is critical to have a management presence in its principal areas of operation and accordingly, the Company maintains regional offices in various cities throughout the United States.  As of December 31, 2007, a total of 682 persons are employed at the Company's executive and regional offices.


The Company's regional offices are generally staffed by a regional business leader and the operating personnel necessary to both function as local representatives for leasing and promotional purposes, to complement the corporate office’s administrative and accounting efforts and to ensure that property inspection and maintenance objectives are achieved.  The regional offices are important in reducing the time necessary to respond to the needs of the Company's tenants.  Leasing and maintenance personnel from the corporate office also conduct regular inspections of each shopping center.


As of December 31, 2007, the Company also employs a total of 44 persons at several of its larger properties in order to more effectively administer its maintenance and security responsibilities.


Qualification as a REIT  


The Company has elected, commencing with its taxable year which began January 1, 1992, to qualify as a REIT under the Code.  If, as the Company believes, it is organized and operates in such a manner so as to qualify and remain qualified as a REIT under the Code, the Company generally will not be subject to federal income tax, provided that distributions to its stockholders equal at least the amount of its REIT taxable income as defined under the Code.


In connection with the RMA, the Company’s taxable subsidiaries may participate in activities from which the Company was previously precluded, subject to certain limitations.  The primary activities of the Company’s taxable REIT subsidiaries during 2007 included, but were not limited to, (i) the ground-up development of shopping center properties and subsequent sale thereof upon completion (see Recent Developments - Ground-Up Development), (ii) real estate advisory and disposition services, including the Company’s investment in Albertson’s described below and (iii) acting as an agent or principal in connection with tax deferred exchange transactions.  The Company was subject to federal and state income taxes on the income from these activities.


Recent Developments


The following describes the Company’s significant transactions completed during the year ended December 31, 2007. (See Notes 3, 4 and 7 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K.)



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Operating Properties -

Acquisitions -


During 2007, the Company acquired, in separate transactions, 43 operating properties, comprising an aggregate 3.6 million square feet of GLA for an aggregate purchase price of approximately $1.0 billion, including the assumption of approximately $114.3 million of non-recourse mortgage debt encumbering nine of the properties.

Dispositions -


During 2007, the Company (i) disposed of six operating properties and completed partial sales of three operating properties, in separate transactions, for an aggregate sales price of approximately $40.0 million, which resulted in an aggregate net gain of approximately $6.4 million, after income tax of approximately $1.6 million, and (ii) transferred one operating property, which was acquired in the first quarter of 2007, to a joint venture in which the Company holds a 15% non-controlling ownership interest for an aggregate price of approximately $4.5 million, which represented the net book value.


Additionally, during 2007, two consolidated joint ventures in which the Company had preferred equity investments disposed of, in separate transactions, their respective properties for an aggregate sales price of approximately $66.5 million.  As a result of these capital transactions, the Company received approximately $22.1 million of profit participation, before minority interest of approximately $5.6 million.  This profit participation has been recorded as income from other real estate investments and is reflected in Income from discontinued operating properties in the Company’s Consolidated Statements of Income.


Redevelopments -


The Company has an ongoing program to reformat and re-tenant its properties to maintain or enhance its competitive position in the marketplace.  During 2007, the Company substantially completed the redevelopment and re-tenanting of various operating properties.  The Company expended approximately $70.1 million in connection with these major redevelopments and re-tenanting projects during 2007. The Company is currently involved in redeveloping several other shopping centers in the existing portfolio.  The Company anticipates its capital commitment toward these and other redevelopment projects will be approximately $90.0 million to $110.0 million during 2008.  

 

Ground-Up Development -


The Company is engaged in ground-up development projects which consist of (i) merchant building through the Company’s wholly-owned taxable REIT subsidiaries, which develop neighborhood and community shopping centers and the subsequent sale thereof upon completion, (ii) U.S. ground-up development projects which will be held as long-term investments by the Company and (iii) various ground-up development projects located in Mexico for long-term investment (see Recent Developments - International Real Estate Investments and Note 3 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K).  The ground-up development projects generally have significant pre-leasing prior to the commencement of construction. As of December 31, 2007, the Company had in progress a total of 60 ground-up development projects including 27 merchant building projects, nine U.S. ground-up development projects, and 24 ground-up development projects located throughout Mexico.


Merchant Building -


As of December 31, 2007, the Company had in progress 27 merchant building projects located in 13 states.  During 2007, the Company expended approximately $269.6 million in connection with the purchase of land and construction costs related to these projects and those sold during 2007.  As part of the Company’s ongoing analysis of its merchant building projects, the Company has determined that for two of its projects, located in Jacksonville, FL and Anchorage, AK, the recoverable value will not exceed their estimated cost.  This is primarily due to adverse changes in local market conditions and the uncertainty of those conditions in the future.  As a result, the Company has recorded an aggregate pre-tax adjustment of property carrying value on these projects for the year ended December 31, 2007, of $8.5 million, representing the excess of the carrying values of the projects over their estimated fair values.



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The Company anticipates its capital commitment toward its merchant building projects will be approximately $200.0 million to $250.0 million during 2008.  The proceeds from the sale of completed ground-up development projects during 2008, proceeds from construction loans and availability under the Company’s revolving lines of credit are expected to be sufficient to fund these anticipated capital requirements.


Acquisitions -


During 2007, the Company acquired six land parcels, in separate transactions, for an aggregate purchase price of approximately $69.8 million.  The estimated project costs for these newly acquired parcels are approximately $95.2 million with completion dates ranging from October 2008 to June 2010.  


During 2007, the Company obtained individual construction loans on five merchant building projects and assumed one loan in connection with the acquisition of a merchant building project.  Additionally, the Company repaid construction loans on three merchant building projects. At December 31, 2007, total loan commitments on the Company’s 15 outstanding construction loans aggregated approximately $360.3 million of which approximately $245.9 million has been funded.  These loans have scheduled maturities ranging from one month to 33 months (excluding any extension options which may be available to the Company) and bear interest at rates ranging from 6.78% to 7.48% at December 31, 2007.


Dispositions -


During 2007, the Company sold, in separate transactions, (i) four of its recently completed merchant building projects, (ii) 26 out-parcels, (iii) 74.3 acres of undeveloped land and (iv) completed partial sales of two projects, for an aggregate total proceeds of approximately $310.5 million and received approximately $3.3 million of proceeds from completed earn-out requirements on previously sold projects.  These sales resulted in pre-tax gains of approximately $40.1 million.


U.S. Long-Term Investment Projects -


During 2007, the Company expended approximately $7.7 million in connection with the purchase of undeveloped land in Union, NJ, which will be developed into a 0.2 million square foot retail center and approximately $21.5 million in connection with the purchase of three redevelopment properties located in Bronx, NY, which will be redeveloped into mixed-use residential/retail centers aggregating 0.1 million square feet.


As of December 31, 2007, the Company had in progress a total of nine U.S. long-term investment projects. The Company anticipates its capital commitment toward these projects will be approximately $60.0 million to $80.0 million during 2008.  The proceeds from construction loans and availability under the Company’s revolving lines of credit are expected to be sufficient to fund these anticipated capital requirements.


Kimsouth -


During June 2006, Kimsouth, a consolidated taxable REIT subsidiary in which the Company holds a 92.5% controlling interest, contributed approximately $51.0 million to fund its 15% non-controlling interest in a newly formed joint venture with an investment group to acquire a portion of Albertson’s Inc.  To maximize investment returns, the investment group’s strategy with respect to this joint venture, includes refinancing, selling selected stores and enhancing operations at the remaining stores.  During 2007, this joint venture completed the disposition of certain operating stores and a refinancing of the remaining assets in the joint venture.  As a result of these transactions Kimsouth received cash distributions of approximately $148.6 million.  Kimsouth has a remaining capital commitment obligation to fund up to an additional $15.0 million for general purposes.  Due to this remaining capital commitment, $15.0 million is included in Other liabilities in the Company’s Consolidated Balance Sheets.


During 2007, Kimsouth’s income from the Albertson’s joint venture aggregated approximately $49.6 million, net of income tax.  This amount includes (i) an operating loss of approximately $15.1 million, net of an income tax benefit of approximately $10.1 million, (ii) distribution in excess of Kimsouth’s investment of approximately $10.4 million, net



10



of income tax expense of approximately $6.9 million and (iii) an extraordinary gain of approximately $54.3 million, net of income tax expense of approximately $36.2 million, resulting from purchase price allocation adjustments.  Additionally, the Company reduced the valuation allowance that was applied against the Kimsouth net operating losses ("NOLs") resulting in an income tax benefit of approximately $31.2 million.  (See Notes 3 and 22 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K.)


Additionally, during the year ended December 31, 2007, the Albertson’s joint venture acquired two operating properties for approximately $20.3 million, including the assumption of $18.5 million in non-recourse mortgage debt.


Investment and Advances in Real Estate Joint Ventures -


The Company has various institutional and non-institutional joint venture programs in which the Company has various non-controlling interests which are accounted for under the equity method of accounting.  (See Note 7 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K.)


Acquisitions -


During 2007, the Company acquired, in separate transactions, 171 operating properties, through joint ventures in which the Company has various non-controlling interests for an aggregate purchase price of approximately $1.7 billion, including the assumption of approximately $867.1 million of non-recourse mortgage debt encumbering 158 of the properties and $177.5 million in proceeds from unsecured credit facilities obtained by two of the joint ventures.  The Company’s aggregate investment in these joint ventures was approximately $235.8 million.


Dispositions -


During 2007, joint ventures in which the Company has non-controlling interests disposed of, in separate transactions, (i) 44 properties for an aggregate sales price of approximately $1.3 billion resulting in an aggregate gain of approximately $145.0 million, of which the Company’s share was approximately $56.6 million and (ii) two vacant parcels of land for an aggregate sales price of $6.7 million, which represented their net book value.


Additionally, during 2007, joint ventures in which the Company has non-controlling interests transferred 17 operating properties for an aggregate sales price of approximately $825.2 million, including approximately $427.1 million of non-recourse mortgage debt, to newly formed joint ventures in which the Company holds 15% non-controlling ownership interests and manages.  As a result of these transactions, the Company recognized profit participation of approximately $3.7 million and deferred its share of the gain related to its remaining ownership interest in the properties.  


Also, during 2007, joint ventures in which the Company has non-controlling interests sold six operating properties to the Company for a sales price of approximately $151.9 million including the assumption of $50.3 million in non-recourse mortgage debt.  The Company’s share of the gain related to these transactions has been deferred.


International Real Estate Investments -


Canadian Investments -


During 2007, the Company acquired, in separate transactions, two operating properties located in Canada, through newly formed joint ventures in which the Company has non-controlling interests. These properties were acquired for an aggregate purchase price of approximately CAD $23.0 million (approximately USD $21.2 million).  The Company’s aggregate investment in these joint ventures was approximately CAD $11.5 million (approximately USD $10.7 million).


During 2007, the Company provided, through five separate Canadian preferred equity investments, an aggregate of approximately CAD $28.0 million (approximately USD $27.6 million) to developers and owners of 17 real estate properties.


The Company generated equity in income from its unconsolidated Canadian investments in real estate joint ventures of approximately $22.5 million and $21.1 million during 2007 and 2006, respectively.  In addition, income from other unconsolidated Canadian real estate investments was approximately $35.1 million and $13.9 million during 2007 and 2006, respectively.



11



Mexican Investments -


During 2007, the Company acquired, in separate transactions, 18 operating properties located in various cities throughout Mexico, comprising an aggregate 0.8 million square feet of GLA for an aggregate purchase price of approximately 1.0 billion Mexican Pesos ("MXP") (approximately USD $90.4 million). (See Note 3 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K.)


During 2007, the Company transferred in separate transactions, 50% of its 100% interest in seven projects located in Juarez, Tecamac, Mexicali, Cuaulta, Ciudad Del Carmen, Tijuana and Rosarito, Mexico to a joint venture partner for approximately $48.3 million, which approximated their carrying values.  As a result of these transactions, the Company has deconsolidated these entities and now accounts for its investments under the equity method of accounting.


During 2007, the Company acquired, in separate transactions, nine land parcels located in various cities throughout Mexico, for an aggregate purchase price of approximately MXP 1.1 billion (approximately USD $94.8 million).  Seven of these land parcels will be developed into retail centers aggregating approximately 2.8 million square feet of GLA with a total estimated aggregate project cost of approximately MXP 2.3 billion (approximately USD $210.2 million).


During 2007, the Company acquired, through a newly formed joint venture in which the Company has a controlling ownership interest, a 0.3 million square foot development project in Neuvo Vallarta, Mexico, for a purchase price of approximately MXP 119.5 million (approximately USD $11.0 million).  Total estimated project costs are approximately USD $28.3 million.


During 2007, the Company acquired, through a newly formed joint venture in which the Company has a non-controlling interest, a 0.1 million square foot development project in Mexico, for a purchase price of MXP 48.6 million (approximately USD $4.4 million).  Total estimated project costs are approximately USD $14.4 million.


During 2007, the Company acquired, in separate transactions, 21 operating properties located in various cities throughout Mexico, through joint ventures in which the Company has non-controlling interests. These properties were acquired for an aggregate purchase price of approximately MXP 1.4 billion (approximately USD $128.7 million).  The Company’s aggregate investment in these joint ventures was approximately MXP 701.5 million (approximately USD $64.4 million).


The Company recognized equity in income from its unconsolidated Mexican investments in real estate joint ventures of approximately $5.2 million and $11.8 million during 2007 and 2006, respectively.


The Company’s revenues from its consolidated Mexican subsidiaries aggregated approximately $8.5 million and $2.4 million during 2007 and 2006, respectively.


Chilean Investments -


During April 2007, the Company acquired four operating properties located in Santiago, Chile, through a newly formed joint venture in which the Company has a non-controlling interest. These properties were acquired for an aggregate purchase price of approximately 8.7 billion Chilean Pesos ("CLP") (approximately USD $16.5 million), including the assumption of CLP 5.9 billion (approximately USD $11.1 million) of non-recourse mortgage debt.  The Company’s aggregate investment in this joint venture is approximately CLP 1.6 billion (approximately USD $3.0 million).  The Company recognized equity in income from this investment of approximately $0.1 million during 2007.


Other Real Estate Investments -


Preferred Equity Capital -


The Company maintains a Preferred Equity program, which provides capital to developers and owners of real estate properties.  During 2007, the Company provided in separate transactions, an aggregate of approximately $103.6 million in investment capital to developers and owners of 61 real estate properties, including the Canadian investments described above.  As of December 31, 2007, the Company’s net investment under the Preferred Equity program was




12



approximately $484.1 million relating to 258 properties. For the year ended December 31, 2007, the Company earned approximately $63.5 million, including $30.5 million of profit participation earned from 18 capital transactions from these investments.


Additionally, during July 2007, the Company invested approximately $81.7 million of preferred equity capital in a portfolio comprised of 403 net leased properties which are divided into 30 master leased pools with each pool leased to individual corporate operators.  These properties consist of a diverse array of free-standing restaurants, fast food restaurants, convenience and auto parts stores.  As of December 31, 2007 these properties were encumbered by third party loans aggregating approximately $433.0 million with interest rates ranging from 5.08% to 10.47% with a weighted average interest rate of 9.3% and maturities ranging from 1.4 years to 15.2 years.


Mortgages and Other Financing Receivables -


During 2007, the Company provided financing to six borrowers for an aggregate amount of up to approximately $96.9 million, of which $62.2 million was outstanding as of December 31, 2007.  As of December 31, 2007, the Company has 30 loans with total commitments of up to $185.0 million of which approximately $152.4 million has been funded. Availability under the Company’s revolving credit facilities are expected to be sufficient to fund these commitments. (See Note 9 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K.)


Financing Transactions -


For discussion regarding financing transactions relating to the Company’s unsecured notes, credit facilities, non-recourse mortgage debt, construction loans and preferred stock issuance, see Management’s Discussion and Analysis of Results of Operations and Financial Condition - Financing Activities and Contractual Obligations and Other Commitments.  (See Notes 11, 12, 13 and 17 of the Notes to Consolidated Financial Statement included in this annual report on Form 10-K.)


Exchange Listings


The Company's common stock, Class F Depositary Shares and Class G Depositary Shares are traded on the NYSE under the trading symbols "KIM", "KIMprF" and “KIMprG”, respectively.


Item 1A. Risk Factors


We are subject to certain business risks including, among other factors, the following:


Loss of our tax status as a real estate investment trust could have significant adverse consequences to us and the value of our securities.


We have elected to be taxed as a REIT for federal income tax purposes under the Code.  We currently intend to operate so as to qualify as a REIT and believe that our current organization and method of operation complies with the rules and regulations promulgated under the federal income tax code to enable us to qualify as a REIT.


Qualification as a REIT involves the application of highly technical and complex federal income tax code provisions for which there are only limited judicial and administrative interpretations.  The determination of various factual matters and circumstances not entirely within our control may affect our ability to qualify as a REIT.  New legislation, regulations, administrative interpretations or court decisions could significantly change the tax laws with respect to qualification as a REIT, the federal income tax consequences of such qualification or the desirability of an investment in a REIT relative to other investments.  There can be no assurance that we have qualified or will continue to qualify as a REIT for tax purposes.


If we lose our REIT status, we will face serious tax consequences that will substantially reduce the funds available to pay dividends to stockholders. If we fail to qualify as a REIT:


·

we would not be allowed a deduction for distributions to stockholders in computing our taxable income and would be subject to federal income tax at regular corporate rates;


·

we could be subject to the federal alternative minimum tax and possibly increased state and local taxes;



13



·

unless we were entitled to relief under statutory provisions, we could not elect to be subject to tax as a REIT for four taxable years following the year during which we were disqualified; and


·

we would not be required to make distributions to stockholders.


As a result of all these factors, our failure to qualify as a REIT could impair our ability to expand our business and raise capital, and could adversely affect the value of our securities.


Adverse market conditions and competition may impede our ability to generate sufficient income to pay expenses and maintain properties.


The economic performance and value of our properties is subject to all of the risks associated with owning and operating real estate including:


·

changes in the national, regional and local economic climate;


·

local conditions, including an oversupply of, or a reduction in demand for, space in properties like those that we own;


·

the attractiveness of our properties to tenants;


·

the ability of tenants to pay rent;


·

competition from other available properties;


·

changes in market rental rates;


·

the need to periodically pay for costs to repair, renovate and re-let space;


·

changes in operating costs, including costs for maintenance, insurance and real estate taxes;


·

the fact that the expenses of owning and operating properties are not necessarily reduced when circumstances such as market factors and competition cause a reduction in income from the properties; and


·

changes in laws and governmental regulations, including those governing usage, zoning, the environment and taxes.


Downturns in the retailing industry likely will have a direct impact on our performance.


Our properties consist primarily of community and neighborhood shopping centers and other retail properties. Our performance therefore is linked to economic conditions in the market for retail space generally.  The market for retail space could in the future be adversely affected by:


·

weakness in the national, regional and local economies;


·

the adverse financial condition of some large retailing companies;


·

ongoing consolidation in the retail sector;


·

the excess amount of retail space in a number of markets; and


·

increasing consumer purchases through catalogues and the internet.


Failure by any anchor tenant with leases in multiple locations to make rental payments to us because of a deterioration of its financial condition or otherwise, could impact our performance.



14



Our performance depends on our ability to collect rent from tenants. At any time, our tenants may experience a downturn in their business that may significantly weaken their financial condition. As a result, our tenants may delay a number of lease commencements, decline to extend or renew leases upon expiration, fail to make rental payments when due, close stores or declare bankruptcy. Any of these actions could result in the termination of the tenants’ leases and the loss of rental income attributable to the terminated leases.  In addition, lease terminations by an anchor tenant or a failure by that anchor tenant to occupy the premises could result in lease terminations or reductions in rent by other tenants in the same shopping centers under the terms of some leases. In that event, we may be unable to re-lease the vacated space at attractive rents or at all.  The occurrence of any of the situations described above, particularly if it involves a substantial tenant with leases in multiple locations, could impact our performance.


We may be unable to collect balances due from tenants in bankruptcy.


A tenant that files for bankruptcy protection may not continue to pay us rent. A bankruptcy filing by or relating to one of our tenants or a lease guarantor would bar all efforts by us to collect pre-bankruptcy debts from the tenant or the lease guarantor, or their property, unless the bankruptcy court permits us to do so.  A tenant or lease guarantor bankruptcy could delay our efforts to collect past due balances under the relevant leases and could ultimately preclude collection of these sums. If a lease is rejected by a tenant in bankruptcy, we would have only a general unsecured claim for damages.  As a result, it is likely that we would recover substantially less than the full value of any unsecured claims it holds, if at all.


We may be unable to sell our real estate property investments when appropriate or on favorable terms.


Real estate property investments are illiquid and generally cannot be disposed of quickly. In addition, the federal tax code imposes restrictions on a REIT’s ability to dispose of properties that are not applicable to other types of real estate companies.  Therefore, we may not be able to vary its portfolio in response to economic or other conditions promptly or on favorable terms.


We may acquire or develop properties or acquire other real estate related companies and this may create risks.


We may acquire or develop properties or acquire other real estate related companies when we believe that an acquisition or development is consistent with our business strategies. We may not succeed in consummating desired acquisitions or in completing developments on time or within budget. We face competition in pursuing these acquisition or development opportunities that could increase our costs.  When we do pursue a project or acquisition, we may not succeed in leasing newly developed or acquired properties at rents sufficient to cover the costs of acquisition or development and operations.  Difficulties in integrating acquisitions may prove costly or time-consuming and could divert management’s attention.  Acquisitions or developments in new markets or industries where we do not have the same level of market knowledge may result in poorer than anticipated performance.  We may also abandon acquisition or development opportunities that it has begun pursuing and consequently fail to recover expenses already incurred and have devoted management time to a matter not consummated.  Furthermore, our acquisitions of new properties or companies will expose us to the liabilities of those properties or companies, some of which we may not be aware at the time of acquisition.  In addition, development of our existing properties presents similar risks.


There is a lack of operating history with respect to our recent acquisitions and development of properties and we may not succeed in the integration or management of additional properties.


These properties may have characteristics or deficiencies currently unknown to us that affect their value or revenue potential.  It is also possible that the operating performance of these properties may decline under our management.  As we acquire additional properties, we will be subject to risks associated with managing new properties, including lease-up and tenant retention.  In addition, our ability to manage our growth effectively will require us to successfully integrate our new acquisitions into our existing management structure.  We may not succeed with this integration or effectively manage additional properties. Also, newly acquired properties may not perform as expected.


We do not have exclusive control over our joint venture and preferred equity investments, such that we are unable to ensure that our objectives will be pursued.




15



We have invested in some cases as a co-venturer or partner in properties instead of owning directly.  In these investments, we do not have exclusive control over the development, financing, leasing, management and other aspects of these investments. As a result, the co-venturer or partner might have interests or goals that are inconsistent with us, take action contrary to our interests or otherwise impede our objectives. The co-venturer or partner also might become insolvent or bankrupt.


We may not be able to recover our investments in our joint venture or preferred equity investments, which may result in losses to us.


Our joint venture and preferred equity investments generally own real estate properties for which the economic performance and value is subject to all the risks associated with owning and operating real estate as described above.


We have significant international operations that carry additional risks.


We invest in, and conduct operations outside the United States.  The risks we face in international business operations include, but are not limited to:


·

currency risks, including currency fluctuations;


·

unexpected changes in legislative and regulatory requirements;


·

potential adverse tax burdens;


·

burdens of complying with different permitting standards, labor laws and a wide variety of foreign laws;


·

obstacles to the repatriation of earnings and cash;


·

regional, national and local political uncertainty;


·

economic slowdown and/or downturn in foreign markets;


·

difficulties in staffing and managing international operations; and


·

reduced protection for intellectual property in some countries.


Each of these risks might impact our cash flow or impair our ability to borrow funds, which ultimately could adversely affect our business, financial condition, operating results and cash flows.


We may be unable to obtain financing through the debt and equities market, which may have a material adverse effect on our growth strategy, our results of operations, and our financial condition.


Market conditions may make it difficult to obtain financing, and we cannot assure you that we will be able to obtain additional debt or equity financing or that we will be able to obtain it on favorable terms. The inability to obtain financing could have negative effects on our business, such as:


·

We could have difficulty acquiring or developing properties, which could materially adversely affect our business strategy;

·

Our liquidity could be adversely affected;

·

We may be unable to repay or refinance our indebtedness;

·

We may need to make higher interest and principal payments or sell some of our assets on unfavorable terms to fund our indebtedness; and

·

We may need to issue additional capital stock, which could further dilute the ownership of our existing shareholders.

Financial covenants to which we are subject may restrict our operating and acquisition activities.


Our revolving credit facilities and the indentures under which our senior unsecured debt is issued contain certain financial and operating covenants, including, among other things, certain coverage ratios, as well as limitations on our ability to incur debt, make dividend payments, sell all or substantially all of our assets and engage in mergers and consolidations and certain acquisitions.  These covenants may restrict our ability to pursue certain business initiatives or certain acquisition transactions that might otherwise be advantageous.  In addition, failure to meet any of the financial covenants could cause an event of default under and/or accelerate some or all of our indebtedness, which would have a material adverse effect on us.


We may be subject to environmental regulations.


Under various federal, state, and local laws, ordinances and regulations, we may be considered an owner or operator of real property and may be responsible for paying for the disposal or treatment of hazardous or toxic substances released on or in our property, as well as certain other potential costs which could relate to hazardous or toxic substances (including governmental fines and injuries to persons and property).  This liability may be imposed whether or not we knew about, or was responsible for, the presence of hazardous or toxic substances.


We face competition in leasing or developing properties.




16



We face competition in the acquisition, development, operation and sale of real property from others engaged in real estate investment.  Some of these competitors have greater financial resources than us.  This results in competition for the acquisition of properties for tenants who lease or consider leasing space in our existing and subsequently acquired properties and for other real estate investment opportunities.


Changes in market conditions could adversely affect the market price of our publicly traded securities.


As with other publicly traded securities, the market price of our publicly traded securities depends on various market conditions, which may change from time-to-time.  Among the market conditions that may affect the market price of our publicly traded securities are the following:


·

the extent of institutional investor interest in us;


·

the reputation of REITs generally and the reputation of REITs with portfolios similar to us;


·

the attractiveness of the securities of REITs in comparison to securities issued by other entities (including securities issued by other real estate companies);


·

our financial condition and performance;


·

the market’s perception of our growth potential and potential future cash dividends;


·

an increase in market interest rates, which may lead prospective investors to demand a higher distribution rate in relation to the price paid for our shares; and


·

general economic and financial market conditions.


We may not be able to recover our investments in marketable securities or mortgage receivables, which may result in losses to us.


Our investments in marketable securities are subject to specific risks relating to the particular issuer of the securities, including the financial condition and business outlook of the issuer, which may result in losses to us.  Marketable securities are generally unsecured and may also be subordinated to other obligations of the issuer.  As a result, investments in marketable securities are subject to risks of:


·

limited liquidity in the secondary trading market;


·

substantial market price volatility resulting from changes in prevailing interest rates;


·

subordination to the prior claims of banks and other senior lenders to the issuer;


·

the possibility that earnings of the issuer may be insufficient to meet its debt service and distribution obligations; and


·

the declining creditworthiness and potential for insolvency of the issuer during periods of rising interest rates and economic downturn.


These risks may adversely affect the value of outstanding marketable securities and the ability of the issuers to make distribution payments.  


We invest in mortgage receivables.  Our investments in mortgage receivables normally are not insured or otherwise guaranteed by any institution or agency.  In the event of a default by a borrower it may be necessary for us to foreclose our mortgage or engage in costly negotiations.  Delays in liquidating defaulted mortgage loans and repossessing and selling the underlying properties could reduce our investment returns.  Furthermore, in the event of default, the actual value of the property securing the mortgage may decrease. A decline in real estate values will adversely affect the value of our loans and the value of the mortgages securing our loans.



17



Our mortgage receivables may be or become subordinated to mechanics' or materialmen's liens or property tax liens. In these instances we may need to protect a particular investment by making payments to maintain the current status of a prior lien or discharge it entirely.  In these cases, the total amount we recover may be less than our total investment, resulting in a loss. In the event of a major loan default or several loan defaults resulting in losses, our investments in mortgage receivables would be materially and adversely affected.


Item 1B. Unresolved Staff Comments

None


Item 2.  Properties


Real Estate Portfolio  As of December 31, 2007, the Company's real estate portfolio was comprised of interests in approximately 154.6 million square feet of GLA in 1,391 operating properties primarily consisting of neighborhood and community shopping centers, and 19 retail store leases located in 45 states, Canada, Mexico, Puerto Rico and Chile.  This 154.6 million square feet of GLA does not include 17 properties under development comprising 2.5 million square feet of GLA related to the Preferred Equity program, 30 property interest comprising 0.6 million square feet of GLA related to FNC Realty, 401 property interests comprising 2.3 million square feet of GLA related to a net lease portfolio, 55 property interest comprising 2.8 million square feet of GLA related to the NewKirk Portfolio and 20.5 million square feet of planned GLA for 60 ground-up development projects.  The Company’s portfolio includes interests ranging from 5% to 50% in 471 shopping center properties comprising approximately 72.4 million square feet of GLA relating to the Company’s investment management programs and other joint ventures.  Neighborhood and community shopping centers comprise the primary focus of the Company's current portfolio.  As of December 31, 2007, the Company’s total shopping center portfolio, representing 100% of total GLA of 124.0 million from 886 properties, was approximately 96.3% leased.


The Company's neighborhood and community shopping center properties, which are generally owned and operated through subsidiaries or joint ventures, had an average size of approximately 140,000 square feet as of December 31, 2007.  The Company generally retains its shopping centers for long-term investment and consequently pursues a program of regular physical maintenance together with major renovations and refurbishing to preserve and increase the value of its properties.  These projects usually include renovating existing facades, installing uniform signage, resurfacing parking lots and enhancing parking lot lighting.  During 2007, the Company capitalized approximately $9.1 million in connection with these property improvements and expensed to operations approximately $19.7 million.


The Company's neighborhood and community shopping centers are usually "anchored" by a national or regional discount department store, supermarket or drugstore.  As one of the original participants in the growth of the shopping center industry and one of the nation's largest owners and operators of shopping centers, the Company has established close relationships with a large number of major national and regional retailers.  Some of the major national and regional companies that are tenants in the Company's shopping center properties include The Home Depot, TJX Companies, Sears Holdings, Kohl’s, Wal-Mart, Best Buy, Linens N Things, Royal Ahold, Bed Bath and Beyond, and Costco.


A substantial portion of the Company's income consists of rent received under long-term leases.  Most of the leases provide for the payment of fixed-base rentals monthly in advance and for the payment by tenants of an allocable share of the real estate taxes, insurance, utilities and common area maintenance expenses incurred in operating the shopping centers.  Although many of the leases require the Company to make roof and structural repairs as needed, a number of tenant leases place that responsibility on the tenant, and the Company's standard small store lease provides for roof repairs to be reimbursed by the tenant as part of common area maintenance.  The Company's management places a strong emphasis on sound construction and safety at its properties.


Approximately 24.3% of the Company's leases also contain provisions requiring the payment of additional rent calculated as a percentage of tenants’ gross sales above predetermined thresholds.  Percentage rents accounted for less than 1% of the Company's revenues from rental property for the year ended December 31, 2007.


Minimum base rental revenues and operating expense reimbursements accounted for approximately 99% of the Company's total revenues from rental property for the year ended December 31, 2007.  The Company's management believes that the base rent per leased square foot for many of the Company's existing leases is generally lower than the prevailing market-rate base rents in the geographic regions where the Company operates, reflecting the potential for future growth.



18



For the period January 1, 2007 to December 31, 2007, the Company increased the average base rent per leased square foot in its consolidated portfolio of neighborhood and community shopping centers from $9.86 to $10.30, an increase of $0.44.  This increase primarily consists of (i) a $0.25 increase relating to acquisitions, (ii) a $0.07 increase relating to dispositions or the transfer of properties to various joint venture entities and (iii) a $0.12 increase relating to new leases signed net of leases vacated and rent step-ups within the portfolio.  As of December 31, 2007, the Company’s consolidated portfolio was 95.9% leased.


The Company seeks to reduce its operating and leasing risks through geographic and tenant diversity.  No single neighborhood and community shopping center accounted for more than 0.8% of the Company's total shopping center GLA or more than 1.7% of total annualized base rental revenues as of December 31, 2007. The Company’s five largest tenants at December 31, 2007, were The Home Depot, TJX Companies, Sears Holdings, Kohl’s and Wal-Mart, which represent approximately 3.2%, 2.8%, 2.3%, 2.0% and 1.9%, respectively, of the Company’s annualized base rental revenues, including the proportionate share of base rental revenues from properties in which the Company has less than a 100% economic interest.  The Company maintains an active leasing and capital improvement program that, combined with the high quality of the locations, has made, in management's opinion, the Company's properties attractive to tenants.


The Company's management believes its experience in the real estate industry and its relationships with numerous national and regional tenants gives it an advantage in an industry where ownership is fragmented among a large number of property owners.


Retail Store Leases  In addition to neighborhood and community shopping centers, as of December 31, 2007, the Company had interests in retail store leases totaling approximately 1.8 million square feet of anchor stores in 19 neighborhood and community shopping centers located in 13 states.  As of December 31, 2007, approximately 97.4% of the space in these anchor stores had been sublet to retailers that lease the stores under net lease agreements providing for average annualized base rental payments of $4.09 per square foot. The average annualized base rental payments under the Company’s retail store leases to the landowners of such subleased stores are approximately $2.54 per square foot.  The average remaining primary term of the retail store leases (and, similarly, the remaining primary term of the sublease agreements with the tenants currently leasing such space) is approximately two years, excluding options to renew the leases for terms which generally range from five years to 20 years.  The Company’s investment in retail store leases is included in the caption Other real estate investments on the Company’s Consolidated Balance Sheets.


Ground-Leased Properties  The Company has interests in 79 shopping center properties that are subject to long-term ground leases where a third party owns and has leased the underlying land to the Company (or an affiliated joint venture) to construct and/or operate a shopping center.  The Company or the joint venture pays rent for the use of the land and generally is responsible for all costs and expenses associated with the building and improvements.  At the end of these long-term leases, unless extended, the land together with all improvements revert to the landowner.


Ground-Up Development Properties  The Company is engaged in ground-up development projects which consists of (i) merchant building through the Company’s wholly-owned taxable REIT subsidiaries, which develop neighborhood and community shopping centers and the subsequent sale thereof upon completion, (ii) U.S. ground-up development projects which will be held as long-term investments by the Company and (iii) various ground-up development projects located in Mexico for long-term investment (see Recent Developments - International Real Estate Investments and Note 3 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K).  The ground-up development projects generally have significant pre-leasing prior to the commencement of the construction.  As of December 31, 2007, the Company had in progress a total of 60 ground-up development projects including 27 merchant building projects, nine U.S. ground-up development projects and 24 ground-up development projects located throughout Mexico.


As of December 31, 2007, the Company had in progress 27 merchant building projects located in 13 states, which are expected to be sold upon completion.  These projects had significant pre-leasing prior to the commencement of construction.  As of December 31, 2007, the average annual base rent per leased square foot for the merchant building portfolio was $16.48 and the average annual base rent per leased square foot for new leases executed in 2007 was $18.19.


Undeveloped Land  The Company owns certain unimproved land tracts and parcels of land adjacent to certain of its existing shopping centers that are held for possible expansion. At times, should circumstances warrant, the Company may develop or dispose of these parcels.



19



The table on pages 21 through 33 sets forth more specific information with respect to each of the Company's property interests.


Item 3.  Legal Proceedings


The Company is not presently involved in any litigation nor, to its knowledge, is any litigation threatened against the Company or its subsidiaries that, in management's opinion, would result in any material adverse effect on the Company's ownership, management or operation of its properties taken as a whole, or which is not covered by the Company's liability insurance.


Item 4.  Submission of Matters to a Vote of Security Holders


None.




20







 

LOCATION

YEAR DEVELOPED OR ACQUIRED

OWNERSHIP INTEREST/
(EXPIRATION)(2)

LAND AREA (ACRES)

LEASABLE AREA
SQ. FT.)  

PERCENT LEASED (1)

MAJOR LEASES

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ALABAMA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

HOOVER

2000

FEE

11.5

115,347

100.0

WAL-MART

2025

2095

 

 

 

 

 

 

 

HOOVER (4)

2007

JOINT VENTURE

163.9

20,000

100.0

 

 

 

 

 

 

 

 

 

 

MOBILE (12)

1986

JOINT VENTURE

48.8

319,164

90.9

ACADEMY SPORTS & OUTDOORS

2021

2031

ROSS DRESS FOR LESS

2015

2035

MARSHALLS

2010

2017

ALASKA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ANCHORAGE (4)

2006

JOINT VENTURE

24.6

98,000

100.0

MICHAELS

2017

2037

BED BATH & BEYOND

2018

2038

OLD NAVY

2012

2018

 

KENAI

2003

JOINT VENTURE

14.7

146,759

100.0

HOME DEPOT

2018

2048

 

 

 

 

 

 

ARIZONA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

GLENDALE

2007

FEE

16.5

96,337

98.0

MOR FURNITURE FOR LESS

2016

 

MICHAELS

2013

2018

ANNA'S LINENS

2015

2025

 

GLENDALE (7)

1998

JOINT VENTURE

40.5

333,388

98.9

COSTCO

2011

2046

FLOOR & DECOR

2015

2025

LEVITZ

2008

 

 

GLENDALE (9)

2004

FEE

6.4

70,428

100.0

SAFEWAY

2016

2046

 

 

 

 

 

 

 

MARANA

2003

FEE

18.2

191,008

100.0

LOWE'S HOME CENTER

2019

2069

 

 

 

 

 

 

 

MESA

1998

FEE

19.8

144,617

85.1

ROSS DRESS FOR LESS

2010

2015

CINE MANIA

2014

2019

BLACK ANGUS

2010

2015

 

MESA (4)

2005

GROUND LEASE (2078)/ JOINT VENTURE

6.1

1,004,000

100.0

WAL-MART

2027

2077

BASS PRO SHOPS

2027

2057

HOME DEPOT

2028

2058

 

MESA (9)

2004

FEE

29.4

307,375

84.4

SPORTS AUTHORITY

2016

2046

CIRCUIT CITY

2016

2036

MICHAELS

2010

2025

 

NORTH PHOENIX

1998

FEE

17.0

230,164

100.0

BURLINGTON COAT FACTORY

2013

2023

GUITAR CENTER

2017

2027

MICHAELS

2012

2022

 

PHOENIX

1998

JOINT VENTURE

1.6

16,410

100.0

CHAPMAN BMW

2016

2031

 

 

 

 

 

 

 

PHOENIX

1998

FEE

13.4

153,180

98.1

HOME DEPOT

2020

2050

JO-ANN FABRICS

2010

2025

 

 

 

 

PHOENIX (3)

1998

FEE

26.6

339,342

90.1

COSTCO

2011

2041

PHOENIX RANCH MARKET

2021

2041

FAMSA

2022

2032

 

PHOENIX

1997

FEE

17.5

131,621

97.0

SAFEWAY

2014

2039

TRADER JOE'S

2014

2029

 

 

 

 

PHOENIX (6)

2006

FEE

9.4

94,379

66.7

DOLLAR TREE

2012

2017

 

 

 

 

 

 

 

SURPRISE (4)

2004

JOINT VENTURE

94.4

-

-

 

 

 

 

 

 

 

 

 

 

SURPRISE (4)

2004

JOINT VENTURE

19.0

6,000

100.0

 

 

 

 

 

 

 

 

 

 

TUCSON

2003

JOINT VENTURE

17.8

190,174

100.0

LOWE'S HOME CENTER

2019

2069

 

 

 

 

 

 

CALIFORNIA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ALHAMBRA

1998

FEE

18.4

195,455

100.0

COSTCO

2027

2057

COSTCO

2027

2057

JO-ANN FABRICS

2009

2019

 

ANAHEIM

1995

FEE

1.0

15,396

100.0

NORTHGATE GONZALEZ MARKETS

2022

2032

 

 

 

 

 

 

 

ANAHEIM (6)

2006

FEE

36.1

347,350

92.5

MERVYN'S

2012

2022

GIGANTE

2023

2033

OFFICEMAX

2011

2026

 

ANAHEIM (6)

2006

FEE

19.1

184,613

93.9

RALPHS

2016

2046

RITE AID

2016

2025

DOLLAR STORE

2009

2014

 

ANAHEIM (6)

2006

FEE

8.5

105,085

97.2

STATER BROTHERS

2011

2026

CVS

2012

2022

 

 

 

 

ANGEL'S CAMP (6)

2006

FEE

5.1

77,967

96.1

SAVE MART

2022

2048

RITE AID

2011

2031

 

 

 

 

ANTELOPE (6)

2006

FEE

13.1

119,998

89.8

FOOD MAXX

2008

2022

GOODWILL INDUSTRIES

2014

2029

 

 

 

 

BAKERSFIELD (6)

2006

FEE

1.2

14,115

91.5

 

 

 

 

 

 

 

 

 

 

BELLFLOWER (6)

2006

GROUND LEASE (2032)

9.1

113,511

100.0

STATER BROTHERS

2012

2022

STAPLES

2012

 

 

 

 

 

CALSBAD (6)

2006

FEE

21.1

160,928

98.2

MARSHALLS

2013

2018

DOLLAR TREE

2013

2023

KIDS 'R' US

2018

2027

 

CARMICHAEL

1998

FEE

18.5

210,306

100.0

HOME DEPOT

2013

2022

SPORTS AUTHORITY

2009

2024

LONGS DRUGS

2013

2033

 

CHICO

2006

FEE

1.3

19,560

87.3

 

 

 

 

 

 

 

 

 

 

CHICO

2007

FEE

26.5

264,680

97.5

FOOD MAXX

2009

2024

ASHLEY FURNITURE HOMESTORE

2009

2019

BED, BATH & BEYOND

2014

2029

 

CHICO (8)

2007

JOINT VENTURE

7.3

69,812

100.0

RALEY'S

2024

2039

 

 

 

 

 

 

 

CHINO (6)

2006

FEE

33.0

341,577

93.3

LA CURACAO

2021

2041

ROSS DRESS FOR LESS

2013

2033

DD'S DISCOUNT

2016

2036

 

CHINO (6)

2006

FEE

13.1

168,264

100.0

DOLLAR TREE

2008

2023

PETSMART

2012

2027

RITE AID

2010

2020

 

CHINO HILLS

2005

FEE

7.3

73,352

91.3

STATER BROTHERS

2022

2052

 

 

 

 

 

 

 

CHINO HILLS (6)

2006

FEE

11.8

128,082

71.9

 

 

 

 

 

 

 

 

 

 

CHULA VISTA

1998

FEE

34.3

356,335

99.7

COSTCO

2029

2079

WAL-MART

2025

2086

NAVCARE

2009

 

 

COLMA (8)

2006

JOINT VENTURE

6.4

213,532

97.8

MARSHALLS

2012

 

NORDSTROM RACK

2017

 

BED BATH & BEYOND

2011

2026

 

CORONA

1998

FEE

47.6

487,048

96.6

COSTCO

2012

2042

HOME DEPOT

2010

2029

LEVITZ

2009

2029

 

CORONA

2007

FEE

12.3

148,815

97.0

VONS

2013

2038

PETSMART

2009

2034

ANNA'S LINENS

2012

2027

 

COVINA (7)

2000

GROUND LEASE (2054)/ JOINT VENTURE

26.0

269,433

90.8

HOME DEPOT

2009

2034

STAPLES

2011

 

PETSMART

2008

2028

 

CUPERTINO

2006

FEE

11.5

114,533

88.1

99 RANCH MARKET

2012

2027

 

 

 

 

 

 

 

DALY CITY (3)

2002

FEE

25.6

554,120

95.2

HOME DEPOT

2026

2056

BURLINGTON COAT FACTORY

2012

2022

SAFEWAY

2009

2024

 

DOWNEY (6)

2006

GROUND LEASE (2009)

9.8

114,722

100.0

A WORLD OF DECOR

2009

 

 

 

 

 

 

 

 

DUBLIN (6)

2006

FEE

12.4

154,728

100.0

ORCHARD SUPPLY HARDWARE

2011

 

MARSHALLS

2010

2025

ROSS DRESS FOR LESS

2013

2023

 

EL CAJON

2003

JOINT VENTURE

10.9

128,343

100.0

KOHL'S

2024

2053

MICHAELS

2015

2035

 

 

 

 

EL CAJON (9)

2004

FEE

10.4

98,474

98.3

RITE AID

2018

2043

ROSS DRESS FOR LESS

2014

2024

PETCO

2009

2014

 

ELK GROVE

2006

FEE

2.3

30,130

100.0

 

 

 

 

 

 

 

 

 

 

ELK GROVE

2006

FEE

0.8

7,880

100.0

 

 

 

 

 

 

 

 

 

 

ELK GROVE (6)

2006

FEE

8.1

120,970

100.0

BEL AIR MARKET

2025

2050

CARL'S JR.

2020

2034

 

 

 

 

ELK GROVE (6)

2006

FEE

5.0

34,015

90.2

 

 

 

 

 

 

 

 

 

 

ENCINITAS (6)

2006

FEE

9.1

119,738

84.7

ALBERTSONS

2011

2031

 

 

 

 

 

 

 

ESCONDIDO (6)

2006

FEE

23.1

231,157

98.3

LA FITNESS

2017

 

VONS

2009

2014

CVS

2009

2034

 

FAIR OAKS (6)

2006

FEE

9.6

98,625

92.3

RALEY'S

2011

2021

 

 

 

 

 

 

 

FOLSOM

2003

JOINT VENTURE

9.5

108,255

100.0

KOHL'S

2018

2048

 

 

 

 

 

 

 

FREMONT (6)

2007

JOINT VENTURE

51.7

504,666

96.0

SAFEWAY

2025

2050

BED BATH & BEYOND

2010

2025

MARSHALLS

2015

2030

 

FREMONT (6)

2006

FEE

11.9

131,239

99.1

ALBERTSONS

2013

2038

LONGS DRUGS

2011

2021

BALLY TOTAL FITNESS

2009

2029

 

FRESNO (6)

2006

FEE

9.9

102,581

91.4

SAVE MART

2014

2034

RITE AID

2014

2044

 

 

 

 

FRESNO (9)

2004

FEE

10.8

121,107

100.0

BED BATH & BEYOND

2010

2025

SPORTMART

2013

2023

ROSS DRESS FOR LESS

2011

2031

 

FULLERTON (6)

2006

GROUND LEASE (2042)

20.3

270,647

95.2

TOYS'R 'US/CHUCK E.CHEESE

2017

2042

AMC THEATRES

2012

2037

 

 

 

 

GARDENA (6)

2006

FEE

6.5

65,987

100.0

TAWA MARKET

2010

2020

RITE AID

2015

2035

 

 

 

 

GRANITE BAY (6)

2006

FEE

11.5

140,184

88.9

RALEY'S

2018

2033

 

 

 

 

 

 

 

GRASS VALLEY (6)

2006

FEE

30.0

217,519

95.0

RALEY'S

2018

 

JCPENNEY

2008

2033

COURTHOUSE ATHLETIC CLUB

2009

2014

 

HACIENDA HEIGHTS (6)

2006

FEE

12.1

135,012

90.3

ALBERTSONS

2016

2071

VIVO DANCE

2012

 

 

 

 

 

HAYWARD (6)

2006

FEE

8.1

80,911

100.0

99 CENTS ONLY STORES

2010

2025

BIG LOTS

2011

2021

 

 

 

 

HUNTINGTON BEACH (6)

2006

FEE

12.0

148,756

99.0

VONS

2016

2036

CVS

2015

2030

 

 

 

 

JACKSON

2007

FEE

9.2

67,665

100.0

RALEY'S

2024

2049

 

 

 

 

 

 

 

LA MIRADA

1998

FEE

31.2

261,782

100.0

TOYS "R" US

2012

2032

U.S. POSTAL SERVICE

2010

2020

MOVIES 7 DOLLAR THEATRE

2008

2018

 

LA VERNE (6)

2006

GROUND LEASE (2059)

20.1

227,575

98.8

TARGET

2009

2034

VONS

2010

2055

 

 

 

 

LAGUNA HILLS

2007

JOINT VENTURE

16.0

160,000

100.0

MACY'S

2014

2050

 

 

 

 

 

 

 

LINCOLN (8)

2007

JOINT VENTURE

13.1

119,559

98.8

SAFEWAY

2026

2066

LONGS DRUG STORES

2027

2057

 

 

 

 

LIVERMORE (6)

2006

FEE

8.1

104,363

96.2

ROSS DRESS FOR LESS

2009

2024

RICHARD CRAFTS

2008

2018

BIG 5 SPORTING GOODS

2012

2022

 

LOS ANGELES (6)

2006

GROUND LEASE (2070)

0.0

169,744

99.1

KMART

2012

2018

SUPERIOR MARKETS

2023

2038

CVS

2011

2016

 

LOS ANGELES (6)

2006

GROUND LEASE (2050)

14.6

165,195

95.3

RALPHS/FOOD 4 LESS

2011

2037

FACTORY 2-U

2011

2016

RITE AID

2010

2025

 

MANTECA

2006

FEE

1.1

19,455

94.4

 

 

 

 

 

 

 

 

 

 

MANTECA (6)

2006

FEE

7.2

96,393

96.6

PAK 'N' SAVE

2013

 

BIG 5 SPORTING GOODS

2018

 

 

 

 

 

MERCED

2006

FEE

1.6

27,350

81.4

 

 

 

 

 

 

 

 

 

 

MODESTO (6)

2006

FEE

17.9

214,772

96.7

GOTTSCHALKS

2013

2027

RALEY'S

2009

2024

GOTTSCHALKS

2012

2026

 

MONTEBELLO (7)

2000

JOINT VENTURE

25.4

251,489

99.4

SEARS

2012

2062

TOYS "R" US

2018

2043

AMC THEATRES

2012

2032

 

MORAGA (6)

2006

FEE

33.7

163,975

92.1

TJ MAXX

2011

2026

LONGS DRUGS

2010

2035

U.S. POSTAL SERVICE

2011

2031

 

MORGAN HILL

2003

JOINT VENTURE

8.1

103,362

100.0

HOME DEPOT

2024

2054

 

 

 

 

 

 

 

NAPA

2006

GROUND LEASE (2070)/ JOINT VENTURE

34.5

349,530

100.0

TARGET

2020

2040

HOME DEPOT

2018

2040

RALEY'S

2020

2045

 

NORTHRIDGE

2005

FEE

9.3

158,812

100.0

DSW SHOE WAREHOUSE

2016

2028

LINENS N THINGS

2013

2028

GELSON'S MARKET

2017

2027

 

NOVATO (6)

2003

FEE

11.3

133,862

97.8

SAFEWAY

2025

2060

RITE AID

2008

2023

BIG LOTS

2010

2020

 

OCEANSIDE (6)

2006

FEE

42.7

366,775

97.6

STEIN MART

2009

2024

ROSS DRESS FOR LESS

2009

2014

BARNES & NOBLE

2013

2028

 

OCEANSIDE (6)

2006

GROUND LEASE (2048)

9.5

92,378

87.1

TRADER JOE'S

2016

2026

LAMPS PLUS

2011

 

 

 

 

 

OCEANSIDE (6)

2006

FEE

10.2

88,363

92.2

VONS

2008

 

LONGS DRUGS

2013

2033

 

 

 

 

ORANGEVALE (6)

2006

FEE

17.3

160,811

96.4

ALBERTSONS

2024

2064

LONGS DRUGS

2022

2052

U.S. POSTAL SERVICE

2012

 

 

OXNARD (7)

1998

JOINT VENTURE

14.4

171,580

100.0

TARGET

2013

 

FOOD 4 LESS

2013

 

24 HOUR FITNESS

2010

2020

 

PACIFICA (11)

2004

JOINT VENTURE

13.6

168,871

96.3

SAFEWAY

2018

2038

ROSS DRESS FOR LESS

2010

2020

RITE AID

2021

 

 

PACIFICA (6)

2006

FEE

7.5

104,281

96.1

ALBERTSONS

2008

2032

RITE AID

2012

2042

 

 

 



21







 

LOCATION

YEAR DEVELOPED OR ACQUIRED

OWNERSHIP INTEREST/
(EXPIRATION)(2)

LAND AREA (ACRES)

LEASABLE AREA
SQ. FT.)  

PERCENT LEASED (1)

MAJOR LEASES

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PLEASANTON

2007

JOINT VENTURE

17.5

175,000

100.0

MACY'S

2012

2040

 

 

 

 

 

 

 

PORTERVILLE (6)

2006

FEE

8.1

81,010

93.2

SAVE MART

2010

2030

COUNTY OF TULARE

2025

2045

 

 

 

 

POWAY

2005

FEE

8.3

121,977

93.5

STEIN MART

2013

2028

HOME GOODS

2014

2034

OFFICE DEPOT

2013

2028

 

RANCHO CUCAMONGA (6)

2006

GROUND LEASE (2042)

17.1

308,846

96.7

FOOD 4 LESS

2014

2034

SPORTS CHALET

2010

2020

AMIGO'S FLOORING MONSTER

2015

2040

 

RANCHO CUCAMONGA (6)

2006

FEE

5.2

56,019

100.0

CVS

2011

2026

 

 

 

 

 

 

 

RANCHO MIRAGE (6)

2006

FEE

16.9

165,156

89.7

VONS

2010

2039

LONGS DRUGS

2010

2029

 

 

 

 

RED BLUFF

2006

FEE

4.6

23,200

100.0

 

 

 

 

 

 

 

 

 

 

REDDING

2006

FEE

1.8

21,876

89.0

 

 

 

 

 

 

 

 

 

 

REDWOOD CITY (9)

2004

FEE

6.4

49,429

100.0

ORCHARD SUPPLY HARDWARE

2009

2029

 

 

 

 

 

 

 

RIVERSIDE

2007

FEE

5.0

86,108

100.0

BURLINGTON COAT FACTORY

2009

2028

 

 

 

 

 

 

 

ROSEVILLE (8)

2007

JOINT VENTURE

9.0

81,171

100.0

SAFEWAY

2030

2060

 

 

 

 

 

 

 

ROSEVILLE (9)

2004

FEE

20.3

188,493

99.3

SPORTS AUTHORITY

2016

2031

LINENS N THINGS

2012

2027

ROSS DRESS FOR LESS

2013

2028

 

SACRAMENTO (6)

2006

FEE

23.1

189,043

96.5

SD  MART

2014

2024

SEAFOOD CITY

2018

2033

BIG 5 SPORTING GOODS

2012

2022

 

SACRAMENTO (6)

2006

FEE

13.2

120,893

91.5

UNITED ARTISTS THEATRE

2016

2028

24 HOUR FITNESS

2012

2027

 

 

 

 

SAN DIEGO

2007

JOINT VENTURE

22.6

225,919

100.0

NORDSTROM

2017

2037

 

 

 

 

 

 

 

SAN DIEGO

2007

FEE

13.4

49,080

100.0

 

 

 

 

 

 

 

 

 

 

SAN DIEGO (6)

2006

GROUND LEASE (2023)

16.4

210,621

100.0

CIRCUIT CITY

2010

2020

TJ MAXX

2010

2015

CVS

2013

2023

 

SAN DIEGO (7)

2000

JOINT VENTURE

11.2

117,410

100.0

ALBERTSONS

2012

 

SPORTMART

2013

 

 

 

 

 

SAN DIEGO (8)

2007

JOINT VENTURE

5.9

59,414

98.4

 

 

 

 

 

 

 

 

 

 

SAN DIEGO (8)

2007

JOINT VENTURE

12.8

           57,406

100.0

 

 

 

 

 

 

 

 

 

 

SAN DIEGO (9)

2004

FEE

42.1

         411,375

100.0

COSTCO

2014

2044

PRICE SELF STORAGE

2035

 

CHARLOTTE RUSSE

2009

2019

 

SAN DIEGO (9)

2004

FEE

5.9

           35,000

100.0

CLAIM JUMPER

2013

2023

 

 

 

 

 

 

 

SAN DIMAS (6)

2006

FEE

13.4

         154,020

98.7

OFFICEMAX

2011

2026

ROSS DRESS FOR LESS

2013

2023

PETCO

2012

2027

 

SAN JOSE (6)

2006

FEE

16.8

         183,180

97.3

WAL-MART

2011

2041

WALGREENS

2030

 

 

 

 

 

SAN LEANDRO (6)

2006

FEE

6.2

           95,255

100.0

ROSS DRESS FOR LESS

2018

 

MICHAELS

2008

2013

 

 

 

 

SAN LUIS OBISPO

2005

FEE

17.6

         174,428

96.3

VON'S

2017

2042

MICHAELS

2008

2028

CVS

2017

2047

 

SAN RAMON (7)

1999

JOINT VENTURE

5.3

           41,913

100.0

PETCO

2012

2022

 

 

 

 

 

 

 

SANTA ANA

1998

FEE

12.0

         134,400

100.0

HOME DEPOT

2015

2035

 

 

 

 

 

 

 

SANTA CLARITA (6)

2006

FEE

14.1

           96,662

84.2

ALBERTSONS

2012

2042

 

 

 

 

 

 

 

SANTA ROSA

2005

FEE

3.6

           41,565

97.0

ACE HARDWARE

2009

2019

 

 

 

 

 

 

 

SANTEE

2003

JOINT VENTURE

44.5

         311,439

99.2

24 HOUR FITNESS

2017

 

BED BATH & BEYOND

2012

2017

TJ MAXX

2012

2027

 

SIGNAL HILL (9)

2004

FEE

15.0

         181,250

97.3

HOME DEPOT

2014

2034

PETSMART

2009

2024

 

 

 

 

STOCKTON

1999

FEE

14.6

         152,919

87.2

SUPER UNITED FURNITURE

2009

2019

COSTCO

2013

2033

 

 

 

 

TEMECULA (6)

2006

FEE

17.9

         139,130

98.6

ALBERTSONS

2015

2035

LONGS DRUGS

2016

2041

 

 

 

 

TEMECULA (7)

1999

JOINT VENTURE

40.0

         342,336

97.4

KMART

2017

2032

FOOD 4 LESS

2010

2030

TRISTONE THEATRES

2013

2018

 

TEMECULA (9)

2004

FEE

47.4

         345,113

99.4

WAL-MART

2028

2058

KOHL'S

2023

2043

ROSS DRESS FOR LESS

2014

2034

 

TORRANCE (6)

2007

JOINT VENTURE

6.8

           67,504

89.2

ACE HARDWARE

2013

2023

COOKIN' STUFF

2012

 

 

 

 

 

TORRANCE (7)

2000

JOINT VENTURE

26.7

         266,847

100.0

HL TORRANCE

2011

2021

LINENS N THINGS

2010

2020

MARSHALLS

2009

2019

 

TRUCKEE

2006

FEE

3.2

           26,553

88.8

 

 

 

 

 

 

 

 

 

 

TRUCKEE (8)

2007

GROUND LEASE (2016)/ JOINT VENTURE

4.9

           41,149

97.1

 

 

 

 

 

 

 

 

 

 

TULARE (6)

2006

FEE

6.9

         119,412

87.7

SAVE MART

2011

2031

RITE AID

2011

2041

DOLLAR TREE

2013

 

 

TURLOCK (6)

2006

FEE

10.1

         111,612

100.0

RALEY'S

2018

2033

OUCHINA BUFFET

2014

2024

 

 

 

 

TUSTIN

2007

JOINT VENTURE

68.6

         685,983

98.8

AMC THEATERS

2039

 

WHOLE FOODS MARKET

2027

 

TJ MAXX

2017

 

 

TUSTIN

2003

JOINT VENTURE

9.1

         108,413

100.0

KMART

2018

2048

 

 

 

 

 

 

 

TUSTIN (6)

2006

FEE

15.7

         209,996

98.0

VONS

2021

2041

RITE AID

2009

2029

KRAGEN AUTO PARTS

2011

2016

 

TUSTIN (6)

2006

FEE

12.9

         138,348

98.0

RALPHS

2013

2023

LONGS DRUGS

2022

2032

MICHAELS

2013

 

 

UKIAH (6)

2006

FEE

11.1

         110,565

100.0

RALEY'S

2016

2031

 

 

 

 

 

 

 

UPLAND (6)

2006

FEE

22.5

         271,867

97.2

HOME DEPOT

2009

2029

PAVILIONS

2008

2043

STAPLES

2008

2028

 

VALENCIA (6)

2006

FEE

13.6

         143,333

98.2

RALPHS

2023

2053

LONGS DRUGS

2008

2023

 

 

 

 

VALLEJO (6)

2006

FEE

14.2

         150,766

97.1

RALEY'S

2017

2032

24 HOUR FITNESS

2008

2013

AARON RENTS

2013

2023

 

VALLEJO (6)

2006

FEE

6.8

           66,000

100.0

SAFEWAY

2015

2045

 

 

 

 

 

 

 

VISALIA

2007

JOINT VENTURE

13.7

         137,426

100.0

REGAL SEQUOIA MALL 12

2016

 

MARSHALLS

2010

 

BED BATH & BEYOND

2011

 

 

VISALIA (6)

2006

FEE

4.2

           46,460

96.2

CHUCK E CHEESE

2008

2013

 

 

 

 

 

 

 

VISTA (6)

2006

FEE

12.0

         136,672

90.4

ALBERTSONS

2011

2016

CVS

2010

2025

 

 

 

 

WALNUT CREEK (6)

2006

FEE

3.2

         114,733

100.0

CENTURY THEATRES

2023

2053

COST PLUS

2014

2024

 

 

 

 

WESTMINSTER (6)

2006

FEE

16.4

         208,660

97.6

PAVILIONS

2017

2047

NEW WORLD AUDIO/VIDEO

2013

 

 

 

 

 

WINDSOR (6)

2006

GROUND LEASE (2054)

13.1

         127,047

97.1

SAFEWAY

2014

2054

LONGS DRUGS

2018

2048

 

 

 

 

WINDSOR (6)

2006

FEE

9.8

         107,769

98.7

RALEY'S

2012

2027

21ST CENTURY HEALTH CLUB

2008

2017

 

 

 

 

YREKA (6)

2006

FEE

14.0

         127,148

98.9

RALEY'S

2014

2029

JCPENNEY

2011

 

DOLLAR TREE

2013

 

COLORADO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

AURORA

1998

FEE

13.8

         154,536

80.8

ROSS DRESS FOR LESS

2017

2037

TJ MAXX

2012

 

SPACE AGE FEDERAL

2016

2026

 

AURORA

1998

FEE

9.9

           44,174

89.2

 

 

 

 

 

 

 

 

 

 

AURORA

1998

FEE

13.9

         152,282

85.7

ALBERTSONS

2011

2051

DOLLAR TREE

2012

2027

CROWN LIQUORS

2015

 

 

COLORADO SPRINGS

1998

FEE

10.7

         107,310

76.0

RANCHO LIBORIO

2017

2042

 

 

 

 

 

 

 

DENVER

1998

FEE

1.5

           18,405

100.0

SAVE-A-LOT

2012

2027

 

 

 

 

 

 

 

ENGLEWOOD

1998

FEE

6.5

           80,330

93.5

HOBBY LOBBY

2013

2023

OLD COUNTRY BUFFET

2009

2019

 

 

 

 

FORT COLLINS

2000

FEE

11.6

         115,862

100.0

KOHL'S

2020

2070

GUITAR CENTER

2017

2027

 

 

 

 

GREELEY (13)

2005

JOINT VENTURE

14.4

         138,818

100.0

BED BATH & BEYOND

2016

2036

MICHAELS

2015

2035

CIRCUIT CITY

2016

2031

 

GREENWOOD VILLAGE

2003

JOINT VENTURE

21.0

         196,726

100.0

HOME DEPOT

2019

2069

 

 

 

 

 

 

 

LAKEWOOD

1998

FEE

7.6

           82,581

88.7

SAFEWAY

2012

2032

 

 

 

 

 

 

 

PUEBLO

2006

JOINT VENTURE

3.3

                 -   

 -

 

 

 

 

 

 

 

 

 

CONNECTICUT

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BRANFORD (7)

2000

JOINT VENTURE

19.1

         190,738

98.6

KOHL'S

2012

2022

SUPER FOODMART

2016

2038

 

 

 

 

DERBY (3)

2005

JOINT VENTURE

20.7

         144,532

100.0

 

 

 

 

 

 

 

 

 

 

ENFIELD (7)

2000

JOINT VENTURE

14.9

         148,517

100.0

KOHL'S

2021

2041

BEST BUY

2016

2031

 

 

 

 

FARMINGTON

1998

FEE

16.9

         184,572

100.0

SPORTS AUTHORITY

2018

2063

LINENS N THINGS

2016

2036

BORDERS BOOKS

2018

2063

 

HAMDEN

1967

JOINT VENTURE

31.7

         376,616

100.0

WAL-MART

2019

2039

BON-TON

2012

 

BOB'S STORES

2016

2036

 

NORTH HAVEN

1998

FEE

31.7

         331,919

100.0

HOME DEPOT

2009

2029

BJ'S

2011

2041

XPECT DISCOUNT

2008

2013

 

WATERBURY

1993

FEE

13.1

         137,943

100.0

RAYMOUR & FLANIGAN FURNITURE

2017

2037

STOP & SHOP

2013

2043

 

 

 

DELAWARE

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ELSMERE

1979

GROUND LEASE (2076)

17.1

         112,610

100.0

VALUE CITY

2008

2038

 

 

 

 

 

 

 

WILMINGTON (11)

2004

GROUND LEASE (2052)/ JOINT VENTURE

25.9

         165,805

100.0

SHOPRITE

2014

2044

SPORTS AUTHORITY

2008

2023

RAYMOUR & FLANIGAN

2019

2044

FLORIDA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ALTAMONTE SPRINGS

1995

FEE

5.6

           94,193

100.0

ORIENTAL MARKET

2012

2022

THOMASVILLE HOME

2011

2021

PEARL ARTS N CRAFTS

2008

2018

 

ALTAMONTE SPRINGS

1998

FEE

19.4

         233,817

100.0

BAER'S FURNITURE

2024

2034

LEATHER GALLERIES

2009

2014

DSW SHOE WAREHOUSE

2012

2032

 

BOCA RATON

1967

FEE

9.9

           73,549

97.5

WINN DIXIE

2008

2033

 

 

 

 

 

 

 

BONITA SPRINGS (8)

2006

JOINT VENTURE

7.9

           79,676

94.3

PUBLIX

2022

2052

 

 

 

 

 

 

 

BOYNTON BEACH (7)

1999

JOINT VENTURE

18.0

         194,028

100.0

BEALLS

2011

2056

ALBERTSONS

2015

2040

 

 

 

 

BRADENTON

1968

JOINT VENTURE

6.2

           30,938

86.1

GRAND CHINA BUFFET

2009

2014

 

 

 

 

 

 

 

BRADENTON

1998

FEE

19.6

         162,997

96.5

PUBLIX

2012

2032

TJ MAXX

2009

2019

JO-ANN FABRICS

2009

2024

 

BRANDON (7)

2001

JOINT VENTURE

29.7

         143,785

100.0

BED BATH & BEYOND

2010

2020

ROSS DRESS FOR LESS

2010

2025

THOMASVILLE HOME

2010

2020

 

CAPE CORAL (8)

2006

JOINT VENTURE

12.5

         125,110

98.5

PUBLIX

2022

2052

ROSS DRESS FOR LESS

2013

2033

STAPLES

2008

2033

 

CAPE CORAL (8)

2006

JOINT VENTURE

4.2

           42,030

96.8

 

 

 

 

 

 

 

 

 

 

CLEARWATER

2005

FEE

20.7

         207,071

95.2

HOME DEPOT

2023

2068

JO-ANN FABRICS

2014

2034

STAPLES

2014

2034

 

CORAL SPRINGS

1994

FEE

5.9

           55,597

100.0

LINENS N THINGS

2012

2027

 

 

 

 

 

 

 

CORAL SPRINGS

1997

FEE

9.8

           86,342

100.0

TJ MAXX

2012

2017

PARTY SUPERMARKET

2011

2016

 

 

 

 

CORAL WAY

1992

JOINT VENTURE

8.7

           87,305

100.0

WINN DIXIE

2011

2036

STAPLES

2016

2031

 

 

 

 

CUTLER RIDGE

1998

JOINT VENTURE

3.8

           37,640

100.0

POTAMKIN CHEVROLET

2015

2050

 

 

 

 

 

 



22







 

LOCATION

YEAR DEVELOPED OR ACQUIRED

OWNERSHIP INTEREST/
(EXPIRATION)(2)

LAND AREA (ACRES)

LEASABLE AREA
SQ. FT.)  

PERCENT LEASED (1)

MAJOR LEASES

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

DELRAY BEACH (8)

2006

JOINT VENTURE

5.1

           50,906

97.6

PUBLIX

2025

2055

 

 

 

 

 

 

 

EAST ORLANDO

1971

GROUND LEASE (2068)

11.6

         131,981

98.1

SPORTS AUTHORITY

2010

2020

OFFICE DEPOT

2010

2025

C-TOWN

2013

2028

 

FERN PARK

1968

FEE

12.0

           83,382

86.2

BOOKS-A-MILLION

2008

2016

OFFICEMAX

2008

2023

 

 

 

 

FORT LAUDERDALE (9)

2004

FEE

22.9

         229,034

100.0

REGAL CINEMAS

2017

2057

OFFICE DEPOT

2011

2026

JUST FOR SPORTS

2017

2023

 

FORT MEYERS (8)

2006

JOINT VENTURE

7.4

           74,286

90.7

PUBLIX

2023

2053

 

 

 

 

 

 

 

HIALEAH

1998

JOINT VENTURE

2.4

           23,625

100.0

POTAMKIN CHEVROLET

2015

2050

 

 

 

 

 

 

 

HOLLYWOOD

2002

JOINT VENTURE

5.0

           50,000

100.0

HOME GOODS

2010

2025

MICHAELS

2010

2030

 

 

 

 

HOLLYWOOD (9)

2004

FEE

98.9

         871,723

98.6

HOME DEPOT

2019

2069

KMART

2019

2069

BJ'S

2019

2069

 

HOLLYWOOD (9)

2004

FEE

10.5

         141,097

90.0

AZOPHARMA CONTRACT SERVICES

2011

2017

TRADER PUBLISHING COMPANY

2008

 

MANTECH SYSTEMS INT'L

2008

2013

 

HOMESTEAD

1972

GROUND LEASE (2093)/ JOINT VENTURE

21.4

         209,214

100.0

PUBLIX

2014

2034

MARSHALLS

2011

2026

OFFICEMAX

2013

2028

 

JACKSONVILLE

2002

JOINT VENTURE

5.1

           51,002

100.0

MICHAELS

2013

2033

HOME GOODS

2010

2020

 

 

 

 

JACKSONVILLE

1999

FEE

18.6

         205,696

100.0

BURLINGTON COAT FACTORY

2013

2018

OFFICEMAX

2012

2032

TJ MAXX

2012

2017

 

JACKSONVILLE (4)

2005

JOINT VENTURE

149.2

         111,000

100.0

 

 

 

 

 

 

 

 

 

 

JACKSONVILLE (8)

2006

JOINT VENTURE

7.3

           72,840

88.5

PUBLIX

2053

 

 

 

 

 

 

 

 

JENSEN BEACH

1994

FEE

20.7

         173,491

94.4

SERVICE MERCHANDISE

2010

2070

MARSHALLS

2010

2020

BEALLS

2008

2013

 

JENSEN BEACH (12)

2006

JOINT VENTURE

19.8

         197,731

76.1

HOME DEPOT

2025

2030

HALLOWEEN EXPRESS

2008

 

 

 

 

 

KEY LARGO (7)

2000

JOINT VENTURE

21.5

         207,332

96.9

KMART

2014

2064

PUBLIX

2009

2029

BEALLS OUTLET

2008

2011

 

KISSIMMEE

1996

FEE

18.4

           90,840

81.2

OFFICEMAX

2012

2027

DOCKSIDE IMPORT

2008

 

 

 

 

 

LAKELAND

2001

FEE

22.9

         196,635

97.2

STEIN MART

2011

2026

ROSS DRESS FOR LESS

2012

 

MARSHALLS

2011

 

 

LAKELAND

2006

FEE

9.0

           86,022

100.0

SPORTS AUTHORITY

2011

2026

LAKELAND SQUARE 10 THEATRE

2010

2020

CHUCK E CHEESE

2016

2026

 

LARGO

1968

FEE

12.0

         149,472

100.0

WAL-MART

2012

2027

ALDI

2018

2038

 

 

 

 

LARGO

1992

FEE

29.4

         215,916

96.7

PUBLIX

2009

2029

AMC THEATRES

2011

2036

OFFICE DEPOT

2009

2019

 

LARGO

1993

FEE

6.6

           56,668

41.0

 

 

 

 

 

 

 

 

 

 

LAUDERDALE LAKES

1968

JOINT VENTURE

10.0

         115,341

98.2

SAVE-A-LOT

2012

2017

THINK THRIFT

2012

2017

 

 

 

 

LAUDERHILL

1978

FEE

18.1

         181,416

90.5

STAPLES

2017

2037

BABIES R US

2009

2014

99CENT STUFF

2008

2018

 

LEESBURG

1969

GROUND LEASE (2017)

1.3

           13,468

88.9

 

 

 

 

 

 

 

 

 

 

MARGATE

1993

FEE

34.1

         233,193

100.0

PUBLIX

2008

2028

SAM ASH MUSIC

2011

 

OFFICE DEPOT

2010

2025

 

MELBOURNE

1968

GROUND LEASE (2071)

11.5

         168,737

99.3

SUBMITTORDER CO

2010

2022

WALGREENS

2045

 

GOODWILL INDUSTRIES

2012

 

 

MELBOURNE

1998

FEE

13.2

         144,439

95.9

JO-ANN FABRICS

2016

2031

BED BATH & BEYOND

2013

2028

MARSHALLS

2010

 

 

MERRITT ISLAND (8)

2006

JOINT VENTURE

6.0

           60,103

100.0

PUBLIX

2023

2053

 

 

 

 

 

 

 

MIAMI

1968

FEE

8.2

         104,908

100.0

HOME DEPOT

2029

2059

MILAM'S MARKET

2008

 

WALGREENS

2009

 

 

MIAMI

1962

JOINT VENTURE

14.0

           79,273

89.9

BABIES R US

2011

2021

FIRESTONE TIRE

2008

 

 

 

 

 

MIAMI

1986

FEE

7.8

           83,380

98.7

PUBLIX

2009

2029

WALGREENS

2018

 

 

 

 

 

MIAMI

1998

JOINT VENTURE

2.9

           29,166

100.0

LEHMAN TOYOTA

2015

2050

 

 

 

 

 

 

 

MIAMI

1998

JOINT VENTURE

1.7

           17,117

100.0

LEHMAN TOYOTA

2015

2050

 

 

 

 

 

 

 

MIAMI

1998

JOINT VENTURE

8.7

           86,900

100.0

POTAMKIN CHEVROLET

2015

2050

 

 

 

 

 

 

 

MIAMI

2007

FEE

33.4

         349,926

100.0

PUBLIX

2011

2031

LINENS 'N THINGS

2015

2030

OFFICE DEPOT

2010

2015

 

MIAMI

1995

FEE

5.4

           63,604

100.0

PETCO

2016

2021

PARTY CITY

2012

2017

 

 

 

 

MIAMI (8)

2007

JOINT VENTURE

7.5

           59,880

95.8

PUBLIX

2027

2062

 

 

 

 

 

 

 

MIAMI (8)

2006

JOINT VENTURE

6.4

           63,595

100.0

PUBLIX

2023

2053

 

 

 

 

 

 

 

MIAMI (9)

2004

FEE

31.2

         402,801

96.9

KMART

2012

2042

EL DORADO FURNITURE

2017

2032

SYMS

2011

2041

 

MIDDLEBURG (4)

2005

JOINT VENTURE

37.1

           24,000

100.0

 

 

 

 

 

 

 

 

 

 

MILTON (4)

2007

JOINT VENTURE

2.3

                 -   

 -

 

 

 

 

 

 

 

 

 

 

MIRAMAR (4)

2005

JOINT VENTURE

36.7

           44,000

100.0

 

 

 

 

 

 

 

 

 

 

MOUNT DORA

1997

FEE

12.4

         120,430

100.0

KMART

2013

2063

 

 

 

 

 

 

 

NORTH LAUDERDALE (6)

2007

JOINT VENTURE

28.9

         250,209

98.2

HOME DEPOT

2019

2049

CHANCELLOR ACADEMY

2011

2016

PUBLIX

2011

2031

 

NORTH MIAMI BEACH

1985

FEE

15.9

         108,795

100.0

PUBLIX

2019

2039

WALGREENS

2058

 

 

 

 

 

OCALA (3)

1997

FEE

27.2

         260,435

92.9

KMART

2011

2021

BEST BUY

2019

2034

SERVICE MERCHANDISE

2012

2032

 

ORANGE PARK

2003

JOINT VENTURE

5.0

           50,299

100.0

BED BATH & BEYOND

2015

2025

MICHAELS

2010

2030

 

 

 

 

ORLANDO

1968

JOINT VENTURE

10.0

         114,434

86.9

BALLY TOTAL FITNESS

2008

2018

HSN

2009

 

JO-ANN FABRICS

2008

2011

 

ORLANDO (3)

1968

GROUND LEASE (2047)/JOINT VENTURE

7.8

           45,360

100.0

TACO BELL

2027

2047

 

 

 

 

 

 

 

ORLANDO

1994

FEE

28.0

         204,930

100.0

OLD TIME POTTERY

2010

2020

SPORTS AUTHORITY

2011

2031

USA BABY

2013

2018

 

ORLANDO

1996

FEE

11.7

         132,856

100.0

ROSS DRESS FOR LESS

2008

2028

BIG LOTS

2009

2014

OFFICEMAX

2014

2034

 

ORLANDO (7)

2000

JOINT VENTURE

18.0

         179,065

100.0

KMART

2014

2064

PUBLIX

2012

2037

 

 

 

 

ORLANDO (9)

2004

FEE

14.0

         154,356

93.9

MARSHALLS

2013

2028

OFF BROADWAY SHOES

2013

2023

GOLFSMITH GOLF CENTER

2014

2024

 

OVIEDO (8)

2006

JOINT VENTURE

7.8

           78,179

94.3

PUBLIX

2020

2050

 

 

 

 

 

 

 

PENSACOLA (4)

2007

JOINT VENTURE

3.4

                 -   

 -

 

 

 

 

 

 

 

 

 

 

PLANTATION

1974

JOINT VENTURE

4.6

           60,414

95.6

BREAD OF LIFE

2009

2019

WHOLE FOODS MARKET

2009

2019

 

 

 

 

POMPANO BEACH

1968

JOINT VENTURE

6.6

           66,613

96.4

SAVE-A-LOT

2015

2030

 

 

 

 

 

 

 

POMPANO BEACH

2007

JOINT VENTURE

10.3

         103,173

100.0

KMART

2012

2017

 

 

 

 

 

 

 

POMPANO BEACH (13)

2004

JOINT VENTURE

18.6

         140,312

90.8

WINN DIXIE

2018

2043

CVS

2020

2040

 

 

 

 

PORT RICHEY (7)

1998

JOINT VENTURE

14.3

           91,235

70.2

CIRCUIT CITY

2011

2031

STAPLES

2011

2026

 

 

 

 

RIVIERA BEACH

1968

JOINT VENTURE

5.1

           46,390

92.2

FURNITURE KINGDOM

2009

2014

GOODWILL INDUSTRIES

2008

 

 

 

 

 

SANFORD

1989

FEE

40.9

         195,688

96.6

ARBY'S

2027

2047

ROSS DRESS FOR LESS

2012

2032

OFFICE DEPOT

2009

2019

 

SARASOTA

1970

FEE

10.0

         102,455

100.0

TJ MAXX

2012

2017

OFFICEMAX

2009

2024

DOLLAR TREE

2012

2032

 

SARASOTA

1989

FEE

12.0

         129,700

96.6

SWEETBAY

2020

2040

ACE HARDWARE

2013

2023

ANTHONY'S LADIES WEAR

2012

2017

 

SARASOTA (8)

2006

JOINT VENTURE

6.5

           65,320

91.7

PUBLIX

2063

 

 

 

 

 

 

 

 

ST. AUGUSTINE

2005

JOINT VENTURE

1.5

           62,000

91.9

HOBBY LOBBY

2019

2032

 

 

 

 

 

 

 

ST. PETERSBURG

1968

GROUND LEASE (2084)/ JOINT VENTURE

9.0

         118,574

100.0

KASH N' KARRY

2017

2037

TJ MAXX

2012

2014

DOLLAR TREE

2012

2022

 

TALLAHASSEE

1998

FEE

12.8

         105,655

75.9

STEIN MART

2018

2033

SHOE STATION

2008

2012

 

 

 

 

TAMPA

1997/ 2004

FEE

23.9

         205,634

100.0

AMERICAN SIGNATURE HOME

2019

2044

DSW SHOE WAREHOUSE

2018

2033

STAPLES

2013

2018

 

TAMPA

2004

FEE

22.4

         186,676

100.0

LOWE'S HOME CENTER

2026

2066

 

 

 

 

 

 

 

TAMPA (13)

2007

JOINT VENTURE

10.0

         100,200

94.9

PUBLIX

2011

2026

 

 

 

 

 

 

 

TAMPA (7)

2001

JOINT VENTURE

73.0

         340,460

94.3

BEST BUY

2016

2031

JO-ANN FABRICS

2016

2031

BED BATH & BEYOND

2015

2030

 

WEST PALM BEACH

1967/ 1984

JOINT VENTURE

8.0

           81,073

100.0

WINN DIXIE

2010

2030

 

 

 

 

 

 

 

WEST PALM BEACH

1995

FEE

7.9

           79,904

93.4

BABIES R US

2011

2021

 

 

 

 

 

 

 

WEST PALM BEACH (9)

2004

FEE

33.0

         357,537

93.5

KMART

2018

2068

WINN DIXIE

2019

2049

LINENS N THINGS

2010

2025

 

WINTER HAVEN

1973

JOINT VENTURE

13.9

           95,188

98.7

BIG LOTS

2010

2020

JO-ANN FABRICS

2011

2016

BUDDY'S HOME FURNISHINGS

2015

2025

 

YULEE (4)

2003

JOINT VENTURE

82.1

           46,000

100.0

 

 

 

 

 

 

 

 

 

GEORGIA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ALPHARETTA

2007

FEE

13.1

         130,515

96.6

KROGER

2020

2050

 

 

 

 

 

 

 

ATLANTA

2007

FEE

31.0

         354,214

90.4

DAYS INN

2014

2034

KROGER

2021

2056

GOODYEAR TIRE

2010

2030

 

ATLANTA (13)

2007

JOINT VENTURE

10.1

         175,835

100.0

MARSHALLS

2014

2034

BEST BUY

2014

2029

LINENS' N THINGS

2014

2024

 

AUGUSTA

1995

FEE

11.3

         112,537

89.3

TJ MAXX

2010

2015

ROSS DRESS FOR LESS

2013

2033

RUGGED WEARHOUSE

2008

2018

 

AUGUSTA (7)

2001

JOINT VENTURE

52.6

         531,815

99.4

ASHLEY FURNTIURE HOMESTORE

2009

2019

GOODY'S FAMILY CLOTHING

2014

2029

COMPUSA

2013

2028

 

DULUTH (8)

2006

JOINT VENTURE

7.8

           78,025

100.0

WHOLE FOODS MARKET

2027

2057

 

 

 

 

 

 

 

SAVANNAH

1993

FEE

22.2

         187,076

97.2

BED BATH & BEYOND

2013

2028

TJ MAXX

2010

2015

MARSHALLS

2013

2022

 

SAVANNAH (3)

1995

GROUND LEASE (2045)

8.5

           80,378

87.4

STAPLES

2015

2030

 

 

 

 

 

 

 

SAVANNAH

2007

FEE

17.9

         197,967

93.8

LINENS 'N THINGS

2016

2031

ROSS DRESS FOR LESS

2016

2036

COST PLUS

2016

2031

 

SNELLVILLE (7)

2001

JOINT VENTURE

35.6

         311,033

93.9

KOHL'S

2022

2062

BELK

2015

2035

LINENS N THINGS

2015

2030

 

VALDOSTA

2004

JOINT VENTURE

17.5

         175,396

100.0

LOWE'S HOME CENTER

2019

2069

 

 

 

 

 

 

HAWAII

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

KIHEI

2006

FEE

4.6

           17,897

94.7

 

 

 

 

 

 

 

 

 

IDAHO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NAMPA (4)

2005

JOINT VENTURE

70.9

                 -   

 -

 

 

 

 

 

 

 

 

 

ILLINOIS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ALTON

1986

FEE

21.2

         131,188

100.0

VALUE CITY

2008

2023

 

 

 

 

 

 

 

AURORA

1998

FEE

17.9

           91,182

100.0

CERMAK PRODUCE AURORA

2022

2042

 

 

 

 

 

 



23







 

LOCATION

YEAR DEVELOPED OR ACQUIRED

OWNERSHIP INTEREST/
(EXPIRATION)(2)

LAND AREA (ACRES)

LEASABLE AREA
SQ. FT.)  

PERCENT LEASED (1)

MAJOR LEASES

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

AURORA (8)

2005

JOINT VENTURE

34.7

         361,984

72.5

BEST BUY

2011

2026

VALUE CITY FURNITURE

2009

2019

GOLFSMITH

2016

2031

 

BATAVIA (7)

2002

JOINT VENTURE

31.7

         272,410

100.0

KOHL'S

2019

2049

HOBBY LOBBY

2009

2019

LINENS N THINGS

2014

2029

 

BELLEVILLE

1987

GROUND LEASE (2057)

20.3

         100,160

100.0

KMART

2024

2054

WESTFIELD PLAZA ASSOCIATES

2008

2052

 

 

 

 

BLOOMINGTON

1972

FEE

16.1

         188,250

100.0

SCHNUCK MARKETS

2014

2029

TOYS "R" US

2015

2045

BARNES & NOBLE

2010

2015

 

BLOOMINGTON

2003

JOINT VENTURE

11.0

           73,951

100.0

JEWEL-OSCO

2014

2039

 

 

 

 

 

 

 

BRADLEY

1996

FEE

5.4

           80,535

100.0

CARSON PIRIE SCOTT

2014

2034

 

 

 

 

 

 

 

CALUMET CITY

1997

FEE

17.0

         159,647

98.1

MARSHALLS

2014

2029

BEST BUY

2012

2032

BED BATH & BEYOND

2014

2024

 

CHAMPAIGN

1999

FEE

9.0

         112,000

63.1

HOBBY LOBBY

2017

2027

 

 

 

 

 

 

 

CHAMPAIGN (7)

2001

JOINT VENTURE

9.3

         111,720

100.0

BEST BUY

2016

2031

DICK'S SPORTING GOODS

2016

2031

MICHAELS

2010

2025

 

CHICAGO

1997

GROUND LEASE (2040)

17.5

         102,011

100.0

BURLINGTON COAT FACTORY

2020

2035

RAINBOW SHOPS

2011

2021

BEAUTY ONE

2010

2015

 

CHICAGO

1997

FEE

6.0

           86,894

100.0

KMART

2024

2054

 

 

 

 

 

 

 

COUNTRYSIDE

1997

FEE

27.7

         117,005

100.0

HOME DEPOT

2023

2053

 

 

 

 

 

 

 

CRESTWOOD

1997

GROUND LEASE (2051)

36.8

           79,903

100.0

SEARS

2024

2051

 

 

 

 

 

 

 

CRYSTAL LAKE

1998

FEE

6.1

           80,390

72.5

HOBBY LOBBY

2009

2019

DINOREX

2012

2022

 

 

 

 

DOWNERS GROVE

1998

GROUND LEASE (2062)

5.0

         100,000

100.0

HOME DEPOT EXPO

2022

2062

 

 

 

 

 

 

 

DOWNERS GROVE

1999

FEE

24.8

         144,770

98.2

DOMINICK'S

2009

2019

DOLLAR TREE

2013

2023

WALGREENS

2022

 

 

DOWNERS GROVE

1997

FEE

12.0

         141,906

100.0

TJ MAXX

2009

2024

BEST BUY

2015

2030

BEST BUY

2012

2032

 

ELGIN

1972

FEE

18.7

         186,432

100.0

ELGIN MALL

2013

2023

ELGIN FARMERS PRODUCTS

2010

2030

AARON SALES

2012

2022

 

FAIRVIEW HEIGHTS

1986

GROUND LEASE (2054)

19.1

         192,073

100.0

KMART

2024

2054

OFFICEMAX

2015

2025

WALGREENS

2010

2029

 

FOREST PARK

1997

GROUND LEASE (2021)

9.3

           98,371

100.0

KMART

2021

 

 

 

 

 

 

 

 

GENEVA

1996

FEE

8.2

         110,188

100.0

GANDER MOUNTAIN

2013

2028

 

 

 

 

 

 

 

KILDEER (8)

2006

JOINT VENTURE

23.3

         167,477

98.6

BED BATH & BEYOND

2012

2032

CIRCUIT CITY

2017

2042

OLD NAVY

2011

2016

 

MATTESON

1997

FEE

17.0

         157,885

100.0

SPORTMART

2014

2029

MARSHALLS

2010

2025

LINENS N THINGS

2014

2029

 

MOUNT PROSPECT

1997

FEE

16.8

         192,547

100.0

KOHL'S

2024

2054

HOBBY LOBBY

2016

2026

POOL-A-RAMA

2011

2018

 

MUNDELIEN

1991

FEE

7.6

           89,692

100.0

BURLINGTON COAT FACTORY

2018

2033

 

 

 

 

 

 

 

NAPERVILLE

1997

FEE

9.0

         102,327

100.0

BURLINGTON COAT FACTORY

2013

2033

 

 

 

 

 

 

 

NORRIDGE

1997

GROUND LEASE (2047)

11.7

         116,914

100.0

KMART

2012

2047

 

 

 

 

 

 

 

OAK LAWN

1997

FEE

15.4

         176,037

100.0

KMART

2024

2054

CHUCK E CHEESE

2016

2026

 

 

 

 

OAKBROOK TERRACE

1983/ 1997

GROUND LEASE (2049)

16.7

         176,263

100.0

HOME DEPOT

2024

2044

LINENS N THINGS

2017

2032

LOYOLA MEDICAL CENTER

2011

2016

 

ORLAND PARK

1997

FEE

18.8

         131,546

100.0

VALUE CITY

2015

2030

 

 

 

 

 

 

 

OTTAWA

1970

FEE

9.0

           60,000

100.0

VALUE CITY

2012

2022

 

 

 

 

 

 

 

PEORIA

1997

GROUND LEASE (2031)

20.5

         156,067

100.0

KMART

2009

 

MARSHALLS

2009

2024

 

 

 

 

ROCKFORD

2007

FEE

8.9

           89,047

100.0

BEST BUY

2016

2031

LINENS N THINGS

2016

2031

 

 

 

 

ROLLING MEADOWS

2003

FEE

3.7

           37,225

100.0

FAIR LANES ROLLING MEADOWS

2013

 

 

 

 

 

 

 

 

SCHAUMBURG

2003

JOINT VENTURE

63.0

         628,294

98.8

GALYAN'S TRADING COMPANY

2013

2038

CARSON PIRIE SCOTT

2021

2071

LOEWS THEATRES

2019

2039

 

SCHAUMBURG

1998

JOINT VENTURE

7.3

                 -   

 -

 

 

 

 

 

 

 

 

 

 

SKOKIE

1997

FEE

5.8

           58,455

100.0

MARSHALLS

2010

2025

OLD NAVY

2010

2015

 

 

 

 

STREAMWOOD

1999

FEE

5.6

           81,000

100.0

VALUE CITY

2015

2030

 

 

 

 

 

 

 

WAUKEGAN

1998

FEE

6.8

           90,555

100.0

PICK N SAVE

2009

2029

 

 

 

 

 

 

 

WOODRIDGE

1998

FEE

13.1

         161,272

94.1

WOODGROVE THEATERS, INC

2012

2022

KOHL'S

2010

2030

MCSPORTS

2008

 

INDIANA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

EVANSVILLE

1986

FEE

14.2

         192,933

82.8

BURLINGTON COAT FACTORY

2012

2027

OFFICEMAX

2012

2027

FAMOUS FOOTWEAR

2010

2025

 

GREENWOOD

1970

FEE

25.7

         168,577

96.8

BABY SUPERSTORE

2011

2021

TOYS "R" US

2011

2056

TJ MAXX

2010

2015

 

GRIFFITH

1997

FEE

10.6

         114,684

100.0

KMART

2024

2054

 

 

 

 

 

 

 

INDIANAPOLIS

1963

JOINT VENTURE

17.4

         165,255

100.0

KROGER

2026

2066

AJ WRIGHT

2012

2027

CVS

2021

2031

 

LAFAYETTE

1971

FEE

12.4

           90,500

100.0

KROGER

2026

2056

 

 

 

 

 

 

 

LAFAYETTE

1997

FEE

24.3

         238,288

84.0

HOME DEPOT

2026

2056

JO-ANN FABRICS

2010

2020

SMITH OFFICE EQUIPMENT

2008

 

 

LAFAYETTE

1998

FEE

43.2

         214,876

85.2

SPECIALTY RETAIL CONCEPTS, LLC

2008

 

PETSMART

2012

2032

STAPLES

2011

2026

 

MISHAWAKA

1998

FEE

7.5

           82,100

 -

 

 

 

 

 

 

 

 

 

 

SOUTH BEND (3)

1997

JOINT VENTURE

14.6

         145,992

97.1

BED BATH & BEYOND

2015

2040

DSW SHOE WAREHOUSE

2020

2035

PETSMART

2015

2030

 

SOUTH BEND

1999

FEE

1.8

           81,668

100.0

MENARD

2010

2030

 

 

 

 

 

 

IOWA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CLIVE

1996

FEE

8.8

           90,000

100.0

KMART

2021

2051

 

 

 

 

 

 

 

COUNCIL BLUFFS (4)

2006

JOINT VENTURE

56.2

         112,000

100.0

 

 

 

 

 

 

 

 

 

 

DAVENPORT

1997

GROUND LEASE (2028)

9.1

           91,035

100.0

KMART

2024

2028

 

 

 

 

 

 

 

DES MOINES

1999

FEE

23.0

         149,059

80.1

BEST BUY

2008

2023

OFFICEMAX

2013

2018

PETSMART

2017

2042

 

DUBUQUE

1997

GROUND LEASE (2019)

6.5

           82,979

100.0

SHOPKO

2018

2019

 

 

 

 

 

 

 

SOUTHEAST DES MOINES

1996

FEE

9.6

         111,847

100.0

HOME DEPOT

2020

2065

 

 

 

 

 

 

 

WATERLOO

1996

FEE

9.0

         104,074

100.0

HOBBY LOBBY

2014

2024

TJ MAXX

2014

2024

SHOE CARNIVAL

2015

2025

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

EAST WICHITA (7)

1996

JOINT VENTURE

6.5

           96,011

100.0

DICK'S SPORTING GOODS

2018

2033

GORDMANS

2012

2032

 

 

 

 

OVERLAND PARK

2006

FEE

14.5

         120,164

100.0

HOME DEPOT

2010

2050

 

 

 

 

 

 

 

WEST WICHITA (7)

1996

JOINT VENTURE

8.1

           96,319

100.0

SHOPKO

2018

2038

 

 

 

 

 

 

 

WICHITA (7)

1998

JOINT VENTURE

13.5

         133,771

100.0

BEST BUY

2010

2025

TJ MAXX

2010

2020

MICHAELS

2010

2025

KENTUCKY

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BELLEVUE

1976

FEE

6.0

           53,695

100.0

KROGER

2010

2035

 

 

 

 

 

 

 

FLORENCE (11)

2004

JOINT VENTURE

8.2

           99,578

95.0

DICK'S SPORTING GOODS

2018

2033

LINENS N THINGS

2018

2033

MCSWAIN CARPETS

2012

2017

 

HINKLEVILLE

1998

GROUND LEASE (2039)

2.0

           85,229

 -

K'S MERCHANDISE

2014

2039

 

 

 

 

 

 

 

LEXINGTON

1993

FEE

35.8

         235,143

90.6

BEST BUY

2009

2024

BED BATH & BEYOND

2013

2038

TOYS "R" US

2013

2038

LOUISIANA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BATON ROUGE

1997

FEE

18.6

         349,907

96.7

BURLINGTON COAT FACTORY

2009

2024

STEIN MART

2011

2016

K&G MEN'S COMPANY

2017

2032

 

BATON ROUGE

2005

JOINT VENTURE

9.4

           67,755

90.5

WAL-MART

2024

2034

 

 

 

 

 

 

 

HARVEY

2003

JOINT VENTURE

17.4

         181,660

100.0

BEST BUY

2017

2032

LINENS N THINGS

2012

2032

BARNES & NOBLE

2012

2022

 

HOUMA

1999

FEE

10.1

           98,586

100.0

OLD NAVY

2009

2014

OFFICEMAX

2013

2028

MICHAELS

2009

2019

 

LAFAYETTE

1997

FEE

21.9

         244,733

98.9

STEIN MART

2010

2020

LINENS N THINGS

2009

2024

TJ MAXX

2009

2019

MAINE

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BANGOR

2001

FEE

8.6

           86,422

100.0

BURLINGTON COAT FACTORY

2012

2032

 

 

 

 

 

 

 

S. PORTLAND

2007

FEE

12.5

           98,401

95.7

DSW SHOE WAREHOUSE

2012

2027

DOLLAR TREE

2015

2025

GUITAR CENTER

2016

2026

MARYLAND

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BALTIMORE (10)

2007

JOINT VENTURE

18.4

         152,834

100.0

KMART

2010

2055

SALVO AUTO PARTS

2009

2019

 

 

 

 

BALTIMORE (10)

2007

JOINT VENTURE

10.6

         112,722

100.0

SAFEWAY

2016

2046

RITE AID

2011

2026

DOLLAR TREE

2013

2028

 

BALTIMORE (10)

2007

JOINT VENTURE

7.3

           77,287

100.0

SUPER FRESH

2021

2061

 

 

 

 

 

 

 

BALTIMORE (11) (3)

2004

JOINT VENTURE

7.6

           79,815

100.0

GIANT FOOD

2016

2031

 

 

 

 

 

 

 

BALTIMORE (12)

2005

JOINT VENTURE

10.7

           90,830

98.2

GIANT FOOD

2011

2036

 

 

 

 

 

 

 

BALTIMORE (13)

2004

JOINT VENTURE

7.5

           90,903

98.9

GIANT FOOD

2026

2051

 

 

 

 

 

 

 

BALTIMORE (8)

2005

JOINT VENTURE

5.8

           49,629

96.8

CORT FURNITURE RENTAL

2012

2022

 

 

 

 

 

 

 

BEL AIR (13)

2004

FEE

19.7

         115,927

100.0

SAFEWAY

2030

2060

CVS

2021

2041

 

 

 

 

CLARKSVILLE (10)

2007

JOINT VENTURE

15.2

         105,907

100.0

GIANT FOOD

2017

2027

 

 

 

 

 

 

 

CLINTON

2003

GROUND LEASE (2024)

2.6

            2,544

100.0

 

 

 

 

 

 

 

 

 

 

CLINTON

2003

GROUND LEASE (2069)

2.6

                 -   

 -

 

 

 

 

 

 

 

 

 

 

COLUMBIA

2002

JOINT VENTURE

5.0

           50,000

100.0

MICHAELS

2013

2033

HOME GOODS

2011

2021

 

 

 

 

COLUMBIA

2002

FEE

7.3

           32,075

100.0

 

 

 

 

 

 

 

 

 

 

COLUMBIA

2002

FEE

2.5

           23,835

100.0

DAVID'S NATURAL MARKET

2014

2019

 

 

 

 

 

 

 

COLUMBIA (10)

2007

JOINT VENTURE

12.2

           41,494

98.2

 

 

 

 

 

 

 

 

 

 

COLUMBIA (13)

2005

JOINT VENTURE

0.7

            6,780

100.0

 

 

 

 

 

 

 

 

 

 

COLUMBIA (8)

2006

JOINT VENTURE

12.3

           91,165

100.0

SAFEWAY

2018

2043

 

 

 

 

 

 

 

COLUMBIA (8)

2006

JOINT VENTURE

16.4

         100,803

94.0

GIANT FOOD

2012

2022

 

 

 

 

 

 

 

COLUMBIA (8)

2006

JOINT VENTURE

7.3

           73,299

100.0

OLD NAVY

2013

 

 

 

 

 

 

 



24







 

LOCATION

YEAR DEVELOPED OR ACQUIRED

OWNERSHIP INTEREST/
(EXPIRATION)(2)

LAND AREA (ACRES)

LEASABLE AREA
SQ. FT.)  

PERCENT LEASED (1)

MAJOR LEASES

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

EASTON (11)

2004

JOINT VENTURE

11.1

         113,330

100.0

GIANT FOOD

2024

2054

FASHION BUG

2012

 

 

 

 

 

ELLICOTT CITY (11)

2004

JOINT VENTURE

31.8

         143,548

99.0

SAFEWAY

2012

2042

PETCO

2011

2021

 

 

 

 

ELLICOTT CITY (6)

2007

JOINT VENTURE

42.5

         433,467

100.0

TARGET

2016

2046

KOHL'S

2018

2038

SAFEWAY

2016

2046

 

ELLICOTT CITY (8)

2006

JOINT VENTURE

15.5

           86,456

99.1

GIANT FOOD

2009

2019

 

 

 

 

 

 

 

GAITHERSBURG

1989

FEE

8.7

           88,277

100.0

GREAT BEGINNINGS FURNITURE

2011

2021

FURNITURE 4 LESS

2010

 

 

 

 

 

GAITHERSBURG (6)

2007

JOINT VENTURE

6.6

           71,329

100.0

RUGGED WEARHOUSE

2013

2018

HANCOCK FABRICS

2011

2016

OLD COUNTRY BUFFET

2011

2021

 

GLEN BURNIE (13)

2004

JOINT VENTURE

21.9

         249,746

100.0

LOWE'S HOME CENTER

2019

2059

GIANT FOOD

2015

2025

 

 

 

 

HAGERSTOWN

1973

FEE

10.5

         116,985

100.0

ZEYNA FURNITURE

2018

2028

SUPER SHOE

2011

2016

ALDI

2016

2031

 

HUNT VALLEY

2003

FEE

9.1

           94,653

98.7

GIANT FOOD

2013

2033

 

 

 

 

 

 

 

LAUREL

1964

FEE

8.1

           75,924

100.0

VILLAGE THRIFT STORE

2010

 

DOLLAR TREE

2010

2015

OLD COUNTRY BUFFET

2009

2019

 

LAUREL

1972

FEE

10.0

           81,550

100.0

ROOMSTORE

2009

2014

 

 

 

 

 

 

 

LINTHICUM

2003

FEE

0.6

            1,926

100.0

 

 

 

 

 

 

 

 

 

 

LUTHERVILLE (12)

2004

JOINT VENTURE

1.7

                 -   

 -

 

 

 

 

 

 

 

 

 

 

NORTH EAST (10)

2007

JOINT VENTURE

17.5

           80,190

100.0

FOOD LION

2018

2038

 

 

 

 

 

 

 

OWINGS MILLS (13)

2004

JOINT VENTURE

11.0

         116,303

94.7

GIANT FOOD

2020

2045

MERRITT ATHLETIC CLUB

2010

2015

 

 

 

 

PASADENA

2003

GROUND LEASE (2030)

2.7

           38,727

97.2

 

 

 

 

 

 

 

 

 

 

PERRY HALL

2003

FEE

15.7

         173,975

87.5

BRUNSWICK (LEISERV)BOWLING

2010

 

RITE AID

2010

2035

ACE HARDWARE

2016

2031

 

PERRY HALL (11)

2004

JOINT VENTURE

8.2

           65,059

100.0

SUPER FRESH

2022

2062

 

 

 

 

 

 

 

TIMONIUM (3)

2003

FEE

17.2

         109,940

100.0

STAPLES

2020

2045

 

 

 

 

 

 

 

TIMONIUM (10)

2007

JOINT VENTURE

6.0

           59,799

91.8

AMERICAN RADIOLOGY

2012

2027

 

 

 

 

 

 

 

TOWSON (11)

2004

JOINT VENTURE

8.7

           84,280

100.0

LINENS N THINGS

2015

2025

COMPUSA

2014

2029

TWEETER ENTERTAINMENT

2014

2024

 

TOWSON (13) (3)

2004

JOINT VENTURE

43.1

         672,526

100.0

WAL-MART

2020

2005

TARGET

2009

2049

SUPER FRESH

2019

2049

 

WALDORF

2003

FEE

2.6

           26,128

100.0

FAIR LANES WALDORF

2012

2017

 

 

 

 

 

 

 

WALDORF

2003

FEE

0.0

            4,500

100.0

 

 

 

 

 

 

 

 

 

MASSACHUSETTS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

GREAT BARRINGTON

1994

FEE

14.1

         131,235

100.0

KMART

2011

2016

PRICE CHOPPER

2016

2036

 

 

 

 

HYANNIS (11)

2004

JOINT VENTURE

22.6

         225,634

95.5

SHAW'S SUPERMARKET

2018

2028

TOYS "R" US

2019

2029

HOME GOODS

2010

2020

 

MARLBOROUGH

2004

JOINT VENTURE

16.1

         104,125

100.0

BEST BUY

2019

2034

DSW SHOE WAREHOUSE

2014

2034

BORDERS BOOKS

2019

2034

 

PITTSFIELD (11)

2004

JOINT VENTURE

13.0

           72,014

100.0

STOP & SHOP

2014

2044

 

 

 

 

 

 

 

QUINCY (13)

2005

JOINT VENTURE

8.0

           80,510

100.0

SHAW'S SUPERMK

2009

2034

BROOKS PHARMACY

2017

2047

 

 

 

 

SHREWSBURY

1955

FEE

12.2

         108,418

100.0

BOB'S STORES

2018

2033

BED BATH & BEYOND

2012

2032

STAPLES

2011

2021

 

STURBRIDGE (8)

2006

JOINT VENTURE

23.1

         231,197

100.0

STOP & SHOP

2019

2049

MARSHALLS

2011

2026

LINENS N THINGS

2017

2032

MICHIGAN

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CLARKSTON

1996

FEE

20.0

         148,973

90.8

FARMER JACK

2015

2045

OFFICE DEPOT

2016

2031

CVS

2010

2020

 

CLAWSON (3)

1993

FEE

13.5

         130,424

83.3

STAPLES

2011

2026

RITE AID

2026

2046

 

 

 

 

FARMINGTON

1993

FEE

2.8

           96,915

89.5

OFFICE DEPOT

2016

2031

ACE HARDWARE

2017

2027

FITNESS 19

2015

2025

 

KALAMAZOO

2002

JOINT VENTURE

60.0

         261,334

100.0

HOBBY LOBBY

2013

2023

VALUE CITY FURNITURE

2020

2040

MARSHALLS

2010

2030

 

LIVONIA

1968

FEE

4.5

           33,121

100.0

CVS

2033

2083

FITNESS 19

2017

2027

 

 

 

 

MUSKEGON

1985

FEE

12.2

           79,215

100.0

PLUMB'S FOOD

2012

2022

 

 

 

 

 

 

 

NOVI

2003

JOINT VENTURE

6.0

           60,000

100.0

MICHAELS

2016

2036

HOME GOODS

2011

2026

 

 

 

 

TAYLOR

1993

FEE

13.0

         141,549

100.0

KOHL'S

2022

2042

BABIES R US

2017

2043

PARTY AMERICA

2009

 

 

TROY (13)

2005

JOINT VENTURE

24.0

         223,041

95.8

WAL-MART

2021

2051

MARSHALLS

2012

2027

 

 

 

 

WALKER

1993

FEE

41.8

         338,928

100.0

RUBLOFF DEVELOPMENT

2016

2051

KOHL'S

2017

2037

LOEKS THEATRES

2012

2042

MINNESOTA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ARBOR LAKES

2006

FEE

44.4

         463,634

100.0

LOWE'S HOME CENTER

2025

2075

DICK'S SPORTING GOODS

2017

2037

CIRCUIT CITY

2017

2037

 

HASTINGS (6)

2007

JOINT VENTURE

10.2

           97,535

98.5

CUB FOODS

2023

2053

 

 

 

 

 

 

 

MAPLE GROVE (7)

2001

JOINT VENTURE

63.0

         466,325

99.4

BYERLY'S

2020

2035

BEST BUY

2015

2030

JO-ANN FABRICS

2010

2030

 

MINNETONKA (7)

1998

JOINT VENTURE

12.1

         120,231

94.3

TOYS "R" US

2016

2031

GOLFSMITH GOLF CENTER

2013

2018

OFFICEMAX

2011

 

MISSISSIPPI

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

HATTIESBURG (4)

2004

JOINT VENTURE

50.3

         266,000

100.0

ASHLEY FURNITURE HOMESTORE

2016

2026

ROSS DRESS FOR LESS

2016

2041

BED BATH & BEYOND

2016

2041

 

HATTIESBURG (4)

2007

JOINT VENTURE

3.5

           11,000

100.0

 

 

 

 

 

 

 

 

 

 

JACKSON

2002

JOINT VENTURE

5.0

           50,000

100.0

MICHAELS

2014

2034

HOME GOODS

2014

2024

 

 

 

MISSOURI

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BRIDGETON

1997

GROUND LEASE (2040)

27.3

         101,592

100.0

KOHL'S

2010

2020

 

 

 

 

 

 

 

CRYSTAL CITY

1997

GROUND LEASE (2032)

10.1

         100,724

100.0

KMART

2024

2032

 

 

 

 

 

 

 

ELLISVILLE

1970

FEE

18.4

         118,080

100.0

SHOP N SAVE

2017

2032

2ND WIND EXERCISE EQUIPMENT

2011

2016

 

 

 

 

INDEPENDENCE

1985

FEE

21.0

         184,870

100.0

KMART

2024

2054

THE TILE SHOP

2014

2024

OFFICE DEPOT

2012

2032

 

JOPLIN

1998

FEE

12.6

         155,416

100.0

GOODY'S FAMILY CLOTHING

2010

2015

HASTINGS BOOKS

2009

2014

OFFICEMAX

2010

2025

 

JOPLIN (7)

1998

JOINT VENTURE

9.5

           80,524

100.0

SHOPKO

2018

2038

 

 

 

 

 

 

 

KANSAS CITY

1997

FEE

17.8

         150,381

100.0

HOME DEPOT

2010

2050

THE LEATHER COLLECTION

2013

2019

 

 

 

 

KIRKWOOD

1990

GROUND LEASE (2069)

19.8

         249,104

100.0

HOBBY LOBBY

2014

2024

HEMISPHERES

2014

2024

GART SPORTS

2014

2029

 

LEMAY

1974

FEE

9.8

           77,527

98.5

SHOP N SAVE

2020

2065

DOLLAR GENERAL

2008

 

 

 

 

 

MANCHESTER (7)

1998

JOINT VENTURE

9.6

           89,305

100.0

KOHL'S

2018

2038

 

 

 

 

 

 

 

SPRINGFIELD

1994

FEE

41.5

         277,590

92.6

BEST BUY

2011

2026

JCPENNEY

2010

2015

TJ MAXX

2011

2021

 

SPRINGFIELD

2002

FEE

8.5

           84,916

100.0

BED BATH & BEYOND

2013

2028

MARSHALLS

2012

2027

BORDERS BOOKS

2023

2038

 

SPRINGFIELD

1986

GROUND LEASE (2087)

18.5

         203,384

100.0

KMART

2024

2054

OFFICE DEPOT

2010

 

PACE-BATTLEFIELD, LLC

2017

2047

 

ST. CHARLES

1998

FEE

36.9

            8,000

100.0

 

 

 

 

 

 

 

 

 

 

ST. CHARLES

1999

GROUND LEASE (2039)

8.4

           84,460

100.0

KOHL'S

2019

2039

 

 

 

 

 

 

 

ST. LOUIS

1998

FEE

11.4

         113,781

100.0

KOHL'S

2018

2038

CLUB FITNESS

2014

2024

 

 

 

 

ST. LOUIS

1972

FEE

13.1

         129,093

96.3

SHOP N SAVE

2017

2082

 

 

 

 

 

 

 

ST. LOUIS

1986

FEE

17.5

         176,273

100.0

BURLINGTON COAT FACTORY

2009

2024

BIG LOTS

2015

2030

OFFICE DEPOT

2009

2019

 

ST. LOUIS

1997

GROUND LEASE (2056)

19.7

         169,982

89.2

HOME DEPOT

2026

2056

OFFICE DEPOT

2015

2025

 

 

 

 

ST. LOUIS

1997

GROUND LEASE (2035)

37.7

         172,165

100.0

KMART

2024

2035

K&G MEN'S COMPANY

2017

2027

 

 

 

 

ST. LOUIS

1997

GROUND LEASE (2040)

16.3

         128,765

100.0

KMART

2024

2040

 

 

 

 

 

 

 

ST. PETERS

1997

GROUND LEASE (2094)

14.8

         175,121

98.6

HOBBY LOBBY

2014

2024

GART SPORTS

2014

2029

OFFICE DEPOT

2019

 

NEBRASKA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

OMAHA (4)

2005

JOINT VENTURE

57.7

         141,000

100.0

MARSHALLS

2016

2036

LINENS N THINGS

2017

2032

OFFICEMAX

2017

2032

NEVADA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CARSON CITY (6)

2006

FEE

9.4

         114,258

88.8

RALEY'S

2012

2027

 

 

 

 

 

 

 

ELKO (6)

2006

FEE

31.3

         170,756

96.5

RALEY'S

2017

2032

BUILDERS MART

2011

2016

CINEMA 4 THEATRES

2012

 

 

HENDERSON (4)

1999

JOINT VENTURE

32.1

         161,000

100.0

LEVITZ

2013

2023

BIG LOTS

2016

2036

SAVERS

2016

2036

 

HENDERSON (6)

2006

FEE

10.5

         130,773

82.3

ALBERTSONS

2009

2039

 

 

 

 

 

 

 

LAS VEGAS (6)

2006

FEE

34.8

         362,758

96.5

WAL-MART

2012

2037

COLLEENS CLASSICS

2010

 

24 HOUR FITNESS

2012

2022

 

LAS VEGAS (6)

2006

FEE

34.5

         333,236

90.1

VONS

2011

2041

CARPETS-N-MORE

2015

2025

TJ MAXX

2010

2020

 

LAS VEGAS (6)

2006

FEE

21.1

         228,279

98.6

UA THEATRES

2017

2037

LINENS N' THINGS

2012

2027

OFFICEMAX

2012

2032

 

LAS VEGAS (6)

2006

FEE

16.4

         169,160

92.4

FOOD 4 LESS

2011

2036

HOLLYWOOD VIDEO

2011

2016

 

 

 

 

LAS VEGAS (6)

2006

FEE

16.1

         160,842

79.8

SPORTS AUTHORITY

2008

2018

OFFICEMAX

2011

2021

DOLLAR DISCOUNT CENTER

2015

2025

 

LAS VEGAS (6)

2006

FEE

9.4

         111,245

90.1

VONS

2009

2034

DOLLAR TREE

2011

2016

CYCLE GEAR

2010

 

 

LAS VEGAS (6)

2006

FEE

7.0

           77,650

98.7

ALBERTSONS

2021

2046

 

 

 

 

 

 

 

RENO

2006

FEE

2.7

           31,710

92.2

 

 

 

 

 

 

 

 

 

 

RENO

2006

FEE

3.1

           36,627

66.0

 

 

 

 

 

 

 

 

 

 

RENO (6)

2006

FEE

10.4

         142,604

97.8

SAK 'N SAVE

2022

2052

WENDY'S

2008

2023

 

 

 

 

RENO (6)

2006

FEE

12.3

         113,376

94.7

SCOLARI'S WAREHOUSE MARKET

2021

 

 

 

 

 

 

 

 

RENO (8)

2007

JOINT VENTURE

15.5

         120,004

95.0

RALEY'S

2022

2037

SHELL OIL

2012

2022

 

 

 

 

RENO (8)

2007

JOINT VENTURE

13.2

         104,319

98.8

RALEY'S

2030

2060

 

 

 

 

 

 

 

RENO (8)

2007

JOINT VENTURE

14.5

         146,501

99.0

BED BATH & BEYOND

2015

2030

WILD OATS MARKETS

2023

2038

BORDERS BOOKS

2014

2034

 

SPARKS

2002

FEE

10.3

         119,601

100.0

SAFEWAY

2028

2058

LONGS DRUG STORES

2054

 

 

 

 

 

SPARKS (8)

2007

JOINT VENTURE

10.3

         113,743

94.7

RALEY'S

2023

2038

 

 

 

 

 

 

 

WINNEMUCCA (6)

2006

FEE

4.8

           65,424

100.0

RALEY'S

2015

2035

 

 

 

 

 

 



25







 

LOCATION

YEAR DEVELOPED OR ACQUIRED

OWNERSHIP INTEREST/
(EXPIRATION)(2)

LAND AREA (ACRES)

LEASABLE AREA
SQ. FT.)  

PERCENT LEASED (1)

MAJOR LEASES

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NEW HAMPSHIRE

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NASHUA (11)

2004

JOINT VENTURE

18.2

         182,348

97.3

DSW SHOE WAREHOUSE

2011

2031

BED BATH & BEYOND

2012

2032

MICHAELS

2012

2027

 

NEW LONDON

2005

FEE

9.5

         106,470

100.0

HANNAFORD BROS.

2025

2050

FIRST COLONIAL

2008

2028

MACKENNA'S

2012

2017

 

SALEM

1994

FEE

39.8

         344,076

100.0

KOHL'S

2013

 

SHAW'S SUPERMARKET

2008

2038

BOB'S STORES

2011

2021

NEW JERSEY

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CHERRY HILL (10)

2007

JOINT VENTURE

48.0

         209,185

100.0

KOHL'S

2018

2068

WORLDWIDE WHOLESALE FLOOR

2018

2033

BABIES R US

2013

2033

 

EDGEWATER (6)

2007

JOINT VENTURE

45.7

         423,315

95.7

TARGET

2022

2042

PATHMARK

2016

2041

TJ MAXX

2012

2022

 

MOORESTOWN (9)

2004

GROUND LEASE (2066)/ JOINT VENTURE

22.7

         201,351

100.0

LOWE'S HOME CENTER

2026

2066

SPORTS AUTHORITY

2013

2033

BALLY TOTAL FITNESS

2012

2022

 

WAYNE (9)

2004

FEE

19.2

         331,528

100.0

COSTCO

2009

2044

LACKLAND STORAGE

2012

2032

SPORTS AUTHORITY

2012

2032

 

BRIDGEWATER (7)

2001

JOINT VENTURE

16.6

         378,567

100.0

BED BATH & BEYOND

2010

2030

MARSHALLS

2009

2024

COSTCO

2019

2049

 

DELRAN (7)

2000

JOINT VENTURE

10.5

           77,583

100.0

PETSMART

2016

2026

OFFICE DEPOT

2016

2026

SLEEPY'S

2012

2022

 

DELRAN (7)

2005

JOINT VENTURE

9.5

           37,679

45.4

 

 

 

 

 

 

 

 

 

 

BAYONNE

2004

FEE

0.6

           23,901

100.0

DOLLAR TREE

2014

 

 

 

 

 

 

 

 

CHERRY HILL

1985

JOINT VENTURE

18.6

         124,750

100.0

STOP & SHOP

2016

2036

RETROFITNESS

2013

2020

 

 

 

 

CHERRY HILL

1996

GROUND LEASE (2036)

15.2

         129,809

100.0

KOHL'S

2016

2036

PLANET FITNESS

2017

2027

 

 

 

 

CINNAMINSON

1996

FEE

13.7

         121,852

84.1

VF OUTLET

2009

2019

ACME MARKETS

2047

 

 

 

 

 

EAST WINDSOR

2002

FEE

34.8

         249,029

98.8

TARGET

2027

2067

GENUARDI'S

2026

2056

TJ MAXX

2011

2026

 

HOLMDEL (3)

2007

FEE

30.0

         300,011

93.2

A&P

2013

2043

MARSHALLS

2013

2028

LA FITNESS

2021

2036

 

HOLMDEL

2007

FEE

23.5

         234,557

100.0

LINENS N THINGS

2018

2033

BEST BUY

2018

2033

MICHAELS

2013

2033

 

HILLSBOROUGH

2005

JOINT VENTURE

5.0

           55,552

100.0

KMART

2012

2047

 

 

 

 

 

 

 

LINDEN

2002

FEE

0.9

           13,340

100.0

STRAUSS DISCOUNT AUTO

2023

2033

 

 

 

 

 

 

 

NORTH BRUNSWICK

1994

FEE

38.1

         409,879

100.0

WAL-MART

2018

2058

BURLINGTON COAT FACTORY

2012

 

MARSHALLS

2012

2027

 

PISCATAWAY

1998

FEE

9.6

           97,348

100.0

SHOPRITE

2014

2024

 

 

 

 

 

 

 

RIDGEWOOD

1994

FEE

2.7

           24,280

100.0

FRESH FIELDS

2015

2030

 

 

 

 

 

 

 

WESTMONT

1994

FEE

17.4

         192,254

74.8

SUPER FRESH

2017

2081

SUPER FITNESS

2009

 

JO-ANN FABRICS

2012

 

 

UNION COUNTY (4)

2007

JOINT VENTURE

22.0

           90,000

100.0

 

 

 

 

 

 

 

 

 

NEW MEXICO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LAS CRUCES

2006

JOINT VENTURE

3.9

                 -   

 -

 

 

 

 

 

 

 

 

 

 

ALBUQUERQUE

1998

FEE

4.7

           37,442

100.0

PETSMART

2017

2037

 

 

 

 

 

 

 

ALBUQUERQUE

1998

FEE

26.0

         183,796

97.2

MOVIES WEST

2011

2021

ROSS DRESS FOR LESS

2011

2021

VALLEY FURNITURE

2008

2017

 

ALBUQUERQUE

1998

FEE

4.8

           59,722

88.9

PAGE ONE

2008

2013

WALGREENS

2027

 

 

 

 

NEW YORK

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

HARRIMAN (8)

2007

JOINT VENTURE

52.9

         227,939

100.0

KOHL'S

2023

2003

LINENS N THINGS

2013

2028

STAPLES

2013

2028

 

FARMINGDALE (8)

2006

JOINT VENTURE

56.5

         415,469

99.2

HOME DEPOT

2030

2075

DAVE & BUSTER'S

2010

2025

BED BATH & BEYOND

2014

2034

 

NESCONSET (9)

2004

FEE

5.9

           55,580

100.0

LEVITZ

2014

2034

 

 

 

 

 

 

 

WESTBURY (9)

2004

FEE

30.1

         398,602

100.0

COSTCO

2009

2043

WAL-MART

2019

2069

MARSHALLS

2009

2024

 

BROOKLYN (7)

2000

JOINT VENTURE

5.1

           80,708

100.0

HOME DEPOT

2022

2051

WALGREENS

2030

 

 

 

 

 

COPIAGUE (7)

1998

JOINT VENTURE

15.4

         163,999

100.0

HOME DEPOT

2011

2056

BALLY TOTAL FITNESS

2008

2018

 

 

 

 

HEMPSTEAD (7)

2000

JOINT VENTURE

1.4

           13,905

100.0

WALGREENS

2059

 

 

 

 

 

 

 

 

FREEPORT (7)

2000

JOINT VENTURE

9.6

         173,031

93.9

STOP & SHOP

2025

 

TOYS "R" US

2020

2040

MARSHALLS

2011

2016

 

GLEN COVE (7)

2000

JOINT VENTURE

3.0

           49,346

100.0

STAPLES

2014

2029

ANNIE SEZ

2011

2026

 

 

 

 

LATHAM (7)

1999

JOINT VENTURE

89.4

         616,130

99.7

SAM'S CLUB

2013

2043

WAL-MART

2013

2043

HOME DEPOT

2031

2071

 

MUNSEY PARK (7)

2000

JOINT VENTURE

6.0

           72,748

100.0

BED BATH & BEYOND

2012

2022

WHOLE FOODS

2011

2021

 

 

 

 

MERRICK (7)

2000

JOINT VENTURE

7.8

         107,871

89.6

WALDBAUMS

2013

2041

ANNIE SEZ

2011

2021

PARTY CITY

2012

2022

 

MIDDLETOWN (7)

2000

JOINT VENTURE

10.1

           80,000

100.0

BEST BUY

2016

2031

LINENS N THINGS

2016

2031

 

 

 

 

STATEN ISLAND (7)

2000

JOINT VENTURE

14.4

         190,131

100.0

TJ MAXX

2010

2025

NATIONAL WHOLESALE

2010

2030

MICHAELS

2011

2031

 

AMHERST

1988

JOINT VENTURE

7.5

         101,066

100.0

TOPS SUPERMARKET

2013

2033

 

 

 

 

 

 

 

BUFFALO

1988

JOINT VENTURE

9.2

         141,466

92.1

TOPS SUPERMARKET

2012

2037

PETSMART

2017

2032

FASHION BUG

2010

2025

 

BRONX

1990

JOINT VENTURE

19.5

         228,638

100.0

NATIONAL AMUSEMENTS

2011

2036

WALDBAUMS

2011

2046

OFFICE OF HEARING

2008

 

 

LEVITTOWN

2006

JOINT VENTURE

4.7

           47,214

100.0

FILENE'S BASEMENT

2021

 

DSW SHOE WAREHOUSE

2021

2036

 

 

 

 

BRIDGEHAMPTON

1973

FEE

30.2

         287,587

98.3

KMART

2019

2039

KING KULLEN

2015

2035

TJ MAXX

2012

2017

 

BROOKLYN

2003

FEE

0.2

            7,500

100.0

 

 

 

 

 

 

 

 

 

 

BROOKLYN

2003

FEE

0.4

           10,000

100.0

RITE AID

2019

 

 

 

 

 

 

 

 

BROOKLYN

2004

FEE

0.2

           29,671

100.0

DUANE READE

2014

 

 

 

 

 

 

 

 

BROOKLYN

2004

FEE

2.9

           41,076

100.0

DUANE READE

2014

 

PC RICHARD & SON

2018

2028

 

 

 

 

BAYRIDGE

2004

FEE

0.5

           21,106

100.0

DUANE READE

2014

 

 

 

 

 

 

 

 

BELLMORE

2004

FEE

1.4

           24,802

100.0

RITE AID

2014

 

 

 

 

 

 

 

 

BRONX

2005

FEE

0.1

            3,720

100.0

 

 

 

 

 

 

 

 

 

 

BROOKLYN

2005

FEE

0.2

            5,200

100.0

 

 

 

 

 

 

 

 

 

 

BAYSHORE

2006

FEE

15.9

         176,622

100.0

BEST BUY

2016

2031

TOYS "R" US

2013

2043

OFFICE DEPOT

2011

2026

 

COMMACK

1998

GROUND LEASE (2085)

35.7

         265,409

97.4

KING KULLEN

2017

2047

LINENS N THINGS

2018

2038

SPORTS AUTHORITY

2017

2037

 

CENTEREACH

1993

JOINT VENTURE

40.7

         377,584

98.9

WAL-MART

2015

2044

BIG LOTS

2011

2021

MODELL'S

2019

2029

 

CENTEREACH

2006

FEE

10.5

         107,693

95.2

PATHMARK

2020

2050

ACE HARDWARE

2017

2027

 

 

 

 

COMMACK

2007

FEE

2.5

           24,617

42.6

 

 

 

 

 

 

 

 

 

 

ELMONT

2004

FEE

1.8

           27,078

100.0

DUANE READE

2014

 

 

 

 

 

 

 

 

ELMONT

2007

JOINT VENTURE

1.3

           12,900

100.0

CVS

2033

2040

 

 

 

 

 

 

 

FRANKLIN SQUARE

2004

FEE

1.4

           17,864

100.0

DUANE READE

2014

 

 

 

 

 

 

 

 

FLUSHING

2007

FEE

2.2

           22,416

100.0

FRUIT VALLEY PRODUCE

2011

 

 

 

 

 

 

 

 

HAMPTON BAYS

1989

FEE

8.2

           70,990

100.0

MACY'S

2015

2025

 

 

 

 

 

 

 

HICKSVILLE

2004

FEE

2.5

           35,581

70.5

DUANE READE

2014

 

 

 

 

 

 

 

 

HUNTINGTON

2007

FEE

0.9

            9,900

100.0

 

 

 

 

 

 

 

 

 

 

HOLTSVILLE

2007

FEE

0.8

            1,595

100.0

 

 

 

 

 

 

 

 

 

 

JAMAICA

2005

FEE

0.3

            5,770

100.0

 

 

 

 

 

 

 

 

 

 

JERICHO

2007

FEE

6.4

           64,137

90.3

WHOLE FOODS MARKET

2025

2040

 

 

 

 

 

 

 

JERICHO

2007

FEE

5.7

           57,013

100.0

MARSHALLS

2009

2019

 

 

 

 

 

 

 

JERICHO

2007

GROUND LEASE (2045)

0.2

            2,085

100.0

 

 

 

 

 

 

 

 

 

 

JERICHO

2007

FEE

2.5

         105,851

100.0

MILLERIDGE INN

2022

2042

 

 

 

 

 

 

 

LITTLE NECK

2003

FEE

3.8

           48,275

100.0

 

 

 

 

 

 

 

 

 

 

LAURELTON

2005

FEE

0.2

            7,435

100.0

 

 

 

 

 

 

 

 

 

 

MANHASSET

1999

FEE

9.6

         188,608

100.0

FILENE'S

2011

 

LINENS N THINGS

2016

2026

KING KULLEN

2024

2052

 

MASPETH

2004

FEE

1.1

           22,500

100.0

DUANE READE

2014

 

 

 

 

 

 

 

 

NORTH MASSAPEQUA

2004

GROUND LEASE (2033)

2.0

           29,610

100.0

DUANE READE

2014

 

 

 

 

 

 

 

 

MANHATTAN

2005

FEE

0.2

            9,566

100.0

 

 

 

 

 

 

 

 

 

 

MINEOLA

2007

FEE

2.7

           26,780

79.5

CVS

2011

2026

 

 

 

 

 

 

 

OCEANSIDE

2003

FEE

0.3

                 -   

 -

 

 

 

 

 

 

 

 

 

 

PLAINVIEW

1969

GROUND LEASE (2070)

7.0

           88,222

100.0

FAIRWAY STORES

2017

2037

 

 

 

 

 

 

 

POUGHKEEPSIE

1972

FEE

20.0

         167,668

98.2

STOP & SHOP

2020

2049

BIG LOTS

2012

2017

 

 

 

 

QUEENS VILLAGE

2005

FEE

0.5

           14,649

100.0

STRAUSS DISCOUNT AUTO

2015

2025

 

 

 

 

 

 

 

SYOSSET

1967

FEE

2.5

           32,124

100.0

NEW YORK SPORTS CLUB

2016

2021

 

 

 

 

 

 

 

STATEN ISLAND

1989

FEE

16.7

         210,825

100.0

KMART

2011

 

PATHMARK

2011

2021

 

 

 

 

STATEN ISLAND

1997

GROUND LEASE (2072)

7.0

         101,337

100.0

WALDBAUMS

2011

2031

 

 

 

 

 

 

 

STATEN ISLAND

2006

FEE

23.9

         356,779

97.9

KMART

2012

2017

PATHMARK

2012

2037

TOYS "R" US

2015

 

 

STATEN ISLAND

2005

FEE

5.5

           47,270

100.0

STAPLES

2008

2018

 

 

 

 

 

 

 

ROCHESTER

1993/ 1988

FEE

18.6

         185,153

32.0

TOPS SUPERMARKET

2009

2024

 

 

 

 

 

 

 

WHITE PLAINS

2004

FEE

2.5

           24,577

98.8

DUANE READE

2014

 

 

 

 

 

 

 

 

YONKERS

1995

FEE

4.1

           43,560

100.0

SHOPRITE

2013

2028

 

 

 

 

 

 

 

YONKERS

2005

FEE

0.9

           10,329

100.0

STRAUSS DISCOUNT AUTO

2015

2025

 

 

 

 

 

 



26







 

LOCATION

YEAR DEVELOPED OR ACQUIRED

OWNERSHIP INTEREST/
(EXPIRATION)(2)

LAND AREA (ACRES)

LEASABLE AREA
SQ. FT.)  

PERCENT LEASED (1)

MAJOR LEASES

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CENTRAL ISLIP (4)

2004

GROUND LEASE (2101)/ JOINT VENTURE

11.8

             52,000

100.0

 

 

 

 

 

 

 

 

 

 

EAST NORTHPORT (4)

2005

GROUND LEASE (2052)/ JOINT VENTURE

4.0

                       -   

-

 

 

 

 

 

 

 

 

 

 

HARLEM (4)

2007

JOINT VENTURE

1.9

                       -   

-

 

 

 

 

 

 

 

 

 

 

BRONX (4)

2007

JOINT VENTURE

0.7

                       -   

-

 

 

 

 

 

 

 

 

 

 

BRONX (4)

2007

JOINT VENTURE

0.4

                       -   

-

 

 

 

 

 

 

 

 

 

 

NEW YORK (4)

2007

JOINT VENTURE

0.6

                       -   

-

 

 

 

 

 

 

 

 

 

NORTH CAROLINA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CARY (7)

2001

JOINT VENTURE

40.3

           315,797

100.0

BJ'S

2020

2040

KOHL'S

2022

2001

PETSMART

2016

2036

 

DURHAM (7)

2002

JOINT VENTURE

39.5

          408,292

100.0

WAL-MART

2015

2035

BEST BUY

2011

2026

LINENS N THINGS

2011

2026

 

PINEVILLE (13)

2003

JOINT VENTURE

39.1

           269,710

98.5

KMART

2017

2067

STEIN MART

2012

 

TJ MAXX

2013

2018

 

CHARLOTTE

1968

FEE

13.5

             62,300

100.0

TJ MAXX

2012

2017

CVS

2015

2035

 

 

 

 

CHARLOTTE

1993

FEE

14.0

           139,269

94.2

BI-LO

2009

2029

RUGGED WEARHOUSE

2013

2018

DECORATORS WAREHOUSE

2012

2022

 

CHARLOTTE

1986

GROUND LEASE (2048)

18.4

          233,800

100.0

ROSS DRESS FOR LESS

2015

2035

K&G MEN'S COMPANY

2008

2018

OFFICEMAX

2009

2024

 

CARY

1996

FEE

10.6

              86,015

100.0

BED BATH & BEYOND

2010

2014

DICK'S SPORTING GOODS

2014

2029

 

 

 

 

CARY

1998

FEE

10.9

           102,787

75.9

LOWES FOOD

2017

2037

 

 

 

 

 

 

 

DURHAM

1996

FEE

13.2

             116,186

95.2

TJ MAXX

2009

2014

JO-ANN FABRICS

2010

2020

 

 

 

 

FRANKLIN

1998

JOINT VENTURE

2.6

             26,326

100.0

BILL HOLT FORD

2016

2041

 

 

 

 

 

 

 

MORRISVILLE

2007

FEE

24.2

            169,901

99.4

CARMIKE CINEMAS

2017

2027

FOOD LION

2019

2039

STEIN MART

2017

2037

 

MOORSEVILLE

2007

FEE

29.3

           172,599

88.1

BEST BUY

2018

2038

BED BATH & BEYOND

2018

2038

STAPLES

2022

2037

 

RALEIGH

1993

FEE

35.9

          362,945

90.2

GOLFSMITH GOLF & TENNIS

2017

2027

BED BATH & BEYOND

2016

2036

ROSS DRESS FOR LESS

2016

2036

 

WINSTON-SALEM

1969

FEE

13.2

           137,433

96.5

HARRIS TEETER

2016

2041

DOLLAR TREE

2011

2016

SPORTSMAN'S SUPPLY

2008

 

 

KNIGHTDALE (4)

2005

JOINT VENTURE

29.2

           201,000

100.0

ROSS DRESS FOR LESS

2017

2037

BED BATH & BEYOND

2017

2037

MICHAELS

2016

2036

 

RALEIGH (4)

2006

JOINT VENTURE

8.8

               9,000

100.0

 

 

 

 

 

 

 

 

 

 

RALEIGH (4)

2003

JOINT VENTURE

35.4

             93,000

100.0

FOOD LION

2023

2043

ACE HARDWARE

2022

2037

 

 

 

OHIO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CINCINNATI (7)

2000

JOINT VENTURE

36.7

            410,010

92.7

WAL-MART

2010

2040

HOBBY LOBBY

2015

2025

DICK'S SPORTING GOODS

2016

2031

 

COLUMBUS (7)

2002

JOINT VENTURE

36.5

           254,152

97.2

LOWE'S HOME CENTER

2016

2046

KROGER

2017

2037

 

 

 

 

COLUMBUS (7)

1998

JOINT VENTURE

12.1

            112,862

89.2

BORDERS BOOKS

2018

2038

PIER 1 IMPORTS

2012

2017

FRANNYS HALLMARK

2009

2014

 

HUBER HEIGHTS (7)

1999

JOINT VENTURE

40.0

           318,468

100.0

ELDER BEERMAN

2014

2044

KOHL'S

2015

2035

MARSHALLS

2009

2024

 

SPRINGDALE (7)

2000

JOINT VENTURE

22.0

           253,510

73.5

WAL-MART

2015

2045

HH GREGG

2012

2017

DAVID'S BRIDAL

2009

2019

 

AKRON

1975

FEE

6.9

             75,866

100.0

GIANT EAGLE

2021

2041

 

 

 

 

 

 

 

AKRON

1988

FEE

24.5

           138,363

100.0

GABRIEL BROTHERS

2010

2025

PAT CATANS CRAFTS

2013

 

ESSENCE BEAUTY MART

2014

 

 

BARBERTON

1972

FEE

10.0

             101,801

96.7

GIANT EAGLE

2027

2052

 

 

 

 

 

 

 

BRUNSWICK

1975

FEE

20.0

            171,223

97.7

KMART

2010

2050

MARC'S

2017

2027

 

 

 

 

BEAVERCREEK

1986

FEE

18.2

             97,307

98.2

KROGER

2018

2048

REVCO

2008

2027

 

 

 

 

CANTON

1972

FEE

19.6

            172,419

87.1

BURLINGTON COAT FACTORY

2018

2043

TJ MAXX

2012

2017

HOMETOWN BUFFET

2010

2020

 

CAMBRIDGE

1997

FEE

13.1

             78,065

93.3

TRACTOR SUPPLY CO.

2010

2020

 

 

 

 

 

 

 

COLUMBUS

1988

FEE

12.4

            191,089

100.0

KOHL'S

2011

2031

KROGER

2031

2071

TOYS R US

2015

2040

 

COLUMBUS

1988

FEE

13.7

           142,743

100.0

KOHL'S

2011

2031

STAPLES

2010

2020

 

 

 

 

COLUMBUS

1988

FEE

17.9

           129,008

96.0

KOHL'S

2011

2031

GRANT METHODIST HOSPITAL

2011

 

 

 

 

 

CENTERVILLE

1988

FEE

15.2

           125,058

100.0

BED BATH & BEYOND

2017

2032

THE TILE SHOP

2014

2024

HOME 2 HOME

2013

2018

 

COLUMBUS

1988

FEE

12.4

           135,650

100.0

KOHL'S

2011

2031

CIRCUIT CITY

2019

2039

 

 

 

 

CINCINNATI

1988

FEE

11.6

           223,731

99.3

LOWE'S HOME CENTER

2022

2052

BIG LOTS

2009

2019

AJ WRIGHT

2014

2034

 

CINCINNATI

1988

GROUND LEASE (2054)

8.8

            121,242

100.0

TOYS "R" US

2019

2044

 

 

 

 

 

 

 

CINCINNATI

1988

FEE

29.2

          308,277

100.0

HOBBY LOBBY

2012

2022

TOYS R US

2016

2046

HAVERTY'S

2019

2034

 

CINCINNATI

2000

FEE

8.8

              88,317

100.0

HOBBY LOBBY

2011

2021

GOLD'S GYM

2017

2027

 

 

 

 

CINCINNATI

1999

FEE

16.7

             89,742

92.1

BIGGS FOODS

2008

2028

 

 

 

 

 

 

 

DAYTON

1969

FEE

22.8

             163,131

81.6

BEST BUY

2008

2028

BIG LOTS

2013

2018

JO-ANN FABRICS

2012

 

 

DAYTON

1984

FEE

32.1

           213,853

88.5

VICTORIA'S SECRET

2009

2019

KROGER

2012

2038

CARDINAL FITNESS

2017

2027

 

TROTWOOD

1988

FEE

16.9

             141,616

100.0

VALUE CITY

2010

2020

DOLLAR GENERAL

2012

 

 

 

 

 

DAYTON

1988

FEE

11.2

            116,374

88.3

VALUE CITY

2010

2015

 

 

 

 

 

 

 

KENT

1988/ 1991

FEE

17.6

           106,500

100.0

TOPS SUPERMARKET

2026

2096

 

 

 

 

 

 

 

MENTOR

1987

FEE

20.6

            103,910

100.0

GABRIEL BROTHERS

2013

2028

BIG LOTS

2014

2034

 

 

 

 

MIDDLEBURG HEIGHTS

1988

FEE

8.2

           104,342

100.0

GABRIEL BROTHERS

2014

2029

 

 

 

 

 

 

 

MENTOR

1988

FEE

25.0

          235,577

95.9

GIANT EAGLE

2019

2029

BURLINGTON COAT FACTORY

2014

 

JO-ANN FABRICS

2009

2019

 

MIAMISBURG

1999

FEE

0.6

               6,000

57.5

 

 

 

 

 

 

 

 

 

 

NORTH OLMSTEAD

1988

FEE

11.7

             99,862

100.0

TOPS SUPERMARKET

2026

2096

 

 

 

 

 

 

 

SHARONVILLE

1977

GROUND LEASE (2076)/JOINT VENTURE

15.0

             121,105

92.6

GABRIEL BROTHERS

2012

2032

KROGER

2008

2028

UNITED ART AND EDUCATION

2016

2026

 

UPPER ARLINGTON

1969

FEE

13.3

           160,702

78.6

TJ MAXX

2011

2021

HONG KONG BUFFET

2011

2016

CVS

2019

2039

 

WESTERVILLE

1993/ 1988

FEE

25.4

          222,077

100.0

KOHL'S

2016

2036

MARC'S

2015

2025

OFFICEMAX

2014

2024

 

WICKLIFFE

1982

FEE

10.0

            128,180

95.6

GABRIEL BROTHERS

2013

2028

BIG LOTS

2010

 

DOLLAR GENERAL

2008

 

 

WILLOUGHBY HILLS

1988

FEE

14.1

           157,424

100.0

VF OUTLET

2012

2022

MARCS DRUGS

2012

2017

 

 

 

OKLAHOMA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

OKLAHOMA CITY

1997

FEE

9.8

           103,027

100.0

ACADEMY SPORTS & OUTDOORS

2014

2024

 

 

 

 

 

 

 

OKLAHOMA CITY

1998

FEE

19.8

          233,797

100.0

HOME DEPOT

2014

2044

GORDMANS

2013

2033

BEST BUY

2013

2023

 

SOUTH TULSA

1996

FEE

0.4

               4,090

100.0

 

 

 

 

 

 

 

 

 

OREGON

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MEDFORD (6)

2006

FEE

30.1

          335,043

94.5

SEARS

2014

2044

TINSELTOWN

2017

2037

24 HOUR FITNESS

2015

2026

 

GRESHAM (6)

2006

FEE

25.6

          264,765

90.5

G.I. JOE'S

2037

2087

PETSMART

2013

2028

ROSS DRESS FOR LESS

2018

 

 

HILLSBORO (6)

2006

FEE

20.0

          260,954

97.8

SAFEWAY

2014

2044

STAPLES

2013

 

RITE AID

2014

2044

 

CLACKAMAS (6)

2007

JOINT VENTURE

23.7

          236,672

100.0

GART SPORTS

2014

2034

NORDSTROM RACK

2008

2018

OLD NAVY

2010

 

 

HILLSBORO (6)

2006

FEE

20.0

           210,992

88.2

SAFEWAY

2010

2045

RITE AID

2010

2040

TRADER JOE'S

2017

2032

 

GRESHAM (6)

2006

FEE

0.3

          208,276

97.6

WILD OATS MARKETS

2020

2033

OFFICE DEPOT

2012

2017

BIG LOTS

2012

2017

 

MILWAUKIE (6)

2006

GROUND LEASE (2041)

16.3

           185,859

94.6

ALBERTSONS

2013

 

RITE AID

2015

 

JO-ANN FABRICS

2008

2018

 

HERMISTON (6)

2006

GROUND LEASE (2046)

14.2

           150,396

90.3

SAFEWAY

2008

2038

BIG LOTS

2013

2018

DOLLAR TREE

2011

2021

 

CANBY (6)

2006

FEE

9.1

             115,701

98.3

SAFEWAY

2023

2083

RITE AID

2014

2044

CANBY ACE HARDWARE

2015

2030

 

PORTLAND (6)

2006

FEE

10.6

            115,057

97.3

SAFEWAY

2017

2047

DOLLAR TREE

2012

2017

 

 

 

 

PORTLAND (6)

2006

FEE

1.5

            112,755

84.5

STAPLES

2015

2030

WALGREENS

2021

2060

 

 

 

 

ALBANY (6)

2006

FEE

13.3

            109,891

100.0

RITE AID

2008

2053

BIG LOTS

2008

2023

DOLLAR TREE

2008

2020

 

HOOD RIVER (6)

2006

FEE

8.3

           108,554

95.1

ROSAUERS

2021

2039

WALGREENS

2032

2052

DOLLAR TREE

2011

2021

 

GRESHAM (6)

2006

FEE

0.7

           107,583

100.0

FOOD 4 LESS

2009

2019

CASCADE ATHLETIC CLUB

2008

2018

 

 

 

 

TROUTDALE (6)

2006

FEE

9.8

              98,137

55.7

LAMBS THRIFTWAY

2021

2031

 

 

 

 

 

 

 

SPRINGFIELD (6)

2006

FEE

8.7

             96,027

96.1

SAFEWAY

2008

2043

 

 

 

 

 

 

 

GRESHAM (6)

2006

FEE

8.0

             92,872

84.1

DOLLAR TREE

2011

2021

VOLUNTEERS OF AMERICA

2012

2017

 

 

 

 

PORTLAND (6)

2006

FEE

2.1

             38,363

98.3

QFC

2019

2044

 

 

 

 

 

 

 

ALBANY

2006

JOINT VENTURE

3.8

             22,700

100.0

GROCERY OUTLET

2016

2030

 

 

 

 

 

 

PENNSYLVANIA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MONROEVILLE (8)

2005

FEE

13.7

           143,200

94.4

PETSMART

2019

2034

BED BATH & BEYOND

2020

2034

MICHAELS

2009

2029

 

HORSHAM (8)

2005

JOINT VENTURE

8.3

             75,206

97.6

GIANT FOOD

2022

2052

 

 

 

 

 

 

 

CARLISLE (8)

2005

JOINT VENTURE

12.2

             90,289

88.4

GIANT FOOD

2016

2046

 

 

 

 

 

 

 

PITTSBURGH (6)

2007

JOINT VENTURE

19.3

           133,697

84.0

ECKERD

2013

2018

 

 

 

 

 

 

 

MONTGOMERY (7)

2002

JOINT VENTURE

45.0

          257,565

100.0

GIANT FOOD

2020

2050

BED BATH & BEYOND

2016

2030

COMPUSA

2014

2028

 

POTTSTOWN (12)

2004

JOINT VENTURE

15.7

            161,727

95.5

GIANT FOOD

2014

2049

TRACTOR SUPPLY CO.

2012

2027

TJ MAXX

2009

2019

 

SHREWSBURY (13)

2004

JOINT VENTURE

21.2

             94,706

100.0

GIANT FOOD

2023

2053

 

 

 

 

 

 

 

PITTSBURGH (13)

2007

JOINT VENTURE

37.0

           166,786

94.5

LINENS N THINGS

2016

2030

TJ MAXX

2010

2020

STAPLES

2015

2030

 

GREENSBURG

2002

JOINT VENTURE

5.0

             50,000

100.0

TJ MAXX

2010

2020

MICHAELS

2010

2020

 

 

 

 

WHITEHALL

2005

JOINT VENTURE

15.1

             151,418

100.0

GIANT FOOD

2014

 

BARNES & NOBLE

2011

 

PARTY CITY

2010

 

 

ARDMORE

2007

FEE

18.8

          320,367

96.1

MACY'S

2012

2032

BANANA REPUBLIC

2008

2013

 

 

 



27







 

LOCATION

YEAR DEVELOPED OR ACQUIRED

OWNERSHIP INTEREST/
(EXPIRATION)(2)

LAND AREA (ACRES)

LEASABLE AREA
SQ. FT.)  

PERCENT LEASED (1)

MAJOR LEASES

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PITTSBURGH

2004

GROUND LEASE (2095)

46.8

         467,927

100.0

 

 

 

 

 

 

 

 

 

 

CHIPPEWA

2000

FEE

22.4

         215,206

100.0

KMART

2018

2068

HOME DEPOT

2018

2068

 

 

 

 

SCOTT TOWNSHIP

2000

GROUND LEASE (2052)

6.9

           69,288

100.0

WAL-MART

2032

2052

 

 

 

 

 

 

 

BLUE BELL

1996

FEE

17.7

         120,211

100.0

KOHL'S

2016

2036

HOME GOODS

2013

2033

 

 

 

 

CHAMBERSBURG

2007

FEE

12.9

         131,623

97.9

GIANT FOOD

2040

2040

WINE & SPIRITS SHOPPE

2011

2016

 

 

 

 

CHAMBERSBURG

2006

FEE

37.3

         271,411

98.2

KOHL'S

2028

2058

GIANT FOOD

2027

2067

MICHAELS

2017

2037

 

EAST STROUDSBURG

1973

FEE

15.3

         168,506

100.0

KMART

2012

2022

WEIS MARKETS

2008

 

 

 

 

 

EAGLEVILLE

1973

FEE

15.2

         165,385

93.4

KMART

2009

2024

GENUARDI'S

2011

2025

 

 

 

 

EXTON

1990

FEE

6.1

           60,685

100.0

ACME MARKETS

2015

2045

 

 

 

 

 

 

 

EXTON

1996

FEE

9.8

           85,184

100.0

KOHL'S

2016

2036

 

 

 

 

 

 

 

EASTWICK

1997

FEE

3.4

           36,511

100.0

MERCY HOSPITAL

2017

2022

 

 

 

 

 

 

 

FEASTERVILLE

1996

FEE

4.6

           86,575

100.0

VALUE CITY

2011

2026

 

 

 

 

 

 

 

GETTYSBURG

1986

FEE

2.4

           14,584

100.0

RITE AID

2026

2046

 

 

 

 

 

 

 

HARRISBURG

1972

FEE

17.0

         175,917

100.0

GANDER MOUNTAIN

2013

2028

AMERICAN SIGNATURE

2022

2032

SUPERPETZ

2012

2021

 

HAMBURG

2001

FEE

3.0

           15,400

100.0

LEHIGH VALLEY HEALTH

2016

2026

 

 

 

 

 

 

 

HAVERTOWN

1996

FEE

9.0

           80,938

100.0

KOHL'S

2016

2036

 

 

 

 

 

 

 

LANDSDALE

1996

GROUND LEASE (2037)

1.4

           84,470

100.0

KOHL'S

2012

 

 

 

 

 

 

 

 

MORRISVILLE

1996

FEE

14.4

            2,437

0.0

 

 

 

 

 

 

 

 

 

 

EAST NORRITON

1984

FEE

12.5

         131,794

94.3

SHOPRITE

2022

2037

STAPLES

2008

 

JO-ANN FABRICS

2012

 

 

NEW KENSINGTON

1986

FEE

12.5

         108,950

100.0

GIANT EAGLE

2016

2033

 

 

 

 

 

 

 

PHILADELPHIA (3)

1983

JOINT VENTURE

8.1

         195,440

100.0

JCPENNEY

2012

2037

TOYS "R" US

2012

2052

 

 

 

 

PHILADELPHIA

1998

JOINT VENTURE

7.5

           75,303

100.0

NORTHEAST AUTO OUTLET

2015

2050

 

 

 

 

 

 

 

PHILADELPHIA (3)

1995

JOINT VENTURE

22.6

         211,947

94.3

SUPER FRESH

2022

2047

PETSMART

2011

2016

PEP BOYS

2009

2014

 

PHILADELPHIA

1996

FEE

6.3

           82,345

100.0

KOHL'S

2016

2036

 

 

 

 

 

 

 

PHILADELPHIA

1996

GROUND LEASE (2035)

6.8

         133,309

100.0

KMART

2010

2035

 

 

 

 

 

 

 

PHILADELPHIA

2005

FEE

0.4

            9,343

100.0

 

 

 

 

 

 

 

 

 

 

PHILADELPHIA

2006

JOINT VENTURE

18.0

         294,309

98.0

SEARS

2019

2039

 

 

 

 

 

 

 

RICHBORO

1986

FEE

14.5

         107,957

100.0

SUPER FRESH

2018

2058

 

 

 

 

 

 

 

SPRINGFIELD

1983

FEE

19.7

         212,188

90.9

VALUE CITY

2013

2043

STAPLES

2013

2023

 

 

 

 

UPPER DARBY

1996

JOINT VENTURE

16.3

            4,808

0.0

 

 

 

 

 

 

 

 

 

 

WEST MIFFLIN

1986

FEE

8.3

           84,279

100.0

BIG LOTS

2012

2032

 

 

 

 

 

 

 

WHITEHALL

1996

GROUND LEASE (2081)

6.0

           84,524

100.0

KOHL'S

2016

2036

 

 

 

 

 

 

 

YORK

1986

FEE

13.7

           58,244

95.2

SAVE-A-LOT

2014

2029

ADVANCE AUTO PARTS

2012

2017

YALE ELECTRIC

2010

2011

 

YORK

1986

FEE

3.3

           35,500

100.0

GIANT FOOD

2012

2017

 

 

 

 

 

 

PUERTO RICO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BAYAMON

2001

FEE

16.5

         186,400

97.6

AMIGO SUPERMARKET

2027

2047

OFFICEMAX

2015

2030

CHUCK E CHEESE

2013

2023

 

CAGUAS

2006

FEE

44.9

         576,348

95.9

COSTCO

2026

2046

SAM'S CLUB

2019

2070

OFFICEMAX

2010

2025

 

CAROLINA

2006

FEE

51.3

         570,610

98.2

HOME DEPOT

2026

2046

KMART

2019

2069

OFFICEMAX

2010

2025

 

MAYAGUEZ

2006

FEE

32.5

         348,593

99.0

HOME DEPOT

2026

2046

SAM'S CLUB

2019

2069

CARIBBEAN CINEMA

2028

2038

 

MANATI

2006

FEE

6.7

           69,640

95.7

GRANDE SUPERMARKET

2009

 

 

 

 

 

 

 

 

PONCE

2006

FEE

12.1

         192,701

95.1

2000 CINEMA CORP.

2032

2052

SUPERMERCADOS MAXIMO

2026

2046

DAVID'S BRIDAL

2011

2021

 

TRUJILLO ALTO

1979

FEE

20.1

         199,513

100.0

KMART

2009

2054

PUEBLO SUPERMARKET

2014

2024

FARMACIAS EL AMAL

2015

 

RHODE ISLAND

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CRANSTON

1998

FEE

11.0

         129,907

89.0

BOB'S STORES

2013

2028

MARSHALLS

2011

2021

 

 

 

 

PROVIDENCE

2003

GROUND LEASE (2072)/JOINT VENTURE

17.0

           71,735

86.5

STOP & SHOP

2022

2072

 

 

 

 

 

 

SOUTH CAROLINA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

GREENVILLE (9)

2004

FEE

31.8

         295,928

95.4

INGLES MARKETS

2021

2076

GOODY'S FAMILY CLOTHING

2010

2025

TJ MAXX

2010

2025

 

CHARLESTON

1978

FEE

17.6

         171,735

98.1

STEIN MART

2011

2016

FLOOR IT NOW

2012

 

TUESDAY MORNING

2015

2021

 

CHARLESTON

1995

FEE

17.2

         186,740

98.7

TJ MAXX

2009

2014

OFFICE DEPOT

2011

2016

MARSHALLS

2011

 

 

FLORENCE

1997

FEE

21.0

         113,922

81.8

HAMRICKS

2011

 

STAPLES

2010

2035

DOLLAR TREE

2013

2018

 

GREENVILLE

1997

FEE

20.4

         148,532

94.9

STEVE & BARRY'S UNIVERSITY

2014

2021

BABIES R US

2012

2022

 

 

 

 

NORTH CHARLESTON

2000/ 1997

FEE

27.2

         266,588

96.2

SPORTS AUTHORITY

2013

2033

CIRCUIT CITY

2019

2029

MARSHALLS

2013

 

TENNESSEE

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MEMPHIS (6)

2007

JOINT VENTURE

5.5

           55,297

80.0

 

 

 

 

 

 

 

 

 

 

MADISON (7)

1999

JOINT VENTURE

21.1

         189,401

97.4

DICK'S SPORTING GOODS

2017

2032

BEST BUY

2014

2029

GOODY'S FAMILY CLOTHING

2010

2020

 

MEMPHIS (7)

2001

JOINT VENTURE

3.9

           40,000

100.0

BED BATH & BEYOND

2012

2027

 

 

 

 

 

 

 

NASHVILLE (7)

1999

JOINT VENTURE

9.3

           99,909

88.3

BEST BUY

2014

2029

OFFICEMAX

2015

2035

 

 

 

 

CHATTANOOGA

2002

JOINT VENTURE

5.0

           50,000

100.0

HOME GOODS

2010

2020

MICHAELS

2017

2037

 

 

 

 

CHATTANOOGA

1973

GROUND LEASE (2074)

7.6

           50,588

89.6

SAVE-A-LOT

2009

2014

 

 

 

 

 

 

 

MADISON

1978

GROUND LEASE (2039)

14.5

         175,593

99.5

OLD TIME POTTERY

2013

2023

WAL-MART

2014

2039

 

 

 

 

MEMPHIS

2000

FEE

8.8

           87,962

100.0

OLD TIME POTTERY

2010

2025

 

 

 

 

 

 

 

MEMPHIS

1991

FEE

14.7

         167,243

87.8

TOYS "R" US

2017

2042

OFFICEMAX

2008

2028

KIDS R US

2019

2044

 

MADISON

2004/ 2005

FEE

25.4

         240,318

94.2

JO-ANN FABRICS

2009

2024

CIRCUIT CITY

2009

2039

TJ MAXX

2010

2020

 

NASHVILLE

1998

FEE

10.2

         109,012

88.2

TREES N TRENDS

2013

2018

OAK FACTORY OUTLET

2012

 

OLD COUNTRY BUFFET

2011

2016

 

NASHVILLE

1986

FEE

16.9

         172,135

97.5

STEIN MART

2008

2013

ASHLEY FURNITURE

2012

2022

BED BATH & BEYOND

2013

2028

 

BELLEVUE (4)

2006

JOINT VENTURE

21.3

           65,000

100.0

PUBLIX

2027

2057

 

 

 

 

 

 

TEXAS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ALLEN

2006

JOINT VENTURE

2.1

           21,162

100.0

CREME DE LA CREME

2026

2046

 

 

 

 

 

 

 

AMARILLO (7)

1997

JOINT VENTURE

9.3

         343,875

99.6

HOME DEPOT

2019

2069

KOHL'S

2025

2055

CIRCUIT CITY

2010

2035

 

AMARILLO (7)

2003

JOINT VENTURE

10.6

         142,647

98.0

ROSS DRESS FOR LESS

2012

2037

BED BATH & BEYOND

2012

2032

JO-ANN FABRICS

2012

2032

 

ARLINGTON

1997

FEE

8.0

           96,127

100.0

HOBBY LOBBY

2013

2018

 

 

 

 

 

 

 

AUSTIN

1998

FEE

15.4

         157,852

94.8

HEB GROCERY

2011

2026

BROKERS NATIONAL LIFE

2013

 

 

 

 

 

AUSTIN

2003

JOINT VENTURE

10.8

         108,028

100.0

FRY'S ELECTRONICS

2018

2048

 

 

 

 

 

 

 

AUSTIN (6)

2007

JOINT VENTURE

20.9

         209,393

96.7

BED BATH & BEYOND

2011

2021

ROSS DRESS FOR LESS

2013

2023

TJ MAXX

2012

2017

 

AUSTIN (6)

2007

JOINT VENTURE

20.8

         138,422

100.0

RANDALLS FOOD & DRUGS

2009

2019

 

 

 

 

 

 

 

AUSTIN (6)

2007

JOINT VENTURE

4.6

           45,791

100.0

PRIMITIVES

2012

2017

JO-ANN FABRICS

2010

 

 

 

 

 

AUSTIN (7)

1998

JOINT VENTURE

18.2

         191,760

77.6

CIRCUIT CITY

2017

2037

BABIES R US

2012

2027

WORLD MARKET

2011

2026

 

BAYTOWN

1996

FEE

8.7

           91,177

100.0

HOBBY LOBBY

2008

2018

ROSS DRESS FOR LESS

2012

2032

 

 

 

 

BROWNSVILLE (4)

2005

JOINT VENTURE

27.6

         198,000

100.0

MERVYN'S

2026

2046

TJ MAXX

2016

2036

MICHAELS

2017

2032

 

COLLEYVILLE

2006

JOINT VENTURE

2.0

           20,188

100.0

CREME DE LA CREME

2026

2046

 

 

 

 

 

 

 

COPPELL

2006

JOINT VENTURE

2.0

           20,425

100.0

CREME DE LA CREME

2026

2046

 

 

 

 

 

 

 

CORPUS CHRISTI

1997

GROUND LEASE (2065)

12.5

         125,454

100.0

BEST BUY

2016

2030

ROSS DRESS FOR LESS

2011

2030

BED BATH & BEYOND

2018

2033

 

DALLAS

1969

JOINT VENTURE

75.0

                 -   

 -

BIG TOWN BOWLANES

2022

 

 

 

 

 

 

 

 

DALLAS (6)

2007

JOINT VENTURE

12.1

         171,988

89.9

WHOLE FOODS MARKET

2009

2039

ULTA 3

2008

2018

 

 

 

 

DALLAS (7)

1998

JOINT VENTURE

6.8

           83,867

100.0

ROSS DRESS FOR LESS

2012

2017

OFFICEMAX

2009

2024

BIG LOTS

2012

2032

 

EAST PLANO

1996

FEE

9.0

         100,598

100.0

HOME DEPOT EXPO

2024

2054

 

 

 

 

 

 

 

FORT WORTH (4)

2003

JOINT VENTURE

45.5

         228,000

100.0

MARSHALLS

2015

2035

ROSS DRESS FOR LESS

2017

2042

OFFICE DEPOT

2021

2041

 

FRISCO (4)

2006

JOINT VENTURE

38.7

         163,000

100.0

HOBBY LOBBY / MARDELS

2027

2047

SPROUTS FARMERS MARKET

2022

2042

 

 

 

 

GRAND PRAIRIE (4)

2006

JOINT VENTURE

55.6

         171,000

100.0

24 HOUR FITNESS

2022

2047

MARSHALLS

2017

2037

PETCO

2017

2027

 

HARRIS COUNTY (8)

2005

JOINT VENTURE

11.4

         144,055

100.0

BEST BUY

2015

2035

LINENS N THINGS

2015

2030

BARNES & NOBLE

2014

2029

 

HOUSTON

1997

FEE

8.0

         113,831

60.5

PALAIS ROYAL

2017

2022

 

 

 

 

 

 

 

HOUSTON

1999

FEE

5.6

           84,188

100.0

OFFICE DEPOT

2012

2022

METROPOLITAN FURNITURE

2013

2023

EXCLUSIVE FURNITURE

2017

2022

 

HOUSTON

1996

FEE

8.2

           96,500

100.0

BURLINGTON COAT FACTORY

2019

2034

 

 

 

 

 

 

 

HOUSTON (13)

2006

JOINT VENTURE

23.2

         237,634

97.0

TJ MAXX

2015

2035

ROSS DRESS FOR LESS

2016

2036

BED BATH & BEYOND

2016

2041

 

HOUSTON (4)

2005

JOINT VENTURE

6.5

            2,000

100.0

 

 

 

 

 

 

 

 

 

 

HOUSTON (8)

2006

FEE

32.0

         350,398

92.8

MARSHALLS

2011

2026

BED BATH & BEYOND

2012

2032

OFFICEMAX

2014

2034

 

LEWISVILLE

1998

FEE

11.2

           74,837

60.3

TALBOTS OUTLET

2009

2017

 

 

 

 

 

 

 

LEWISVILLE

1998

FEE

7.6

         123,560

90.0

BABIES R US

2009

2027

BED BATH & BEYOND

2018

2033

BROYHILL HOME COLLECTIONS

2015

2025



28







 

LOCATION

YEAR DEVELOPED OR ACQUIRED

OWNERSHIP INTEREST/
(EXPIRATION)(2)

LAND AREA (ACRES)

LEASABLE AREA
SQ. FT.)  

PERCENT LEASED (1)

MAJOR LEASES

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LEWISVILLE

1998

FEE

9.4

           93,668

71.2

DSW SHOE WAREHOUSE

2008

2028

PETLAND

2009

2019

 

 

 

 

LUBBOCK

1998

FEE

9.6

         108,326

100.0

PETSMART

2015

2040

OFFICEMAX

2009

2029

BARNES & NOBLE

2010

2025

 

MESQUITE

1974

FEE

9.0

           79,550

100.0

KROGER

2012

2037

 

 

 

 

 

 

 

MESQUITE

2006

FEE

15.0

         209,766

96.2

BEST BUY

2009

2024

ASHLEY FURNITURE

2012

2017

PETSMART

2009

2026

 

N. BRAUNFELS

2003

JOINT VENTURE

8.6

           86,479

100.0

KOHL'S

2014

2064

 

 

 

 

 

 

 

NORTH CONROE (13)

2006

JOINT VENTURE

28.7

         266,998

100.0

FINGERS FURNITURE

2022

2042

TJ MAXX

2016

2036

ROSS DRESS FOR LESS

2017

2037

 

NORTH FORT  WORTH (4)

2007

JOINT VENTURE

180.5

                 -   

 -

 

 

 

 

 

 

 

 

 

 

PASADENA (7)

1999

JOINT VENTURE

15.1

         169,190

100.0

PETSMART

2015

2030

OFFICEMAX

2014

2029

MICHAELS

2009

2024

 

PASADENA (7)

2001

JOINT VENTURE

24.6

         240,907

100.0

BEST BUY

2012

2027

ROSS DRESS FOR LESS

2012

2032

MARSHALLS

2012

2027

 

PLANO

2005

FEE

14.9

         149,343

100.0

HOME DEPOT

2027

2057

 

 

 

 

 

 

 

RICHARDSON (7)

1998

JOINT VENTURE

11.7

         115,579

79.5

OFFICEMAX

2011

2026

BALLY TOTAL FITNESS

2009

2019

FOX & HOUND

2012

2022

 

SOUTHLAKE

2007

FEE

3.7

           37,447

96.7

 

 

 

 

 

 

 

 

 

 

TEMPLE (8)

2005

JOINT VENTURE

27.5

         274,786

91.2

HOBBY LOBBY

2021

2036

ROSS DRESS FOR LESS

2012

2037

GOODY'S FAMILY CLOTHING

2011

2021

 

WEBSTER

2006

FEE

40.0

         397,899

97.8

HOBBY LOBBY

2017

2027

OSHMAN SPORTING

2009

2024

BEL FURNITURE

2010

2015

 

WOODLANDS (4)

2002

JOINT VENTURE

34.0

         479,000

100.0

BORDERS BOOKS

2024

2044

CINEMARK

2020

2040

TOMMY BAHAMA'S

2015

2030

UTAH

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

OGDEN

1967

FEE

11.4

         142,628

100.0

COSTCO

2033

2073

 

 

 

 

 

 

VERMONT

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MANCHESTER

2004

FEE

9.5

           53,483

97.1

PRICE CHOPPERS

2011

 

 

 

 

 

 

 

VIRGINIA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BURKE (11)

2004

GROUND LEASE (2076)/ JOINT VENTURE

12.5

         124,148

100.0

SAFEWAY

2020

2050

CVS

2021

2041

 

 

 

 

COLONIAL HEIGHTS

1996

FEE

6.1

           60,909

100.0

BLOOM BROTHERS FURNITURE

2008

 

BOOKS-A-MILLION

2008

 

 

 

 

 

DUMFRIES (13)

2005

JOINT VENTURE

0.2

            1,702

100.0

 

 

 

 

 

 

 

 

 

 

FAIRFAX (4)

2007

FEE

3.0

           29,000

100.0

 

 

 

 

 

 

 

 

 

 

FAIRFAX (6)

2007

JOINT VENTURE

10.1

         101,332

100.0

WALGREEN'S

2021

2041

TJ MAXX

2014

2024

 

 

 

 

FAIRFAX (7)

1998

JOINT VENTURE

37.0

         323,262

100.0

HOME DEPOT

2013

2033

COSTCO

2011

2046

SPORTS AUTHORITY

2008

2013

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

3.3

           33,179

100.0

CIRCUIT CITY

2018

2038

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

3.2

           32,000

100.0

BASSETT FURNITURE

2019

2039

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

1.1

           11,097

100.0

NTB TIRES

2017

2037

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

1.1

           10,578

100.0

CHUCK E CHEESE

2014

2024

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

1.0

           10,125

100.0

CVS

2022

2042

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

1.0

           10,125

100.0

CVS

2019

2039

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

1.0

           10,125

100.0

SHONEY'S

2023

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

1.0

           10,002

100.0

CRACKER BARREL

2014

2034

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.8

            8,027

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.8

            8,000

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.8

            7,993

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.7

            7,256

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

FEE

0.7

            7,241

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.7

            7,200

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.7

            7,200

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.7

            7,000

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.7

            6,818

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.6

            6,100

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.6

            6,000

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.6

            5,892

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.6

            5,540

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.5

            5,126

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.5

            5,020

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.5

            4,842

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.5

            4,828

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.5

            4,800

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.4

            4,352

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.4

            4,261

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.4

            3,822

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.4

            3,650

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.3

            3,076

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.3

            3,028

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.3

            3,000

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.3

            3,000

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.3

            2,909

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.2

            2,454

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.2

            2,170

100.0

 

 

 

 

 

 

 

 

 

 

FREDERICKSBURG (13)

2005

JOINT VENTURE

0.2

            1,762

100.0

 

 

 

 

 

 

 

 

 

 

HARRISONBURG (10) (3)

2007

JOINT VENTURE

19.0

         187,534

93.7

KOHL'S

2024

2064

MARTIN'S

2027

2067

 

 

 

 

LEESBURG (6)

2007

JOINT VENTURE

27.9

         316,586

100.0

SHOPPERS FOOD

2015

2060

STEIN MART

2011

2031

ROSS DRESS FOR LESS

2013

2023

 

MANASSAS

1997

FEE

13.5

         117,525

93.7

SUPER FRESH

2011

2026

JO-ANN FABRICS

2011

 

 

 

 

 

MANASSAS (8)

2005

JOINT VENTURE

8.9

         107,233

100.0

BURLINGTON COAT FACTORY

2009

2030

AUTOZONE

2010

2025

 

 

 

 

PENTAGON CITY (9)

2004

FEE

16.8

         330,467

97.9

COSTCO

2009

2044

MARSHALLS

2010

2025

BEST BUY

2009

2024

 

RICHMOND

2002

FEE

8.5

           84,683

100.0

BLOOM BROTHERS FURNITURE

2013

2023

 

 

 

 

 

 

 

RICHMOND

1995

FEE

11.5

         128,612

100.0

BURLINGTON COAT FACTORY

2010

2035

 

 

 

 

 

 

 

RICHMOND (13)

2005

JOINT VENTURE

0.3

            3,060

100.0

 

 

 

 

 

 

 

 

 

 

ROANOKE

2004

FEE

7.7

           81,789

100.0

DICK'S SPORTING GOODS

2019

2034

CIRCUIT CITY

2020

2040

 

 

 

 

ROANOKE (10)

2007

JOINT VENTURE

35.7

         301,689

96.2

MICHAELS

2009

2019

MARSHALLS

2013

2033

ROSS DRESS FOR LESS

2016

2036

 

STAFFORD (13)

2005

JOINT VENTURE

9.9

         101,042

100.0

GIANT FOOD

2027

2072

STAPLES

2017

2032

PETCO SUPPLIES & FISH

2012

2027

 

STAFFORD (13)

2005

JOINT VENTURE

0.7

            7,310

100.0

 

 

 

 

 

 

 

 

 

 

STAFFORD (13)

2005

JOINT VENTURE

0.4

            4,400

100.0

 

 

 

 

 

 

 

 

 

 

STAFFORD (13)

2005

JOINT VENTURE

1.2

            4,211

100.0

 

 

 

 

 

 

 

 

 

 

STAFFORD (8)

2005

JOINT VENTURE

30.8

         331,730

100.0

SHOPPERS FOOD

2023

2053

TJ MAXX

2016

2036

ROSS DRESS FOR LESS

2015

2035

 

STERLING (12)

2003

JOINT VENTURE

38.1

         361,043

100.0

TOYS "R" US

2012

2037

MICHAELS

2011

2026

CIRCUIT CITY

2017

2037

 

STERLING (8)

2006

JOINT VENTURE

103.3

         737,503

99.6

WAL-MART

2021

2091

LOWE'S HOME CENTER

2021

2061

SAM'S CLUB

2021

2091

 

WOODBRIDGE

1973

GROUND LEASE (2072)/JOINT VENTURE

19.6

         150,793

100.0

CAMPOS FURNITURE

2009

 

SALVATION ARMY

2009

2014

WEDGEWOOD ANTIQUES

2008

 

 

WOODBRIDGE (7)

1998

JOINT VENTURE

54.0

         494,048

99.8

LOWE'S

2012

2032

SHOPPERS FOOD

2009

2044

BEST BUY

2010

2025

WASHINGTON

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

AUBURN

2007

FEE

13.7

         171,032

99.1

ALBERTSONS

2018

2038

OFFICE DEPOT

2009

2029

RITE AID

2008

2028

 

BELLEVUE (3)

2004

JOINT VENTURE

41.6

         393,428

100.0

TARGET

2012

2037

NORDSTROM RACK

2012

2032

SAFEWAY

2012

2027

 

BELLINGHAM (6)

2006

FEE

30.5

         376,023

98.9

KMART

2009

2049

COST CUTTERS

2009

2044

JO-ANN FABRICS

2010

2025

 

BELLINGHAM (7)

1998

JOINT VENTURE

20.0

         188,885

97.8

MACY'S

2012

2022

BEST BUY

2017

2032

BED BATH & BEYOND

2012

2027

 

FEDERAL WAY (7)

2000

JOINT VENTURE

17.0

         200,126

94.1

QFC

2015

2045

JO-ANN FABRICS

2010

2030

BARNES & NOBLE

2011

2026

 

KENT (6)

2006

FEE

23.1

           86,909

98.3

ROSS DRESS FOR LESS

2011

2026

 

 

 

 

 

 

 

KENT (6)

2006

FEE

7.2

           69,090

98.3

RITE AID

2015

2035

 

 

 

 

 

 

 

LAKE STEVENS (6)

2006

FEE

18.6

         216,132

88.2

SAFEWAY

2032

2077

G.I. JOE'S

2018

2038

MCDONALD'S

2013

2038

 

MILL CREEK (6)

2006

FEE

12.4

         113,641

96.1

SAFEWAY

2015

2045

PENNZOIL

2018

 

 

 

 

 

OLYMPIA (6)

2006

FEE

15.0

         167,117

93.7

ALBERTSONS

2008

2043

ROSS DRESS FOR LESS

2010

2015

 

 

 

 

OLYMPIA (6)

2006

FEE

6.7

           69,212

73.4

BARNES & NOBLE

2010

2015

PETCO

2013

2023

 

 

 

 

SEATTLE (6)

2006

GROUND LEASE (2083)

3.2

         146,819

84.9

SAFEWAY

2012

2037

PRUDENTIAL NW REALTY

2009

2018

BARTELL DRUGS

2012

2022

 

SILVERDALE (6)

2006

GROUND LEASE (2059)

14.7

         170,406

100.0

SAFEWAY

2024

2059

JO-ANN FABRICS

2012

2032

RITE AID

2011

2041

 

SILVERDALE (6)

2006

FEE

5.1

           67,287

93.8

ROSS DRESS FOR LESS

2016

2026

 

 

 

 

 

 



29







 

LOCATION

YEAR DEVELOPED OR ACQUIRED

OWNERSHIP INTEREST/
(EXPIRATION)(2)

LAND AREA (ACRES)

LEASABLE AREA
SQ. FT.)  

PERCENT LEASED (1)

MAJOR LEASES

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

SPOKANE (8)

2005

JOINT VENTURE

8.3

         129,785

100.0

BED BATH & BEYOND

2011

2026

ROSS DRESS FOR LESS

2009

2019

RITE AID

2009

2039

 

TACOMA (6)

2006

FEE

14.5

         134,839

100.0

TJ MAXX

2019

 

GALAXY THEATRES

2008

2018

OFFICE DEPOT

2012

 

 

TUKWILA (7)

2003

JOINT VENTURE

45.9

         459,071

100.0

THE BON MARCHE'

2009

2019

BEST BUY

2016

2031

GART SPORTS

2014

2029

 

VANCOUVER (6)

2006

FEE

6.3

           69,790

95.4

SUPERMAX

2016

2026

HI SCHOOL PHARMACY

2012

2017

 

 

 

WEST VIRGINIA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CHARLES TOWN

1985

FEE

22.0

         208,888

97.4

WAL-MART

2017

2047

STAPLES

2016

 

 

 

 

 

HUNTINGTON

1993

FEE

19.5

            2,400

100.0

 

 

 

 

 

 

 

 

 

 

SOUTH CHARLESTON

1999

FEE

14.8

         147,865

94.3

KROGER

2011

2041

TJ MAXX

2011

2021

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CANADA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ALBERTA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

SHOPPES @ SHAWNESSEY

2002

JOINT VENTURE

16.3

         162,988

100.0

ZELLERS

2011

2096

 

 

 

 

 

 

 

SHAWNESSY CENTRE

2002

JOINT VENTURE

30.6

         306,010

100.0

FUTURE SHOP (BEST BUY)

2009

2024

LINEN N THINGS

2015

2025

BUSINESS DEPOT (STAPLES)

2013

2028

 

BRENTWOOD

2002

JOINT VENTURE

31.2

         311,574

98.5

CANADA SAFEWAY

2008

2032

SEARS WHOLE HOME

2010

2020

LINEN N THINGS

2016

2031

 

SOUTH EDMONTON COMMON

2002

JOINT VENTURE

42.9

         428,745

100.0

HOME OUTFITTERS

2016

2031

LONDON DRUGS

2020

2057

MICHAELS

2011

2026

 

GRANDE PRAIRIE III

2002

JOINT VENTURE

6.3

           63,413

100.0

MICHAELS

2011

2031

WINNERS (TJ MAXX)

2011

2026

JYSK LINEN

2012

2022

BRITISH COLUMBIA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

TILLICUM

2002

JOINT VENTURE

47.3

         472,528

99.1

ZELLERS

2013

2098

SAFEWAY

2023

2053

WINNERS (TJ MAXX)

2008

2023

 

PRINCE GEORGE

2001

JOINT VENTURE

37.3

         372,725

96.3

OVERWAITEE

2018

2028

THE BAY

2013

2083

LONDON DRUGS

2017

2027

 

STRAWBERRY HILL

2002

JOINT VENTURE

33.8

         337,931

100.0

HOME DEPOT

2016

2041

CINEPLEX ODEON

2014

2024

WINNERS (TJ MAXX)

2009

2024

 

MISSION

2001

JOINT VENTURE

27.1

         271,462

99.4

OVERWAITEE

2018

2028

FAMOUS PLAYERS

2010

2030

LONDON DRUGS

2019

2046

 

ABBOTSFORD

2002

JOINT VENTURE

22.0

         219,713

99.0

ZELLERS

2052

2082

PETSMART

2013

2033

WINNERS (TJ MAXX)

2008

2023

 

CLEARBROOK

2001

JOINT VENTURE

18.8

         188,253

100.0

SAFEWAY

2008

2037

STAPLES

2012

2022

LANDMARK CINEMAS

2011

2021

 

SURREY

2001

JOINT VENTURE

17.1

         170,725

100.0

CANADA SAFEWAY

2011

2061

LONDON DRUGS

2011

2021

 

 

 

 

LANGLEY POWER CENTER

2003

JOINT VENTURE

22.8

         228,314

100.0

WINNERS (TJ MAXX)

2012

2027

MICHAELS

2011

2021

FUTURE SHOP (BEST BUY)

2012

2022

 

LANGLEY GATE

2002

JOINT VENTURE

15.2

         151,802

100.0

SEARS

2008

2018

PETSMART

2008

2038

WINNERS (TJ MAXX)

2008

2017

ONTARIO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

THICKSON RIDGE

2002

JOINT VENTURE

36.3

         363,039

100.0

WINNERS (TJ MAXX)

2013

2023

FUTURE SHOP (BEST BUY)

2011

2016

SEARS WHOLE HOME

2012

2022

 

SHOPPERS WORLD ALBION

2002

JOINT VENTURE

38.0

         380,295

100.0

CANADIAN TIRE

2014

2029

FORTINO'S

2010

2030

 

 

 

 

SHOPPERS WORLD DANFORTH

2002

JOINT VENTURE

32.8

         328,198

99.6

ZELLERS

2009

2029

DOMINION

2018

2028

BUSINESS DEPOT (STAPLES)

2015

2030

 

LINCOLN FIELDS

2002

JOINT VENTURE

29.0

         289,869

94.2

WAL MART

2010

2025

LOEB (GROUND)

2009

2024

CAA OTTAWA

2008

2015

 

404 TOWN CENTRE

2002

JOINT VENTURE

24.4

         244,379

98.0

ZELLERS

2009

2024

A & P

2008

2027

NATIONAL GYM CLOTHING

2019

2024

 

SUDBURY

2002

JOINT VENTURE

23.4

         234,299

100.0

FAMOUS PLAYERS

2019

2039

BUSINESS DEPOT (STAPLES)

2014

2024

CHAPTERS

2010

2030

 

SUDBURY

2004

JOINT VENTURE

17.0

         169,524

100.0

WINNERS (TJ MAXX)

2015

2030

LINEN N THINGS

2016

2031

MICHAELS

2015

2035

 

CLARKSON CROSSING

2004

JOINT VENTURE

21.3

         213,051

100.0

CANADIAN TIRE

2023

2043

A & P

2023

2048

 

 

 

 

GREEN LANE CENTRE

2003

JOINT VENTURE

16.0

         160,195

100.0

LINEN N THINGS

2014

2029

MICHAELS

2013

2033

PETSMART

2014

2039

 

KENDALWOOD

2002

JOINT VENTURE

15.6

         156,274

93.7

PRICE CHOPPER

2013

2038

VALUE VILLAGE

2008

2028

SHOPPERS DRUG MART

2011

2021

 

LEASIDE

2002

JOINT VENTURE

13.3

         133,035

100.0

CANADIAN TIRE

2011

2036

FUTURE SHOP (BEST BUY)

2011

2021

PETSMART

2012

2037

 

DONALD PLAZA

2002

JOINT VENTURE

9.1

           91,462

95.9

WINNERS (TJ MAXX)

2008

2023

 

 

 

 

 

 

 

ST. LAURANT

2002

JOINT VENTURE

12.6

         125,984

100.0

ZELLERS

2017

2046

LOEB

2008

2023

 

 

 

 

BOULEVARD CENTRE III

2004

JOINT VENTURE

8.3

           82,961

100.0

FOOD BASICS

2025

2055

 

 

 

 

 

 

 

RIOCAN GRAND PARK

2003

JOINT VENTURE

11.9

         118,637

100.0

SHOPPERS DRUG MART

2018

2038

WINNERS (TJ MAXX)

2014

2024

BUSINESS DEPOT (STAPLES)

2011

2021

 

WALKER PLACE

2002

JOINT VENTURE

7.0

           69,857

98.1

COMMISSO'S

2012

2032

 

 

 

 

 

 

 

SCARBOROUGH

2005

JOINT VENTURE

2.3

           20,506

100.0

AGINCOURT NISSAN LIMITED

2020

 

 

 

 

 

 

 

 

SCARBOROUGH

2005

JOINT VENTURE

1.8

           13,433

100.0

MORNINGSIDE NISSAN LIMITED

2020

 

 

 

 

 

 

 

 

TORONTO

2007

JOINT VENTURE

0.5

           46,986

100.0

TRANSWORLD FINE CARS

2027

 

 

 

 

 

 

 

 

WINDSOR

2007

JOINT VENTURE

6.6

           58,147

100.0

PERFORMANCE FORD SALES, INC.

2027

 

 

 

 

 

 

 

 

MARKETPLACE TORONTO

2002

JOINT VENTURE

17.1

         171,088

99.6

WINNERS (TJ MAXX)

2014

2029

MARK'S WORK WEARHOUSE

2015

2025

SEARS APPLIANCE

2015

2025

PRINCE EDWARD ISLAND

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CHARLOTTETOWN

2002

JOINT VENTURE

39.4

         393,636

99.3

ZELLERS

2019

2079

WINNERS (TJ MAXX)

2009

2019

WEST ROYALTY FITNESS

2010

2015

QUEBEC

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

GREENFIELD PARK

2002

JOINT VENTURE

36.4

         364,003

100.0

WINNERS (TJ MAXX)

2011

2021

BUREAU EN GROS (STAPLES)

2008

2022

GUZZO CINEMA

2019

2039

 

JACQUES CARTIER

2002

JOINT VENTURE

21.2

         211,502

94.4

GUZZO CINEMA

2010

2040

VALUE VILLAGE

2008

2028

IGA

2012

2022

 

CHATEAUGUAY

2002

JOINT VENTURE

21.1

         211,345

99.0

SUPER C

2008

2028

HART

2015

2025

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CHILE

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

SANTIAGO

2007

JOINT VENTURE

2.8

           27,715

78.5

 

 

 

 

 

 

 

 

 

 

SANTIAGO

2007

JOINT VENTURE

5.0

           50,492

89.9

 

 

 

 

 

 

 

 

 

 

SANTIAGO

2007

JOINT VENTURE

1.3

           13,487

87.1

 

 

 

 

 

 

 

 

 

 

SANTIAGO

2007

JOINT VENTURE

0.7

            6,684

100.0

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MEXICO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BAJA CALIFORNIA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MEXICALI

2006

FEE

12.1

         121,271

99.5

CINEPOLIS

2020

 

 

 

 

 

 

 

 

MEXICALI (4)

2006

JOINT VENTURE

10.3

         103,000

100.0

WAL-MART

2022

 

 

 

 

 

 

 

 

ROSARITO (4)

2007

JOINT VENTURE

41.4

         147,000

100.0

HOME DEPOT

2023

 

CINEPOLIS

2023

 

 

 

 

 

TIJUANA (4)

2005

JOINT VENTURE

38.7

         380,000

100.0

WAL-MART

2021

 

MM CINEMA

2016

 

COPELL

2016

 

 

TIJUANA (4)

2007

JOINT VENTURE

12.3

           84,000

100.0

COMERCIAL MEXICANA

 

 

 

 

 

 

 

 

 

TIJUANA (4)

2007

JOINT VENTURE

50.5

         165,000

100.0

WAL-MART

 

 

CINEPOLIS

2024

 

 

 

 

BAJA CALIFORNIA SUR

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LOS CABOS (4)

2007

FEE

24.8

                 -   

 -

 

 

 

 

 

 

 

 

 

CAMPECHE

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CIUDAD DEL CARMEN (4)

2007

JOINT VENTURE

24.7

           81,000

100.0

CHEDRAUI GROCERY

2024

 

 

 

 

 

 

 

CHIAPAS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

TAPACHULA (4)

2007

FEE

29.7

         124,000

100.0

WAL-MART

2024

 

 

 

 

 

 

 

CHIHUAHUA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

JUAREZ

2003

JOINT VENTURE

23.8

         238,135

89.8

SORIANA

2008

 

 

 

 

 

 

 

 

JUAREZ  (4)

2006

JOINT VENTURE

11.8

         118,000

100.0

WAL-MART

2027

 

 

 

 

 

 

 

COAHUILA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CIUDAD ACUNA

2007

FEE

3.2

           31,699

95.6

 

 

 

 

 

 

 

 

 

 

SABINAS

2007

FEE

1.0

           10,147

100.0

 

 

 

 

 

 

 

 

 

 

SALTILLO (4)

2005

FEE

25.8

         266,000

100.0

HEB

2020

 

 

 

 

 

 

 

 

SALTILLO PLAZA

2002

JOINT VENTURE

17.4

         173,766

97.7

HEB

2042

 

 

 

 

 

 

 

DURANGO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

DURANGO

2007

FEE

1.2

           11,911

100.0

 

 

 

 

 

 

 

 

 

GUERRERO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ACAPULCO

2005

FEE

40.7

         407,321

99.7

WAL-MART

2019

 

 

 

 

 

 

 

HIDALGO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PACHUCA  (4)

2005

JOINT VENTURE

13.7

         138,000

100.0

HOME DEPOT

2021

 

 

 

 

 

 

 

 

PACHUCA  (4)

2005

FEE

11.2

         141,000

100.0

WAL-MART

2024

 

 

 

 

 

 

 

JALISCO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

GUADALAJARA

2005

JOINT VENTURE

13.0

         129,705

83.7

WAL-MART

2026

 

 

 

 

 

 

 

 

GUADALAJARA

2006

FEE

10.0

           99,717

100.0

CINEPOLIS

2019

 

ZARA

2011

 

 

 

 

 

GUADALAJARA  (4)

2005

JOINT VENTURE

24.0

         521,000

100.0

WAL-MART

2025

 

CINEPOLIS

2022

 

 

 

 

 

GUADALAJARA  (4)

2006

FEE

17.0

         170,000

100.0

WAL-MART

2021

 

CINEPOLIS

2024

 

 

 

 

 

LAGOS DE MORENO

2007

FEE

1.6

           15,645

100.0

 

 

 

 

 

 

 

 

 

 

PUERTO VALLARTA

2006

JOINT VENTURE

8.6

           85,874

87.6

SORIANA

2021

 

 

 

 

 

 

 

MEXICO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

HUEHUETOCA

2004

JOINT VENTURE

17.0

         170,266

95.3

WAL-MART

2014

 

 

 

 

 

 

 



30







 

LOCATION

YEAR DEVELOPED OR ACQUIRED

OWNERSHIP INTEREST/
(EXPIRATION)(2)

LAND AREA (ACRES)

LEASABLE AREA
SQ. FT.)  

PERCENT LEASED (1)

MAJOR LEASES

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

HUEHUETOCA (4)

2007

FEE

7.9

           16,000

100.0

COPPEL

2023

 

 

 

 

 

 

 

 

TECAMAC  (4)

2006

JOINT VENTURE

8.2

           82,000

100.0

WAL-MART

2023

 

 

 

 

 

 

 

MEXICO CITY

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

INTERLOMAS

2007

JOINT VENTURE

24.6

         246,132

98.6

GAMEWORKS

2011

 

ZARA

2018

 

 

 

 

 

IXTAPALUCA

2007

FEE

1.4

           13,702

100.0

 

 

 

 

 

 

 

 

 

 

MEXICO CITY

2005

FEE

0.7

           30,723

88.4

 

 

 

 

 

 

 

 

 

 

TLALNEPANTLA

2005

JOINT VENTURE

14.7

         398,911

94.6

WAL-MART

2026

 

 

 

 

 

 

 

MORELOS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CUAUTLA  (4)

2006

JOINT VENTURE

23.3

         233,000

100.0

WAL-MART

2023

 

 

 

 

 

 

 

NAYARIT

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NEUVO VALLARTA (4)

2007

FEE

19.7

         129,000

100.0

WAL-MART

 

 

 

 

 

 

 

 

NUEVO LEON

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ESCOBEDO  (4)

2006

JOINT VENTURE

23.6

         236,000

100.0

HEB

2042

 

 

 

 

 

 

 

 

MONTERREY

2002

JOINT VENTURE

26.3

         262,937

95.4

HEB

2042

 

 

 

 

 

 

 

 

MONTERREY  (4)

2006

FEE

19.7

         197,000

100.0

HEB

2047

 

 

 

 

 

 

 

OAXACA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

TUXTEPEC

2005

JOINT VENTURE

9.3

           92,801

99.0

WAL-MART

2025

 

 

 

 

 

 

 

 

TUXTEPEC (4)

2007

JOINT VENTURE

10.0

           30,000

100.0

MM CINEMA

 

 

 

 

 

 

 

 

QUERETARO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

SAN JUAN DEL RIO  (4)

2006

FEE

8.4

           84,000

100.0

WAL-MART

 

 

 

 

 

 

 

 

QUINTANA ROO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CANCUN

2004

FEE

9.1

           91,130

100.0

WAL-MART

2018

 

 

 

 

 

 

 

 

CANCUN

2007

FEE

26.7

         266,816

93.0

SUBURBIA

 

 

CINEPOLIS

 

 

 

 

 

SAN LUIS POTOSI

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

SAN LUIS

2004

JOINT VENTURE

12.1

         121,334

97.6

HEB

2019

 

 

 

 

 

 

 

SONORA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LOS MOCHIS (4)

2007

FEE

9.9

           89,000

100.0

WAL-MART

 

 

 

 

 

 

 

 

TAMAULIPAS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ALTAMIRA

2007

FEE

2.4

           24,479

100.0

 

 

 

 

 

 

 

 

 

 

MATAMOROS

2007

FEE

15.4

         153,537

99.8

CINEPOLIS

2014

 

GIGANTE

2009

 

OFFICE DEPOT

2015

 

 

MATAMOROS

2007

FEE

1.1

           10,900

100.0

 

 

 

 

 

 

 

 

 

 

MATAMOROS

2007

FEE

1.1

           10,835

100.0

 

 

 

 

 

 

 

 

 

 

NUEVO LAREDO

2007

FEE

0.9

            8,565

100.0

 

 

 

 

 

 

 

 

 

 

NUEVO LAREDO

2007

FEE

1.1

           10,760

100.0

 

 

 

 

 

 

 

 

 

 

NUEVO LAREDO  (4)

2006

FEE

11.0

         110,000

100.0

WAL-MART

 

 

 

 

 

 

 

 

 

REYNOSA

2004

JOINT VENTURE

39.1

         391,372

96.9

HEB

2029

 

 

 

 

 

 

 

 

REYNOSA

2007

FEE

11.5

         115,093

100.0

GIGANTE

2012

 

 

 

 

 

 

 

 

REYNOSA

2007

FEE

1.0

            9,684

100.0

 

 

 

 

 

 

 

 

 

 

REYNOSA

2007

FEE

1.5

           14,741

100.0

 

 

 

 

 

 

 

 

 

 

RIO BRAVO

2007

FEE

1.0

            9,673

100.0

 

 

 

 

 

 

 

 

 

 

TAMPICO

2007

FEE

1.6

           16,162

100.0

 

 

 

 

 

 

 

 

 

VERACRUZ

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MINATITLAN

2007

FEE

2.0

           19,847

100.0

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

TOTAL 946 SHOPPING CENTER PROPERTY INTERESTS

 

    14,862

   131,695,110

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

US PREFERRED EQUITY INVESTMENTS (RETAIL ASSETS ONLY)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ALASKA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ANCHORAGE (3)

2006

JOINT VENTURE

5.9

           84,463

90.2

COMPUSA

2011

2026

BED, BATH & BEYOND

2018

2038

 

 

 

ALABAMA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BOAZ

2006

JOINT VENTURE

2.6

           27,900

93.5

DOLLAR TREE

2009

2014

 

 

 

 

 

 

ARIZONA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

TUSCON

2006

JOINT VENTURE

57.3

         504,010

98.7

LOEWS/CINEPLEX ODEON

2017

2037

LINENS 'N THINGS

2013

2023

BARNES & NOBLE

2012

2022

CALIFORNIA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CHATSWORTH

2003

JOINT VENTURE

6.8

           75,875

100.0

KAHOOTS

2014

2024

SMART & FINAL

2014

2034

TRADER JOE'S COMPANY

2014

2029

 

HAWTHORNE

2003

JOINT VENTURE

14.4

         182,605

100.0

KROGER (FOOD 4 LESS)

2012

2042

SPORTMART

2013

2028

ROSS STORES INC.

2009

2024

 

HAWTHORNE

2004

JOINT VENTURE

0.5

           21,507

100.0

OFFICE DEPOT

2019

2038

 

 

 

 

 

 

 

MALIBU

2007

JOINT VENTURE

1.9

           22,279

94.8

 

 

 

 

 

 

 

 

 

 

MALIBU

2007

JOINT VENTURE

1.3

           15,148

100.0

 

 

 

 

 

 

 

 

 

COLORADO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LA JUNTA

2006

JOINT VENTURE

2.9

           20,500

84.4

 

 

 

 

 

 

 

 

 

FLORIDA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

APOPKA

2007

JOINT VENTURE

7.9

           71,615

100.0

WINN DIXIE

2013

2038

 

 

 

 

 

 

 

AUBURNDALE

2006

JOINT VENTURE

4.0

            8,297

34.4

 

 

 

 

 

 

 

 

 

 

BRANDON (4)

2006

JOINT VENTURE

4.6

           10,424

41.8

 

 

 

 

 

 

 

 

 

 

CLEARWATER

2004

JOINT VENTURE

8.4

           84,441

99.9

KASH N KARRY

2009

2034

WALGREEN'S

2009

 

 

 

 

 

CLEARWATER (3)

2007

JOINT VENTURE

3.1

           31,729

            -   

 

 

 

 

 

 

 

 

 

 

DELRAY  BEACH (3)

2007

JOINT VENTURE

18.0

         118,175

100.0

PUBLIX SUPERMARKETS, INC.

2011

2021

DELRAY SQUARE CINEMAS INC.

2011

2011

 

 

 

 

DELTONA

2004

JOINT VENTURE

7.0

           80,567

94.3

WINN DIXIE

2009

2034

PET SUPERMARKET

2009

2029

 

 

 

 

JACKSONVILLE

2006

JOINT VENTURE

4.8

            4,900

100.0

 

 

 

 

 

 

 

 

 

 

LAKE WALES

2007

JOINT VENTURE

3.0

                 -   

            -   

 

 

 

 

 

 

 

 

 

 

LOXAHATCHEE

2003

JOINT VENTURE

8.5

           75,194

98.0

WINN DIXIE

2019

2054

 

 

 

 

 

 

 

MIAMI

2004

JOINT VENTURE

50.0

         651,011

97.3

HOME DEPOT

2028

2058

TIGER DIRECT

2010

2020

AMC CINEMA

2009

 

 

PEMBROKE PINES

2004

JOINT VENTURE

15.5

         137,259

94.5

TENG SOUTH III, LLC

2012

2032

EEMAC INC

2011

2021

 

 

 

 

PERRY

2006

JOINT VENTURE

1.6

           14,900

77.2

 

 

 

 

 

 

 

 

 

 

SARASOTA

2005

JOINT VENTURE

12.6

         148,348

95.0

OFFICE DEPOT

2015

2025

PETSMART

2013

2033

JO-ANN FABRIC

2013

2018

 

SPRING HILL

2003

JOINT VENTURE

7.3

           69,917

100.0

WINN DIXIE

2010

2035

 

 

 

 

 

 

 

TAMPA

2004

JOINT VENTURE

11.4

         100,538

99.3

KASH N KARRY

2015

2035

US POSTAL SERVICE

2010

 

BEALL'S OUTLET

2008

 

 

WELLINGTON

2002

JOINT VENTURE

18.7

         171,955

71.3

WELLINGTON THEATRE

2008

2018

WALGREEN'S

2029

 

CLUB FITNESSWORKS

2012

 

GEORGIA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MOULTRIE

2006

JOINT VENTURE

22.4

         196,589

99.2

WAL MART

2017

2047

 

 

 

 

 

 

ILLINOIS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LANSING

2005

JOINT VENTURE

52.8

         320,184

97.2

WAL-MART

2020

2070

OFFICE DEPOT

2012

2037

JO-ANN FABRIC

2008

2018

INDIANA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NEW ALBANY

2004

JOINT VENTURE

7.6

           31,753

88.2

 

 

 

 

 

 

 

 

 

 

NEW ALBANY

2004

JOINT VENTURE

6.8

           26,085

85.6

 

 

 

 

 

 

 

 

 

 

SHELBYVILLE

2006

JOINT VENTURE

1.5

           14,150

77.4

 

 

 

 

 

 

 

 

 

 

TELL CITY

2006

JOINT VENTURE

2.3

           27,000

82.2

 

 

 

 

 

 

 

 

 

IOWA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

FORT DODGE

2006

JOINT VENTURE

3.1

           33,700

100.0

 

 

 

 

 

 

 

 

 

 

KEOKUK

2006

JOINT VENTURE

1.0

           10,160

72.4

 

 

 

 

 

 

 

 

 

 

MARSHALLTOWN

2006

JOINT VENTURE

3.1

           22,900

93.0

 

 

 

 

 

 

 

 

 

 

NEWTON

2006

JOINT VENTURE

1.9

           20,300

100.0

 

 

 

 

 

 

 

 

 

 

OSKALOOSA

2006

JOINT VENTURE

2.0

           20,700

100.0

 

 

 

 

 

 

 

 

 



31







 

LOCATION

YEAR DEVELOPED OR ACQUIRED

OWNERSHIP INTEREST/
(EXPIRATION)(2)

LAND AREA (ACRES)

LEASABLE AREA
SQ. FT.)  

PERCENT LEASED (1)

MAJOR LEASES

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

OTTUMWA

2006

JOINT VENTURE

3.0

           22,200

92.8

 

 

 

 

 

 

 

 

 

 

WEST BURLINGTON

2006

JOINT VENTURE

2.9

           26,100

100.0

 

 

 

 

 

 

 

 

 

 

WEST DES MOINES

2006

JOINT VENTURE

7.6

           53,423

82.6

 

 

 

 

 

 

 

 

 

KENTUCKY

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LOUISVILLE

2006

JOINT VENTURE

36.3

         156,672

85.0

BEST BUY

2021

2056

TJ MAXX

2008

2021

GOODY'S

2009

2029

 

RADCLIFF

2006

JOINT VENTURE

4.7

           36,900

95.7

DOLLAR TREE

2010

2020

 

 

 

 

 

 

LOUISIANA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ALEXANDRIA

2006

JOINT VENTURE

2.2

           20,400

100.0

DOLLAR TREE

2013

2018

 

 

 

 

 

 

 

LAFAYETTE

2007

JOINT VENTURE

12.9

           29,405

84.4

 

 

 

 

 

 

 

 

 

 

LAKE CHARLES

2007

JOINT VENTURE

17.3

         126,601

98.8

 

 

 

 

 

 

 

 

 

 

MINDEN

2006

JOINT VENTURE

3.1

           27,300

100.0

DOLLAR TREE

2008

2018

 

 

 

 

 

 

 

PINEVILLE

2006

JOINT VENTURE

3.0

           32,200

100.0

 

 

 

 

 

 

 

 

 

 

SHREVEPORT

2005

JOINT VENTURE

18.4

           93,669

100.0

OFFICE MAX

2012

2032

BARNES & NOBLE

2013

2028

OLD NAVY

2012

2012

 

SHREVEPORT

2006

JOINT VENTURE

8.4

           78,591

80.9

MICHAELS

2014

2034

DOLLAR TREE

2010

2025

 

 

 

 

ZACHARY

2006

JOINT VENTURE

3.2

           29,600

100.0

 

 

 

 

 

 

 

 

 

MASSACHUSETTS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

HAVERHILL

2006

JOINT VENTURE

6.9

           63,203

94.8

 

 

 

 

 

 

 

 

 

MISSISSIPPI

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PETAL

2006

JOINT VENTURE

3.2

           30,180

100.0

 

 

 

 

 

 

 

 

 

 

RIDGELAND

2005

JOINT VENTURE

3.3

           41,759

52.0

 

 

 

 

 

 

 

 

 

 

RIDGELAND

2005

JOINT VENTURE

3.8

           61,753

86.1

PARTY CITY

2009

 

 

 

 

 

 

 

 

RIDGELAND

2005

JOINT VENTURE

6.0

           81,626

100.0

ACADEMY SPORTS

2019

2029

 

 

 

 

 

 

NEW HAMPSHIRE

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LANCASTER

2006

JOINT VENTURE

10.8

           50,080

100.0

SHAW'S SUPERMARKET

2018

2048

 

 

 

 

 

 

 

LITTLETON

2006

JOINT VENTURE

43.0

           34,583

100.0

STAPLES

2015

2020

 

 

 

 

 

 

 

NEWPORT

2006

JOINT VENTURE

20.0

         117,828

94.5

SHAW'S SUPERMARKET

2015

2031

 

 

 

 

 

 

 

WOODSVILLE

2006

JOINT VENTURE

1.7

           11,280

100.0

RITE AID

2017

2042

 

 

 

 

 

 

 

WOODSVILLE

2006

JOINT VENTURE

3.5

           39,000

100.0

SHAW'S SUPERMARKET

2015

2030

 

 

 

 

 

 

NEW JERSEY

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

WHITING

2007

JOINT VENTURE

26.7

           95,848

100.0

STOP 'N SHOP

2026

2046

 

 

 

 

 

 

NEW YORK

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LAKE GROVE

2007

JOINT VENTURE

14.1

         157,196

72.0

JC PENNEY

2012

2022

RAYMOUR AND FLANIGAN

2008

 

CARPET DEPOT

2008

 

 

PORT JEFFERSON STATION

2007

JOINT VENTURE

7.0

           65,083

100.0

GIUNTA'S MEAT FARM SUPERMARKET

2016

2016

 

 

 

 

 

 

OHIO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

WAUSEON

2006

JOINT VENTURE

1.6

           13,100

72.5

 

 

 

 

 

 

 

 

 

OKLAHOMA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

DURANT

2006

JOINT VENTURE

3.5

           32,200

95.0

 

 

 

 

 

 

 

 

 

 

NEWCASTLE

2006

JOINT VENTURE

1.5

           11,600

89.7

 

 

 

 

 

 

 

 

 

 

SHAWNEE

2006

JOINT VENTURE

3.1

           35,640

100.0

DOLLAR TREE

2014

2019

 

 

 

 

 

 

PENNSYLVANIA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

FAIRVIEW TOWNSHIP

2005

JOINT VENTURE

6.8

           71,979

100.0

GIANT

2017

2037

 

 

 

 

 

 

 

HALIFAX TOWNSHIP

2005

JOINT VENTURE

8.5

           54,150

100.0

GIANT

2019

2039

 

 

 

 

 

 

 

HOWE TOWNSHIP

2005

JOINT VENTURE

12.1

           66,789

100.0

GIANT

2021

2041

RITE AID

2016

2026

 

 

 

 

WILLIAMSPORT

2002

JOINT VENTURE

29.0

         293,825

100.0

K MART

2011

2026

GIANT

2019

2049

STAPLES

2014

2029

TENNESSEE

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

COOKEVILLE

2007

JOINT VENTURE

37.6

         211,483

97.6

BI-LO

2018

2048

GOODY'S

2013

2023

TJ MAXX

2014

2034

 

PULASKI

2006

JOINT VENTURE

3.0

           28,100

100.0

 

 

 

 

 

 

 

 

 

TEXAS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

AUSTIN

2006

JOINT VENTURE

19.8

         207,578

99.2

ACADEMY SPORTS

2012

2022

PACIFIC RESOURCES ASSOCIATION

2011

2031

GOLD'S TEXAS  HOLDINGS, L.P.

2012

2022

 

AUSTIN

2006

JOINT VENTURE

10.9

         131,039

96.9

24 HOUR FITNESS

2024

2034

DOLLAR TREE

2011

2025

 

 

 

 

AUSTIN

2004

JOINT VENTURE

20.0

           97,784

90.2

OSHMAN'S

2014

2029

BED BATH & BEYOND

2014

2029

 

 

 

 

AUSTIN

2005

JOINT VENTURE

15.6

         178,700

80.7

GOLD'S TEXAS  HOLDINGS, L.P.

2014

2019

MONARCH EVENTS

2017

2027

HEB GROCERY COMPANY, LP

2009

2011

 

AUSTIN

2006

JOINT VENTURE

4.2

           40,000

100.0

DAVE AND BUSTERS

2019

2034

 

 

 

 

 

 

 

AUSTIN

2006

JOINT VENTURE

10.2

           88,829

91.0

BARNES & NOBLE

2014

2029

PETCO

2011

2021

 

 

 

 

AUSTIN

2006

JOINT VENTURE

4.8

           54,651

100.0

CONN'S ELECTRIC

2010

2020

 

 

 

 

 

 

 

BELTON

2006

JOINT VENTURE

3.4

           28,060

95.7

DOLLAR TREE

2010

2020

 

 

 

 

 

 

 

CARROLLTON

2006

JOINT VENTURE

1.8

           14,950

74.8

 

 

 

 

 

 

 

 

 

 

CARROLLTON

2006

JOINT VENTURE

2.0

           18,740

67.5

 

 

 

 

 

 

 

 

 

 

FT. WORTH

2005

JOINT VENTURE

6.4

           68,492

95.2

 

 

 

 

 

 

 

 

 

 

GEORGETOWN

2005

JOINT VENTURE

12.1

         117,018

91.6

DOLLAR TREE

2010

2025

CVS

2009

2009

 

 

 

 

KILLEEN (4)

2006

JOINT VENTURE

3.0

           22,464

64.9

 

 

 

 

 

 

 

 

 

 

LAKE JACKSON (4)

2006

JOINT VENTURE

8.0

           34,969

54.8

 

 

 

 

 

 

 

 

 

 

PAMPA

2006

JOINT VENTURE

1.5

           16,160

75.2

 

 

 

 

 

 

 

 

 

 

PLAINVIEW

2006

JOINT VENTURE

3.4

           31,720

81.7

 

 

 

 

 

 

 

 

 

 

RICHARDSON

2007

JOINT VENTURE

4.8

           52,039

85.2

 

 

 

 

 

 

 

 

 

 

SAN ANTONIO

2003

JOINT VENTURE

8.1

         103,123

97.3

 

 

 

 

 

 

 

 

 

 

SAN MARCOS

2005

JOINT VENTURE

17.0

         185,092

100.0

HOBBY LOBBY

2013

2023

HASTINGS ENTERTAINMENT INC

2009

2019

TRACTOR SUPPLY COMPANY

2013

2013

 

SOUTHLAKE

2005

JOINT VENTURE

15.1

         132,609

95.6

HOBBY LOBBY

2021

2031

 

 

 

 

 

 

 

TYLER

2006

JOINT VENTURE

3.3

           35,840

100.0

DOLLAR TREE

2014

2019

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CANADA PREFERRED EQUITY INVESTMENTS (RETAIL ASSETS ONLY)

 

 

 

 

 

 

 

 

 

 

 

 

ALBERTA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CALGARY

2005

JOINT VENTURE

0.3

            6,308

100.0

 

 

 

 

 

 

 

 

 

 

CALGARY

2004

JOINT VENTURE

9.0

         172,021

91.2

WINNERS APPAREL LTD.

2012

2022

THE HOUSE OF TOOLS

2010

2015

DOLLAR GIANT STORE

 

 

 

CALGARY

2004

JOINT VENTURE

10.0

         127,598

94.6

BEST BUY CANADA LTD.

2009

2034

WINNERS MERCHANTS INT. LP

2014

2025

NOVA SCOTIA COMPANY

 

 

 

EDMONTON (3)

2007

JOINT VENTURE

17.9

           75,063

100.0

LONDON DRUGS LTD.

2015

2035

 

 

 

 

 

 

 

HINTON

2004

JOINT VENTURE

18.5

         137,735

88.4

WAL-MART CANADA CORP.

2011

2036

CANADA SAFEWAY

2010

2045

 

 

 

 

LETHBRIDGE

2005

JOINT VENTURE

0.3

            7,226

100.0

 

 

 

 

 

 

 

 

 

 

LETHBRIDGE

2005

JOINT VENTURE

0.2

            4,000

100.0

 

 

 

 

 

 

 

 

 

 

LETHBRIDGE

2006

JOINT VENTURE

25.6

         370,525

98.6

ZELLERS

2023

2078

CANADIAN TIRE

2009

2029

SAVE ON FOOD & DRUGS

2011

2031

BRITISH COLUMBIA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

100 MILE HOUSE

2004

JOINT VENTURE

7.2

           69,051

98.7

SAVE ON FOOD & DRUGS

2015

2035

SAAN

2008

2013

 

 

 

 

BURNABY

2005

JOINT VENTURE

0.6

            8,788

100.0

 

 

 

 

 

 

 

 

 

 

COURTENAY

2005

JOINT VENTURE

0.3

            4,024

100.0

 

 

 

 

 

 

 

 

 

 

GIBSONS

2004

JOINT VENTURE

10.3

         141,393

78.8

LONDON DRUGS LTD.

2021

2031

SUPER VALU

2012

2012

CHEVRON CANADA LTD.

2017

2022

 

KAMLOOPS (4)

2005

JOINT VENTURE

9.7

         106,687

100.0

WINNERS

2016

2031

JYSK

2016

2034

BANK OF MONTREAL

2017

2032

 

LANGLEY

2004

JOINT VENTURE

7.6

           34,832

100.0

 

 

 

 

 

 

 

 

 

 

PORT ALBERNI

2004

JOINT VENTURE

2.5

           32,877

100.0

BUY-LOW FOODS

2012

2027

 

 

 

 

 

 

 

PRINCE GEORGE

2004

JOINT VENTURE

8.0

           83,405

100.0

SAVE ON FOOD & DRUGS

2008

2027

SHOPPERS REALTY INC.

2014

2044

 

 

 

 

SURREY

2004

JOINT VENTURE

8.0

         104,191

89.9

SAFEWAY STORE

2012

2033

THEATRE NEAR YOU

2008

2013

 

 

 

 

TRAIL

2004

JOINT VENTURE

15.9

         181,291

94.1

ZELLERS

2009

2019

EXTRA FOODS

2014

2044

 

 

 

 

VANCOUVER

2004

JOINT VENTURE

3.0

           35,954

94.5

 

 

 

 

 

 

 

 

 

 

WESTBANK

2004

JOINT VENTURE

9.7

         111,431

99.1

SAVE ON FOOD & DRUGS

2017

2037

SHOPPER'S DRUGMART

2015

2045

G&G HARDWARE

2011

 

 

WESTBANK  (4)

2006

JOINT VENTURE

25.9

           15,730

100.0

STAPLES

2022

2037

 

 

 

 

 

 



32







 

LOCATION

YEAR DEVELOPED OR ACQUIRED

OWNERSHIP INTEREST/
(EXPIRATION)(2)

LAND AREA (ACRES)

LEASABLE AREA
SQ. FT.)  

PERCENT LEASED (1)

MAJOR LEASES

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

TENANT NAME

LEASE
EXPIRATION

OPTION
EXPIRATION

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MANITOBA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

WINNIPEG

2005

JOINT VENTURE

0.4

            4,200

100.0

 

 

 

 

 

 

 

 

 

NEW BRUNSWICK

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

FREDERICTON

2005

JOINT VENTURE

0.6

            6,742

100.0

 

 

 

 

 

 

 

 

 

 

MONCTON

2005

JOINT VENTURE

0.4

            4,655

            -   

 

 

 

 

 

 

 

 

 

NEWFOUNDLAND

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ST. JOHN'S

2006

JOINT VENTURE

25.8

         446,607

87.0

SEARS

2008

2038

CONVERGYS CALL CENTRE

2016

2019

GOODLIFE FITNESS CENTRES

2018

2027

ONTARIO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BARRIE

2005

JOINT VENTURE

1.1

            4,748

100.0

 

 

 

 

 

 

 

 

 

 

BARRIE

2005

JOINT VENTURE

1.6

            1,680

100.0

 

 

 

 

 

 

 

 

 

 

BARRIE

2005

JOINT VENTURE

1.6

            6,897

63.9

 

 

 

 

 

 

 

 

 

 

BRANTFORD

2005

JOINT VENTURE

0.8

           12,894

100.0

 

 

 

 

 

 

 

 

 

 

BURLINGTON

2005

JOINT VENTURE

0.8

            9,126

100.0

 

 

 

 

 

 

 

 

 

 

CAMBRIDGE

2005

JOINT VENTURE

1.3

           15,730

97.1

 

 

 

 

 

 

 

 

 

 

CORNWALL

2005

JOINT VENTURE

0.3

            4,000

100.0

 

 

 

 

 

 

 

 

 

 

GUELPH

2005

JOINT VENTURE

0.8

            3,600

100.0

 

 

 

 

 

 

 

 

 

 

HAMILTON

2005

JOINT VENTURE

0.3

            6,500

100.0

 

 

 

 

 

 

 

 

 

 

HAMILTON

2005

JOINT VENTURE

0.5

           10,441

100.0

 

 

 

 

 

 

 

 

 

 

HAMILTON

2005

JOINT VENTURE

0.3

            4,125

100.0

 

 

 

 

 

 

 

 

 

 

KITCHENER

2006

JOINT VENTURE

2.0

           13,450

100.0

VALUE VILLAGE

2011

2026

 

 

 

 

 

 

 

KITCHENER

2006

JOINT VENTURE

5.0

           66,579

84.3

 

 

 

 

 

 

 

 

 

 

LONDON

2005

JOINT VENTURE

0.4

            8,152

100.0

 

 

 

 

 

 

 

 

 

 

LONDON

2005

JOINT VENTURE

0.6

            5,700

100.0

 

 

 

 

 

 

 

 

 

 

LONDON

2004

JOINT VENTURE

6.9

           86,612

91.3

 

 

 

 

 

 

 

 

 

 

MILTON (4)

2007

JOINT VENTURE

36.5

                 -   

            -   

 

 

 

 

 

 

 

 

 

 

MISSISSAUGA

2005

JOINT VENTURE

1.8

           31,091

100.0

ESTATE HARDWOOD

2010

2015

 

 

 

 

 

 

 

NORTH BAY

2005

JOINT VENTURE

0.5

            6,666

100.0

 

 

 

 

 

 

 

 

 

 

OTTAWA

2005

JOINT VENTURE

0.3

            4,448

100.0

 

 

 

 

 

 

 

 

 

 

OTTAWA

2007

JOINT VENTURE

1.5

           26,512

66.6

 

 

 

 

 

 

 

 

 

 

OTTAWA

2007

JOINT VENTURE

5.0

           46,400

100.0

 

 

 

 

 

 

 

 

 

 

OTTAWA

2007

JOINT VENTURE

2.6

           39,840

100.0

ORMES FURNITURE

2010

2015

 

 

 

 

 

 

 

OTTAWA

2007

JOINT VENTURE

9.1

            3,400

100.0

 

 

 

 

 

 

 

 

 

 

OTTAWA

2007

JOINT VENTURE

0.6

           11,133

74.3

 

 

 

 

 

 

 

 

 

 

OTTAWA

2007

JOINT VENTURE

2.7

           31,001

100.0

LOEB CANADA INC

2012

2017

 

 

 

 

 

 

 

OTTAWA

2007

JOINT VENTURE

1.1

           12,287

100.0

 

 

 

 

 

 

 

 

 

 

OTTAWA

2007

JOINT VENTURE

0.2

           11,265

100.0

 

 

 

 

 

 

 

 

 

 

ST. CATHERINES

2005

JOINT VENTURE

3.0

           38,993

83.1

 

 

 

 

 

 

 

 

 

 

ST. CATHERINES

2005

JOINT VENTURE

0.3

            5,418

100.0

 

 

 

 

 

 

 

 

 

 

ST. THOMAS

2005

JOINT VENTURE

0.2

            3,595

100.0

 

 

 

 

 

 

 

 

 

 

SUDBURY

2005

JOINT VENTURE

0.6

            9,643

42.8

 

 

 

 

 

 

 

 

 

 

SUDBURY

2006

JOINT VENTURE

5.4

           40,128

100.0

PRICE CHOPPER

2012

2022

LIQUIDATION WORLD

2008

2017

 

 

 

 

WATERLOO

2005

JOINT VENTURE

0.6

            5,274

100.0

 

 

 

 

 

 

 

 

 

 

WATERLOO (4)

2005

JOINT VENTURE

10.0

           18,380

100.0

SHOPPER'S DRUG MART

2022

2037

 

 

 

 

 

 

QUEBEC

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ALMA

2004

JOINT VENTURE

36.1

         267,531

98.9

ZELLERS

2009

2094

SEARS

2011

2026

IGA (COOP DES CONSUMMAT)

2015

2035

 

CHANDLER

2004

JOINT VENTURE

20.1

         114,078

96.2

HART STORES

2009

2024

MCDONALD'S

2015

2025

METRO  

2010

2020

 

GASPE

2004

JOINT VENTURE

15.2

         152,285

97.9

CANADIAN TIRE

2021

2046

SOBEYS STORES LTD

2015

 

HART STORES

2011

2021

 

JONQUIERE

2004

JOINT VENTURE

25.2

         247,404

94.4

ZELLERS

2009

2094

SUPER C GROCERIES

2009

2020

ROSSY

2016

2019

 

LAMALBAIE

2006

JOINT VENTURE

9.2

         118,593

91.9

SAAN

2010

 

METRO RICHELIEU

2016

2026

CANADIAN TIRE

2008

 

 

LAURIER STATION

2006

JOINT VENTURE

3.2

           36,366

94.3

 

 

 

 

 

 

 

 

 

 

MONTREAL (4)

2006

JOINT VENTURE

232.0

         407,891

100.0

ZELLERS

2021

2056

THE BRICK

2026

2036

TOYS R US

2021

2041

 

MONTREAL

2006

GROUND LEASE (2064)/ JOINT VENTURE

6.7

           92,703

99.4

 

 

 

 

 

 

 

 

 

 

MONTREAL

2006

GROUND LEASE (2064)/ JOINT VENTURE

8.0

           25,000

100.0

 

 

 

 

 

 

 

 

 

 

MONTREAL

2006

GROUND LEASE (2064)/ JOINT VENTURE

1.1

           10,157

100.0

 

 

 

 

 

 

 

 

 

 

ROBERVAL

2004

JOINT VENTURE

3.7

         127,251

98.8

IGA

2021

2046

ROSSY

2010

2015

 

 

 

 

SAGUENAY

2004

JOINT VENTURE

13.5

         203,980

97.8

ZELLERS

2008

 

WINNERS

2011

2026

L'AUBAINERIE CONCEPT MODE

2016

 

 

ST. AUGUSTIN-DE-DESMAURES

2006

JOINT VENTURE

4.7

           52,565

98.3

PROVIGO

2009

2024

 

 

 

 

 

 

 

ST. JEROME

2007

JOINT VENTURE

6.0

           82,391

100.0

MAXI (PROVIGO)

2012

2022

PHARMACIE BRUNET

2013

2023

DOLLARAMA

2009

 

 

STE. EUSTACHE

2005

JOINT VENTURE

6.6

           88,596

57.8

MAXI (PROVIGO)

2022

2027

 

 

 

 

 

 

 

STE. EUSTACHE

2005

JOINT VENTURE

2.4

           26,694

87.1

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

TOTAL 170 PREFERRED EQUITY INTERESTS (RETAIL ASSETS ONLY)

      1,656

    12,469,808

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LAND HOLDINGS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ARIZONA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MESA (5)

2005

JOINT VENTURE

6.5

                 -   

 -

 

 

 

 

 

 

 

 

 

 

CHANDLER (5)

2004

JOINT VENTURE

22.9

                 -   

 -

 

 

 

 

 

 

 

 

 

 

MARANA (5)

2006

JOINT VENTURE

158.9

                 -   

 -

 

 

 

 

 

 

 

 

 

NORTH CAROLINA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

RALEIGH (5)

2001

JOINT VENTURE

4.0

                 -   

 -

 

 

 

 

 

 

 

 

 

OHIO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ORANGE TOWNSHIP (5)

2001

FEE

12.2

                 -   

 -

 

 

 

 

 

 

 

 

 

OREGON

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MCMINNVILLE (5)

2006

JOINT VENTURE

90.5

                 -   

 -

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MEXICO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

SINALOA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MAZALTAN (5)

2007

JOINT VENTURE

36.0

                 -   

            -   

 

 

 

 

 

 

 

 

 

NUEVO LEON

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

APODACA (5)

2007

JOINT VENTURE

22.3

                 -   

            -   

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

OTHER REAL ESTATEMENT INVESTMENTS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

RETAIL STORE LEASES (14)

1995/ 1997

LEASEHOLD

           -   

      1,766,994

97.4

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

AI PORTFOLIO (VARIOUS CITIES)

2005

JOINT VENTURE

175.8

      7,674,988

97.7

 

 

 

 

 

 

 

 

 

 

NON-RETAIL 265 ASSETS

VARIOUS

VARIOUS

222.4

      9,708,998

100.0

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

GRAND TOTAL 1487 PROPERTY INTERESTS

 

16,916.9

   163,315,898 (15)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 



33




(1)

PERCENT LEASED INFORMATION AS OF DECEMBER 31, 2007  OR  DATE OF ACQUISITION  IF ACQUIRED SUBSEQUENT TO DECEMBER 31, 2007

 

 

 

 

 

 

 

 

(2)

THE TERM "JOINT VENTURE" INDICATES THAT THE COMPANY OWNS THE PROPERTY IN CONJUNCTION WITH ONE OR MORE JOINT VENTURE PARTNERS.

 

 

 

 

 

 

 

 

 

THE DATE INDICATED IS THE EXPIRATION DATE OF ANY GROUND LEASE AFTER GIVING AFFECT TO ALL RENEWAL PERIODS.

 

 

 

 

 

 

 

 

(3)

DENOTES REDEVELOPMENT PROJECT.

 

 

 

 

 

 

 

 

(4)

DENOTES GROUND-UP DEVELOPMENT PROJECT.  THE SQUARE FOOTAGE SHOWN REPRESENTS THE COMPLETED LEASEABLE AREA.

 

 

 

 

 

 

 

 

(5)

DENOTES LAND HOLDINGS.

 

 

 

 

 

 

 

 

(6)

DENOTES PROPERTY INTEREST IN KIMPRU.

 

 

 

 

 

 

 

 

(7)

DENOTES PROPERTY INTEREST IN KIMCO INCOME REIT ("KIR").

 

 

 

 

 

 

 

 

(8)

DENOTES PROPERTY INTEREST IN KIMCO RETAIL OPPORTUNITY PORTFOLIO ("KROP").

 

 

 

 

 

 

 

 

(9)

DENOTES PROPERTY INTEREST IN KIMSOUTH REALTY, INC.

 

 

 

 

 

 

 

 

(10)

DENOTES PROPERTY INTEREST IN KIMCO INCOME FUND I.

 

 

 

 

 

 

 

 

(11)

DENOTES PROPERTY INTEREST IN PL REALTY LLC.

 

 

 

 

 

 

 

 

(12)

DENOTES PROPERTY INTEREST IN OTHER INSTITUTIONAL PROGRAMS.

 

 

 

 

 

 

 

 

(13)

DENOTES PROPERTY INTEREST IN UBS.

 

 

 

 

 

 

 

 

(14)

THE COMPANY HOLDS INTERESTS IN 19 RETAIL STORE LEASES RELATED TO THE ANCHOR STORE PREMISES IN NEIGHBORHOOD AND COMMUNITY SHOPPING CENTERS.

 

 

 

 

 

 

 

 

(15)

DOES NOT INCLUDE 30 FNC REALTY PROPERTIES COMPRISED OF 578K SQUARE FEET, 55 NEWKIRK PROPERTIES CONSISTING OF 2.8 MILLION SQUARE FEET,  401 NET LEASED

 

 

 

 

 

 

 

 

 

PROPERTIES WITH 2.3 MILLION SQUARE FEET AND 14.4 MILLION SQUARE FEET OF PROJECTED LEASEABLE AREA RELATED TO THE GROUND-UP DEVELOPMENT PROJECTS.

 

 

 

 

 

 

 

 




34





Executive Officers of the Registrant


The following table sets forth information with respect to the executive officers of the Company as of
February 27, 2008.


Name

Age

Position

Since

 

 

 

 

Milton Cooper

78

Chairman of the Board of Directors and

1991

 

 

Chief Executive Officer

 

 

 

 

 

Michael J. Flynn

72

Vice Chairman of the Board of Directors and

1996

 

 

President and Chief Operating Officer

1997

 

 

 

 

David B. Henry

59

Vice Chairman of the Board of Directors and

 

 

 

Chief Investment Officer

2001

 

 

 

 

Thomas A. Caputo

61

Executive Vice President

2000

 

 

 

 

Glenn G. Cohen

44

Vice President -

2000

 

 

Treasurer

1997

 

 

 

 

Raymond Edwards

45

Vice President -

2001

 

 

Retail Property Solutions

 

 

 

 

 

Jerald Friedman

63

President, KDI and

2000

 

 

Executive Vice President

1998

 

 

 

 

Bruce M. Kauderer (1)

61

Vice President - Legal

1995

 

 

General Counsel and Secretary

1997-2007

 

 

 

 

Michael V. Pappagallo

48

Executive Vice President -

2005

 

 

Chief Financial Officer

1997


(1)

Effective January 1, 2008, Mr. Kauderer retired as Vice President - Legal, General Counsel and Secretary.


The executive officers of the Company serve in their respective capacities for approximately one-year terms and are subject to re-election by the Board of Directors, generally at the time of the Annual Meeting of the Board of Directors following the Annual Meeting of Stockholders.




















35



PART II


Item 5.  Market for the Registrant's Common Equity and Related Shareholder Matters


Market Information  The following sets forth the common stock offerings completed by the Company during the three-year period ended December 31, 2007.  The Company’s common stock was sold for cash at the following offering price per share:


Offering Date

Offering Price


March 2006

$40.80


The table below sets forth, for the quarterly periods indicated, the high and low sales prices per share reported on the NYSE Composite Tape and declared dividends per share for the Company’s common stock.  The Company’s common stock is traded on the New York Stock Exchange under the trading symbol "KIM".


 

 

Stock Price

 

 

Period

High

Low

Dividends

 

 

 

 

 

 

2007:

 

 

 

 

First Quarter

$53.60

$43.59

$0.360

 

Second Quarter

$50.36

$36.92

$0.360

 

Third Quarter

$47.58

$33.74

$0.400

 

Fourth Quarter

$47.69

$34.74

$0.400 (a)

 

 

 

 

 

 

2006:

 

 

 

 

First Quarter

$42.00

$32.02

$0.330

 

Second Quarter

$40.57

$34.20

$0.330

 

Third Quarter

$43.15

$36.18

$0.360

 

Fourth Quarter

$47.13

$42.13

$0.360 (b)


(a)

Paid on January 15, 2008, to stockholders of record on January 2, 2008.

(b)

Paid on January 16, 2007, to stockholders of record on January 2, 2007.


Holders  The number of holders of record of the Company's common stock, par value $0.01 per share, was 3,442 as of January 31, 2008.


Dividends  Since the IPO, the Company has paid regular quarterly dividends to its stockholders. While the Company intends to continue paying regular quarterly dividends, future dividend declarations will be at the discretion of the Board of Directors and will depend on the actual cash flow of the Company, its financial condition, capital requirements, the annual distribution requirements under the REIT provisions of the Code and such other factors as the Board of Directors deems relevant. The Company is required by the Internal Revenue Code of 1986, as amended, to distribute at least 90% of its REIT taxable income. The actual cash flow available to pay dividends will be affected by a number of factors, including the revenues received from rental properties, the operating expenses of the Company, the interest expense on its borrowings, the ability of lessees to meet their obligations to the Company and any unanticipated capital expenditures.


The Company has determined that the $1.48 dividend per common share paid during 2007 represented 56% ordinary income, 35% in capital gains and a 9% return of capital to its stockholders.  The $1.35 dividend per common share paid during 2006 represented 66% ordinary income, 28% in capital gains and a 6% return of capital to its stockholders.


In addition to its common stock offerings, the Company has capitalized the growth in its business through the issuance of unsecured fixed and floating-rate medium-term notes, underwritten bonds, mortgage debt and construction loans, convertible preferred stock and perpetual preferred stock.  Borrowings under the Company's revolving credit facilities have also been an interim source of funds to both finance the purchase of properties and other investments and meet any short-term working capital requirements.  The various instruments governing the Company's issuance of its unsecured public debt, bank debt, mortgage debt and preferred stock impose certain restrictions on the Company with regard to dividends, voting, liquidation and other preferential rights available to the holders of such instruments.  See "Management's Discussion and Analysis of Financial Condition and Results of Operations" and Notes 11 and 17 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K.




36



The Company does not believe that the preferential rights available to the holders of its Class F Preferred Stock and Class G Preferred Stock, the financial covenants contained in its public bond indentures, as amended, or its revolving credit agreements will have an adverse impact on the Company's ability to pay dividends in the normal course to its common stockholders or to distribute amounts necessary to maintain its qualification as a REIT.


The Company maintains a dividend reinvestment and direct stock purchase plan (the "Plan") pursuant to which common and preferred stockholders and other interested investors may elect to automatically reinvest their dividends to purchase shares of the Company’s common stock or, through optional cash payments, purchase shares of the Company’s common stock.  The Company may, from time-to-time, either (i) purchase shares of its common stock in the open market or (ii) issue new shares of its common stock for the purpose of fulfilling its obligations under the Plan.


Total Stockholder Return Performance  The following performance chart compares, over the five years ended December 31, 2007, the cumulative total stockholder return on the Company’s common stock with the cumulative total return of the S&P 500 Index and the cumulative total return of the NAREIT Equity REIT Total Return Index (the "NAREIT Equity Index") prepared and published by the National Association of Real Estate Investment Trusts ("NAREIT").  Equity real estate investment trusts are defined as those which derive more than 75% of their income from equity investments in real estate assets.  The NAREIT Equity Index includes all tax qualified equity real estate investment trusts listed on the New York Stock Exchange, American Stock Exchange or the NASDAQ National Market System.  Stockholder return performance, presented quarterly for the five years ended December 31, 2007, is not necessarily indicative of future results.  All stockholder return performance assumes the reinvestment of dividends.


[kimco10k002.gif]


Item 6.  Selected Financial Data


The following table sets forth selected, historical, consolidated financial data for the Company and should be read in conjunction with the Consolidated Financial Statements of the Company and Notes thereto and Management’s Discussion and Analysis of Financial Condition and Results of Operations included in this annual report on
Form 10-K.


The Company believes that the book value of its real estate assets, which reflects the historical costs of such real estate assets less accumulated depreciation, is not indicative of the current market value of its properties.  Historical operating results are not necessarily indicative of future operating performance.




37




 

 

Year ended December 31,   (2)

 

 

2007

 

2006

 

2005

 

2004

 

2003

 

 

(in thousands, except per share information)

Operating Data:

 

 

 

 

 

 

 

 

 

 

Revenues from rental property (1)

$

 681,553 

$

587,547 

$

501,569 

$

488,021 

$

446,096 

Interest expense (3)

$

213,674 

$

170,677 

$

126,432 

$

105,898 

$

101,351 

Depreciation and amortization (3)

$

189,650 

$

139,263 

$

100,517 

$

94,651 

$

78,817 

Gain on sale of development properties (4)

$

40,099 

$

37,276 

$

33,636 

$

16,835 

$

17,495 

Gain on transfer/sale of operating properties, net (3)

$

2,708 

$

 2,460 

$

2,833 

$

$

3,177 

Benefit for income taxes (5)

$

30,346 

$

$

$

$

Provision for income taxes (6)

$

$

17,253 

$

10,989 

$

8,320 

$

8,514 

Income from continuing operations (7)

$

361,934 

$

345,309 

$

324,894 

$

273,393 

$

234,195 

Income per common share, from continuing

 

 

 

 

 

 

 

 

 

 

operations:

 

 

 

 

 

 

 

 

 

 

    Basic

$

1.36 

$

1.39 

$

1.38 

$

1.17 

$

0.99 

    Diluted

$

1.33 

$

1.36 

$

1.36 

$

1.15 

$

0.97 

Weighted average number of shares of common

 

 

 

 

 

 

 

 

 

 

stock:

 

 

 

 

 

 

 

 

 

 

    Basic

 

252,129 

 

239,552 

 

226,641 

 

222,859 

 

214,184 

    Diluted

 

257,058 

 

244,615 

 

230,868 

 

227,143 

 

217,540 

Cash dividends declared per common share

$

1.52 

$

1.38 

$

 $1.27 

$

 1.16 

$

1.10 

 

 

 

 

 

 

 

 

 

 

 


 

 

December 31,

 

 

2007

 

2006

 

2005

 

2004

 

2003

 

 

 

 

 

 

 

 

 

 

 

Balance Sheet Data:

$

7,325,035 

6,001,319 

4,560,406 

4,092,222 

4,174,664 

Real estate, before accumulated depreciation

$

9,097,816 

7,869,280 

5,534,636 

4,749,597 

4,641,092 

Total assets

$

4,216,415 

3,587,243 

2,691,196 

2,118,622 

2,154,948 

Total debt

$

3,894,574 

3,366,959 

2,387,214 

2,236,400 

2,135,846 

Total stockholders' equity

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Cash flow provided by operations

$

665,989 

455,569 

410,797 

365,176 

308,632 

Cash flow used for investing activities

$

(1,507,611)

(246,221)

(716,015)

(299,597)

(637,636)

Cash flow provided by (used for) financing activities

$

$584,056 

59,444 

343,271 

(75,647)

341,330 


(1)

Does not include (i) revenues from rental property relating to unconsolidated joint ventures, (ii) revenues relating to the investment in retail stores leases and (iii) revenues from properties included in discontinued operations.  

(2)

All years have been adjusted to reflect the impact of operating properties sold during the  years ended December 31, 2007, 2006, 2005, 2004 and 2003 and properties classified as held for sale as of December 31, 2007, which are reflected in discontinued operations in the Consolidated Statements of Income.

(3)

Does not include amounts reflected in discontinued operations.

(4)

Amounts exclude income taxes

(5)

Does not include amounts reflected in discontinued operations and extraordinary gain.  Amounts include income taxes related to gain on sale of development properties, gain on transfer/sale of operating properties, and adjustment for property carrying value.

(6)

Amounts include income taxes related to gain on sale of development properties and gain on transfer/sale of operating properties.

(7)

Amounts include gain on transfer/sale of operating properties, net of tax.






38



Item 7.  Management's Discussion and Analysis of Financial Condition and Results of Operations


The following discussion should be read in conjunction with the Consolidated Financial Statements and Notes thereto included in this annual report on Form 10-K.  Historical results and percentage relationships set forth in the Consolidated Statements of Income contained in the Consolidated Financial Statements, including trends which might appear, should not be taken as indicative of future operations.


Executive Summary


Kimco Realty Corporation is one of the nation’s largest publicly-traded owners and operators of neighborhood and community shopping centers.  As of December 31, 2007, the Company had interests in 1,973 properties totaling approximately 183 million square feet of GLA located in 45 states, Canada, Mexico, Puerto Rico and Chile.


The Company is self-administered and self-managed through present management, which has owned and managed neighborhood and community shopping centers for over 45 years. The executive officers are engaged in the day-to-day management and operation of real estate exclusively with the Company, with nearly all operating functions, including leasing, asset management, maintenance, construction, legal, finance and accounting, administered by the Company.


In connection with the Tax Relief Extension Act of 1999 (the "RMA"), which became effective January 1, 2001, the Company is permitted to participate in activities which it was precluded from previously in order to maintain its qualification as a Real Estate Investment Trust ("REIT"), so long as these activities are conducted in entities which elect to be treated as taxable subsidiaries under the Code, subject to certain limitations.  As such, the Company, through its taxable REIT subsidiaries, is engaged in various retail real estate-related opportunities including (i) merchant building, through its wholly owned taxable REIT subsidiaries, which are primarily engaged in the ground-up development of neighborhood and community shopping centers and the subsequent sale thereof upon completion, (ii) retail real estate advisory and disposition services, which primarily focus on leasing and disposition strategies of retail real estate controlled by both healthy and distressed and/or bankrupt retailers and (iii) acting as an agent or principal in connection with tax deferred exchange transactions. The Company will consider other investments through taxable REIT subsidiaries should suitable opportunities arise.


In addition, the Company continues to capitalize on its established expertise in retail real estate by establishing other ventures in which the Company owns a smaller equity interest and provides management, leasing and operational support for those properties.  The Company also provides preferred equity capital for real estate entrepreneurs and provides real estate capital and advisory services to both healthy and distressed retailers.  The Company also makes selective investments in secondary market opportunities where a security or other investment is, in management’s judgment, priced below the value of the underlying real estate.


The Company’s strategy is to maintain a strong balance sheet while investing opportunistically and selectively. The Company intends to continue to execute its plan of delivering solid growth in earnings and dividends.  As a result of the improved 2007 performance, the Board of Directors increased the quarterly dividend per common share to $0.40 from $0.36, effective for the third quarter of 2007.


Critical Accounting Policies


The Consolidated Financial Statements of the Company include the accounts of the Company, its wholly-owned subsidiaries and all entities in which the Company has a controlling interest including where the Company has been determined to be a primary beneficiary of a variable interest entity in accordance with the provisions and guidance of Interpretation No. 46 (R), Consolidation of Variable Interest Entities, or meets certain criteria of a sole general partner or managing member in accordance with Emerging Issues Task Force ("EITF") Issue 04-5, Investor’s Accounting for an Investment in a Limited Partnership when the Investor is the Sole General Partner and the Limited Partners have Certain Rights ("EITF 04-5").  The Company applies these provisions to each of its joint venture investments to determine whether the cost, equity or consolidation method of accounting is appropriate.  The preparation of financial statements in conformity with accounting principles generally accepted in the United States requires management to make estimates and assumptions in certain circumstances that affect amounts reported in the accompanying Consolidated Financial Statements and related notes.  In preparing these financial



39



statements, management has made its best estimates and assumptions that affect the reported amounts of assets and liabilities.  These estimates are based on, but not limited to, historical results, industry standards and current economic conditions, giving due consideration to materiality.  The most significant assumptions and estimates relate to revenue recognition and the recoverability of trade accounts receivable, depreciable lives, valuation of real estate, joint venture investments and realizability of deferred tax assets.  Application of these assumptions requires the exercise of judgment as to future uncertainties, and, as a result, actual results could materially differ from these estimates.


Revenue Recognition and Accounts Receivable


Base rental revenues from rental property are recognized on a straight-line basis over the terms of the related leases. Certain of these leases also provide for percentage rents based upon the level of sales achieved by the lessee.  These percentage rents are recorded once the required sales level is achieved.  Operating expense reimbursements are recognized as earned.  Rental income may also include payments received in connection with lease termination agreements.  In addition, leases typically provide for reimbursement to the Company of common area maintenance, real estate taxes and other operating expenses.  


The Company makes estimates of the uncollectability of its accounts receivable related to base rents, expense reimbursements and other revenues.  The Company analyzes accounts receivable and historical bad debt levels, customer credit-worthiness and current economic trends when evaluating the adequacy of the allowance for doubtful accounts.  In addition, tenants in bankruptcy are analyzed and estimates are made in connection with the expected recovery of pre-petition and post-petition claims.  The Company’s reported net income is directly affected by management’s estimate of the collectability of accounts receivable.


Real Estate


The Company’s investments in real estate properties are stated at cost, less accumulated depreciation and amortization. Expenditures for maintenance and repairs are charged to operations as incurred.  Significant renovations and replacements, which improve and extend the life of the asset, are capitalized.


Upon acquisition of operating real estate properties, the Company estimates the fair value of acquired tangible assets (primarily consisting of land, building, building improvements and tenant improvements) and identified intangible assets and liabilities (primarily consisting of above and below-market leases, in-place leases and tenant relationships), assumed debt and redeemable units issued in accordance with Statement of Financial Accounting Standards ("SFAS") No. 141, Business Combinations.  Based on these estimates, the Company allocates the purchase price to the applicable assets and liabilities.  The Company utilizes methods similar to those used by independent appraisers in estimating the fair value of acquired assets and liabilities.  The useful lives of amortizable intangible assets are evaluated each reporting period with any changes in estimated useful lives being accounted for over the revised remaining useful life.


Depreciation and amortization are provided on the straight-line method over the estimated useful lives of the assets, as follows:


Buildings and building improvements

15 to 50 years

Fixtures, leasehold and tenant improvements

Terms of leases or useful lives, whichever is shorter

(including certain identified intangible assets)


The Company is required to make subjective assessments as to the useful lives of its properties for purposes of determining the amount of depreciation to reflect on an annual basis with respect to those properties.  These assessments have a direct impact on the Company’s net income.


Real estate under development on the Company’s Consolidated Balance Sheets represents ground-up development of neighborhood and community shopping center projects which are subsequently sold upon completion and projects which the Company may hold as long-term investments.  These assets are carried at cost.  The cost of land and buildings under development includes specifically identifiable costs.  The capitalized costs include pre-construction costs essential to the development of the property, development costs, construction costs, interest costs, real estate taxes, salaries and related costs of personnel directly involved and other costs incurred during the period of development.  The Company ceases cost capitalization when the property is held available for occupancy upon substantial completion of tenant improvements, but no later than one year from the



40



completion of major construction activity.  If, in management’s opinion, the estimated net sales price of these assets is less than the net carrying value, an adjustment to the carrying value would be recorded to reflect the estimated fair value of the property.  A gain on the sale of these assets is generally recognized using the full accrual method in accordance with the provisions of SFAS No. 66, Accounting for Real Estate Sales.


Investments in Unconsolidated Joint Ventures


The Company accounts for its investments in unconsolidated joint ventures under the equity method of accounting as the Company exercises significant influence, but does not control, these entities.  These investments are recorded initially at cost and subsequently adjusted for cash contributions and distributions.  Earnings for each investment are recognized in accordance with each respective investment agreement and where applicable, based upon an allocation of the investment’s net assets at book value as if the investment was hypothetically liquidated at the end of each reporting period.


The Company’s joint ventures and other real estate investments primarily consist of co-investments with institutional and other joint venture partners in neighborhood and community shopping center properties, consistent with its core business.  These joint ventures typically obtain non-recourse third-party financing on their property investments, thus contractually limiting the Company’s exposure to losses to the amount of its equity investment, and due to the lender’s exposure to losses, a lender typically will require a minimum level of equity in order to mitigate its risk.  The Company’s exposure to losses associated with its unconsolidated joint ventures is primarily limited to its carrying value in these investments.


On a periodic basis, management assesses whether there are any indicators that the value of the Company’s investments in unconsolidated joint ventures may be impaired. An investment’s value is impaired only if management’s estimate of the fair value of the investment is less than the carrying value of the investment and such difference is deemed to be other than temporary.  To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the investment over the estimated fair value of the investment.


Long Lived Assets


On a periodic basis, management assesses whether there are any indicators that the value of the real estate properties (including any related amortizable intangible assets or liabilities) may be impaired.  A property value is considered impaired only if management’s estimate of current and projected operating cash flows (undiscounted and without interest charges) of the property over its remaining useful life is less than the net carrying value of the property.  Such cash flow projections consider factors such as expected future operating income, trends, and prospects, as well as the effects of demand, competition and other factors.  To the extent impairment has occurred, the carrying value of the property would be adjusted to an amount to reflect the estimated fair value of the property.


When a real estate asset is identified by management as held for sale, the Company ceases depreciation of the asset and estimates the sales price of such asset net of selling costs.  If, in management’s opinion, the net sales price of the asset is less than the net book value of such asset, an adjustment to the carrying value would be recorded to reflect the estimated fair value of the property.


The Company is required to make subjective assessments as to whether there are impairments in the value of its real estate properties, investments in joint ventures and other investments.  The Company’s reported net income is directly affected by management’s estimate of impairments and/or valuation allowances.


Results of Operations


Comparison 2007 to 2006


 

2007

 

2006

 

Increase/
(Decrease)

 

% change

 

(all amounts in thousands)

 

 

 

 

 

 

 

 

 

 

Revenues from rental property (1)

$ 681.6 

 

$   587.5 

 

$ 94.1 

 

16.0%

 

 

 

 

 

 

 

 

Rental property expenses: (2)

 

 

 

 

 

 

 

   Rent

$  12.1 

 

$    11.5 

 

$   0.6 

 

5.2%

   Real estate taxes

83.6 

 

74.6 

 

9.0 

 

12.1%

   Operating and maintenance

90.0 

 

72.7 

 

17.3 

 

23.8%

 

$ 185.7 

 

$ 158.8 

 

$ 26.9 

 

16.9%

 

 

 

 

 

 

 

 

Depreciation and amortization (3)

$ 189.7 

 

$ 139.3 

 

$ 50.4 

 

36.2%




41



 (1)

Revenues from rental property increased primarily from the combined effect of (i) the acquisition of operating properties during 2006 and 2007, providing incremental revenues of approximately $85.5 million, (ii) an overall occupancy increase from the consolidated shopping center portfolio to 95.9% at December 31, 2007, as compared to 95.1% at December 31, 2006, due to growth in rental rates from renewing expiring leases, the completion of certain redevelopment and development projects and tenant buyouts providing incremental revenues of approximately $14.6 million for the year ended December 31, 2007 as compared to the corresponding period in 2006, offset by (iii) a decrease in revenues of approximately $6.0 million for the year ended December 31, 2007 as compared to the corresponding period in 2006, resulting from the transfer of operating properties to various unconsolidated joint venture entities, and the sale of certain properties during 2007 and 2006.


(2)

Rental property expenses increased primarily due to operating property acquisitions during 2007 and 2006 which were partially offset by operating property dispositions including those transferred to various joint venture entities.


(3)

Depreciation and amortization increased primarily due to operating property acquisitions during 2007 and 2006 which were partially offset by operating property dispositions including those transferred to various joint venture entities.


Mortgage and other financing income decreased $4.6 million to $14.2 million for the year ended December 31, 2007, as compared to $18.8 million for the corresponding period in 2006. This decrease is primarily due to the recognition of accretion income of approximately $6.2 million, resulting from the early prepayment of a mortgage receivable in 2006 partially offset by an overall increase in interest income on mortgage receivables entered into in 2007 and 2006.


Management and other fee income increased approximately $14.2 million for the year ended December 31, 2007, as compared to the corresponding period in 2006. This increase is primarily due to increased property management fees and other transaction related fees related to the growth in the Company’s co-investment programs.


General and administrative expenses increased approximately $26.6 million for the year ended December 31, 2007, as compared to the corresponding period in 2006. This increase is primarily due to personnel-related costs, primarily due to growth within the Company’s co-investment programs and the overall continued growth of the Company.


Interest, dividends and other investment income decreased approximately $24.9 million for the year ended December 31, 2007, as compared to the corresponding period in 2006. This decrease is primarily due to a decrease in realized gains resulting from the sale of certain marketable securities during 2007 as compared to the corresponding period in 2006.


Other (expense)/income, net decreased approximately $19.5 million to $10.6 million of an expense for the year ended December 31, 2007, as compared to $8.9 million in income for the corresponding period in 2006.  This decrease is primarily due to (i) the receipt of fewer shares during 2007 as compared to 2006 of Sears Holding Corp. common stock received as partial settlement of Kmart pre-petition claims and (ii) an increase in Canadian withholding charges on profit participation proceeds received during 2007 relating to capital transactions from a Canadian preferred equity investment.


Interest expense increased approximately $43.0 million for the year ended December 31, 2007, as compared to the corresponding period in 2006.  This increase is due to higher interest rates and higher outstanding levels of debt during the year ended December 31, 2007, as compared to the same period in 2006.


Benefit for income taxes increased $48.9 million for the year ended December 31, 2007, as compared to the corresponding period in 2006.  This increase is primarily due to the reduction of approximately $31.2 million of NOL valuation allowance and a tax benefit of approximately $10.1 million from operating losses recognized in connection with the Albertson’s investment.




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Equity in income of real estate joint ventures, net increased $67.8 million to $173.4 million for the year ended December 31, 2007, as compared to $105.5 million for the corresponding period in 2006. This increase is primarily the result of (i) an increase in equity in income from the Kimco Realty Opportunity Portfolio ("KROP") joint venture investment primarily resulting from profit participation of approximately $39.3 million and gains on sale/transfer of operating properties during 2007 of which the Company’s share of gains were $12.8 million for the year ended December 31, 2007, (ii) an increase in equity in income from the Kimco Income Opportunity Portfolio ("KIR") joint venture investment primarily resulting from gains on sale of operating properties during 2007 of which the Company’s share of gains was $20.7 million for the year ended December 31, 2007 and (iii) the Company’s growth of its various other real estate joint ventures due to additional capital investments for the acquisition of additional operating properties by the ventures throughout 2007 and 2006, partially offset by net operating losses and excess cash distribution from the Albertson’s joint venture of approximately $7.9 million during 2007.


During 2007, the Company sold, in separate transactions, (i) four recently completed merchant building projects, (ii) 26 out-parcels, (iii) 74.3 acres of undeveloped land and (iv) completed partial sales of two projects, for aggregate total proceeds of approximately $310.5 million and approximately $3.3 million of proceeds from completed earn-out requirements on previously sold projects.  These transactions resulted in gains of approximately $24.1 million, after income taxes of $16.0 million.


As part of the Company’s ongoing analysis of its merchant building projects, the Company has determined that for two of its projects, located in Jacksonville, FL and Anchorage, AK, the recoverable value will not exceed their estimated cost.  This is primarily due to adverse changes in local market conditions and the uncertainty of those conditions in the future.  As a result, the Company has recorded an aggregate pre-tax adjustment of property carrying value on these projects for the year ended December 31, 2007, of $8.5 million, representing the excess of the carrying value of the projects over their estimated fair value.


During 2006, the Company sold six recently completed merchant building projects, its partnership interest in one project and 30 out-parcels, in separate transactions, for approximately $260.0 million.  These sales resulted in gains of approximately $25.1 million, after income taxes of $12.2 million.  These gains exclude approximately $1.1 million of gain relating to one project, which was deferred due to the Company’s continued ownership interest.


During 2007, the Company (i) disposed of six operating properties and completed partial sales of three operating properties, in separate transactions, for an aggregate sales price of approximately $40.0 million, which resulted in an aggregate net gain of approximately $6.4 million, after income tax of approximately $1.6 million and (ii) transferred one operating property, which was acquired in the first quarter of 2007, to a joint venture in which the Company holds a 15% non-controlling ownership interest for an aggregate price of approximately $4.5 million, which represented the net book value.


Additionally, during 2007, two consolidated joint ventures in which the Company had preferred equity investments disposed of, in separate transactions, their respective properties for an aggregate sales price of approximately $66.5 million.  As a result of these capital transactions, the Company received approximately $22.1 million of profit participation, before minority interest of approximately $5.6 million.  This profit participation has been recorded as income from other real estate investments and is reflected in Income from discontinued operating properties in the Company’s Consolidated Statements of Income.


During 2006, the Company disposed of (i) 28 operating properties and one ground lease for an aggregate sales price of $270.5 million, which resulted in an aggregate net gain of approximately $71.7 million, net of income taxes of $2.8 million relating to the sale of two properties, and (ii) transferred five operating properties, to joint ventures in which the Company has 20% non-controlling interests for an aggregate price of approximately $95.4 million, which resulted in a gain of approximately $1.4 million from one transferred property.


Net income for the year ended December 31, 2007 was $442.8 million or $1.65 on a diluted per share basis as compared to $428.3 million or $1.70 on a diluted per share basis for the corresponding period in 2006.  This change is primarily attributable to (i) an increase in revenues from rental properties primarily due to acquisitions of operating properties during 2007 and 2006, (ii) an increase in equity in income of real estate joint ventures achieved from profit participation and gains on sale of joint venture operating properties and additional capital investments in the Company’s joint venture programs for the acquisition of additional operating properties throughout 2007 and 2006,



43



(iii) earnings of $75.5 million related to the Albertson’s investment monetization, partially offset by, (iv) a decrease in income resulting from the sale of certain marketable securities during the corresponding period in 2006 and (v) a decrease in gains on sale of operating properties in 2007 as compared to 2006.


Comparison 2006 to 2005


 

2006

 

2005

 

Increase/
(Decrease)

 

% change

 

(amounts in thousands)

 

 

 

 

 

 

 

 

 

 

Revenues from rental property (1)

$ 587.5 

 

$   501.6 

 

$ 85.9 

 

17.1%

 

 

 

 

 

 

 

 

Rental property expenses: (2)

 

 

 

 

 

 

 

   Rent

$  11.5 

 

$    10.0 

 

$   1.5 

 

15.0%

   Real estate taxes

74.6 

 

64.1 

 

10.5 

 

16.4%

   Operating and maintenance

72.7 

 

58.2 

 

14.5 

 

24.9%

 

$ 158.8 

 

$ 132.3 

 

$ 26.5 

 

20.0%

 

 

 

 

 

 

 

 

Depreciation and amortization (3)

$ 139.3 

 

$ 100.5 

 

$ 38.8 

 

38.6%


(1)

Revenues from rental property increased primarily from the combined effect of (i) the acquisition of operating properties during 2006 and 2005, providing incremental revenues for the year ended December 31, 2006 of approximately $72.3 million, (ii) an overall increase in shopping center portfolio occupancy to 95.1% at December 31, 2006, as compared to 94.6% at December 31, 2005 and the completion of certain redevelopment and development projects providing incremental revenues of approximately $33.6 million for the year ended December 31, 2006 as compared to the corresponding period in 2005, offset by (iii) a decrease in revenues of approximately $20.0 million for the year ended December 31, 2006, as compared to the corresponding period in 2005, resulting from the transfer of operating properties to various unconsolidated joint venture entities, tenant buyouts, and the sale of certain properties during 2005 and 2006.


(2)

Rental property expenses increased primarily due to operating property acquisitions during 2006 and 2005 which were partially offset by operating property dispositions including those transferred to various joint venture entities.


(3)

Depreciation and amortization increased primarily due to operating property acquisitions during 2006 and 2005 which were partially offset by operating property dispositions including those transferred to various joint venture entities.


Mortgage and other financing income decreased $8.8 million to $18.8 million for the year ended December 31, 2006, as compared to $27.6 million for the corresponding period in 2005. This decrease is primarily due to the recognition in 2005 of a prepayment fee of $14.0 million received by the Company relating to the early repayment by Shopko of its outstanding loan with the Company, offset by accretion income of approximately $6.2 million received in 2006, resulting from an early prepayment of a mortgage receivable in June 2006, which had been acquired at a discount.


Management and other fee income increased approximately $10.2 million for the year ended December 31, 2006, as compared to the corresponding period in 2005. This increase is primarily due to incremental fees earned from the Kimsouth portfolio and growth in the Company’s other co-investment programs.


General and administrative expenses increased approximately $20.8 million for the year ended December 31, 2006, as compared to the corresponding period in 2005. This increase is primarily due to personnel-related costs including the non-cash expensing of stock options granted and the overall continued growth of the Company.


Interest, dividends and other investment income increased approximately $27.5 million for the year ended December 31, 2006, as compared to the corresponding period in 2005. This increase is primarily due to greater realized gains on the sale of certain marketable securities and increased interest and dividend income as a result of higher cash balances and the growth in the marketable securities portfolio during 2006 as compared to 2005.


Interest expense increased $44.2 million for the year ended December 31, 2006, as compared to the corresponding period in 2005. This increase is due to higher interest rates and higher outstanding levels of debt during this period as compared to the same period in the preceding year.




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Income from other real estate investments increased $20.3 million to $77.1 million for the year ended December 31, 2006, as compared to $56.8 million for the corresponding period in 2005. This increase is primarily due to (i) increased investment in the Company’s Preferred Equity program which contributed $40.1 million for the year ended December 31, 2006, including $12.2 million of profit participation earned from 16 capital transactions, as compared to $32.8 million for the corresponding period in 2005, including $12.6 million of profit participation earned from six capital transactions and (ii) pre-tax profits of $7.9 million from the transfer of two properties from Kimsouth to a joint venture in which the Company has an 18% non-controlling interest.  These profits exclude amounts that have been deferred as a result of the Company’s continued ownership interest.


Equity in income of real estate joint ventures, net increased $28.1 million to $105.5 million for the year ended December 31, 2006, as compared to $77.5 million for the corresponding period in 2005. This increase is primarily attributable to (i) increase in equity in income from the KROP joint venture primarily resulting from profit participation of approximately $22.2 million and gains from the sale of nine operating properties, one land parcel and one out-parcel during 2006 of which the Company’s share of gains was $9.9 million for the year ended December 31, 2006, and (ii) the Company’s growth of its various other real estate joint ventures.  The Company has made additional capital investments in these and other joint ventures for the acquisition of additional shopping center properties by the ventures throughout 2006 and 2005.


During 2006, the Company sold six recently completed merchant building projects, its partnership interest in one project and 30 out-parcels, in separate transactions, for approximately $260.0 million.  These sales resulted in gains of approximately $25.1 million, after income taxes of $12.2 million.  These gains exclude approximately $1.1 million of gain relating to one project, which was deferred due to the Company’s continued ownership interest.


During 2005, the Company sold, in separate transactions, 41 out-parcels and six recently completed merchant building projects for approximately $264.1 million.  These sales provided gains of approximately $22.8 million, after income taxes of approximately $10.8 million.


During 2006, the Company disposed of (i) 28 operating properties and one ground lease for an aggregate sales price of $270.5 million, which resulted in an aggregate net gain of approximately $71.7 million, net of income taxes of $2.8 million relating to the sale of two properties, and (ii) transferred five operating properties, to joint ventures in which the Company has 20% non-controlling interests for an aggregate price of approximately $95.4 million, which resulted in a gain of approximately $1.4 million from one transferred property.


During 2005, the Company disposed of, in separate transactions, (i) 20 operating properties for an aggregate sales price of approximately $93.3 million, (ii) transferred three operating properties to KROP for an aggregate price of approximately $49.0 million and (iii) transferred 52 operating properties to various joint ventures in which the Company has non-controlling interests ranging from 15% to 50% for an aggregate price of approximately $183.1 million.  For the year ended December 31, 2005, these transactions resulted in gains of approximately $31.9 million and a loss on sale/transfer from four of the properties for $5.2 million.


Net income for the year ended December 31, 2006 was $428.3 million.  Net income for the year ended December 31, 2005 was $363.6 million.  On a diluted per share basis, net income improved $0.18 to $1.70 for the year ended December 31, 2006, as compared to $1.52 for the corresponding period in 2005. These increases are attributable to (i) an increase in revenues from rental properties primarily due to acquisitions in 2006 and 2005, (ii) increased income from other real estate investments primarily due to increased investments in the Company’s Preferred Equity program, (iii) an increase in equity in income of real estate joint ventures achieved from profit participation and gains on sale of joint venture operating properties and additional capital investment in the Company’s joint venture programs for the acquisition of additional operating properties throughout 2006 and 2005, (iv) increased gains on sales of operating properties in 2006 and (v) increased income contributed from the marketable securities portfolio in 2006 as compared to 2005, partially offset by, (vi) an increase in interest expense due to higher interest rates and increased borrowings during 2006.




45



Tenant Concentrations


The Company seeks to reduce its operating and leasing risks through diversification achieved by the geographic distribution of its properties, avoiding dependence on any single property, and a large tenant base.  At December 31, 2007, the Company’s five largest tenants were The Home Depot, TJX Companies, Sears Holdings, Kohl’s and Wal-Mart, which represented approximately 3.2%, 2.8%, 2.3%, 2.0% and 1.9%, respectively, of the Company’s annualized base rental revenues, including the proportionate share of base rental revenues from properties in which the Company has less than a 100% economic interest.


Liquidity and Capital Resources


The Company’s capital resources include access to liquidity in the capital markets, mortgage and construction loan financing and immediate access to unsecured revolving credit facilities with aggregate bank commitments of approximately $1.8 billion.


The Company’s cash flow activities are summarized as follows (in millions):


 

Year Ended December 31,

 

2007

2006

2005

Net cash flow provided by operating activities

 $      666.0 

 $   455.6 

 $    410.8 

Net cash flow used for investing activities

 $ (1,507.6)

 $  (246.2)

 $   (716.0)

Net cash flow provided by financing activities

 $      584.1 

 $     59.4 

 $    343.3 


Operating Activities


Cash flows provided from operating activities for the year ended December 31, 2007 were approximately $666.0 million, as compared to approximately $455.6 million for the comparable period in 2006.  The increase of approximately $210.4 million is primarily attributable to increased cash flows due to (i) the acquisition of properties during 2007 and 2006, (ii) an increase in revenues from rental properties due to an overall occupancy increase from the consolidated shopping center portfolio, growth in rental rates from lease renewals and the completion of certain re-development and development projects and (iii) an increase in distributions from joint ventures primarily received from the Company’s investment in KROP resulting from the distribution of profit participation proceeds and distributions from the Albertson's investment.


The Company anticipates that cash flows from operating activities will continue to provide adequate capital to fund its operating and administrative expenses, regular debt service obligations and all dividend payments in accordance with REIT requirements in both the short term and long term.  In addition, the Company anticipates that cash on hand, borrowings under its revolving credit facilities, issuance of equity and public debt, as well as other debt and equity alternatives, will provide the necessary capital required by the Company.  Net cash flow provided by operating activities for the year ended December 31, 2007, was primarily attributable to (i) cash flow from the diverse portfolio of rental properties, (ii) the acquisition of operating properties during 2007 and 2006, (iii) new leasing, expansion and re-tenanting of core portfolio properties and (iv) growth in the Company’s joint venture and Preferred Equity programs.


Investing Activities


Cash flows used for investing activities for the year ended December 31, 2007 were approximately $1.5 billion, as compared to approximately $246.2 million for the comparable period in 2006.  This increase in cash utilization of $1.3 billion resulted primarily from an increase in acquisition of and improvements to operating real estate and real estate under development and a decrease in proceeds received from transferred operating/development properties, partially offset by reimbursements of advances to real estate joint ventures received in 2007 as compared to 2006.


Acquisitions and Redevelopments


During the year ended December 31, 2007, the Company expended approximately $1.0 billion towards acquisition of and improvements to operating real estate.  (See Note 3 of the Notes to the Consolidated Financial Statements included in this annual report on Form 10-K.)




46



The Company has an ongoing program to reformat and re-tenant its properties to maintain or enhance its competitive position in the marketplace.  During the year ended December 31, 2007, the Company expended approximately $70.1 million in connection with these major redevelopments and re-tenanting projects.  The Company anticipates its capital commitment toward these and other redevelopment projects during 2008 will be approximately $90.0 million to $110.0 million.  The funding of these capital requirements will be provided by cash flow from operating activities and availability under the Company’s revolving lines of credit.


Investments and Advances to Real Estate Joint Ventures


During the year ended December 31, 2007, the Company expended approximately $413.2 million for investments and advances to real estate joint ventures and received approximately $293.5 million from reimbursements of advances to real estate joint ventures.  (See Note 7 of the Notes to the Consolidated Financial Statements included in this annual report on Form 10-K.)


Ground-up Development


The Company is engaged in ground-up development projects which consist of (i) merchant building through the Company’s wholly-owned taxable REIT subsidiaries, which develop neighborhood and community shopping centers and the subsequent sale thereof upon completion, (ii) U.S. ground-up development projects which will be held as long-term investments by the Company and (iii) various ground-up development projects located in Mexico for long-term investment (see Recent Developments - International Real Estate Investments and Note 3 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K).  The ground-up development projects generally have significant pre-leasing prior to the commencement of construction. As of December 31, 2007, the Company had in progress a total of 60 ground-up development projects including 27 merchant building projects, nine U.S. ground-up development projects, and 24 ground-up development projects located throughout Mexico.


During the year ended December 31, 2007, the Company expended approximately $640.9 million in connection with the purchase of land and construction costs related to these projects and those sold during 2007.  The Company anticipates its capital commitment during 2008 toward these and other development projects will be approximately $200.0 million to $250.0 million.  The proceeds from the sales of completed ground-up development projects, proceeds from construction loans and availability under the Company’s revolving lines of credit are expected to be sufficient to fund these anticipated capital requirements.


Dispositions and Transfers


During the year ended December 31, 2007, the Company received net proceeds of approximately $359.2 million relating to the sale of various operating properties and ground-up development projects and approximately $69.9 million from the transfer of operating properties to various joint ventures.  (See Notes 3 and 7 of the Notes to the Consolidated Financial Statements included in this annual report on Form 10-K.)


Financing Activities


Cash flows provided from financing activities for the year ended December 31, 2007 were approximately $584.1 million, as compared to approximately $59.4 million for the comparable period in 2006.  This increase of approximately $524.7 million resulted primarily from (i) an increase in borrowings under the Company’s revolving credit facilities in 2007 due to increased investment activity during 2007, (ii) an increase in proceeds from mortgage/construction loan financing and (iii) a decrease in the repayment of borrowings under the revolving credit facilities in 2007 as compared to 2006, partially offset by an increase in dividends paid.


It is management’s intention that the Company continually has access to the capital resources necessary to expand and develop its business.  As such, the Company intends to operate with and maintain a conservative capital structure with a level of debt to total market capitalization of 50% or less.  As of December 31, 2007, the Company’s level of debt to total market capitalization was 30%.  In addition, the Company intends to maintain strong debt service coverage and fixed charge coverage ratios as part of its commitment to maintaining its investment-grade debt ratings.  The Company may, from time-to-time, seek to obtain funds through additional common and preferred equity offerings, unsecured debt financings and/or mortgage/construction loan financings and other capital alternatives in a manner consistent with its intention to operate with a conservative debt structure.




47



Since the completion of the Company’s IPO in 1991, the Company has utilized the public debt and equity markets as its principal source of capital for its expansion needs. Since the IPO, the Company has completed additional offerings of its public unsecured debt and equity, raising in the aggregate over $5.7 billion.  Proceeds from public capital market activities have been used for the purposes of, among other things, repaying indebtedness, acquiring interests in neighborhood and community shopping centers, funding ground-up development projects, expanding and improving properties in the portfolio and other investments.  In March 2006, the Company was added to the S & P 500 Index, an index containing the stock of 500 Large Cap corporations, most of which are U.S. corporations.


During October 2007, the Company established a new $1.5 billion unsecured U.S. revolving credit facility (the "U.S. Credit Facility") with a group of banks, which is scheduled to expire in October 2011.  This credit facility, which replaced the Company’s $850.0 million unsecured U.S. revolving facility, which was scheduled to expire in July 2008, has made available funds to finance general corporate purposes, including (i) property acquisitions, (ii) investments in the Company’s institutional management programs, (iii) development and redevelopment costs and (iv) any short-term working capital requirements. Interest on borrowings under the U.S. Credit Facility accrues at LIBOR plus 0.375% and fluctuates in accordance with changes in the Company’s senior debt ratings.  As part of this U.S. Credit Facility, the Company has a competitive bid option whereby the Company may auction up to $750.0 million of its requested borrowings to the bank group.  This competitive bid option provides the Company the opportunity to obtain pricing below the currently stated spread.  A facility fee of 0.125% per annum is payable quarterly in arrears.  As part of the U.S. Credit Facility, the Company has a $200.0 million sub-limit which provides it the opportunity to borrow in alternative currencies such as Pounds Sterling, Japanese Yen or Euros.  Pursuant to the terms of the U.S. Credit Facility, the Company, among other things, is subject to covenants requiring the maintenance of (i) maximum leverage ratios on both secured and unsecured debt and (ii) minimum interest and fixed coverage ratios.  As of December 31, 2007, there was approximately $259.0 million outstanding under this credit facility, of which approximately $9.0 million (approximately 4.5 million Pounds Sterling) was outstanding under the alternative currency sub-limit.


The Company also has a three-year CAD $250.0 million unsecured credit facility with a group of banks.  This facility bore interest at the CDOR Rate, as defined, plus 0.45%, and was scheduled to expire in March 2008.  During October 2007, the facility was amended to modify the covenant package to conform to the Company’s U.S. Credit Facility.  The facility was further amended in January 2008, to extend the maturity date to 2011, with an additional one-year extension option, at a reduced rate of CDOR plus 0.375%, subject to change in accordance with the Company’s senior debt ratings.  Proceeds from this facility are used for general corporate purposes, including the funding of Canadian denominated investments.  As of December 31, 2007, there was no outstanding balance under this credit facility.


Additionally, the Company has a three-year MXP 500.0 million unsecured revolving credit facility.  This facility bears interest at the TIIE Rate, as defined therein, plus 1.00%, subject to change in accordance with the Company’s senior debt ratings, and is scheduled to mature in May 2008 with an additional one-year extension option.  Proceeds from this facility are used to fund peso denominated investments.  As of December 31, 2007, there was MXP 250.0 million (approximately USD $22.9 million) outstanding under this credit facility.


The Company is currently negotiating a five-year fixed rate MXP 1.0 billion term loan.  Proceeds from this loan will be used to pay the outstanding balance on the MXP 500.0 million unsecured revolving credit facility and for funding Mexican  denominated investments.


During August 2007, the Company obtained a $200.0 million unsecured term loan that bore interest at LIBOR plus 0.325%.  The term loan was scheduled to mature on December 14, 2007.  The Company utilized these proceeds to partially repay the outstanding balance on the Company’s U.S. Credit Facility.  The term loan was fully repaid in October 2007.


The Company has a Medium Term Notes ("MTN") program pursuant to which it may, from time-to-time, offer for sale its senior unsecured debt for any general corporate purposes, including (i) funding specific liquidity requirements in its business, including property acquisitions, development and redevelopment costs and (ii) managing the Company’s debt maturities.  (See Note 11 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K.)




48



During April 2007, the Company issued $300.0 million of ten-year Senior Unsecured Notes at an interest rate of 5.70% per annum payable semi-annually in arrears.  These notes were sold at 99.984% of par value.  Net proceeds from the issuance were approximately $297.8 million, after related transaction costs of approximately $2.2 million.  The proceeds from this issuance were primarily used to repay a portion of the outstanding balance under the Company’s U.S. Credit Facility and for general corporate purposes. These notes were issued in conjunction with a fourth supplemental indenture, which removed the financial covenant requirements for this issuance and future offerings under the indenture as amended.


During the year ended December 31, 2007, the Company repaid the following senior unsecured notes: (i) its $30.0 million 7.46% fixed rate notes, which matured on May 20, 2007, (ii) its $55.0 million 5.75% fixed rate notes, which matured on June 29, 2007, (iii) its $20.0 million 6.96% fixed rate notes which matured on July 16, 2007, (iv) its $50.0 million 7.86% fixed rate notes, which matured on November 1, 2007, (v) its $50.0 million 7.90% fixed rate notes, which matured on December 7, 2007 and (vi) its $10.0 million 6.70% fixed rate notes, which matured on December 14, 2007.  Additionally, the Company repaid its $35.0 million 4.96% fixed rate Senior Unsecured Notes, which matured on November 30, 2007.


In addition to the public equity and debt markets as capital sources, the Company may, from time-to-time, obtain mortgage financing on selected properties and construction loans to partially fund the capital needs of its ground-up development projects.  As of December 31, 2007, the Company had over 390 unencumbered property interests in its portfolio.


During 2007, the Company (i) obtained an aggregate of approximately $285.8 million of non-recourse mortgage debt on 12 operating properties, (ii) assumed approximately $83.7 million of individual non-recourse mortgage debt relating to the acquisition of eight operating properties, including approximately $2.5 million of fair value debt adjustments and (iii) paid off approximately $81.6 million of individual non-recourse mortgage debt that encumbered 11 operating properties.


During 2007, the Company obtained individual construction loans on five merchant building projects and assumed one loan in connection with the acquisition of a merchant building project.  Additionally, the Company repaid construction loans on three merchant building projects.  As of December 31, 2007, the Company had a total of 15 construction loans with commitments of up to $360.3 million of which approximately $245.9 million has been funded. These loans had scheduled maturities ranging from one month to 33 months (excluding any extension options which may be available to the Company) and bear interest at rates ranging from 6.78% to 7.48% at December 31, 2007.


During May 2006, the Company filed a shelf registration statement on Form S-3ASR, which is effective for a term of three-years, for the unlimited future offerings, from time-to-time, of debt securities, preferred stock, depositary shares, common stock and common stock warrants.


During October 2007, the Company issued 18,400,000 Depositary Shares (the "Class G Depositary Shares"), after the exercise of an over-allotment option, each representing a one-hundredth fractional interest in a share of the Company’s 7.75% Class G Cumulative Redeemable Preferred Stock, par value $1.00 per share (the "Class G Preferred Stock").  Dividends on the Class G Depositary Shares are cumulative and payable quarterly in arrears at the rate of 7.75% per annum based on the $25.00 per share initial offering price, or $1.9375 per annum.  The Class G Depositary Shares are redeemable, in whole or part, for cash on or after October 10, 2012, at the option of the Company, at a redemption price of $25.00 per depositary share, plus any accrued and unpaid dividends thereon.  The Class G Depositary Shares are not convertible or exchangeable for any other property or securities of the Company.  Net proceeds from the sale of the Class G Depositary Shares, totaling approximately $444.5 million (after related transaction costs of $15.5 million) were used for general corporate purposes, including funding property acquisitions, investments in the Company’s institutional management programs and other investment activities.  The Company also used a portion of the proceeds to partially repay amounts outstanding under its U.S. Credit Facility.


During 2007, the Company received approximately $38.1 million through employee stock option exercises and the dividend reinvestment program.


In connection with its intention to continue to qualify as a REIT for federal income tax purposes, the Company expects to continue paying regular dividends to its stockholders.  These dividends will be paid from operating cash flows, which are expected to increase due to property acquisitions, growth in operating income in the existing portfolio and



49



from other investments.  Since cash used to pay dividends reduces amounts available for capital investment, the Company generally intends to maintain a conservative dividend payout ratio, reserving such amounts as it considers necessary for the expansion and renovation of shopping centers in its portfolio, debt reduction, the acquisition of interests in new properties and other investments as suitable opportunities arise and such other factors as the Board of Directors considers appropriate.  Cash dividends paid increased to $384.5 million in 2007, compared to $332.6 million in 2006 and $293.3 million in 2005.


Although the Company receives substantially all of its rental payments on a monthly basis, it generally intends to continue paying dividends quarterly.  Amounts accumulated in advance of each quarterly distribution will be invested by the Company in short-term money market or other suitable instruments.  The Company’s Board of Directors declared a quarterly dividend of $0.40 per common share payable to shareholders of record on January 2, 2008, which was paid on January 15, 2008.


Contractual Obligations and Other Commitments


The Company has debt obligations relating to its revolving credit facilities, MTNs, senior notes, mortgages and construction loans with maturities ranging from less than one year to 28 years.  As of December 31, 2007, the Company’s total debt had a weighted average term to maturity of approximately 5.5 years.  In addition, the Company has non-cancelable operating leases pertaining to its shopping center portfolio.  As of December 31, 2007, the Company has 79 shopping center properties that are subject to long-term ground leases where a third party owns and has leased the underlying land to the Company to construct and/or operate a shopping center.  In addition, the Company has 19 non-cancelable operating leases pertaining to its retail store lease portfolio.  The following table summarizes the Company’s debt maturities and obligations under non-cancelable operating leases as of December 31, 2007 (in millions):


 

2008

2009

2010

2011

2012

Thereafter

Total

Long-Term Debt,
    including interest (1)(2)

$742.9 

$523.6 

$500.7 

$817.0 

$405.8 

$2,448.4 

$5,438.4 

Operating Leases

 

 

 

 

 

 

 

     Ground Leases

$ 11.4 

$ 10.9 

$  9.0 

$  6.7 

$  6.0 

  $115.6 

$  159.6 

     Retail Store Leases

$  3.9 

$  3.7 

$  3.6 

$  3.1 

$  2.0 

  $  1.3 

$   17.6 


(1)

maturities utilized do not reflect extension options, which range from six months to two years.

(2)

for loans which have interest at floating rates, future interest expense was calculated using the rate as of December 31, 2007.


The Company has $100.0 million of medium term notes, $25.3 million of senior unsecured notes, $84.4 million of mortgage debt and $260.9 million of construction loans scheduled to mature in 2008.  The Company anticipates satisfying these maturities with a combination of operating cash flows, its unsecured revolving credit facilities, new debt issuances and the sale of completed ground-up development projects.


The Company has issued letters of credit in connection with completion and repayment guarantees for construction loans encumbering certain of the Company’s ground-up development projects and guaranty of payment related to the Company’s insurance program. These letters of credit aggregate approximately $30.7 million.


In June 2006, the FASB issued Financial Interpretation No. 48, "Accounting for Uncertainty in Income Taxes" ("FIN 48"), which clarifies the accounting for uncertainty in income taxes recognized in a company’s financial statements in accordance with FASB Statement No. 109, "Accounting for Income Taxes".  The interpretation prescribes a recognition threshold and measurement attribute criteria for the financial statement recognition and measurement of a tax position taken or expected to be taken in a tax return.  The interpretation also provides guidance on de-recognition, classification, interest and penalties, accounting in interim periods, disclosure and transition.


The Company adopted the provisions of FIN 48 on January 1, 2007.  The Company does not have any material unrecognized tax benefits, therefore the adoption of FIN 48 did not have a material impact on the Company’s financial position or results of operations.


During June 2007, the Company entered into a joint venture, in which the Company has a non-controlling ownership interest, and acquired all of the common stock of InTown Suites Management, Inc.  This investment was funded with approximately $186.0 million of new



50



cross-collateralized non-recourse mortgage debt with a fixed interest rate of 5.59%, encumbering 35 properties, a $153.0 million three-year unsecured credit facility, which bears interest at LIBOR plus 0.325% and is guaranteed by the Company and the assumption of $278.6 million cross-collateralized non-recourse mortgage debt with fixed interest rates ranging from 5.19% to 5.89%, encumbering 86 properties. The joint venture partner has pledged its equity interest for any guaranty payment the Company is obligated to pay.  The outstanding balance on the three-year unsecured credit facility was $149.0 million as of December 31, 2007.  The joint venture obtained an interest rate swap at 5.37% on $128.0 million of this debt.  The swap is designated as a cash flow hedge and as such adjustments are recorded in Other comprehensive income.


During 2007, the Company entered into a joint venture, in which the Company has a non-controlling ownership interest, to acquire a property in Houston, Texas.  This investment was funded with a $24.5 million one-year unsecured credit facility with an additional one-year extension option, which bears interest at LIBOR plus 0.375% and is guaranteed by the Company. The outstanding balance on this credit facility as of December 31, 2007 was $24.5 million.


During April 2007, the Company entered into a joint venture, in which the Company has a 50% non-controlling ownership interest to acquire a property in Visalia, CA.  Subsequent to this acquisition the joint venture obtained a three-year $6.0 million three-year promissory note which bears interest at LIBOR plus 0.75%, and has an extension option of two-years.  This loan is jointly and severally guaranteed by the Company and the joint venture partner.  As of December 31, 2007, the outstanding balance on this loan was $6.0 million.


The KimPru joint ventures, entities in which the Company holds a 15% non-controlling interest, with Prudential Real Estate Investors ("PREI") through three separate accounts managed by PREI obtained a $1.2 billion two-year credit facility provided by a consortium of banks and guaranteed by the Company.  PREI guaranteed reimbursement to the Company of 85% of any guaranty payment the Company is obligated to make.  As of December 31, 2007, there was $702.5 million outstanding under this credit facility, which bears interest at LIBOR plus 0.45% and is scheduled to mature in October 2008.


During 2006, an entity in which the Company has a preferred equity investment, located in Montreal, Canada, obtained a non-recourse construction loan, which is collateralized by the respective land and project improvements. Additionally, the Company has provided a guaranty to the lender and the developer partner has provided an indemnity to the Company for 25% of all debt.  As of December 31, 2007, there was CAD $72.6 million (approximately USD $74.0 million) outstanding on this construction loan.


In connection with the construction of its development projects and related infrastructure, certain public agencies require performance and surety bonds be posted to guarantee that the Company’s obligations are satisfied.  These bonds expire upon the completion of the improvements and infrastructure.  As of December 31, 2007, there were approximately $90.4 million bonds outstanding.


Additionally, the RioCan Venture, an entity in which the Company holds a 50% non-controlling interest, has a CAD $7.0 million (approximately USD $7.1 million) letter of credit facility.  This facility is jointly guaranteed by RioCan and the Company and had approximately CAD $5.5 million (approximately USD $5.6 million) outstanding as of December 31, 2007, relating to various development projects.  


During 2005, an entity in which the Company has a preferred equity investment obtained a CAD $22.5 million (approximately USD $22.9 million) credit facility to finance the construction of a 0.1 million square foot shopping center property located in Kamloops, B.C.  This facility bears interest at Royal Bank Prime Rate ("RBP") plus 0.5% per annum and is scheduled to mature in March 2008.  The Company and its partner in this entity each have a limited and several guarantee of CAD $7.5 million (approximately USD $7.6 million) on this facility.  As of December 31, 2007, there was CAD $21.1 million (approximately USD $21.5 million) outstanding on this facility.


During 2005, PL Retail, a joint venture in which the Company holds a 15% non-controlling interest, entered into a $39.5 million unsecured revolving credit facility, which bears interest at LIBOR plus 0.45% and was scheduled to mature in February 2008.  During 2008, the loan was extended to February 2009.  This facility is guaranteed by the Company and the joint venture partner has guaranteed reimbursement to the Company of 85% of any guaranty payment the Company is obligated to make.  As of December 31, 2007, there was $24.6 million outstanding under this facility.




51



Additionally, during 2005, the Company acquired three operating properties and one land parcel, through joint ventures, in which the Company holds 50% non-controlling interests. Subsequent to these acquisitions, the joint ventures obtained four individual one-year loans aggregating $20.4 million with interest rates ranging from LIBOR plus 0.50% to LIBOR plus 0.55%.  During 2007, one of these properties was sold for a sales price of approximately $10.5 million, including the pay down of $5.0 million of debt.  During 2007, two of these term loans were extended until May 2008 and one was extended until October 2008.  As of December 31, 2007, there was an aggregate of $15.4 million outstanding on these loans.  These loans are jointly and severally guaranteed by the Company and the joint venture partner.


Off-Balance Sheet Arrangements


Merchant Building Joint Ventures


At December 31, 2007, the Company has two merchant building projects through unconsolidated joint ventures in which the Company has 50% non-controlling interests.  One project is financed with a $113.0 million ten-year permanent note, which bears interest at a rate of 5.55% per annum.  The other project is financed with a term loan, which is 50% guaranteed by the Company, with a commitment of up to $28.0 million of which $28.0 million was outstanding as of December 31, 2007.  This loan bears interest at LIBOR plus 1.55%, or 6.78% at December 31, 2007, and is scheduled to mature in September 2008.


Unconsolidated Real Estate Joint Ventures


The Company has investments in various unconsolidated real estate joint ventures with varying structures.  These joint ventures operate either shopping center properties or are established for development projects.  Such arrangements are generally with third-party institutional investors, local developers and individuals. The properties owned by the joint ventures are primarily financed with individual non-recourse mortgage loans.  Non-recourse mortgage debt is generally defined as debt whereby the lenders’ sole recourse with respect to borrower defaults is limited to the value of the property collateralized by the mortgage. The lender generally does not have recourse against any other assets owned by the borrower or any of the constituent members of the borrower, except for certain specified exceptions listed in the particular loan documents (See Note 7 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K).  These investments include the following joint ventures:


Venture

Kimco
Ownership
Interest

Number
of
Properties

Total GLA
(in thousands)

Non-
Recourse
Mortgage
Payable
(in millions)

Recourse
Notes
Payable
(in millions)

Number of
Encumbered
Properties

Average
Interest
Rate

Weighted
Average
Term
(months)

 

 

 

 

 

 

 

 

 

KimPru (c)

15.00%

   127

 19,837

$2,085.5

$702.5(b)

   92

 5.66%

  70.1

 

 

 

 

 

 

 

 

 

KIR (d)

45.00%

    63

 13,117

$1,018.7

$   -

   61

 6.96%

  41.4

 

 

 

 

 

 

 

 

 

PL Retail (e)

15.00%

    22

  5,578

$  658.2

$ 24.6(b)

   22

 6.17%

  26.0

 

 

 

 

 

 

 

 

 

KUBS (f)

17.89%(a)

    43

  6,166

$  770.2

$     -

   43

 5.70%

  89.2

 

 

 

 

 

 

 

 

 

RioCan Venture (g)


50.00%


    35


  8,199


$  763.9


$     -


   35


 6.12%


  67.0


(a) Ownership % is a blended rate.

(b) See Contractual Obligations and Other Commitments regarding guarantees by the Company and its joint venture partners.

(c) Represents the Company’s joint ventures with Prudential Real Estate Investors.

(d) Represents the Kimco Income REIT, formed in 1998.

(e) Represents the Company’s joint venture formed from the acquisition of the Price Legacy Corporation.

(f) Represents the Company’s joint ventures with UBS Wealth Management North American Property Fund Limited.

(g) Represents the Company’s joint venture with RioCan Real Estate Investment Trust.


The Company has various other unconsolidated real estate joint ventures with varying structures.  As of December 31, 2007, these unconsolidated joint ventures had individual non-recourse mortgage loans aggregating approximately $2.9 billion.  The Company’s share of these non-recourse mortgages was approximately $707.7 million.  (See Note 7 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K.)



52



Other Real Estate Investments


The Company maintains a Preferred Equity program, which provides capital to developers and owners of real estate properties. The Company accounts for its preferred equity investments under the equity method of accounting.  As of December 31, 2007, the Company’s net investment under the Preferred Equity Program was approximately $484.1 million relating to 258 properties. As of December 31, 2007, these preferred equity investment properties had individual non-recourse mortgage loans aggregating approximately $1.7 billion. Due to the Company’s preferred position in these investments, the Company’s share of each investment is subject to fluctuation and is dependent upon property cash flows. The Company’s maximum exposure to losses associated with its preferred equity investments is primarily limited to its invested capital.


Additionally, during July 2007, the Company invested approximately $81.7 million of preferred equity capital in a portfolio comprised of 403 net leased properties which are divided into 30 master leased pools with each pool leased to individual corporate operators.  These properties consist of a diverse array of free-standing restaurants, fast food restaurants, convenience and auto parts stores.  As of December 31, 2007 these properties were encumbered by third party loans aggregating approximately $433.0 million with interest rates ranging from 5.08% to 10.47% with a weighted average interest rate of 9.3% and maturities ranging from 1.4 years to 15.2 years.


During June 2002, the Company acquired a 90% equity participation interest in an existing leveraged lease of 30 properties.  The properties are leased under a long-term bond-type net lease whose primary term expires in 2016, with the lessee having certain renewal option rights.  The Company’s cash equity investment was approximately $4.0 million.  This equity investment is reported as a net investment in leveraged lease in accordance with SFAS No. 13, Accounting for Leases (as amended).  The net investment in leveraged lease reflects the original cash investment adjusted by remaining net rentals, estimated unguaranteed residual value, unearned and deferred income and deferred taxes relating to the investment.


As of December 31, 2007, 18 of these properties were sold, whereby the proceeds from the sales were used to pay down the mortgage debt by approximately $32.1 million.  As of December 31, 2007, the remaining 12 properties were encumbered by third-party non-recourse debt of approximately $48.8 million that is scheduled to fully amortize during the primary term of the lease from a portion of the periodic net rents receivable under the net lease. As an equity participant in the leveraged lease, the Company has no recourse obligation for principal or interest payments on the debt, which is collateralized by a first mortgage lien on the properties and collateral assignment of the lease. Accordingly, this debt has been offset against the related net rental receivable under the lease.


Effects of Inflation


Many of the Company's leases contain provisions designed to mitigate the adverse impact of inflation.  Such provisions include clauses enabling the Company to receive payment of additional rent calculated as a percentage of tenants' gross sales above pre-determined thresholds, which generally increase as prices rise, and/or escalation clauses, which generally increase rental rates during the terms of the leases. Such escalation clauses often include increases based upon changes in the consumer price index or similar inflation indices.  In addition, many of the Company's leases are for terms of less than 10 years, which permits the Company to seek to increase rents to market rates upon renewal. Most of the Company's leases require the tenant to pay an allocable share of operating expenses, including common area maintenance costs, real estate taxes and insurance, thereby reducing the Company's exposure to increases in costs and operating expenses resulting from inflation.  The Company periodically evaluates its exposure to short-term interest rates and foreign currency exchange rates and will, from time-to-time, enter into interest rate protection agreements and/or foreign currency hedge agreements which mitigate, but do not eliminate, the effect of changes in interest rates on its floating-rate debt and fluctuations in foreign currency exchange rates.


New Accounting Pronouncements


In September 2006, the FASB issued Statement of Financial Accounting Standards ("SFAS") No. 157, Fair Value Measurement ("SFAS No. 157"), which defines fair value, establishes a framework for measuring fair value, and expands disclosures about fair value measurement. This statement is effective for financial statements issued for fiscal years beginning after November 15, 2007.  During February 2008, the FASB issued a Staff Position that will (i) partially defer the effective date of SFAS No. 157 for one year for certain nonfinancial assets and nonfinancial liabilities and (ii) remove certain leasing transactions from the scope of SFAS No. 157.  The impact of adopting SFAS No. 157 is not expected to have a material impact on the Company’s financial position or results of operations.




53



In February 2007, the FASB issued SFAS No. 159, The Fair Value Option for Financial Assets and Financial Liabilities ("SFAS No. 159").  SFAS No. 159 permits entities to choose to measure many financial assets and financial liabilities at fair value.  Unrealized gains and losses on items for which the fair value option has been elected are reported in earnings.  SFAS No. 159 is effective for fiscal years beginning after November 15, 2007.  The impact of SFAS No. 159 is not expected to have a material impact on the Company’s financial position or results of operations.


In June 2007, the AICPA issued Statement of Position 07-1, Clarification of the Scope of the Audit and Accounting Guide for Investment Companies and Accounting by Parent Companies and Equity Method Investors for Investments in Investment Companies (“SOP 07-1”).  SOP 07-1 sets forth more stringent criteria for qualifying as an investment company than does the predecessor Audit Guide.  In addition, SOP 07-1 establishes new criteria for a parent company or equity method investor to retain investment company accounting in their consolidated financial statements. Investment companies record all their investments at fair value with changes in value reflected in earnings.  SOP 07-1 was to be effective for the Company’s 2008 fiscal year, however, in October 2007 the FASB agreed to propose an indefinite delay, and, in February 2008, the FASB issued a final Staff Position to indefinitely delay the effective date of SOP 07-1.


In December 2007, the FASB issued SFAS No. 141 (revised 2007), Business Combinations ("SFAS No. 141(R)"). The objective of this statement is to improve the relevance, representational faithfulness, and comparability of the information that a reporting entity provides in its financial reports about a business combination and its effects. To accomplish that, this Statement establishes principles and requirements for how the acquirer: (i) recognizes and measures in its financial statements the identifiable assets acquired, the liabilities assumed, and any non-controlling interest in the acquiree, (ii) recognizes and measures the goodwill acquired in the business combination or a gain from a bargain purchase and (iii) determines what information to disclose to enable users of the financial statements to evaluate the nature and financial effects of the business combination. This statement applies prospectively to business combinations for which the acquisition date is on or after the first annual reporting period beginning on or after December 15, 2008. An entity may not apply it before that date.  The Company is currently assessing the impact the adoption of SFAS No. 141(R) would have on the Company’s financial position and results of operations.


In December 2007, the FASB issued SFAS No. 160, Noncontrolling Interests in Consolidated Financial Statements, an Amendment of ARB No. 51("SFAS No. 160"). A noncontrolling interest, sometimes called a minority interest, is the portion of equity in a subsidiary not attributable, directly or indirectly, to a parent. The objective of this statement is to improve the relevance, comparability, and transparency of the financial information that a reporting entity provides in its consolidated financial statements by establishing accounting and reporting standards that require: (i) the ownership interests in subsidiaries held by parties other than the parent be clearly identified, labeled, and presented in the consolidated statement of financial position within equity, but separate from the parent’s equity, (ii) the amount of consolidated net income attributable to the parent and to the non-controlling interest be clearly identified and presented on the face of the consolidated statement of income, (iii) changes in a parent’s ownership interest while the parent retains its controlling financial interest in its subsidiary be accounted for consistently and requires that they be accounted for similarly, as equity transactions, (iv) when a subsidiary is deconsolidated, any retained noncontrolling equity investment in the former subsidiary be initially measured at fair value, the gain or loss on the deconsolidation of the subsidiary is measured using the fair value of any noncontrolling equity investment rather than the carrying amount of that retained investment and (v) entities provide sufficient disclosures that clearly identify and distinguish between the interests of the parent and the interests of the noncontrolling owners. This statement is effective for fiscal years, and interim periods within those fiscal years, beginning on or after December 15, 2008.  Earlier adoption is prohibited.  The Company is currently assessing the impact the adoption of SFAS No. 160 would have on the Company’s financial position and results of operations.


Item 7A.  Quantitative and Qualitative Disclosures About Market Risk


The Company’s primary market risk exposure is interest rate risk.  The following table presents the Company’s aggregate fixed rate and variable rate domestic and foreign debt obligations outstanding as of December 31, 2007, with corresponding weighted-average interest rates sorted by maturity date.  The information is presented in U.S. dollar equivalents, which is the Company’s reporting currency.  The instruments’ actual cash flows are denominated in U.S. dollars, Canadian dollars and Mexican pesos as indicated by geographic description ($USD equivalent in millions).




54




 

2008

2009

2010

2011

2012

2013+

Total

Fair Value

U.S. Dollar Denominated

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Secured Debt

 

 

 

 

 

 

 

 

Fixed Rate

$   84.4 

$   60.7 

$   18.0 

$   45.1 

$   52.8 

$   435.2 

$    696.2 

$    682.1 

Average Interest Rate

  7.18%

  7.04%

  8.47%

  7.43%

  7.26%

 6.20%

  6.61%

 

 

 

 

 

 

 

 

 

 

Variable Rate

$ 260.9 

$   73.1 

$   54.1 

$         - 

$         - 

$       0.4 

$    388.5 

$    388.5 

Average Interest Rate

  6.00%

  6.69%

  6.70%

      - 

      - 

 7.25%

  5.71%

 

 

 

 

 

 

 

 

 

 

Unsecured Debt

 

 

 

 

 

 

 

 

Fixed Rate

$ 125.3 

$ 180.0 

$   76.1 

$  360.3 

$ 217.0 

$ 1,528.1 

$ 2,486.8 

$ 2,454.9 

Average Interest Rate

  4.61%

  6.98%

  5.54%

  6.35%

  6.00%

 5.47%

  5.71%

 

 

 

 

 

 

 

 

 

 

Variable Rate

$     2.4 

$         - 

$     6.5 

$  259.0 

$        - 

$            - 

$    267.9 

$    267.9 

Average Interest Rate

  6.25%

      - 

  7.52%

  5.28%

      - 

      - 

    5.35%

 


Canadian Dollar Denominated

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Unsecured Debt

 

 

 

 

 

 

 

 

Fixed Rate

$         - 

$         - 

$ 151.8 

$         - 

$        - 

$    202.4 

$    354.2 

$    349.4 

Average Interest Rate

      - 

      - 

  4.45%

      - 

      - 

 5.18%

  4.87%

 

 

 

 

 

 

 

 

 

 

Mexican Pesos Denominated

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Unsecured Debt

 

 

 

 

 

 

 

 

Variable Rate

$   22.9 

$         - 

$        - 

$         - 

$        - 

$           - 

$      22.9 

$      22.9 

Average Interest Rate

  8.92%

      - 

      - 

      - 

      - 

      - 

  8.92%

 


Based on the Company’s variable-rate debt balances, interest expense would have increased by approximately $6.8 million in 2007 if short-term interest rates were 1.0% higher.


As of December 31, 2007, the Company had (i) Canadian investments totaling CAD $476.8 million (approximately USD $482.5 million) comprised of real estate joint venture investments and marketable securities, (ii) Mexican real estate investments of approximately MXP 8.0 billion (approximately USD $734.8 million) and (iii) Chilean real estate investments of approximately 1.6 billion Chilean Pesos ("CLP") (approximately USD $3.0 million).  The foreign currency exchange risk has been partially mitigated through the use of local currency denominated debt.  The Company has not, and does not plan to, enter into any derivative financial instruments for trading or speculative purposes.  As of December 31, 2007, the Company had no other material exposure to market risk.


Item 8.  Financial Statements and Supplementary Data


The response to this Item 8 is included as a separate section of this annual report on Form 10-K.


Item 9.  Changes in and Disagreements with Accountants on Accounting and Financial Disclosure


None.


Item 9A. Controls and Procedures


Evaluation of Disclosure Controls and Procedures


The Company’s management, with the participation of the Company’s chief executive officer and chief financial officer, has evaluated the effectiveness of the Company’s disclosure controls and procedures (as such term is defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the



55



"Exchange Act")) as of the end of the period covered by this report.  Based on such evaluation, the Company’s chief executive officer and chief financial officer have concluded that, as of the end of such period, the Company’s disclosure controls and procedures are effective.


Changes in Internal Control over Financial Reporting


There have not been any changes in the Company’s internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the fourth fiscal quarter to which this report relates that have materially affected, or are reasonable likely to materially affect, the Company’s internal control over financial reporting.


Management’s Report on Internal Control Over Financial Reporting


Our management is responsible for establishing and maintaining adequate internal control over financial reporting, as such term is defined in Exchange Act Rule 13a-15(f). Under the supervision and with the participation of our management, including our chief executive officer and chief financial officer, we conducted an evaluation of the effectiveness of our internal control over financial reporting based on the framework in Internal Control - Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission. Based on our evaluation under the framework in Internal Control-Integrated Framework, our management concluded that our internal control over financial reporting was effective as of December 31, 2007.


The effectiveness of our internal control over financial reporting as of December 31, 2007 has been audited by PricewaterhouseCoopers LLP, an independent registered public accounting firm, as stated in their report which is included herein.


Item 9B. Other Information


Amendments to Articles of Incorporation or Bylaws.

On February 27, 2008, the Company's Board of Directors amended and restated the Company's bylaws, effective upon adoption.  The full text of the Company's amended and restated bylaws is set forth in Exhibit 3.2 to this 10-K and is incorporated into this Item 9B by reference.  The following summarizes these amendments.

Voting Requirements for Election of Directors


·

Previously, the bylaws provided that a plurality vote was sufficient to elect directors.  As amended, Article II, Section 5 of the bylaws provides that, except in an election in which the number of nominees for director exceeds the number of directors to be elected, each director must be elected by a majority of the votes cast in person or by proxy at any meeting that includes the election of directors and at which a quorum is present.

·

For purposes of the election of directors, a majority of the votes cast means the affirmative vote of a majority of the total votes cast “for” and “against” such nominee.  Votes cast do not include “abstentions” and any “broker non-votes.”

·

In an election in which the number of nominees for director exceeds the number of directors to be elected, directors will continue to be elected by a plurality of the votes cast.


Director Resignations


·

If an incumbent director fails to receive the requisite vote in an election, the bylaws require (1) the director to offer to resign from the Board, (2) the Nominating and Corporate Governance Committee of the Board to make a recommendation to the Board as to whether the Board should accept the resignation and (3) the Board to consider the recommendation of the Committee and to publicly disclose its decision regarding the resignation, and the reasons for its decision within 90 days after the date on which the results of the election were certified.




56




·

The Committee, in making its recommendation, and the Board, in making its decision, may each consider any factors or other information that it considers to be relevant.  The director whose resignation is being considered may not participate in the recommendation of the Committee or the decision of the Board, except in the event that no nominee for director receives the vote required in the bylaws for election.


·

If an incumbent director's resignation is not accepted by the Board, the director will continue to serve until the next annual meeting of the stockholders and until his or her successor is duly elected and qualifies, or his or her earlier death, resignation, retirement or removal.


·

If a director's resignation is accepted by the Board, or if a non-incumbent nominee for director is not elected, the Board may fill any resulting vacancy in accordance with the bylaws.


Advance Notice Provisions


·

Article II, Section 12 was added to include advance notice provisions for stockholder nominations for director and stockholder business proposals at annual and special stockholder meetings.  The advance notice period for annual stockholder meetings synchronizes the advance notice timing under the bylaws with the federal proxy rules.  For annual stockholders meetings, the bylaws generally provide that such advance notice shall be delivered to the Secretary at the principal executive office of the Company not earlier than the 150th day nor later than 5:00 p.m., Eastern Time, on the 120th day prior to the first anniversary of the date of the proxy statement for the preceding year's annual meeting.

·

For special meetings of stockholders, stockholders must notify the Secretary of the Company of director nominations (if the Board has determined that directors will be elected at such special meeting) and other stockholder proposals not earlier than the 120th day prior to such special meeting and not later than 5:00 p.m., Eastern Time, on the later of the 90th day prior to such special meeting or the tenth day following the first public announcement of the date of the special meeting.

·

Additionally, the amended bylaws require certain information to be provided by the stockholder making a nomination or proposal, including information about the nominee or proposal, persons controlling or acting in concert with such stockholder and information about any hedging activities engaged in by them.  The amended bylaws also establish procedures for the verification of information provided by the stockholder making the proposal.


Other Bylaw Amendments


·

Article II, Section 3 was added to establish procedures and requirements for stockholders to call a special meeting of stockholders, including, among other things, addressing issues relating to (1) who may call a special meeting of stockholders, (2) the fixing of a record date for determining stockholders entitled to request a special meeting and stockholders entitled to notice of and to vote at the meeting and (3) setting the time, date and place of special stockholders meetings.

·

Article II, Section 4 was amended to provide that (1) the chairman of a meeting of stockholders will have the power to adjourn the meeting and (2) a stockholders meeting may be adjourned without further notice (other than a statement at the meeting) to a date not more than 120 days after the original record date.  

·

Article II, Section 7 was amended to (1) provide that a minor irregularity in providing notice of a stockholders meeting will not affect the validity of the meeting, (2) clarify that any business of the Company may be transacted at an annual meeting without being specifically designated in the notice while business transacted at a special meeting must be disclosed in the notice of the special meeting and (3) provide that the Company may postpone or cancel a meeting by making a public announcement.

·

Article II, Section 8 was amended to provide a more comprehensive list of the powers of the chairman in the conduct of the meeting, including, among other things, complying with state and local laws concerning safety and security.




57



·

Article II, Section 10 was added to (1) clarify the procedures for voting stock registered in the name of the Company and other business entities and (2) provide for a procedure by which a stockholder may certify that shares of stock are held for the account of another person.

·

Article II, Section 11 was added to provide for the appointment and powers of inspectors at stockholders meetings.

·

Article III, Section 4 was amended to provide that, when a vacancy on the Board of Directors results from an increase in the number of directors, a majority of the entire Board may fill the vacancy.  Any other vacancy on the Board may be filled by a majority of the remaining directors, whether or not sufficient to constitute a quorum.

·

Article III, Section 5 was added to provide for the holding of regular meetings of the Board without notice other than a resolution setting the time and place for the meetings.

·

Article III, Section 9 was amended to clarify that, if enough directors have withdrawn from a meeting to leave less than a quorum but the meeting is not adjourned, the action of the majority of the number of directors necessary to constitute a quorum is the action of the Board, unless a greater proportion is required by applicable law, the charter or another provision of the bylaws.

·

Article III, Section 10 was added to more fully describe the procedures for choosing the chairman and secretary of Board meetings.

·

Article III, Section 11 was amended to permit unanimous Board consent via electronic transmission.

·

Article III, Section 13 was amended to provide compensation to the directors who are not officers of the Corporation based on an annual sum for their service on the Board of Directors and its committees.

·

Article III, Section 14 was added to clarify that directors and officers may rely on information prepared or presented by others whom the director or officer reasonably believes to be reliable and competent in the matters presented.

·

Article III, Section 15 was added to clarify the power of the Board and stockholders to ratify prior actions or inactions by the Company, including matters questioned in litigation.

·

Article III, Section 16 was added to provide for procedural flexibility in the event of an emergency.

·

Article IV, Sections 1-2 were added to (1) authorize the Board to delegate any of its powers to a committee, except as prohibited by law and (2) clarify Board committee meeting procedures with respect to notice, quorum and voting.

·

Article V was amended to clarify that reimbursement of expenses may be in advance of final disposition of a proceeding and that a director or officer who is threatened to be made a party to a proceeding is entitled to indemnification and advance of expenses.  Article V was also amended to clarify that rights to indemnification and expense advance provided in the bylaws are not exclusive of other indemnification rights or expense advance.

·

Article VII, Section 1 was amended to expand the list of permitted officers.

·

Article VII, Section 5 was added to provide that any officer or agent of the Company may be removed, with or without cause, by the Board if in its judgment the best interests of the Company would be served thereby, but such removal will be without prejudice to the contract rights, if any, of the person so removed.  Article VII, Section 5 was also amended to clarify procedures for the resignation of an officer.

·

Article VII, Section 7 was amended to clarify that, in the absence of a Chief Executive Officer, the President will be the CEO.

·

Article VII, Section 11 was amended to delete legacy provisions concerning the giving of bonds by the Treasurer.

·

Article VIII, Sections 1-3 were added to (1) provide that a stockholder is not entitled to a stock certificate and (2) make updates in accordance with the New York Stock Exchange's recently adopted Direct Registration System eligibility requirements.

·

In addition to the bylaw amendments summarized above, the Board also added and amended other sections of the Company's bylaws.




58



PART III



Item 10.  Directors and Executive Officers of the Registrant


Incorporated herein by reference to the Company's definitive proxy statement to be filed with respect to its Annual Meeting of Stockholders expected to be held on May 13, 2008.


Information with respect to the Executive Officers of the Registrant follows Part I, Item 4 of this annual report on Form 10-K.


On June 13, 2007, the Company’s Chief Executive Officer submitted to the New York Stock Exchange (the "NYSE") the annual certification required by Section 303A.12 (a) of the NYSE Company Manual.  In addition, the Company has filed with the Securities and Exchange Commission as exhibits to this Form 10-K the certifications, required pursuant to Section 302 of the Sarbanes-Oxley Act, of its Chief Executive Officer and Chief Financial Officer relating to the quality of its public disclosure.


Item 11.  Executive Compensation


Incorporated herein by reference to the Company's definitive proxy statement to be filed with respect to its Annual Meeting of Stockholders expected to be held on May 13, 2008.


Item 12.  Security Ownership of Certain Beneficial Owners and Management


Incorporated herein by reference to the Company's definitive proxy statement to be filed with respect to its Annual Meeting of Stockholders expected to be held on May 13, 2008.


Item 13.  Certain Relationships and Related Transactions


Incorporated herein by reference to the Company's definitive proxy statement to be filed with respect to its Annual Meeting of Stockholders expected to be held on May 13, 2008.


Item 14. Principal Accountant Fees and Services


Incorporated herein by reference to the Company's definitive proxy statement to be filed with respect to its Annual Meeting of Stockholders expected to be held on May 13, 2008.





59



PART IV


Item 15.

Exhibits, Financial Statements, Schedules and Reports on Form 8-K

 

 

 

 

(a)

 

1.

Financial Statements  –

The following consolidated financial information is included as a separate
section of this annual report on Form 10-K.

Form10-K
Report
Page

 

 

 

 

 

 

Report of Independent Registered  Public Accounting Firm

68

 

 

 

 

 

 

Consolidated Financial Statements

 

 

 

 

 

 

 

Consolidated Balance Sheets as of  December 31, 2007 and 2006

69

 

 

 

 

 

 

Consolidated Statements of Income for the years ended
December 31, 2007, 2006 and 2005

70

 

 

 

 

 

 

Consolidated Statements of Comprehensive Income for the years ended
December 31, 2007, 2006 and 2005

71

 

 

 

 

 

 

Consolidated Statements of Stockholders’ Equity for the years ended
December 31, 2007, 2006 and 2005

72

 

 

 

 

 

 

Consolidated Statements of Cash Flows for the years ended
December 31, 2007, 2006 and 2005

73

 

 

 

 

 

 

Notes to Consolidated Financial Statements

74

 

 

 

 

 

 

2.

Financial Statement Schedules -

 

 

 

 

 

 

 

Schedule II -

Valuation and Qualifying Accounts

123

 

 

Schedule III -

Real Estate and Accumulated Depreciation

124

 

 

Schedule IV -

Mortgage Loans on Real Estate

132

 

 

 

 

 

 

All other schedules are omitted since the required information is not present
or is not present in amounts sufficient to require submission of the schedule.

 

 

 

 

 

 

 

3.

Exhibits -

 

 

 

 

 

 

 

The exhibits listed on the accompanying Index to Exhibits are filed as part
of this report.

61





60



INDEX TO EXHIBITS


Exhibits

 

Form 10-K
Page

 

 

 

2.1 –

Form of Plan of Reorganization of Kimco Realty Corporation
[Incorporated by reference to Exhibit 2.1 to the Company's Registration Statement on Form S-11 No. 33-42588].

 

 

 

 

2.2 –

Agreement and Plan of Merger by and between Kimco Realty Corporation, KRC CT Acquisition Limited Partnership, KRC PC Acquisition Limited Partnership, Pan Pacific Retail Properties, Inc., CT Operating Partnership L.P., and Western/PineCreek, Ltd. dated July 9, 2006. [Incorporated by reference to Exhibit 2.1 to the Company’s Form 10-Q filed July 28, 2006].

 

 

 

 

2.3 –

Amendment No. 1 to Agreement and Plan of Merger, dated as of October 30, 2006, by and between Kimco Realty Corporation, KRC CT Acquisition  Limited Partnership, KRC PC Acquisition Limited Partnership, Pan Pacific Retail  Properties, Inc., CT Operating Partnership L.P., and Western/PineCreek, Ltd.
[Incorporated by reference to Exhibit 2.1 to the Company’s Current Report on  Form 8-K dated November 3, 2006].

 

 

 

 

3.1 –

Articles of Amendment and Restatement of the Company, dated August 4, 1994 [Incorporated by reference to Exhibit 3.1 to the Company’s  Annual Report on Form 10-K for the year ended December 31, 1994].

 

 

 

 

*3.2 –

Amended and Restated By-laws of the Company dated February 27, 2008.

133

 

 

 

3.3 –

Reserved

 

 

 

 

3.4 –

Reserved

 

 

 

 

3.5 –

Articles Supplementary relating to the 6.65% Class F Cumulative Redeemable Preferred Stock, par value $1.00 per share, of the Company, dated May 7, 2003 [Incorporated by reference to the Company’s filing on Form 8-A dated June 3, 2003].

 

 

 

 

3.6 –

Articles Supplementary relating to the 7.75% Class G Cumulative Redeemable Preferred Stock, par value $1.00 per share, of the Company, dated October 2, 2007 [Incorporated by reference to the Company’s filing on Form 8-A12B dated October 9, 2007].

 

 

 

 

4.1 –

Agreement of the Company pursuant to Item 601(b)(4)(iii)(A) of Regulation S-K [Incorporated by reference to Exhibit 4.1 to Amendment No. 3 to the Company's Registration Statement on Form S-11 No. 33-42588].

 

 

 

 

4.2 –

Certificate of Designations
[Incorporated by reference to Exhibit 4(d) to Amendment No. 1 to the Registration Statement on Form S-3 dated September 10, 1993 (the "Registration Statement", Commission File No. 33-67552)].

 





61



INDEX TO EXHIBITS (continued)


Exhibits

 

Form 10-K
Page

 

 

 

4.3 –

Indenture dated September 1, 1993, between Kimco Realty Corporation and Bank of New York (as successor to IBJ Schroder Bank and Trust Company)
[Incorporated by reference to Exhibit 4(a) to the Registration Statement].

 

 

 

 

4.4 –

First Supplemental Indenture, dated as of August 4, 1994. [Incorporated by reference to Exhibit 4.6 to the 1995 Form 10-K.]

 

 

 

 

4.5 –

Second Supplemental Indenture, dated as of April 7, 1995
[Incorporated by reference to Exhibit 4(a) to the Company's Current Report on Form 8-K dated April 7, 1995 (the "April 1995 8-K")].

 

 

 

 

4.6 –

Form of Medium-Term Note (Fixed Rate) [Incorporated by reference to Exhibit 4.6 to the 2001 Form 10-K].

 

 

 

 

4.7 –

Form of Medium-Term Note (Floating Rate) [Incorporated by reference to Exhibit 4.7 to the 2001 Form 10-K].

 

 

 

 

4.8 –

Indenture dated April 1, 2005, between Kimco North Trust III, Kimco Realty Corporation, as Guarantor and BNY Trust Company of Canada, as Trustee [Incorporated by reference to Exhibit 4.1 to the Company’s Current Report on Form 8-K dated April 21, 2005].

 

 

 

 

4.9 –

Third Supplemental Indenture dated as of June 2, 2006. [Incorporated by reference to Exhibit 4.1 to the Company’s Current Report on Form 8-K dated June 5, 2006].

 

 

 

 

4.10 –

Fifth Supplemental Indenture, dated as of October 31, 2006, among Kimco Realty Corporation, Pan Pacific Retail Properties, Inc. and Bank of New York Trust Company, N.A., as trustee [Incorporated by reference to Exhibit 4.1 to the Company’s Current Report on Form 8-K dated November 3, 2006].

 

 

 

 

4.11 –

First Supplemental Indenture, dated as of October 31, 2006, among Kimco Realty Corporation, Pan Pacific Retail Properties, Inc. and Bank of New York Trust Company, N.A., as trustee [Incorporated by reference to Exhibit 4.2 to the Company’s Current Report on Form 8-K dated November 3, 2006].

 

 

 

 

4.12 –

First Supplemental Indenture, dated as of June 2, 2006, among Kimco North Trust III, Kimco Realty Corporation, as Guarantor and BNY Trust Company of Canada, as trustee.[Incorporated by reference to Exhibit 4.12 to the 2006 Form 10-K].

 

 

 

 

4.13 –

Second Supplemental Indenture, dated as of August 16, 2006, among Kimco North Trust III, Kimco Realty Corporation, as Guarantor and BNY Trust Company of Canada, as trustee.[Incorporated by reference to Exhibit 4.13 to the 2006 Form 10-K].

 

 

 

 

10.1 –

Management Agreement between the Company and KC Holdings, Inc.
[Incorporated by reference to Exhibit 10.2 to the Company’s Registration Statement on Form S-11 No. 33-47915].

 

 

 

 

10.2 –

Amended and Restated Stock Option Plan [Incorporated by reference to Exhibit 10.3 to the 1995 Form 10-K].

 

 

 

 

10.3 –

Employment Agreement between Kimco Realty Corporation and Michael J. Flynn, dated November 1, 1998[Incorporated by reference to Exhibit 10.4 to the 1998 Form 10-K]

 




62



INDEX TO EXHIBITS (continued)


Exhibits

 

Form 10-K
Page

 

 

 

10.4 –

Restricted Equity Agreement, Non-Qualified and Incentive Stock Option Agreement, and Price Condition Non-Qualified and Incentive Stock Option Agreement between Kimco Realty Corporation and Michael J. Flynn, each dated November 1, 1995 [Incorporated by reference to Exhibit 10.5 to the 1995 Form 10-K].

 

 

 

 

10.5 –

Employment Agreement between Kimco Realty Corporation and Michael J. Flynn, dated July 21, 2004 [Incorporated by reference to Exhibit 10.14 to the Company’s Form 10-Q filed on November 5, 2004].

 

 

 

 

10.6 –

Employment Agreement between Kimco Realty Corporation and Michael V. Pappagallo, dated January 1, 2002 [Incorporated by reference to Exhibit 10.6 to the 2001 Form 10-K].

 

 

 

 

10.7 –

Employment Agreement between Kimco Realty Corporation and Jerald Friedman, dated January 13, 1998 [Incorporated by reference to Exhibit 10.10 to the Company’s and the Price REIT, Inc.’s Joint Proxy Statement/Prospectus on Form S-4 No. 333-52667].

 

 

 

 

10.8 –

First Amendment to Amended and Restated Executive Employment Agreement between Kimco Realty Corporation and Jerald Friedman, dated January 1, 2002 [Incorporated by reference to Exhibit 10.8 to the 2001 Form 10-K].

 

 

 

 

10.9 –

The 1998 Equity Participation Plan [Incorporated by reference to the Company’s and The Price REIT, Inc.’s Joint Proxy/Prospectus on Form S-4 No. 333-52667].

 

 

 

 

10.10 –

Employment Agreement between Kimco Realty Corporation and David B. Henry the Company commenced a five-year employment agreement with Mr. Henry pursuant to which Mr. Henry will serve as Chief Investment Officer and has been nominated as Vice Chairman of the Board of Directors [Incorporated by reference to Exhibit 10.11 to the Company’s Form 10-Q filed on May 10, 2001].

 

 

 

 

10.11 –

Employment Agreement between Kimco Realty Corporation and David B. Henry, dated July 26, 2004 [Incorporated by reference to Exhibit 10.14 to the Company’s Form 10-Q filed on November 5, 2004].

 

 

 

 

10.12 –

$500,000,000 Credit Agreement dated as of June 3, 2003, among Kimco Realty Corporation, the Several Lenders from Time to Time Parties Hereto, JPMorgan Chase Bank as Issuing Lender, Bank One, NA, Wachovia Bank, National Association as Syndication Agents, UBS AG, Cayman Island Branch, The Bank of Nova Scotia, New York Agency as Documentation Agents, The Bank of New York, Eurohypo AG, New York Branch, Keybank National Association, Merrill Lynch Bank, USA, Suntrust as Co-Agents and JPMorgan Chase as Administrative Agent [Incorporated by reference to Exhibit 10.11 to the Company’s Form 10-Q filed on August 11, 2003].

 

 

 

 

10.13 –

$400,000,000 Credit Agreement dated as of October 1, 2003, among Kimco Realty Corporation, the Several Lenders from Time to Time Parties Hereto, Wachovia Bank, National Association and the Bank of Nova Scotia, as Syndication Agents, Keybank National Association as Documentation Agent, Bank One, NA, as Administrative Agent, Banc One Capital Markets, Inc. and Scotia Capital as Co-Bookrunners and Co-Lead Arrangers [Incorporated by reference to Exhibit 10.12 to the Company’s Form 10-Q filed on November 10, 2003].

 





63



INDEX TO EXHIBITS (continued)


Exhibits

 

Form 10-K
Page

 

 

 

10.14 –

CAD $150,000,000 Credit Agreement dated September 21, 2004, among Kimco North Trust I, North Trust II, North Trust III, North Trust V, North Trust VI, Kimco North Loan Trust IV, Kimco Realty Corporation, the Several Lenders from Time to Time Parties Hereto, Royal Bank of Canada, as Issuing Lender and Administrative Agent, The Bank of Nova Scotia and Bank of America, N.A., as Syndication Agents, Canadian Imperial Bank of Commerce as Documentation Agent and RBC Capital Markets, as Bookrunner and Lead Arranger [Incorporated by reference to Exhibit 10.14 to the Company’s Current Report on Form 8-K dated September 21, 2004].

 

 

 

 

10.17 –

Amendment and Restated 1998 Equity Participation Plan [Incorporated by reference to Exhibit 10.17 to the Company’s 2004 Form 10-K].

 

 

 

 

10.18 –

CAD $250,000,000 Amended and Restated Credit Facility dated March 31, 2005, with Royal Bank of Canada, as Issuing Lender and Administrative Agent and various lenders [Incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K dated March 31, 2005].

 

 

 

 

10.19 –

$850,000,000 Amended and Restated Unsecured Revolving Credit Facility dated July 26, 2005, with JPMorgan Chase Bank NA, as Issuing Lender and Administrative Agent and various lenders [Incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K dated July 26, 2005].

 

 

 

 

10.20 –

Employment Agreement between Kimco Realty Corporation and Jerald Friedman, dated September 21, 2005 [Incorporated by reference to Exhibit 10.16 to the Company’s Form 10-Q filed on November 4, 2005].

 

 

 

 

10.21 –

CAD $250,000,000 Amended and Restated Credit Facility dated January 25, 2006, with Royal Bank of Canada, as Issuing Lender and Administrative Agent and various lenders.

 

 

 

 

10.22 –

$1.2 billion Credit Agreement, dated as of October 30, 2006, among PK Sale LLC, as borrower, PRK Holdings I LLC, PRK Holdings II LLC and PK Holdings III LLC, as guarantors, Kimco Realty Corporation, as guarantor, the lenders party hereto from time to time, JP Morgan Chase Bank, N.A., as Administrative Agent and Bank of America, N.A., as Co-Syndication Agents, Scotia Banc, Inc. and Wells Fargo Bank, National Association as Co-Documentation Agents, The Royal Bank of Scotland, PLC, Sumitomo Mitsui Banking Corporation, and West LB AG, New York Branch as Co-Managing Agents, and The Bank of New York, Mizuho Corporate Bank (USA), Royal Bank of Canada, and U.S. Bank, National Association, as Co-Agents [Incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K dated November 3, 2006].

 

 

 

 

10.23 –

$1.5 billion Credit Agreement, dated as of October 25, 2007, among Kimco Realty Corporation, the subsidiaries of Kimco from time to time parties thereto, the several banks, financial institutions and other entities from time to time parties thereto, Bank of America, N.A., the Bank of Nova Scotia, New York Agency, and Wachovia Bank, National Association, as Syndication Agents, UBS Securities LLC, Deutsche Bank Securities, Inc., Royal Bank of Canada and the Royal Bank of Scotland PLC, as Documentation Agents, the Bank of Tokyo-Mitsubishi UFJ, Ltd., Citicorp North America, Inc., Merrill Lynch Bank USA, Morgan Stanley Bank, Regions Bank, Sumitomo Mitsui Banking Corporation and U.S. Bank National Association, as Managing Agents, The Bank of New York, Barclays Bank PLC, Eurohypo AG New York Branch, Suntrust Bank and Wells Fargo Bank National Association, as Co-Agents, and JPMorgan Chase Bank, N.A., as Administrative Agent for the lenders thereunder. [Incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K dated October 25, 2007].

 




64



INDEX TO EXHIBITS (continued)


Exhibits

 

Form 10-K
Page

 

 

 

10.24 –

Employment Agreement between Kimco Realty Corporation and David B. Henry, dated March 8, 2007. [Incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K dated March 21, 2007].

 

 

 

 

*10.25 –

CAD $250,000,000 Amended and Restated Credit Facility dated January 11, 2008, with Royal Bank of Canada as Issuing lender and Administrative Agent and various lenders.

154

 

 

 

*10.26 –

Employment Agreement between Kimco Realty Corporation and Michael J. Flynn dated October 15, 2007.

170

 

 

 

*12.1 –

Computation of Ratio of Earnings to Fixed Charges

182

 

 

 

*12.2 –

Computation of Ratio of Earnings to Combined Fixed Charges and Preferred
Stock Dividends

183

 

 

 

*21.1 –

Subsidiaries of the Company

184

 

 

 

*23.1 –

Consent of PricewaterhouseCoopers LLP

195

 

 

 

*31.1 –

Certification of the Company’s Chief Executive Officer, Milton Cooper, pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

196

 

 

 

*31.2 –

Certification of the Company’s Chief Financial Officer, Michael V. Pappagallo, pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

197

 

 

 

*32.1 –

Certification of the Company’s Chief Executive Officer, Milton Cooper, and the Company’s Chief Financial Officer, Michael V. Pappagallo, pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

198



______________

*

Filed herewith.





65



SIGNATURES


Pursuant to the requirements of Section 13 or 15(d) 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.


KIMCO REALTY CORPORATION

(Registrant)


By:

/s/ Milton Cooper

Milton Cooper

Chief Executive Officer


Dated:

February 27, 2008


Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the date indicated.


Signature

 

Title

Date

 

 

 

 

/s/  Martin S. Kimmel

 

Chairman (Emeritus) of

February 27, 2008

Martin S. Kimmel

 

the Board of Directors

 

 

 

 

 

/s/  Milton Cooper

 

Chairman of the Board

 of Directors and

February 27, 2008

Milton Cooper

 

Chief Executive Officer

 

 

 

 

 

/s/  Michael J. Flynn

 

Vice Chairman of the Board of Directors,

February 27, 2008

Michael J. Flynn

 

President and Chief Operating Officer

 

 

 

 

 

/s/  David B. Henry

 

Vice Chairman of the Board of Directors

February 27, 2008

David B. Henry

 

and Chief Investment Officer

 

 

 

 

 

/s/  Richard G. Dooley

 

Director

February 27, 2008

Richard G. Dooley

 

 

 

 

 

 

 

/s/  Joe Grills

 

Director

February 27, 2008

Joe Grills

 

 

 

 

 

 

 

/s/  F. Patrick Hughes

 

Director

February 27, 2008

F. Patrick Hughes

 

 

 

 

 

 

 

/s/  Frank Lourenso

 

Director

February 27, 2008

Frank Lourenso

 

 

 

 

 

 

 

/s/  Richard Saltzman

 

Director

February 27, 2008

Richard Saltzman

 

 

 

 

 

 

 

/s/  Michael V. Pappagallo

 

Executive Vice President -

February 27, 2008

Michael V. Pappagallo

 

Chief Financial Officer

 

 

 

 

 

/s/  Glenn G. Cohen

 

Vice President -

February 27, 2008

Glenn G. Cohen

 

Treasurer

 

 

 

 

 

/s/  Paul Westbrook

 

Director of Accounting

February 27, 2008

Paul Westbrook

 

 

 





66



ANNUAL REPORT ON FORM 10-K

ITEM 8, ITEM 15 (a) (1) and (2)

INDEX TO FINANCIAL STATEMENTS

AND

FINANCIAL STATEMENT SCHEDULES


 

 

 

Form10-K
Page

 

 

KIMCO REALTY CORPORATION AND SUBSIDIARIES

 

 

 

Report of Independent Registered Public Accounting Firm

68

 

 

Consolidated Financial Statements and Financial Statement Schedules:

 

 

 

Consolidated Balance Sheets as of December 31, 2007 and 2006

69

 

 

Consolidated Statements of Income for the years ended
December 31, 2007, 2006 and 2005

70

 

 

Consolidated Statements of Comprehensive Income for the
years ended December 31, 2007, 2006 and 2005

71

 

 

Consolidated Statements of Stockholders' Equity
for the years ended December 31, 2007, 2006 and 2005

72

 

 

Consolidated Statements of Cash Flows for the years ended
December 31, 2007, 2006 and 2005

73

 

 

Notes to Consolidated Financial Statements

74

 

 

Financial Statement Schedules:

 

 

 

II.

Valuation and Qualifying Accounts

123

III.

Real Estate and Accumulated Depreciation

124

IV.

Mortgage Loans on Real Estate

132





67





REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM



To the Board of Directors and Stockholders

of Kimco Realty Corporation:


In our opinion, the consolidated financial statements listed in the index appearing under Item 15(a)(1) present fairly, in all material respects, the financial position of Kimco Realty Corporation and its Subsidiaries (collectively, the "Company") at December 31, 2007 and 2006, and the results of their operations and their cash flows for each of the three years in the period ended December 31, 2007, in conformity with accounting principles generally accepted in the United States of America.  In addition, in our opinion, the financial statement schedules listed in the index appearing under Item 15(a)(2) present fairly, in all material respects, the information set forth therein when read in conjunction with the related consolidated financial statements.  Also in our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of December 31, 2007, based on criteria established in Internal Control - Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO). The Company's management is responsible for these financial statements and financial statement schedules, for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting, included under Item 9A.  Our responsibility is to express opinions on these financial statements, on the financial statement schedules, and on the Company's internal control over financial reporting based on our integrated audits.  We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States).  Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement and whether effective internal control over financial reporting was maintained in all material respects.  Our audits of the financial statements included examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation.  Our audit of internal control over financial reporting included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, and testing and evaluating the design and operating effectiveness of internal control based on the assessed risk.  Our audits also included performing such other procedures as we considered necessary in the circumstances. We believe that our audits provide a reasonable basis for our opinions.


A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles.  A company’s internal control over financial reporting includes those policies and procedures that (i) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (ii) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (iii) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements.


Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.



/s/ PricewaterhouseCoopers LLP

New York, New York

February 27, 2008




68





KIMCO REALTY CORPORATION AND SUBSIDIARIES

 CONSOLIDATED BALANCE SHEETS

 (in thousands, except share information)


 

 

 

 December 31,

 

 December 31,

 

 

 

 2007

 

 2006

 Assets:

 

 

 

 

 Real Estate

 

 

 

 

 

 Rental property

 

 

 

 

 

      Land

 

$   1,262,879 

 

$     978,819 

 

      Building and improvements

 

4,917,750 

 

3,984,518 

 

 

 

6,180,629 

 

4,963,337 

 

      Less, accumulated depreciation and amortization

 

977,444 

 

806,670 

 

 

 

5,203,185 

 

4,156,667 

 

 Real estate under development

 

1,144,406 

 

1,037,982 

 

      Real estate, net

 

6,347,591 

 

5,194,649 

 

 Investments and advances in real estate joint ventures

 

1,246,917 

 

1,067,918 

 

 Other real estate investments

 

615,016 

 

451,731 

 

 Mortgages and other financing receivables

 

153,847 

 

162,669 

 

 Cash and cash equivalents

 

87,499 

 

345,065 

 

 Marketable securities

 

212,988 

 

202,659 

 

 Accounts and notes receivable

 

88,017 

 

83,418 

 

 Deferred charges and prepaid expenses

 

121,690 

 

95,163 

 

 Other assets

 

224,251 

 

266,008 

 Total assets

 

$   9,097,816 

 

$   7,869,280 

 

 

 

 

 

 

 

 

 

 

 

 

 Liabilities & Stockholders' Equity:

 

 

 

 

 

 Notes payable

 

$   3,131,765 

 

$   2,748,345 

 

 Mortgages payable

 

838,736 

 

567,917 

 

 Construction loans payable

 

245,914 

 

270,981 

 

 Accounts payable and accrued expenses

 

161,526 

 

163,668 

 

 Dividends payable

 

112,052 

 

93,222 

 

 Other liabilities  

 

265,090 

 

232,946 

 Total liabilities

 

4,755,083 

 

4,077,079 

 

 Minority interests

 

448,159 

 

425,242 

 

 Commitments and contingencies

 

 

 

 

 

 

 

 

 

 

 Stockholders' equity:

 

 

 

 

 

 Preferred Stock , $1.00 par value, authorized 3,232,000 and 3,600,000 shares, respectively

 

 

 

 

 

 Class F Preferred Stock, $1.00 par value, authorized 700,000  shares

 

 

 

 

 

      Issued and outstanding 700,000 shares

 

700 

 

700 

 

      Aggregate liquidation preference $175,000

 

 

 

 

 

 Class G Preferred Stock, $1.00 par value, authorized 184,000 shares

 

 

 

 

 

      Issued and outstanding 184,000 shares

 

184 

 

 

      Aggregate liquidation preference $460,000  

 

 

 

 

 

Common stock, $.01 par value, authorized 750,000,000 and 300,000,000  shares, respectively

 

 

 

 

      Issued 253,350,144 and 251,416,749, shares; outstanding 252,803,564 and 250,870,169, respectively.

 

2,528 

 

2,509 

 

 Paid-in capital

 

3,677,509 

 

3,178,016 

 

 Retained earnings

 

180,005 

 

140,509 

 

 

 

3,860,926 

 

3,321,734 

 

 Accumulated other comprehensive income

 

33,648 

 

45,225 

 Total stockholders' equity

 

3,894,574 

 

3,366,959 

 Total liabilities and stockholders' equity

 

$  9,097,816 

 

$  7,869,280 




The accompanying notes are an integral part of these consolidated financial statements.




69





KIMCO REALTY CORPORATION AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF INCOME

For the Years Ended  2007, 2006 and 2005

(in thousands, except per share data)


 

 

Year Ended December 31,

 

 

2007

 

2006

 

2005

 

 

 

 

 

 

 

Revenues from rental property

 

$    681,553 

 

$    587,547 

 

$    501,569 

 

 

 

 

 

 

 

 

Rental property expenses:

 

 

 

 

 

 

 

   Rent

 

(12,131)

 

(11,531)

 

(10,012)

 

   Real estate taxes

 

(83,571)

 

(74,607)

 

(64,067)

 

   Operating and maintenance

 

(90,013)

 

(72,701)

 

(58,167)

 

 

 

 

 

 

 

 

Mortgage and other financing income

 

14,197 

 

18,816 

 

27,586 

Management and other fee income

 

54,844 

 

40,684 

 

30,474 

Depreciation and amortization

 

(189,650)

 

(139,263)

 

(100,517)

General and administrative expenses

 

(103,882)

 

(77,324)

 

(56,475)

Interest, dividends and other investment income

 

30,951 

 

55,822 

 

28,345 

Other (expense)/income, net

 

(10,590)

 

8,928 

 

5,071 

Interest expense

 

(213,674)

 

(170,677)

 

(126,432)

 

 

 

 

 

 

 

 

 

Income from continuing operations before income taxes, income from other real estate investments, equity in

 

 

 

 

 

 

 

income of joint ventures, minority interests in income, gain on sale of development properties and adjustment

 

 

 

 

 

 

 

of property carrying values

 

78,034 

 

165,694 

 

177,375 

 

 

 

 

 

 

 

 

Benefit/(provision) for income taxes

 

44,490 

 

(4,387)

 

(165)

 

 

 

 

 

 

 

 

Income from other real estate investments

 

78,524 

 

77,062 

 

56,751 

Equity in income of joint ventures, net

 

173,363 

 

105,525 

 

77,454 

Minority interests in income, net

 

(34,144)

 

(26,166)

 

(12,164)

Gain on sale of development properties,

 

 

 

 

 

 

 

net of tax of $16,040, $12,155 and $10,824, respectively

 

24,059 

 

25,121 

 

22,812 

Adjustment of property carrying values,

 

 

 

 

 

 

 

net of tax of $3,400, $0 and $0, respectively

 

(5,100)

 

 

 

 

 

 

 

 

 

 

 

    Income from continuing operations

 

359,226 

 

342,849 

 

322,063 

 

 

 

 

 

 

 

 

Discontinued operations:

 

 

 

 

 

 

 

Income from discontinued operating properties

 

32,773 

 

13,914 

 

15,485 

 

Minority interests in income

 

(5,848)

 

(1,585)

 

(573)

 

Loss on operating properties held for sale/sold

 

(1,832)

 

(1,421)

 

(5,098)

 

Gain on disposition of operating properties, net of tax

 

5,538 

 

72,042 

 

28,918 

 

    Income from discontinued operations

 

30,631 

 

82,950 

 

38,732 

 

 

 

 

 

 

 

 

Gain on transfer of operating properties

 

 

1,394 

 

2,301 

Loss on transfer of operating property

 

 

 

(150)

Gain on sale of operating properties, net of tax

 

2,708 

 

1,066 

 

682 

 

    Total gain on transfer or sale of operating properties, net of tax

 

2,708 

 

2,460 

 

2,833 

 

 

 

 

 

 

 

 

 

    Income before extraordinary item

 

392,565 

 

428,259 

 

363,628 

 

 

 

 

 

 

 

 

Extraordinary gain from joint venture resulting from purchase price

 

 

 

 

 

 

 

 allocation, net of tax and minority interest

 

50,265 

 

 

 

 

 

 

 

 

 

 

 

    Net income

 

442,830 

 

428,259 

 

363,628 

 

 

 

 

 

 

 

 

 

Preferred stock dividends

 

(19,659)

 

(11,638)

 

(11,638)

 

 

 

 

 

 

 

 

 

    Net income available to common shareholders

 

$ 423,171 

 

$ 416,621 

 

$    351,990 

 

 

 

 

 

 

 

 

Per common share:

 

 

 

 

 

 

 

Income from  continuing operations:

 

 

 

 

 

 

 

     -Basic

 

$       1.36 

 

$        1.39 

 

$          1.38 

 

     -Diluted

 

$       1.33 

 

$        1.36 

 

$          1.36 

 

Net income :

 

 

 

 

 

 

 

     -Basic

 

$       1.68 

 

$        1.74 

 

$          1.55 

 

     -Diluted

 

$       1.65 

 

$        1.70 

 

$          1.52 

 

 

 

 

 

 

 

 

Weighted average shares:

 

 

 

 

 

 

 

     -Basic

 

252,129 

 

239,552 

 

226,641 

 

     -Diluted

 

257,058 

 

244,615 

 

230,868 



The accompanying notes are an integral part of these consolidated financial statements.




70





KIMCO REALTY CORPORATION AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME

(in thousands)



 

 

 

Year Ended December 31,

 

 

 

 

 

 

 

 

 

 

 

2007

 

2006

 

2005

 

 

 

 

 

 

 

 

Net income

$ 442,830 

 

$ 428,259 

 

$ 363,628 

Other comprehensive income:

 

 

 

 

 

    Change in unrealized gain/(loss) on marketable securities

(25,803)

 

(26,467)

 

26,689 

    Change in unrealized gain/(loss) on foreign currency hedge               agreements

(1,470)

 

143 

 

2,536 

    Change in foreign currency translation adjustment

15,696 

 

2,503 

 

2,040 

 

 

 

 

 

 

Other comprehensive income

(11,577)

 

(23,821)

 

31,265 

 

 

 

 

 

 

 

 

 

 

 

 

Comprehensive income

$ 431,253 

 

$ 404,438 

 

$ 394,893 


























The accompanying notes are an integral part of these consolidated financial statements.




71





KIMCO REALTY CORPORATION AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF STOCKHOLDERS' EQUITY

For the Years Ended December 31, 2007, 2006 and 2005

(in thousands, except per share information)


 

 

 

 

 

Paid-in Capital

 

Retained Earnings /
(Cumulative
Distributions
in Excess of
Net Income)

 

Accumulated
Other
Comprehensive
Income

 

Total
Stockholders'
Equity

 

Preferred Stock

 

Common Stock

 

 

Issued

 

Amount

 

Issued

 

Amount

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance, January 1, 2005

700 

 

$   700 

 

224,854 

 

$  2,248 

 

$2,199,420 

 

$  (3,749)

 

$    37,781 

 

$  2,236,400 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    Net income

 

 

 

 

 

 

 

 

 

 

363,628 

 

 

 

363,628 

    Dividends ($1.27 per common share; $1.6625

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

        Class F Depositary Share, respectively)

 

 

 

 

 

 

 

 

 

 

(300,024)

 

 

 

(300,024)

    Issuance of common stock

 

 

 

 

242 

 

 

6,837 

 

 

 

 

 

6,840 

    Exercise of common stock options

 

 

 

 

2,963 

 

30 

 

44,467 

 

 

 

 

 

44,497 

    Amortization of stock option expense

 

 

 

 

 

 

 

 

4,608 

 

 

 

 

 

4,608 

    Other comprehensive income

 

 

 

 

 

 

 

 

 

 

 

 

31,265 

 

31,265 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance, December 31, 2005

700 

 

700 

 

228,059 

 

2,281 

 

2,255,332 

 

59,855 

 

69,046 

 

2,387,214 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    Net income

 

 

 

 

 

 

 

 

 

 

428,259 

 

 

 

428,259 

    Dividends ($1.38 per common share; $1.6625

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

        Class F Depositary Share, respectively)

 

 

 

 

 

 

 

 

 

 

(347,605)

 

 

 

(347,605)

    Issuance of common stock

 

 

 

 

20,614 

 

206 

 

870,465 

 

 

 

 

 

870,671 

    Exercise of common stock options

 

 

 

 

2,197 

 

22 

 

42,007 

 

 

 

 

 

42,029 

    Amortization of stock option expense

 

 

 

 

 

 

 

 

10,212 

 

 

 

 

 

10,212 

    Other comprehensive income

 

 

 

 

 

 

 

 

 

 

 

 

(23,821)

 

(23,821)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance, December 31, 2006

700 

 

700 

 

250,870 

 

2,509 

 

3,178,016 

 

140,509 

 

45,225 

 

3,366,959 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    Net income

 

 

 

 

 

 

 

 

 

 

442,830 

 

 

 

442,830 

    Dividends ($1.52 per common share; $1.6625

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Class F Depositary Share,  and $0.4359 per

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Class G Depositary Share, respectively)

 

 

 

 

 

 

 

 

 

 

(403,334)

 

 

 

(403,334)

    Issuance of common stock

 

 

 

 

50 

 

 

2,413 

 

 

 

 

 

2,414 

    Exercise of common stock options

 

 

 

 

1,884 

 

18 

 

40,546 

 

 

 

 

 

40,564 

Issuance of Class G Preferred Stock

184 

 

184 

 

 

 

 

 

444,283 

 

 

 

 

 

444,467 

    Amortization of stock option expense

 

 

 

 

 

 

 

 

12,251 

 

 

 

 

 

12,251 

    Other comprehensive income

 

 

 

 

 

 

 

 

 

 

 

 

(11,577)

 

(11,577)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance, December 31, 2007

884 

 

$  884 

 

252,804 

 

$  2,528 

 

$3,677,509 

 

$  180,005 

 

$    33,648 

 

$  3,894,574 


The accompanying notes are an integral part of these consolidated financial statements.




72





KIMCO REALTY CORPORATION AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CASH FLOWS

(in thousands)


 

 

Year Ended December 31,

 

 

2007

 

2006

 

2005

 

 

 

 

 

 

 

Cash flows from operating activities:

 

 

 

 

 

 

  Net income

 

$         442,830 

 

$        428,259 

 

$    363,628 

  Adjustments to reconcile net income to net cash provided

 

 

 

 

 

 

           by operating activities:

 

 

 

 

 

 

    Depreciation and amortization

 

191,270 

 

144,767 

 

108,042 

    Extraordinary item

 

(50,265)

 

 

    Loss on operating properties held for sale/sold/transferred

 

1,832 

 

1,421 

 

5,248 

    Adjustment of property carrying values

 

8,500 

 

 

    Gain on sale of development properties

 

(40,099)

 

(37,276)

 

(33,636)

    Gain on sale/transfer of operating properties

 

(9,800)

 

(77,300)

 

(31,901)

    Minority interests in income of partnerships, net

 

39,992 

 

27,751 

 

12,446 

    Equity in income of  joint ventures, net

 

(173,363)

 

(106,930)

 

(77,454)

    Income from other real estate investments

 

(64,046)

 

(54,494)

 

(40,562)

    Distributions from joint ventures

 

403,032 

 

152,099 

 

116,765 

    Cash retained from excess tax benefits

 

(2,471)

 

(2,926)

 

    Change in accounts and notes receivable

 

(4,876)

 

(17,778)

 

(12,156)

    Change in accounts payable and accrued expenses

 

1,361 

 

38,619 

 

10,606 

    Change in other operating assets and liabilities

 

(77,908)

 

(40,643)

 

(10,229)

          Net cash flows provided by operating activities

 

665,989 

 

455,569 

 

410,797 

 

 

 

 

 

 

 

Cash flows from investing activities:

 

 

 

 

 

 

    Acquisition of and improvements to operating real estate

 

(1,077,202)

 

(547,001)

 

(431,514)

    Acquisition of and improvements to real estate under development

 

(640,934)

 

(619,083)

 

(452,722)

    Investment in marketable securities

 

(55,235)

 

(86,463)

 

(93,299)

    Proceeds from sale of marketable securities

 

35,525 

 

83,832 

 

46,692 

    Proceeds from transferred operating/development properties

 

69,869 

 

1,186,851 

 

128,537 

    Investments and advances to real estate joint ventures

 

(413,172)

 

(472,666)

 

(267,287)

    Reimbursements of advances to real estate joint ventures

 

293,537 

 

183,368 

 

130,590 

    Other real estate investments

 

(192,890)

 

(254,245)

 

(123,005)

    Reimbursements of advances to other real estate investments

 

87,925 

 

74,677 

 

26,969 

    Investment in mortgage loans receivable

 

(97,592)

 

(154,894)

 

(82,305)

    Collection of mortgage loans receivable

 

94,720 

 

125,003 

 

90,709 

    Other investments

 

(26,688)

 

(123,609)

 

(3,152)

    Reimbursements of other investments

 

55,361 

 

16,113 

 

    Settlement of net investment hedges

 

 

(953)

 

(34,580)

    Proceeds from sale of operating properties

 

59,450 

 

110,404 

 

89,072 

    Proceeds from sale of development properties

 

299,715 

 

232,445 

 

259,280 

           Net cash flows used for investing activities

 

(1,507,611)

 

(246,221)

 

(716,015)

 

 

 

 

 

 

 

Cash flow from financing activities:

 

 

 

 

 

 

    Principal payments on debt, excluding

 

 

 

 

 

 

       normal amortization of rental property debt

 

(82,337)

 

(61,758)

 

(66,794)

    Principal payments on rental property debt

 

(14,014)

 

(11,062)

 

(8,296)

    Principal payments on construction loan financings

 

(78,295)

 

(79,399)

 

(98,002)

    Proceeds from mortgage/construction loan financings

 

413,488 

 

174,087 

 

265,418 

    Borrowings under credit facilities

 

627,369 

 

317,661 

 

210,188 

    Repayment of borrowings under credit facilities

 

(343,553)

 

(653,219)

 

(156,486)

    Proceeds from issuance of unsecured senior notes

 

300,000 

 

478,947 

 

672,429 

    Repayment of unsecured senior notes

 

(250,000)

 

(185,000)

 

(200,250)

    Financing origination costs

 

(10,819)

 

(11,442)

 

(9,538)

    Redemption of minority interests in real estate partnerships

 

(80,972)

 

(31,554)

 

(21,024)

    Dividends paid

 

(384,502)

 

(332,552)

 

(293,345)

    Cash retained from excess tax benefits

 

2,471 

 

2,926 

 

    Proceeds from issuance of stock

 

485,220 

 

451,809 

 

48,971 

            Net cash flows provided by financing activities

 

584,056 

 

59,444 

 

343,271 

 

 

 

 

 

 

 

        Change in cash and cash equivalents

 

(257,566)

 

268,792 

 

38,053 

 

 

 

 

 

 

 

Cash and cash equivalents, beginning of year

 

345,065 

 

76,273 

 

38,220 

Cash and cash equivalents, end of year

 

$             87,499 

 

$           345,065 

 

$         76,273 

 

 

 

 

 

 

 

Interest paid during the year (net of capitalized interest

 

 

 

 

 

 

    of $25,505, $22,741, and $12,587, respectively)

 

$           215,121 

 

$           153,664 

 

$       121,087 

 

 

 

 

 

 

 

Income taxes paid during the year

 

$             14,292 

 

$               9,350 

 

$         13,763 


The accompanying notes are an integral part of these consolidated financial statements.




73





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


Amounts relating to the number of buildings, square footage, tenant and occupancy data and estimated project costs are unaudited.


1.  Summary of Significant Accounting Policies:


Business


Kimco Realty Corporation (the "Company" or "Kimco"), its subsidiaries, affiliates and related real estate joint ventures are engaged principally in the operation of neighborhood and community shopping centers which are anchored generally by discount department stores, supermarkets or drugstores.  The Company also provides property management services for shopping centers owned by affiliated entities, various real estate joint ventures and unaffiliated third parties.


Additionally, in connection with the Tax Relief Extension Act of 1999 (the "RMA"), which became effective January 1, 2001, the Company is permitted to participate in activities which it was precluded from previously in order to maintain its qualification as a Real Estate Investment Trust ("REIT"), so long as these activities are conducted in entities which elect to be treated as taxable subsidiaries under the Internal Revenue Code, as amended (the "Code"), subject to certain limitations.  As such, the Company, through its taxable REIT subsidiaries, is engaged in various retail real estate related opportunities including (i) merchant building through it’s wholly-owned taxable REIT subsidiaries including Kimco Developers, Inc. ("KDI"), which are primarily engaged in the ground-up development of neighborhood and community shopping centers and the subsequent sale thereof upon completion, (ii) retail real estate advisory and disposition services which primarily focuses on leasing and disposition strategies of retail real estate controlled by both healthy and distressed and/or bankrupt retailers and (iii) acting as an agent or principal in connection with tax deferred exchange transactions.


The Company seeks to reduce its operating and leasing risks through diversification achieved by the geographic distribution of its properties, avoiding dependence on any single property, and a large tenant base.  At December 31, 2007, the Company's single largest neighborhood and community shopping center accounted for only 1.7% of the Company's annualized base rental revenues and only 0.8% of the Company’s total shopping center gross leasable area ("GLA").  At December 31, 2007, the Company’s five largest tenants were The Home Depot, TJX Companies, Sears Holdings, Kohl’s and Wal-Mart, which represented approximately 3.2%, 2.8%, 2.3%, 2.0% and 1.9%, respectively, of the Company’s annualized base rental revenues, including the proportionate share of base rental revenues from properties in which the Company has less than a 100% economic interest.


The principal business of the Company and its consolidated subsidiaries is the ownership, development, management and operation of retail shopping centers, including complementary services that capitalize on the Company’s established retail real estate expertise.  The Company does not distinguish its principal business or group its operations on a geographical basis for purposes of measuring performance.  Accordingly, the Company believes it has a single reportable segment for disclosure purposes in accordance with accounting principles generally accepted in the United States of America ("GAAP").


Principles of Consolidation and Estimates


The accompanying Consolidated Financial Statements include the accounts of the Company, its subsidiaries, all of which are wholly-owned, and all entities in which the Company has a controlling interest, including where the Company has been determined to be a primary beneficiary of a variable interest entity in accordance with the provisions and guidance of Interpretation No. 46(R), Consolidation of Variable Interest Entities ("FIN 46(R)") or meets certain criteria of a sole general partner or managing member as identified in accordance with Emerging Issues Task Force ("EITF") Issue 04-5, Investor’s Accounting for an Investment in a Limited Partnership when the Investor is the Sole General Partner and the Limited Partners have Certain Rights ("EITF 04-5").  All intercompany balances and transactions have been eliminated in consolidation.




74





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


GAAP requires the Company's management to make estimates and assumptions that affect the reported amounts of assets and liabilities, the disclosure of contingent assets and liabilities and the reported amounts of revenues and expenses during a reporting period.  The most significant assumptions and estimates relate to the valuation of real estate and related intangible assets and liabilities, depreciable lives, revenue recognition, the collectability of trade accounts receivable, and the realizability of deferred tax assets.  Application of these assumptions requires the exercise of judgment as to future uncertainties, and, as a result, actual results could differ from these estimates.


Minority Interests


Minority interests represent the portion of equity that the Company does not own in those entities it consolidates as a result of having a controlling interest or determined that the Company was the primary beneficiary of a variable interest entity in accordance with the provisions and guidance of FIN 46(R).


Minority interests also include partnership units issued from consolidated subsidiaries of the Company in connection with certain property acquisitions.  These units have a stated redemption value or a redemption amount based upon the Adjusted Current Trading Price, as defined, of the Company’s common stock ("Common Stock") and provide the unit holders various rates of return during the holding period.  The unit holders generally have the right to redeem their units for cash at any time after one year from issuance.  The Company typically has the option to settle redemption amounts in cash or Common Stock for the issuance of convertible units.  The Company evaluates the terms of the partnership units issued in accordance with Statement of Financial Accounting Standards ("SFAS") No. 150, Accounting for Certain Financial Instruments with Characteristics of Both Liabilities and Equity, and EITF D-98, Classification and Measurement of Redeemable Securities, to determine if the units are mandatorily redeemable and as such accounts for them accordingly.


Real Estate


Real estate assets are stated at cost, less accumulated depreciation and amortization. If there is an event or a change in circumstances that indicates that the basis of a property (including any related amortizable intangible assets or liabilities) may not be recoverable, then management will assess any impairment in value by making a comparison of (i) the current and projected operating cash flows (undiscounted and without interest charges) of the property over its estimated holding period, and (ii) the net carrying amount of the property.  If the current and projected operating cash flows (undiscounted and without interest charges) are less than the carrying value of the property, the carrying value would be adjusted to an amount to reflect the estimated fair value of the property.


When a real estate asset is identified by management as held for sale, the Company ceases depreciation of the asset and estimates the sales price, net of selling costs. If, in management’s opinion, the net sales price of the asset is less than the net book value of the asset, an adjustment to the carrying value would be recorded to reflect the estimated fair value of the property.


Upon acquisition of real estate operating properties, the Company estimates the fair value of acquired tangible assets (consisting of land, building, building improvements and tenant improvements) and identified intangible assets and liabilities (consisting of above and below-market leases, in-place leases and tenant relationships), assumed debt and redeemable units issued in accordance with SFAS No. 141, Business Combinations ("SFAS No. 141"), at the date of acquisition, based on evaluation of information and estimates available at that date. Based on these estimates, the Company allocates the initial purchase price to the applicable assets and liabilities. As final information regarding fair value of the assets acquired and liabilities assumed is received and estimates are refined, appropriate adjustments are made to the purchase price allocation.  The allocations are finalized within twelve months of the acquisition date.


The Company utilizes methods similar to those used by independent appraisers in estimating the fair value of acquired assets and liabilities.  The fair value of the tangible assets of an acquired property considers the value of the property "as-if-vacant".  The fair value reflects the depreciated replacement cost of the permanent assets, with no trade fixtures included.



75





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


In allocating the purchase price to identified intangible assets and liabilities of an acquired property, the value of above-market and below-market leases is estimated based on the present value of the difference between the contractual amounts to be paid pursuant to the leases and management’s estimate of the market lease rates and other lease provisions (i.e., expense recapture, base rental changes, etc.) measured over a period equal to the estimated remaining term of the lease.  The capitalized above-market or below-market intangible is amortized to rental income over the estimated remaining term of the respective leases.  Mortgage debt premiums are amortized into interest expense over the remaining term of the related debt instrument.  Unit discounts and premiums are amortized into Minority interest in income, net over the period from the date of issuance to the earliest redemption date of the units.


In determining the value of in-place leases, management considers current market conditions and costs to execute similar leases in arriving at an estimate of the carrying costs during the expected lease-up period from vacant to existing occupancy. In estimating carrying costs, management includes real estate taxes, insurance, other operating expenses, and estimates of lost rental revenue during the expected lease-up periods and costs to execute similar leases including leasing commissions, legal and other related costs based on current market demand.  In estimating the value of tenant relationships, management considers the nature and extent of the existing tenant relationship, the expectation of lease renewals, growth prospects, and tenant credit quality, among other factors.  The value assigned to in-place leases and tenant relationships is amortized over the estimated remaining term of the leases.  If a lease were to be terminated prior to its scheduled expiration, all unamortized costs relating to that lease would be written off.


Depreciation and amortization are provided on the straight-line method over the estimated useful lives of the assets, as follows:


Buildings and building improvements

15 to 50 years

Fixtures, leasehold and tenant improvements

Terms of leases or useful lives, whichever is shorter

(including certain identified intangible assets)


Expenditures for maintenance and repairs are charged to operations as incurred.  Significant renovations and replacements, which improve and extend the life of the asset, are capitalized.  The useful lives of amortizable intangible assets are evaluated each reporting period with any changes in estimated useful lives being accounted for over the revised remaining useful life.


Real Estate Under Development


Real estate under development represents both the ground-up development of neighborhood and community shopping center projects which are subsequently sold upon completion and projects which the Company may hold as long-term investments.  These properties are carried at cost.  The cost of land and buildings under development includes specifically identifiable costs. The capitalized costs include pre-construction costs essential to the development of the property, development costs, construction costs, interest costs, real estate taxes, salaries, and related costs of personnel directly involved and other costs incurred during the period of development. The Company ceases cost capitalization when the property is held available for occupancy upon substantial completion of tenant improvements, but no later than one year from the completion of major construction activity.  If, in management’s opinion, the net sales price of assets held for resale or the current and projected undiscounted cash flows of these assets to be held as long-term investments is less than the net carrying value, the carrying value would be adjusted to an amount to reflect the estimated fair value of the property.


Investments in Unconsolidated Joint Ventures


The Company accounts for its investments in unconsolidated joint ventures under the equity method of accounting as the Company exercises significant influence, but does not control these entities.  These investments are recorded initially at cost and subsequently adjusted for cash contributions and distributions.  Earnings for each investment are recognized in accordance with each respective investment agreement and where applicable, based upon an allocation of the investment’s net assets at book value as if the investment was hypothetically liquidated at the end of each reporting period.



76





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


The Company’s joint ventures and other real estate investments primarily consist of co-investments with institutional and other joint venture partners in neighborhood and community shopping center properties, consistent with its core business.  These joint ventures typically obtain non-recourse third-party financing on their property investments, thus contractually limiting the Company’s exposure to losses to the amount of its equity investment; and due to the lender’s exposure to losses, a lender typically will require a minimum level of equity in order to mitigate its risk.  The Company’s exposure to losses associated with its unconsolidated joint ventures is primarily limited to its carrying value in these investments.


On a periodic basis, management assesses whether there are any indicators that the value of the Company’s investments in unconsolidated joint ventures may be impaired. An investment’s value is impaired only if management’s estimate of the fair value of the investment is less than the carrying value of the investment and such difference is deemed to be other than temporary.  To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the investment over the estimated fair value of the investment.


Other Real Estate Investments


Other real estate investments primarily consist of preferred equity investments for which the Company provides capital to developers and owners of real estate.  The Company typically accounts for its preferred equity investments on the equity method of accounting, whereby earnings for each investment are recognized in accordance with each respective investment agreement and based upon an allocation of the investment’s net assets at book value as if the investment was hypothetically liquidated at the end of each reporting period.


Mortgages and Other Financing Receivables


Mortgages and other financing receivables consist of loans acquired and loans originated by the Company.  Loan receivables are recorded at stated principal amounts net of any discount or premium or deferred loan origination costs or fees.  The related discounts or premiums on mortgages and other loans purchased are amortized or accreted over the life of the related loan receivable.  The Company defers certain loan origination and commitment fees, net of certain origination costs and amortizes them as an adjustment of the loan’s yield over the term of the related loan.  The Company evaluates the collectability of both interest and principal on each loan to determine whether it is impaired.  A loan is considered to be impaired, when based upon current information and events, it is probable that the Company will be unable to collect all amounts due according to the existing contractual terms.  When a loan is considered to be impaired, the amount of loss is calculated by comparing the recorded investment to the value determined by discounting the expected future cash flows at the loan’s effective interest rate or to the value of the underlying collateral if the loan is collateralized.  Interest income on performing loans is accrued as earned.  Interest income on impaired loans is recognized on a cash basis.


Cash and Cash Equivalents


Cash and cash equivalents (demand deposits in banks, commercial paper and certificates of deposit with original maturities of three months or less) includes tenants' security deposits, escrowed funds and other restricted deposits approximating $0.6 million at December 31, 2007 and 2006.


Cash and cash equivalent balances may, at a limited number of banks and financial institutions, exceed insurable amounts.  The Company believes it mitigates risk by investing in or through major financial institutions.  Recoverability of investments is dependent upon the performance of the issuers.


Marketable Securities


The Company classifies its existing marketable equity securities as available-for-sale in accordance with the provisions of SFAS No. 115, Accounting for Certain Investments in Debt and Equity Securities.  These securities are carried at fair market value, with unrealized gains and losses reported in stockholders’ equity as a component of Accumulated other comprehensive income ("OCI"). Gains or losses on securities sold are based on the specific identification method.



77





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


All debt securities are classified as held-to-maturity because the Company has the positive intent and ability to hold the securities to maturity.  Held-to-maturity securities are stated at amortized cost, adjusted for amortization of premiums and accretion of discounts to maturity.


On a periodic basis, management assesses whether there are any indicators that the value of the Company’s marketable securities may be impaired.  A marketable security is impaired only if management’s estimate of fair value of the security is less than the carrying value of the security and such difference is deemed to be other than temporary.  To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the security over the estimated fair value in the security.


Deferred Leasing and Financing Costs


Costs incurred in obtaining tenant leases and long-term financing, included in deferred charges and prepaid expenses in the accompanying Consolidated Balance Sheets, are amortized over the terms of the related leases or debt agreements, as applicable.  Such capitalized costs include salaries and related costs of personnel directly involved in successful leasing efforts.


Revenue Recognition and Accounts Receivable


Base rental revenues from rental property are recognized on a straight-line basis over the terms of the related leases.  Certain of these leases also provide for percentage rents based upon the level of sales achieved by the lessee.  These percentage rents are recognized once the required sales level is achieved.  Rental income may also include payments received in connection with lease termination agreements.  In addition, leases typically provide for reimbursement to the Company of common area maintenance costs, real estate taxes and other operating expenses.  Operating expense reimbursements are recognized as earned.


Management and other fee income consists of property management fees, leasing fees, property acquisition and disposition fees, development fees and asset management fees. These fees arise from contractual agreements with third parties or with entities in which the Company has a partial non-controlling interest.  Management and other fee income, including acquisition and disposition fees, are recognized as earned under the respective agreements.  Management and other fee income related to partially owned entities are recognized to the extent attributable to the unaffiliated interest.


Gains and losses from the sale of depreciated operating property and ground-up development projects are generally recognized using the full accrual method in accordance with SFAS No. 66, Accounting for Sales of Real Estate ("SFAS No. 66"), provided that various criteria relating to the terms of sale and subsequent involvement by the Company with the properties are met.


Gains and losses on transfers of operating properties result from the sale of a partial interest in properties to unconsolidated joint ventures and are recognized using the partial sale provisions of SFAS No. 66.


The Company makes estimates of the uncollectability of its accounts receivable related to base rents, expense reimbursements and other revenues.  The Company analyzes accounts receivable and historical bad debt levels, customer credit worthiness and current economic trends when evaluating the adequacy of the allowance for doubtful accounts.  In addition, tenants in bankruptcy are analyzed and estimates are made in connection with the expected recovery of pre-petition and post-petition claims.  The Company’s reported net income is directly affected by management’s estimate of the collectability of accounts receivable.


Income Taxes


The Company has made an election to qualify, and believes it is operating so as to qualify, as a REIT for federal income tax purposes. Accordingly, the Company generally will not be subject to federal income tax, provided that distributions to its stockholders equal at least the amount of its REIT taxable income as defined under Section 856 through 860 of the Code.



78





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


In connection with the RMA, which became effective January 1, 2001, the Company is permitted to participate in certain activities which it was previously precluded from in order to maintain its qualification as a REIT, so long as these activities are conducted in entities which elect to be treated as taxable subsidiaries under the Code.  As such, the Company is subject to federal and state income taxes on the income from these activities.


Income taxes are accounted for under the asset and liability method.  Deferred tax assets and liabilities are recognized for the estimated future tax consequences attributable to differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax bases and operating loss and tax credit carry-forwards.  Deferred tax assets and liabilities are measured using enacted tax rates in effect for the year in which those temporary differences are expected to be recovered or settled.  The Company provides a valuation allowance for deferred tax assets for which it does not consider realization of such assets to be more likely than not.


Foreign Currency Translation and Transactions


Assets and liabilities of the Company’s foreign operations are translated using year-end exchange rates, and revenues and expenses are translated using exchange rates as determined throughout the year.  Gains or losses resulting from translation are included in OCI, as a separate component of the Company’s stockholders’ equity.  Gains or losses resulting from foreign currency transactions are translated to local currency at the rates of exchange prevailing at the dates of the transactions.  The effect of the transaction’s gain or loss is included in the caption Other income, net in the Consolidated Statements of Income.


Derivative/Financial Instruments


The Company measures its derivative instruments at fair value and records them in the Consolidated Balance Sheet as an asset or liability, depending on the Company’s rights or obligations under the applicable derivative contract.  In addition, the fair value adjustments will be recorded in either stockholders’ equity or earnings in the current period based on the designation of the derivative.  The effective portions of changes in fair value of cash flow hedges are reported in OCI and are subsequently reclassified into earnings when the hedged item affects earnings.  Changes in the fair value of foreign currency hedges that are designated and effective as net investment hedges are included in the cumulative translation component of OCI to the extent they are economically effective and are subsequently reclassified to earnings when the hedged investments are sold or otherwise disposed of.  The changes in fair value of derivative instruments which are not designated as hedging instruments and the ineffective portions of hedges are recorded in earnings for the current period.


The Company utilizes derivative financial instruments to reduce exposure to fluctuations in interest rates, foreign currency exchange rates and market fluctuations on equity securities.  The Company has established policies and procedures for risk assessment and the approval, reporting and monitoring of derivative financial instrument activities.  The Company has not entered, and does not plan to enter, into financial instruments for trading or speculative purposes.  Additionally, the Company has a policy of only entering into derivative contracts with major financial institutions.  The principal financial instruments used by the Company are interest rate swaps, foreign currency exchange forward contracts, cross-currency swaps and warrant contracts.  These derivative instruments were designated and qualified as cash flow, fair value or foreign currency hedges (see Note 16).


Earnings Per Share


On July 21, 2005, the Company’s Board of Directors declared a two-for-one split (the "Stock Split") of the Company’s common stock which was effected in the form of a stock dividend paid on August 23, 2005, to stockholders of record on August 8, 2005.  All share and per share data included in the accompanying Consolidated Financial Statements and Notes thereto have been adjusted to reflect this Stock Split.



79





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


The following table sets forth the reconciliation of earnings and the weighted average number of shares used in the calculation of basic and diluted earnings per share (amounts presented in thousands, except per share data):


 

2007

 

2006

 

2005

Computation of Basic Earnings Per Share:

 

 

 

 

 

 

 

 

 

 

 

Income from continuing operations before
extraordinary gain


$  359,226 

 


$  342,849 

 


$  322,063 

 

 

 

 

 

 

Gain on transfer of operating properties, net

 

1,394 

 

2,151 

 

 

 

 

 

 

Gain on sale of operating properties, net of tax

2,708 

 

1,066 

 

682 

 

 

 

 

 

 

Preferred stock dividends

(19,659)

 

(11,638)

 

(11,638)

 

 

 

 

 

 

Income from continuing operations before extraordinary gain applicable to common shares


342,275 

 


333,671 

 


313,258 

 

 

 

 

 

 

Income from discontinued operations

30,631 

 

82,950 

 

38,732 

 

 

 

 

 

 

Extraordinary gain

50,265 

 

 

 

 

 

 

 

 

Net income applicable to common shares

$  423,171 

 

$  416,621 

 

$  351,990 

 

 

 

 

 

 

Weighted average common shares outstanding

252,129 

 

239,552 

 

226,641 

 

 

 

 

 

 

Basic Earnings Per Share:

 

 

 

 

 

Income from continuing operations before
extraordinary gain


$    1.36 

 


$    1.39 

 


$    1.38 

Income from discontinued operations

0.12 

 

0.35 

 

0.17 

Extraordinary gain

0.20 

 

 

Net income

$    1.68 

 

$    1.74 

 

$    1.55 

 

 

 

 

 

 

Computation of Diluted Earnings Per Share:

 

 

 

 

 

 

 

 

 

 

 

Income from continuing operations before
extraordinary gain for diluted earnings per share (a)


$  342,275 

 


$  333,671 

 


$  313,258 

 

 

 

 

 

 

Income from discontinued operations

30,631 

 

82,950 

 

38,732 

 

 

 

 

 

 

Extraordinary gain

50,265 

 

 

 

 

 

 

 

 

Net income for diluted earnings per share

$  423,171 

 

$  416,621 

 

$  351,990 

 

 

 

 

 

 

Weighted average common shares outstanding – Basic

252,129 

 

239,552 

 

226,641 

 

 

 

 

 

 

Effect of dilutive securities (a):

 

 

 

 

 

Stock options/deferred stock awards

4,929 

 

5,063 

 

4,227 

 

 

 

 

 

 

Shares for diluted earnings per common share

257,058 

 

244,615 

 

230,868 

 

 

 

 

 

 

Diluted Earnings Per Share:

 

 

 

 

 

Income from continuing operations before extraordinary gain

$    1.33 

 

$    1.36 

 

$    1.36 

Income from discontinued operations

0.12 

 

0.34 

 

0.16 

Extraordinary gain

0.20 

 

 

Net income

$    1.65 

 

$    1.70 

 

$    1.52 


(a)

The effect of the assumed conversion of certain convertible units had an anti-dilutive effect upon the calculation of Income from continuing operations before extraordinary gain per share.  Accordingly, the impact of such conversions has not been included in the determination of diluted earnings per share calculations.


In addition, there were approximately 3,017,400, 71,250, and 2,195,400 stock options that were anti-dilutive as of December 31, 2007, 2006 and 2005, respectively.




80





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


Stock Compensation


The Company maintains an equity participation plan (the "Plan") pursuant to which a maximum of 42,000,000 shares of Common Stock may be issued for qualified and non-qualified options and restricted stock grants.  Options granted under the Plan generally vest ratably over a three year term for options granted prior to August 1, 2005 or five year term for options granted after August 1, 2005, expire ten years from the date of grant and are exercisable at the market price on the date of grant, unless otherwise determined by the Board of Directors at its sole discretion.  Restricted stock grants generally vest 100% on the fifth anniversary of the grant.  In addition, the Plan provides for the granting of certain options to each of the Company’s non-employee directors (the "Independent Directors") and permits such Independent Directors to elect to receive deferred stock awards in lieu of directors’ fees.


Prior to January 1, 2003, the Company accounted for the Plan under the intrinsic value-based method of accounting prescribed by Accounting Principles Board ("APB") Opinion No. 25, Accounting for Stock Issued to Employees, and related interpretations including FASB Interpretation No. 44, Accounting for Certain Transactions involving Stock Compensation (an interpretation of APB Opinion No. 25).  Effective January 1, 2003, the Company adopted the prospective method provisions of SFAS No. 148, Accounting for Stock-Based Compensation – Transition and Disclosure an Amendment of FASB Statement No. 123 ("SFAS No. 148"), which applies the recognition provisions of FASB Statement No. 123, Accounting for Stock-Based Compensation ("SFAS No. 123") to all employee awards granted, modified or settled after January 1, 2003.


During December 2004, the FASB issued SFAS No. 123 (revised 2004), "Share-Based Payment" ("SFAS No. 123(R)"), which is a revision of Statement 123. SFAS No. 123(R) supersedes Opinion 25.  Generally, the approach in SFAS No. 123(R) is similar to the approach described in Statement 123.  However, SFAS No. 123(R) requires all share-based payments to employees, including grants of employee stock options, to be recognized in the statement of operations based on their fair values.  Pro-forma disclosure is no longer an alternative under SFAS No. 123(R).  SFAS No. 123(R) was effective for fiscal years beginning after December 31, 2005.  The Company began expensing stock based employee compensation with its adoption of the prospective method provisions of SFAS No. 148, effective January 1, 2003, as a result, the adoption of SFAS No. 123(R) did not have a material impact on the Company’s financial position or results of operations.


The non-cash expense related to stock-based employee compensation included in the determination of net income is less than that which would have been recognized if the fair value based method had been applied to all awards since the original effective date of SFAS No. 123.  There was no difference in amounts for the years ended December 31, 2007 or 2006.  The following table illustrates the effect on net income and earnings per share if the fair value based method had been applied to all outstanding stock awards in 2005 (amounts presented in thousands, except per share data):


 

2005

 

 

Net income, as reported

$ 363,628 

Add: Stock based employee compensation

 

     expense included in reported net income

4,608 

Deduct: Total stock based employee

 

  compensation expense determined under fair value

 

  based method for all awards

(5,206)

 

 

Pro Forma Net Income – Basic

$ 363,030 

 

 

Earnings Per Share

 

Basic – as reported

$    1.55 

Basic – pro forma

$    1.55 





81





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


Net income for diluted earnings per share

$ 351,990 

Add: Stock based employee compensation

 

     expense included in reported net income

4,608 

Deduct: Total stock based employee

 

  compensation expense determined under fair value

 

  based method for all awards

(5,206)

 

 

Pro Forma Net Income – Diluted

$ 351,392 

 

 

Earnings Per Share

 

Diluted – as reported

$    1.52 

Diluted – pro forma

$    1.52 


The pro forma adjustments to net income and net income per diluted common share assume fair value of each option award is estimated on the date of grant using the Black-Scholes option pricing formula.  The more significant assumptions underlying the determination of such fair values for options granted during the year ended December 2005 were as follows:


 

2005

 

 

Weighted average fair value of options  granted

$3.21

 

 

Weighted average risk-free interest rates

4.03%

 

 

Weighted average expected option lives

4.80

 

 

Weighted average expected volatility

18.01%

 

 

Weighted average expected dividend yield

5.30%


New Accounting Pronouncements


In September 2006, the FASB issued SFAS No. 157, Fair Value Measurement ("SFAS No. 157"), which defines fair value, establishes a framework for measuring fair value, and expands disclosures about fair value measurement.  This statement is effective for financial statements issued for fiscal years beginning after November 15, 2007.  During February 2008, the FASB issued a Staff Position that will (i) partially defer the effective date of SFAS No. 157, for one year for certain nonfinancial assets and nonfinancial liabilities and (ii) remove certain leasing transactions from the scope of SFAS No. 157.  The impact of adopting SFAS No. 157 is not expected to have a material impact on the Company’s financial position or results of operations.


In February 2007, the FASB issued SFAS No. 159, The Fair Value Option for Financial Assets and Financial Liabilities ("SFAS No. 159").  SFAS No. 159 permits entities to choose to measure many financial assets and financial liabilities at fair value.  Unrealized gains and losses on items for which the fair value option has been elected are reported in earnings.  SFAS No. 159 is effective for fiscal years beginning after November 15, 2007.  The impact of adopting SFAS No. 159 is not expected to have a material impact on the Company’s financial position or results of operations.


In June 2007, the AICPA issued Statement of Position 07-1, Clarification of the Scope of the Audit and Accounting Guide for Investment Companies and Accounting by Parent Companies and Equity Method Investors for Investments in Investment Companies ("SOP 07-1").  SOP 07-1 sets forth more stringent criteria for qualifying as an investment company than does the predecessor Audit Guide.  In addition, SOP 07-1 establishes new criteria for a parent company or equity method investor to retain investment company accounting in their consolidated financial statements.  Investment companies record all their investments at fair value with changes in value reflected in earnings.  SOP 07-1 was to be effective for the Company’s 2008 fiscal year, however, in October 2007 the FASB agreed to propose an indefinite delay and in February 2008, the FASB issued a final Staff Position to indefinitely delay the effective date of SOP 07-1.




82





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


In December 2007, the FASB issued SFAS No. 141 (revised 2007), Business Combinations ("SFAS No. 141(R)").  The objective of this statement is to improve the relevance, representation, faithfulness, and comparability of the information that a reporting entity provides in its financial reports about a business combination and its effects. To accomplish that, this Statement establishes principles and requirements for how the acquirer: (i) recognizes and measures in its financial statements the identifiable assets acquired, the liabilities assumed, and any non-controlling interest in the acquiree, (ii) recognizes and measures the goodwill acquired in the business combination or a gain from a bargain purchase and (iii) determines what information to disclose to enable users of the financial statements to evaluate the nature and financial effects of the business combination.  This statement applies prospectively to business combinations for which the acquisition date is on or after the first annual reporting period beginning on or after December 15, 2008.  An entity may not apply it before that date.  The Company is currently assessing the impact the adoption of SFAS No 141(R) would have on the Company’s financial position and results of operations.


In December 2007, the FASB issued SFAS No. 160, Non-Controlling Interest in Consolidated Financial Statements in Amendment of ARB No. 51 ("SFAS No. 160").  A non-controlling interest, sometimes called a minority interest, is the portion of equity in a subsidiary not attributable, directly or indirectly, to a parent.  The objective of this statement is to improve the relevance, comparability, and transparency of the financial information that a reporting entity provides in its consolidated financial statements by establishing accounting and reporting standards that require: (i) the ownership interest in subsidiaries held by parties other than the parent be clearly identified, labeled, and presented in the consolidated statement of financial position within equity, but separate from the parent’s equity, (ii) the amount of consolidated net income attributable to the parent and to the non-controlling interest be clearly identified and presented on the face of the consolidated statement of income, (iii) changes in a parent’s ownership interest while the parent retains its controlling financial interest in its subsidiary be accounted for consistently and requires that they be accounted for similarly, as equity transactions, (iv) when a subsidiary is deconsolidated, any retained non-controlling equity investment in the former subsidiary be initially measured at fair value, the gain or loss on the deconsolidation of the subsidiary is measured using the fair value of any non-controlling equity investment rather than the carrying amount of that retained investment, and (v) entities provide sufficient disclosures that clearly identity and distinguish between the interest of the parent and the interest of the non-controlling owners.  This statement is effective for fiscal years, and interim periods within those fiscal years, beginning on or after December 15, 2008.  Earlier adoption is prohibited.  The Company is currently assessing the impact the adoption of SFAS No. 160 would have on the Company’s financial position and results of operations.


Reclassification


Certain reclassification of prior years’ amounts have been made to conform with the current year presentation.


2.  Real Estate:


The Company’s components of Rental property consist of the following (in thousands):


 

December 31,

 

2007

 

2006

Land

$ 1,262,879 

 

 $   978,819 

Buildings and improvements

 

 

 

Buildings

3,559,464 

 

   2,980,369 

Building improvements

   566,720 

 

      301,584 

Tenant improvements

   549,490 

 

      528,479 

Fixtures and leasehold improvements

    33,932 

 

       22,216 

Other rental property (1)

   208,144 

 

      151,870 

 

 6,180,629 

 

    4,963,337 

Accumulated depreciation and amortization

 (977,444)

 

     (806,670)

 

 

 

 

Total

$ 5,203,185 

 

$ 4,156,667 





83





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


(1)

At December 31, 2007 and 2006, Other rental property consisted of intangible assets including $130,598 and $88,328 respectively, of in-place leases, $21,555 and $15,705 respectively, of tenant relationships, and $55,991 and $47,837 respectively, of above-market leases.


In addition, at December 31, 2007 and 2006, the Company had intangible liabilities relating to below-market leases from property acquisitions of approximately $182.3 million and $120.6 million, respectively.  These amounts are included in the caption Other liabilities in the Company’s Consolidated Balance Sheets.


3.  Property Acquisitions, Developments and Other Investments:


Operating property acquisitions, ground-up development costs and other investments have been funded principally through the application of proceeds from the Company's public equity and unsecured debt issuances, proceeds from mortgage and construction financings, availability under the Company’s revolving lines of credit and issuance of various partnership units.


Operating Properties


Acquisition of Operating Properties -


During the year ended December 31, 2007, the Company acquired, in separate transactions, 61 operating properties, comprising an aggregate 4.4 million square feet of GLA, for an aggregate purchase price of approximately $1.1 billion including the assumption of approximately $114.3 million of non-recourse mortgage debt encumbering nine of the properties.  Details of these transactions are as follows (in thousands):


 

 

 

Purchase Price

 

Property Name

Location

Month
Acquired

Cash

Debt
Assumed

Total

GLA

 

 

 

 

 

 

 

U.S. acquisitions:

 

 

 

 

 

 

 

 

 

 

 

 

 

3 Properties

Various

Jan-07 (1)

$ 22,535 

$19,480 

$   42,015 

  240 

 

 

 

 

 

 

 

Embry Village

Atlanta, GA

Feb-07

  46,800 

      - 

    46,800 

  215 

 

 

 

 

 

 

 

Park Place

Morrisville, NC

Mar-07 (2)

  10,700 

 10,700 

    21,400 

  170 

 

 

 

 

 

 

 

35 North Third Street

Philadelphia, PA

Mar-07

   2,100 

      - 

     2,100 

    2 

 

 

 

 

 

 

 

Cranberry
Commons II

Pittsburgh, PA

Mar-07 (3)

   1,431 

  3,108 

     4,539 

   17 

 

 

 

 

 

 

 

Lake Grove

Lake Grove, NY

Apr-07 (4)

  31,500 

      - 

    31,500 

  158 

 

 

 

 

 

 

 

1628 Walnut St

Philadelphia, PA

Apr-07

   3,500 

      - 

     3,500 

    2 

 

 

 

 

 

 

 

2 Properties

Various

Apr-07 (5)

  62,800 

      - 

    62,800 

  436 

 

 

 

 

 

 

 

Flagler Park

Miami, FL

Apr-07

  95,000 

      - 

    95,000 

  350 

 

 

 

 

 

 

 

2 Properties

Various

May-07 (6)

  36,801 

 16,800 

    53,601 

  169 

 

 

 

 

 

 

 

Suburban Square

Ardmore, PA

May-07

 215,000 

      - 

   215,000 

  359 

 

 

 

 

 

 

 

1701 Walnut St

Philadelphia, PA

May-07

  12,000 

      - 

    12,000 

   15 





84





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


30 West 21st St

New York, NY

May-07

   6,250 

 18,750 

    25,000 

    5 

 

 

 

 

 

 

 

Chatham Plaza

Savannah, GA

June-07

  44,600 

      - 

    44,600 

  199 

 

 

 

 

 

 

 

2 Properties

Various

June-07 (7)

  16,920 

      - 

    16,920 

   22 

 

 

 

 

 

 

 

Birchwood Portfolio
(11 Properties)

Long Island, NY

July-07

  92,090 

      - 

    92,090 

  280 

 

 

 

 

 

 

 

493-497
Commonwealth Ave

Boston, MA

July-07

   5,650 

      - 

     5,650 

   20 

 

 

 

 

 

 

 

3 Properties

Philadelphia, PA

July-07 (8)

  60,890 

      - 

    60,890 

   68 

 

 

 

 

 

 

 

Highlands Square

Clearwater, FL

July-07(9)

   4,531 

      - 

     4,531 

   76 

 

 

 

 

 

 

 

Mooresville Crossings

Mooresville, NC

Aug-07

  41,000 

      - 

    41,000 

  155 

 

 

 

 

 

 

 

Corona Hills Marketplace

Corona, CA

Aug-07

  32,000 

      - 

    32,000 

  149 

 

 

 

 

 

 

 

127-129 Newbury St

Boston, MA

Oct-07

  11,600 

      - 

    11,600 

    9 

 

 

 

 

 

 

 

Talavi

Glendale, AZ

Nov-07 (10)

  12,500 

      - 

    12,500 

  109 

 

 

 

 

 

 

 

Wayne Plaza

Chambersburg, PA

Nov-07 (2)

   6,849 

 14,289 

    21,138 

  132 

 

 

 

 

 

 

 

Rockford Crossing

Rockford, IL

Dec-07 (2)

   3,867 

 11,033 

    14,900 

   89 

 

 

 

 

 

 

 

Center at Westbank

Harvey, LA

Dec-07 (2)

  11,551 

 20,149 

    31,700 

182 

 

 

 

 

 

 

 

 

 

 

 890,465 

114,309 

1,004,774 

3,628 


Mexican Acquisitions:

 

 

 

 

 

 

Waldo’s Mexico Portfolio
(17 properties)

Various, Mexico

Mar-07

  51,500 

      - 

    51,500 

  488 

Gran Plaza Cancun

Mexico

Dec-07

  38,909 

      - 

   38,909 

  273 

 

 

 

 

 

 

 

 

 

 

$980,874 

$114,309 

$1,095,183 

4,389 


(1)

Three properties acquired in separate transactions, located in Alpharetta, GA, Southlake, TX and Apopka, FL.

(2)

The Company acquired these properties from a joint venture in which the Company holds a 20% non-controlling interest.

(3)

The Company acquired this property from a venture in which the Company had a preferred equity investment.

(4)

The Company provided a $31.0 million preferred equity investment to a newly formed joint venture in which the Company has a 98% economic interest for the acquisition of this operating property and has determined under the provisions of FIN 46(R) that this joint venture is a VIE and that the Company is the primary beneficiary.  As such, the Company has consolidated this entity for accounting and reporting purposes.

(5)

The Company acquired, in separate transactions, these two properties located in Chico, CA and Auburn, WA from a joint venture in which the Company holds a 15% non-controlling interest.

(6)

Two properties acquired in separate transactions, located in Sparks, NV and San Diego, CA.

(7)

Two properties acquired in separate transactions, located in Boston, MA and Philadelphia, PA.

(8)

Three mixed use residential/retail properties acquired in separate transactions, located in Philadelphia, PA.

(9)

The Company provided a $4.3 million preferred equity investment to a newly formed joint venture in which the Company has a 94% economic interest for the acquisition of this operating property and has determined under the provisions of FIN 46(R) that this joint venture is a VIE and that the Company is the primary beneficiary.  As such, the Company has consolidated this entity for accounting and reporting purposes.

(10)

The Company acquired an additional 50% ownership interest in this operating property, as such the Company now holds a 100% interest in this property and consolidates it for financial reporting purposes.




85





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


During 2006, the Company acquired, in separate transactions, 40 operating properties, comprising an aggregate 4.8 million square feet of GLA, for an aggregate purchase price of approximately $1.1 billion, including the assumption of approximately $297.7 million of non-recourse mortgage debt encumbering 20 of the properties, issuance of approximately $247.6 million of redeemable units relating to 10 properties and issuance of approximately $51.5 million of Common Stock relating to one property. Details of these transactions are as follows (in thousands):


 

 

 

Purchase Price

 

Property Name

Location

Month Acquired

Cash

Debt Assumed/
Stock or
Units
Issued

Total

GLA

 

 

 

 

 

 

 

Portfolio – 19 properties

Various: CA, NV, & HI

Jan-06     

$114,430 

$ 19,124   

$  133,554 

  815 

 

 

 

 

 

 

 

Groves at Lakeland

Lakeland, FL

Feb-06     

   1,500 

         - 

     1,500 

  105 

 

 

 

 

 

 

 

625 Broadway

New York, NY

Feb-06     

  36,600 

27,750   

    64,350 

   83 

 

 

 

 

 

 

 

387 Bleecker Street

New York, NY

Feb-06     

   3,700 

2,960   

     6,660 

   - 

 

 

 

 

 

 

 

Cupertino Village

Cupertino, CA

Mar-06     

  27,400 

38,000   

    65,400 

  115 

 

 

 

 

 

 

 

Poway Center

Poway, CA

Mar-06 (1)

   3,500 

         - 

     3,500 

   16 

 

 

 

 

 

 

 

Plaza Centro

Caguas, PR

Mar-06     

  35,731 

 71,774(2)

   107,505 

  438 

 

 

 

 

 

 

 

Los Colobos

Carolina, PR

Mar-06     

  36,684 

  41,719(2)

    78,403 

  343 

 

 

 

 

 

 

 

Hylan Plaza

Staten Island, NY

Mar-06     

       - 

 81,800(3)

    81,800 

  358 

 

 

 

 

 

 

 

Tyler St Plaza

Riverside, CA

Apr-06     

  10,100 

         - 

    10,100 

   86 

 

 

 

 

 

 

 

Market at Bay Shore

Bay Shore, NY

Apr-06     

       - 

 39,673(2)

    39,673 

  177 

 

 

 

 

 

 

 

Pathmark S.C.

Centereach, NY

Apr-06     

       - 

 21,955(2)

    21,955 

  102 

 

 

 

 

 

 

 

Western Plaza

Mayaguez, PR

June-06     

   4,562 

 30,378(2)

    34,940 

  226 

 

 

 

 

 

 

 

Mallside Plaza

Portland, ME

June-06     

  23,100 

         - 

    23,100 

   91 

 

 

 

 

 

 

 

Pearl Towers

Albany, NY

June-06     

       - 

 39,868(2)

    39,868 

  253 

 

 

 

 

 

 

 

19 Greenwich

New York, NY

Sept-06     

   1,010 

 4,040    

     5,050 

    - 

 

 

 

 

 

 

 

Western Plaza

Mayaguez, PR

Sept-06     

   1,900 

 19,443(2)

    21,343 

  126 

 

 

 

 

 

 

 

Los Colobos

Carolina, PR

Sept-06     

   2,034 

 24,414(2)

    26,448 

  228 

 

 

 

 

 

 

 

Plaza Centro

Caguas, PR

Sept-06     

  16,165 

 9,185(2)

    25,350 

  139 

 

 

 

 

 

 

 

Trujillo Alto Plaza

Trujillo Alto, PR

Sept-06     

   7,379 

 26,058(2)

    33,437 

  201 

 

 

 

 

 

 

 

Ponce Town Center

Ponce, PR

Oct-06     

   3,679 

 38,974(2)

    42,653 

  193 

 

 

 

 

 

 

 

Villa Maria S.C.

Manati, PR

Oct-06     

   1,382 

 6,825(2)

     8,207 

   70 

 

 

 

 

 

 

 

100 Van Dam Street

New York, NY

Oct-06     

   3,650 

16,400    

    20,050 

    - 

 

 

 

 

 

 

 

Rexville Town Center

Bayamon, PR

Nov-06     

   6,813 

 66,766(2)

    73,579 

  186 

 

 

 

 

 

 

 

Fountains at Arbor Lakes

Maple Grove, MN

Dec-06     

  95,025 

      - 

    95,025 

  407 

 

 

 

 

 

 

 

 

 

 

$436,344 

$627,106    

$1,063,450 

4,758 



86





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


(1) Acquired additional square footage of existing property.

(2) Represents the value of units issued and/or debt assumed, see additional disclosure below.

(3) Represents the value of Common Stock issued by the Company relating to the merger transaction with Atlantic Realty, including $30.3 million issued to the Company’s subsidiaries representing the 37% of Atlantic Realty previously owned (See Note 17 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K).


Included in the 2006 acquisitions above is the acquisition of interests in seven shopping center properties, located in Caguas, Carolina, Mayaguez, Trujillo Alto, Ponce, Manati, and Bayamon, Puerto Rico, valued at an aggregate $451.9 million. The properties were acquired through the issuance of units from a consolidated subsidiary and consist of approximately $158.6 million of floating and fixed-rate redeemable units, approximately $45.8 million of redeemable units, which are redeemable at the option of the holder, the assumption of approximately $131.2 million of non-recourse mortgage debt encumbering six of the properties and approximately $116.3 million in cash.  The Company has the option to settle the redemption of the $45.8 million redeemable units with Common Stock or cash.  During 2007, the holders of the $45.8 million in redeemable units, redeemed $26.3 million of such units. The Company opted to settle these units in cash. Additionally, during 2007, $3.0 million of the $158.6 million in floating and fixed rate redeemable units were redeemed by the holders.  The aggregate remaining value of the units is included in Minority interests on the Company’s Consolidated Balance Sheets.


During April 2006, the Company acquired interests in two shopping center properties, included in the table above, located in Bay Shore and Centereach, NY, valued at an aggregate $61.6 million.  The properties were acquired through the issuance of units from a consolidated subsidiary and consist of approximately $24.2 million of redeemable units, which are redeemable at the option of the holder, approximately $14.0 million of fixed-rate redeemable units and the assumption of approximately $23.4 million of non-recourse mortgage debt.  The Company has the option to settle the redemption of the $24.2 million redeemable units with Common Stock or cash.  During 2007, $1.1 million of the $24.2 million in redeemable units were redeemed by the holder in cash at the option of the Company.  The aggregate remaining value of the units is included in Minority interests on the Company’s Consolidated Balance Sheets.  


During June 2006, the Company acquired an interest in an office property, included in the table above, located in Albany, NY, valued at approximately $39.9 million.  The property was acquired through the issuance of approximately $5.0 million of redeemable units from a consolidated subsidiary, which are redeemable at the option of the holder after one year, and the assumption of approximately $34.9 million of non-recourse mortgage debt.  The Company has the option to settle the redemption of the redeemable units with Common Stock or cash.  The aggregate value of the units is included in Minority interests on the Company’s Consolidated Balance Sheets.


The aggregate purchase price of the above mentioned 2007 and 2006 properties have been allocated to the tangible and intangible assets and liabilities of the properties in accordance with SFAS No. 141, at the date of acquisition, based on evaluation of information and estimates available at such date. As final information regarding the fair value of the assets acquired and liabilities assumed is received and estimates are refined, appropriate adjustments will be made to the purchase price allocation.  The allocations are finalized no later than twelve months from the acquisition date. The total aggregate purchase price was allocated as follows:


 

2007

 

2006

Land

$327,970 

 

$335,224 

Buildings

 623,311 

 

 410,146 

Below Market Rents

(62,802)

 

(38,681)

Above Market Rents

  13,629 

 

  35,293 

In-Place Leases

  41,281 

 

  73,847 

Other Intangibles

  10,181 

 

   7,215 

Building Improvements

 105,716 

 

  84,405 

Tenant Improvements

  35,897 

 

 156,001 

 

$1,095,183 

 

$1,063,45 





87





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


Ground-Up Development -


The Company is engaged in ground-up development projects which consists of (i) merchant building through the Company’s wholly-owned taxable REIT subsidiaries, which develop neighborhood and community shopping centers and the subsequent sale thereof upon completion, (ii) U.S. ground-up development projects which will be held as long-term investments by the Company and (iii) various ground-up development projects located in Mexico for long-term investment.  The ground-up development projects generally have significant pre-leasing prior to the commencement of construction. As of December 31, 2007, the Company had in progress a total of 60 ground-up development projects including 27 merchant building projects, nine U.S. ground-up development projects, and 24 ground-up development projects located throughout Mexico.


Merchant Building -


During the years 2007, 2006 and 2005, the Company expended approximately $269.6 million, $287.0 million and $385.3 million, respectively, in connection with the purchase of land and construction costs related to its merchant building projects.  These costs have been funded principally through proceeds from sales of completed projects and construction loans.


Long-term Ground-up Development -


During 2007, the Company expended approximately $7.7 million in connection with the purchase of undeveloped land in Union, NJ, which will be developed into a 0.2 million square foot retail center and approximately $21.5 million in connection with the purchase of three redevelopment properties located in Bronx, NY, which will be redeveloped into mixed-use residential/retail centers aggregating 0.1 million square feet.  These projects have a total estimated project cost of approximately $71.5 million.


During 2007, the Company acquired, in separate transactions, nine land parcels located in various cities throughout Mexico, for an aggregate purchase price of approximately MXP 1.1 billion (approximately USD $94.8 million).  Seven of these land parcels will be developed into retail centers aggregating approximately 2.8 million square feet of GLA with a total estimated aggregate project cost of approximately MXP 2.3 billion (approximately USD $210.2 million).


During 2007, the Company acquired, through a newly formed joint venture in which the Company has a controlling ownership interest, a 0.3 million square foot development project in Neuvo Vallarta, Mexico, for a purchase price of approximately MXP 119.5 million (approximately USD $11.0 million).  Total estimated project costs are approximately USD $28.3 million.


During 2007, the Company acquired, through a newly formed joint venture in which the Company has a non-controlling interest, a 0.1 million square foot development project in Tuxtepec, Mexico, for a purchase price of MXP 48.6 million (approximately USD $4.4 million).  Total estimated project costs are approximately USD $14.4 million.


During 2006, the Company acquired land in Chambersburg, PA and Anchorage, AK for an aggregate purchase price of approximately $12.2 million. The properties will be developed into retail centers with approximately 0.7 million square feet of GLA with total estimated project costs of approximately $62.7 million.


During June 2006, the Company acquired, through a newly formed joint venture in which  the Company has a non-controlling interest, a 0.1 million square foot development project in Puerta Vallarta, Mexico, for a purchase price of MXP 65.4 million (approximately USD $5.7 million).  Total estimated project costs are approximately USD $7.3 million.





88





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


During 2006, the Company acquired, in separate transactions, nine parcels of land located in various cities throughout Mexico, for an aggregate purchase price of approximately MXP 1.3 billion (approximately USD $119.3 million).  The properties were at various stages of construction at acquisition and will be developed into retail centers aggregating approximately 3.4 million square feet.  Total estimated remaining project costs are approximately USD $312.4 million.


Kimsouth -


During November 2002, the Company through its taxable REIT subsidiary, together with Prometheus Southeast Retail Trust, completed the merger and privatization of Konover Property Trust, which has been renamed Kimsouth Realty, Inc. ("Kimsouth").  In connection with the merger, the Company acquired 44.5% of the common stock of Kimsouth, which consisted primarily of 38 retail shopping center properties comprising approximately 4.6 million square feet of GLA.  Total acquisition value was approximately $280.9 million including approximately $216.2 million in mortgage debt. The Company’s investment strategy with respect to Kimsouth included re-tenanting, repositioning and disposition of the properties. As of January 1, 2006, Kimsouth consisted of five properties.


During 2006, Kimsouth sold two properties for an aggregate sales price of approximately $9.8 million and transferred two properties to a joint venture in which the Company has an 18% non-controlling interest for an aggregate price of approximately $54.0 million, which included the repayment of approximately $23.1 million in mortgage debt.


During May 2006, the Company acquired an additional 48% interest in Kimsouth for approximately $22.9 million, which increased the Company’s total ownership to 92.5%. As a result of this transaction, the Company became the controlling shareholder and had therefore, commenced consolidation of Kimsouth upon the closing date.  The acquisition of the additional 48% ownership interest has been accounted for as a step acquisition with the purchase price being allocated to the identified assets and liabilities of Kimsouth.


As of May 2006, Kimsouth had approximately $133.0 million of net operating loss carry-forwards ("NOLs"), which may be utilized to offset future taxable income of Kimsouth. The Company evaluated the need for a valuation allowance based on projected taxable income and determined that a valuation allowance of approximately $34.2 million was required.  As such, a purchase price adjustment of $17.5 million was recorded (See Note 22 for additional information).


During June 2006, Kimsouth contributed approximately $51.0 million, of which $47.2 million or 92.5% was provided by the Company, to fund its 15% non-controlling interest in a newly formed joint venture with an investment group to acquire a portion of Albertson’s Inc.  To maximize investment returns, the investment group’s strategy with respect to this joint venture, includes refinancing, selling selected stores and the enhancement of operations at the remaining stores.  Kimsouth accounts for this investment under the equity method of accounting.  During the year ended December 31, 2007, this joint venture completed the disposition of certain operating stores and a refinancing of the remaining assets in the joint venture.  As a result of these transactions Kimsouth received cash distributions of approximately $148.6 million.  Kimsouth has a remaining capital commitment obligation to fund up to an additional $15.0 million for general purposes.  Due to this remaining capital commitment, $15.0 million is included in Other liabilities in the Company’s Consolidated Balance Sheets.


During the year ended December 31, 2007, Kimsouth’s income from the Albertson’s joint venture aggregated approximately $49.6 million, net of income tax.  This amount includes (i) an operating loss of approximately $15.1 million, net of an income tax benefit of approximately $10.1 million, (ii) distribution in excess of Kimsouth’s investment of approximately $10.4 million, net of income tax expense of approximately $6.9 million, and (iii) an extraordinary gain of approximately $54.3 million, net of income tax expense of approximately $36.2 million, resulting from purchase price allocation adjustments as determined in accordance with SFAS No. 141. In accordance with Accounting Principles Board Opinion 18, The Equity Method of Accounting for Investments in Common Stock, the Company has classified its 15% share of the extraordinary gain, net of income taxes, as a separate component on the Company’s Consolidated Statements of Income.



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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


During 2007, Kimsouth sold its remaining property for an aggregate sales price of approximately $9.1 million.  This sale resulted in a gain of approximately $7.9 million, net of income taxes.


As a result of the Albertson’s transaction and the property sale described above, the Company has reduced the valuation allowance that was applied against the Kimsouth NOLs resulting in an income tax benefit of approximately $31.2 million.  At December 31, 2007, Kimsouth has deferred tax assets of approximately $14.8 million representing the tax effect of approximately $37.9 million of NOLs that expire from 2021 to 2023. The Company believes that it is more likely than not that a net deferred tax asset of approximately $11.7 million will be realized on future tax returns, primarily from the generation of future taxable income and therefore, a valuation allowance of $3.1 million has been established for a portion of these deferred tax assets.


During 2007, the Albertson’s joint venture acquired two operating properties for approximately $20.3 million, including the assumption of $18.5 million in non-recourse mortgage debt.


During July 2006, Kimsouth contributed approximately $3.7 million to fund its 15% non-controlling interest in a newly formed joint venture with an investment group to acquire 50 grocery anchored operating properties.  During September 2006, Kimsouth contributed an additional $2.2 million to this joint venture to acquire an operating property in Sacramento, CA, comprising approximately 0.1 million square feet of GLA, for a purchase price of approximately $14.5 million.  This joint venture investment is included in Investment and advances in real estate joint ventures in the Consolidated Balance Sheets.

4.  Dispositions of Real Estate:


Operating Real Estate -


During 2007, the Company (i) disposed of six operating properties and completed partial sales of three operating properties, in separate transactions, for an aggregate sales price of approximately $40.0 million, which resulted in an aggregate net gain of approximately $6.4 million, after income tax of approximately $1.6 million, and (ii) transferred one operating property, which was acquired in the first quarter of 2007, to a joint venture in which the Company holds a 15% non-controlling ownership interest for an aggregate price of approximately $4.5 million, which represented the net book value.  


During 2007, FNC Realty Corporation, a consolidated entity in which the Company holds a 53% controlling ownership interest, disposed of, in separate transactions, seven properties and completed the partial sale of an additional property for an aggregate sales price of $10.4 million.  These transactions resulted in pre-tax profits of approximately $4.7 million, before minority interest of $3.3 million.  This income has been recorded as Income from other real estate investments in the Company’s Consolidated Statements of Income.


Additionally, during 2007, two consolidated joint ventures in which the Company had preferred equity investments disposed of, in separate transactions, their respective properties for an aggregate sales price of approximately $66.5 million.  As a result of these capital transactions, the Company received approximately $22.1 million of profit participation, before minority interest of approximately $5.6 million.  This profit participation has been recorded as income from other real estate investments and is reflected in Income from discontinued operating properties in the Company’s Consolidated Statements of Income.


During 2006, the Company disposed of (i) 28 operating properties and one ground lease for an aggregate sales price of approximately $270.5 million, which resulted in an aggregate net gain of approximately $71.7 million, net of income taxes of $2.8 million relating to the sale of two properties, and (ii) transferred five operating properties, to joint ventures in which the Company has 20% non-controlling interests for an aggregate price of approximately $95.4 million, which resulted in a gain of approximately $1.4 million from one transferred property.


During November 2006, the Company disposed of a vacant land parcel located in Bel Air, MD, for approximately $1.8 million resulting in a $1.6 million gain on sale.  This gain is included in Other income (expense), net on the Company’s Consolidated Statements of Income.



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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


During 2005, the Company (i) disposed of, in separate transactions, 20 operating properties for an aggregate sales price of approximately $93.3 million, (ii) transferred three operating properties to KROP, as defined below, for an aggregate price of approximately $49.0 million and (iii) transferred 52 operating properties to various joint ventures in which the Company has non-controlling interests ranging from 15% to 50% for an aggregate price of approximately $183.1 million.  For the year ended December 31, 2005, these transactions resulted in gains of approximately $31.9 million and a loss on sale/transfer from four of the properties of approximately $5.2 million.


During June 2005, the Company disposed of a vacant land parcel located in New Ridge, MD, for approximately $5.6 million resulting in a $4.6 million gain on sale.  This gain is included in Other income (expense), net on the Company’s Consolidated Statements of Income.


Merchant Building -


During 2007, the Company sold, in separate transactions, (i) four of its recently completed merchant building projects, (ii) 26 out-parcels, (iii) 74.3 acres of undeveloped land, and (iv) completed partial sales of two projects, for an aggregate total proceeds of approximately $310.5 million and received approximately $3.3 million of proceeds from completed earn-out requirements on previously sold projects.  These sales resulted in pre-tax gains of approximately $40.1 million.


During 2006, the Company sold, in separate transactions, six of its recently completed projects, its partnership interest in one project and 30 out-parcels for approximately $260.0 million.  These sales resulted in pre-tax gains of approximately $37.3 million.


During 2005, the Company sold, in separate transactions, six of its recently completed projects and 41 out-parcels for approximately $264.1 million.  These sales resulted in pre-tax gains of approximately $33.6 million.


5.  Adjustment of Property Carrying Values:


As part of the Company’s ongoing analysis of its merchant building projects, the Company has determined that for two of its projects, located in Jacksonville, FL and Anchorage, AK, the recoverable value will not exceed their estimated cost.  This is primarily due to adverse changes in local market conditions and the uncertainty of those conditions in the future. As a result, the Company has recorded an aggregate pre-tax adjustment of property carrying value on these projects for the year ended December 31, 2007, of $8.5 million, representing the excess of the carrying values of the projects over their estimated fair values.  


6.  Discontinued Operations and Assets Held for Sale:


The Company reports as discontinued operations assets held-for-sale as of the end of the current period and assets sold during the period.  All results of these discontinued operations are included in a separate component of income on the Consolidated Statements of Income under the caption Discontinued operations.  This has resulted in certain reclassifications of 2007, 2006, and 2005 financial statement amounts.


The components of Income from discontinued operations for each of the three years in the period ended December 31, 2007, are shown below.  These include the results of operations through the date of each respective sale for properties sold during 2007, 2006, and 2005 and a full year of operations for those assets classified as held-for-sale as of December 31, 2007 (in thousands):



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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


 

2007

 

2006

 

2005

Discontinued operations:

 

 

 

 

 

Revenues from rental property

$  4,449 

 

$ 21,651 

 

$ 31,746 

Rental property expenses

(1,794)

 

(5,369)

 

(9,381)

Depreciation and amortization

(1,620)

 

(5,503)

 

(7,525)

Interest expense

(9)

 

(2,590)

 

(1,851)

Income from other real estate investments

34,740 

 

 3,705 

 

 1,192 

Other (expense)/income

(2,993) 

 

 2,020 

 

 1,304 

 

 

 

 

 

 

Income from discontinued operating properties

32,773 

 

13,914 

 

15,485 

 

 

 

 

 

 

Provision for income taxes

     - 

 

(2,096)

 

     - 

 

 

 

 

 

 

Minority interest in income

(5,848)

 

(1,585)

 

 (573)

 

 

 

 

 

 

Loss on operating properties held for sale/sold

 (1,832)

 

  (1,421)

 

 (5,098)

 

 

 

 

 

 

Gain on disposition of operating properties

5,538 

 

74,138 

 

28,918 

 

 

 

 

 

 

Income from discontinued operations

$ 30,631 

 

$ 82,950 

 

$ 38,732 


During 2007, the Company classified as held-for-sale ten shopping center properties comprising approximately 0.6 million square feet of GLA.  The book value of each of these properties, aggregating approximately $80.7 million, net of accumulated depreciation of approximately $4.9 million, did not exceed each of their estimated fair values.  As a result, no adjustment of property carrying value has been recorded. The Company’s determination of the fair value for each of these properties, aggregating approximately $116.8 million, is based primarily upon executed contracts of sale with third parties less estimated selling costs.  During 2007, the Company completed the sale of five of these properties and reclassified one property as held-for-use.


During 2006, the Company reclassified as held-for-sale 13 operating properties comprising 0.8 million square feet of GLA.  The aggregate book value of these properties was approximately $36.5 million, net of accumulated depreciation of approximately $5.9 million.  The book value of one property exceeded its estimated fair value by approximately $0.6 million, and, as a result, the Company recorded a loss resulting from an adjustment of property carrying value of approximately $0.6 million.  The remaining properties had fair values exceeding their book values, and, as a result, no adjustment of property carrying value was recorded.  The Company’s determination of the fair value for each of these properties, aggregating approximately $50.0 million, is based primarily upon executed contracts of sale with third parties less estimated selling costs.  The Company completed the sale of these operating properties during 2006 and 2007.


During 2005, the Company reclassified as held-for-sale four operating properties comprising approximately 0.6 million square feet of GLA.  The book value of each of these properties, aggregating approximately $42.2 million, net of accumulated depreciation of approximately $9.4 million, did not exceed each of their estimated fair values.  As a result, no adjustment of property carrying value was recorded.  The Company’s determination of the fair value for each of these properties, aggregating approximately $61.4 million, was based upon executed contracts of sale with third parties less estimated selling costs.  The Company completed the sale of these properties during 2005 and 2006.


7.  Investment and Advances in Real Estate Joint Ventures:


Kimco Prudential Joint Ventures ("KimPru") -

On July 9, 2006, the Company entered into a definitive merger agreement with Pan Pacific Retail Properties Inc. ("Pan Pacific"), which closed on October 31, 2006.  Under the terms of the agreement, the Company



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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


agreed to acquire all of the outstanding shares of Pan Pacific for total merger consideration of $70.00 per share. As permitted under the merger agreement, the Company elected to issue $10.00 per share of the total merger consideration in the form of Common Stock to be based upon the average closing price of the Common Stock over ten trading days immediately preceding the closing date.  Within a day of the merger, the Company commenced its planned joint venture agreements with Prudential Real Estate Investors ("PREI") through three separate accounts managed by PREI, whereby, PREI contributed approximately $1.1 billion.  In accordance with the joint venture agreements, all Pan Pacific assets and the respective debt were transferred to the separate accounts.  There was no difference between the Company’s basis in the assets contributed and the amount of the equity the Company was credited with in the separate accounts.  The Company holds 15% non-controlling ownership interests in each of these joint ventures and accounts for these investments under the equity method of accounting.  


On September 25, 2006, Pan Pacific stockholders approved the proposed merger and the closing occurred on October 31, 2006.  In addition to the merger consideration of $70.00 per share, Pan Pacific stockholders also received $0.2365 per share as a pro-rata portion of Pan Pacific’s regular $0.64 per share dividend for each day between September 26, 2006 and the closing date.


The transaction had a total value of approximately $4.1 billion, including Pan Pacific’s outstanding debt totaling approximately $1.1 billion.  As of October 31, 2006, Pan Pacific owned interests in 138 operating properties, which comprised approximately 19.9 million square feet of GLA, located primarily in California, Oregon, Washington, and Nevada.


Funding for this transaction was provided by approximately $1.3 billion of new individual non-recourse mortgage loans encumbering 51 properties, a $1.2 billion two-year credit facility, which bore interest at LIBOR plus 0.375% in the first year, and is currently at LIBOR plus 0.45% provided by a consortium of banks and guaranteed by the joint venture partners and the Company, the issuance of 9,185,847 shares of Common Stock valued at approximately $407.7 million, the assumption of approximately $630.0 million of unsecured bonds and approximately $289.4 million of existing non-recourse mortgage debt encumbering 23 properties and approximately $300.0 million in cash.  With respect to the guarantee by the Company, PREI guaranteed reimbursement to the Company of 85% of any guaranty payment the Company is obligated to make.


As of December 31, 2007 the above mentioned mortgages bear interest at rates ranging from 4.92% to 8.30% and have maturities ranging from 15 months to 106 months.


The following reconciliation describes the sources and uses of funds related to the acquisition of Pan Pacific, the commencement of the Company’s joint venture agreements with PREI, and provides a reconciliation of the Company’s aggregate initial investment in the three joint ventures of approximately $194.8 million (in millions):


Total Purchase Price

$ 4,100.0

 

 

Less:

 

     New individual non-recourse mortgage loans

 (1,300.0)

     Two-year credit facility

 (1,200.0)

     Assumed mortgages

   (289.4)

Amount to be funded

$ 1,310.6

 

 

Funding Provided:

 

     Company Common Stock issued

$   407.7

     Pan Pacific bonds assumed by the Company

    630.0

     Cash

    272.9

Amount funded

$ 1,310.6

 

 

Reconciliation of the Company’s Investment:

 

     Company Common Stock issued

$   407.7

     Pan Pacific bonds assumed by the Company

    630.0

     Acquisition costs

      1.8

 

  1,039.5

Less:

 

     Cash proceeds to the Company from PREI’s

     contribution into the  joint ventures  


   (844.7)

     Company’s initial investment

$   194.8





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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


During 2007, KimPru sold, in separate transactions, 27 operating properties, two of which were sold to the Company and one development property in separate transactions, for an aggregate sales price of approximately $517.0 million.  These sales resulted in an aggregate loss of approximately $2.8 million, of which the Company’s share was approximately $0.4 million.


Proceeds from property sales were used to repay a portion of the outstanding balance on the $1.2 billion credit facility.  As of December 31, 2007, there was $702.5 million outstanding under this credit facility, which currently bears interest at LIBOR plus 45.0 bps and is scheduled to mature in October 2008.


During November 2006, KimPru sold an operating property for a sales price of $5.3 million.  There was no gain or loss recognized in connection with this sale.


Additionally, during January 2007, the Company and PREI entered into a new joint venture in which the Company holds a 15% non-controlling interest, which acquired 16 operating properties, aggregating 3.3 million square feet of GLA, for an aggregate purchase price of approximately $822.5 million, including the assumption of approximately $487.0 million in non-recourse mortgage debt.  Six of these properties were transferred from a joint venture in which the Company held a 5% non-controlling ownership interest.  One of the properties was transferred from a joint venture in which the Company held a 30% non-controlling ownership interest.  As a result of this transaction, the Company recognized profit participation of approximately $3.7 million and recognized its share of the gain.  The Company will manage these properties and accounts for its investment in this joint venture under the equity method of accounting.


As of December 31, 2007, the KimPru portfolio was comprised of 127 shopping center properties aggregating approximately 19.8 million square feet of GLA located in 6 states.

Kimco Income REIT ("KIR") -


The Company has a non-controlling limited partnership interest in KIR and manages the portfolio.  Effective July 1, 2006, the Company acquired an additional 1.7% limited partnership interest in KIR, which increased the Company’s total non-controlling interest to approximately 45.0%.


During 2007, KIR disposed of three operating properties, in separate transactions, for an aggregate sales price of approximately $149.3 million.  These sales resulted in an aggregate gain of approximately $46.0 million of which the Company’s share was approximately $20.7 million.


During 2006, KIR disposed of two operating properties and one land parcel, in separate transactions, for an aggregate sales price of approximately $15.2 million.  These sales resulted in an aggregate gain of approximately $4.4 million of which the Company’s share was approximately $1.9 million.


In April 2005, KIR entered into a three-year (plus two one-year extension options) $30.0 million unsecured revolving credit facility which bears interest at LIBOR plus 1.40%.  As of December 31, 2007, there was no outstanding balance under this credit facility and as of December 31, 2006, there was an outstanding balance of $14.0 million under this credit facility.


As of December 31, 2007, the KIR portfolio was comprised of 63 shopping center properties aggregating approximately 13.1 million square feet of GLA located in 18 states.


RioCan Investments -


During October 2001, the Company formed a joint venture (the "RioCan Venture") with RioCan Real Estate Investment Trust ("RioCan"), in which the Company has a 50% non-controlling interest, to acquire retail properties and development projects in Canada. The acquisition and development projects are to be sourced and managed by RioCan and are subject to review and approval by a joint oversight committee consisting of RioCan management and the Company’s management personnel.  Capital contributions will only be required as suitable opportunities arise and are agreed to by the Company and RioCan.



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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


As of December 31, 2007, the RioCan Venture was comprised of 34 operating properties and one joint venture investment consisting of approximately 8.2 million square feet of GLA.


Kimco / G.E. Joint Venture ("KROP")


During 2001, the Company formed a joint venture (the "Kimco Retail Opportunity Portfolio" or "KROP") with GE Capital Real Estate ("GECRE"), in which the Company has a 20% non-controlling interest and manages the portfolio. During August 2006, the Company and GECRE agreed to market for sale the properties within the KROP venture.


During 2007, KROP sold seven operating properties for an aggregate sales price of approximately $162.9 million.  These sales resulted in an aggregate gain of $43.1 million of which the Company’s share was approximately $8.6 million.


During 2007, KROP transferred ten operating properties for an aggregate sales price of approximately $267.8 million, including approximately $111.6 million of non-recourse mortgage debt, to a new joint venture in which the Company holds a 15% non-controlling ownership interest. As a result of this transaction, the Company has deferred its share of the gain related to its remaining ownership interest in the properties.  The Company will manage this new joint venture and accounts for this investment under the equity method of accounting.


Additionally, during 2007, KROP sold four operating properties to the Company for an aggregate sales price of approximately $89.1 million, including the assumption of $41.9 million in non-recourse mortgage debt. The Company’s share of the gains related to these transactions has been deferred.


During 2006, KROP acquired one operating property from the Company for an aggregate purchase price of approximately $3.5 million.


During 2006, KROP sold three operating properties to a joint venture in which the Company has a 20% non-controlling interest for an aggregate sales price of approximately $62.2 million.  These sales resulted in an aggregate gain of approximately $26.7 million.  As a result of its continued 20% ownership interest in these properties, the Company has deferred recognition of its share of these gains.  In addition, KROP sold one operating property to a joint venture in which the Company has a 19% non-controlling interest for an aggregate sales price of $96.0 million.  This sale resulted in a gain of approximately $42.3 million.  As a result of its continued 19% ownership interest in this property, the Company deferred the portion of its gain attributable to its continued ownership interest.


Additionally, during 2006, KROP sold nine operating properties, one out-parcel and one land parcel, in separate transactions, for an aggregate sales price of approximately $171.4 million.  These sales resulted in an aggregate gain of approximately $49.6 million of which the Company’s share was approximately $9.9 million.


During 2006, KROP obtained one non-recourse, non-cross collateralized variable rate mortgage for $14.0 million on a property previously unencumbered with a rate of LIBOR plus 1.10%.


Additionally during 2006, KROP obtained a one-year $15.0 million unsecured term loan, which bore interest at LIBOR plus 0.5%.  This loan is guaranteed by the Company and GECRE has guaranteed reimbursement to the Company of 80% of any guaranty payment the Company is obligated to make.  During 2007, this loan was fully paid off.


As of December 31, 2007, the KROP portfolio was comprised of four operating properties aggregating approximately 0.6 million square feet of GLA located in three states.


The Company’s equity in income from KROP for the year ended December 31, 2007, exceeded 10% of the Company’s income from continuing operations, as such the Company is providing summarized financial information for KROP as follows (in millions):



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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


 

 

 

December 31,

 

 

 

2007

 

2006

Assets:

 

 

 


 

Real estate, net

 

  $137.4 

 

 $  492.5 

 

Other assets

 

    4.5 

 

     19.8 

 

 

 

$141.9 

 

 $  512.3 

Liabilities and Members’ Capital:

 

 

 

 

 

Mortgages payable

 

$ 113.4 

 

 $  337.6 

 

Notes payable

 

 

     22.2 

 

Other liabilities

 

    3.8 

 

      8.3 

 

Minority interest

 

    3.9 

 

      4.4 

 

Members’ capital

 

  20.8 

 

    139.8 

 

 

 

$141.9 

 

 $  512.3 


 

Year Ended December 31,

 

 2007  

 

 2006   

 

 2005   

 

 

 

 

 

 

Revenues from rental property

$   17.1 

 

$  54.7 

 

$86.1 

 

 

 

 

 

 

Operating expenses

(4.8)

 

(14.5)

 

(22.7)

Interest

(7.2)

 

(17.9)

 

(27.4)

Depreciation and amortization

(5.2)

 

(15.8)

 

(24.6)

Other, net

(0.7)

 

 (0.6)

 

 (1.2)

 

(17.9)

 

(48.8)

 

(75.9)

 

 

 

 

 

 

Income/(loss) from continuing operations

(0.8)

 

5.9 

 

10.2 

 

 

 

 

 

 

Discontinued Operations:

 

 

 

 

 

Income from discontinued operations

3.1 

 

5.4 

 

0.9 

 

 

 

 

 

 

Gain on dispositions of properties

147.8 

 

110.1 

 

6.2 

 

 

 

 

 

 

Net income

$150.1 

 

$121.4 

 

$17.3 


Kimco/UBS Joint Ventures ("KUBS") -


The Company has joint venture investments with UBS Wealth Management North American Property Fund Limited ("UBS") in which the Company has non-controlling interests ranging from 15% to 20%.  These joint ventures, (collectively "KUBS"), were established to acquire high quality retail properties primarily financed through the use of individual non-recourse mortgages.  Capital contributions are only required as suitable opportunities arise and are agreed to by the Company and UBS.  The Company manages the properties.


During 2007, KUBS acquired twelve operating properties for an aggregate purchase price of approximately $354.3 million, which included approximately $94.6 million of assumed non-recourse debt encumbering eight properties and $73.5 million of new non-recourse debt encumbering four properties.  These mortgage loans have combined maturities ranging from four to seventeen years and interest rates ranging from 5.29% to 8.39%.


During 2006, KUBS acquired 15 operating properties for an aggregate purchase price of approximately $447.8 million, which included approximately $136.8 million of non-recourse debt encumbering 13 properties, with maturities ranging from three to ten years and bear interest at rates ranging from 4.74% to 6.20%.


Additionally during 2006, KUBS acquired one operating property from the Company and five operating properties from joint ventures in which the Company has 15% to 20% non-controlling interests, for an aggregate purchase price of approximately $297.0 million, including the assumption of approximately $93.2 million of non-recourse mortgage debt encumbering two of the properties, with maturities ranging from six to seven years with interest rates ranging from 5.64% to 5.88%.



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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


As of December 31, 2007, the KUBS portfolio was comprised of 43 operating properties aggregating approximately 6.2 million square feet of GLA located in 12 states.


PL Retail -


During December 2004, the Company acquired the Price Legacy Corporation through a newly formed joint venture, PL Retail LLC ("PL Retail"), in which the Company has a 15% non-controlling interest and manages the portfolio.  In connection with this transaction, PL Retail acquired 33 operating properties aggregating approximately 7.6 million square feet of GLA located in ten states.  To partially fund the acquisition, the Company provided PL Retail approximately $30.6 million of secured mezzanine financing. This interest-only loan bore interest at a fixed rate of 7.5% and was repaid during 2006.


During 2007, PL Retail sold one operating property for a sales price of $40.1 million which resulted in a gain of approximately $13.5 million, of which the Company’s share was approximately $2.0 million.  Proceeds from this sale were used to partially pay down the outstanding balance on PL Retail’s revolving credit facility described below.


During 2007, PL Retail obtained two non-recourse mortgage loans for an aggregate total of $84.0 million on a previously unencumbered property which bears interest at LIBOR plus 1.15% and 2.55%, respectively.  These mortgage loans are scheduled to mature in May 2010.


Additionally during 2007, PL Retail obtained a non-recourse mortgage loan for $48.9 million on three properties, which bears interest at 5.95% and is scheduled to mature in September 2012.


During 2006, PL Retail sold one operating property for a sales price of approximately $42.1 million, which resulted in a gain of approximately $3.9 million of which the Company’s share was approximately $0.6 million.


Additionally during 2006, PL Retail sold one of its operating properties to a newly formed joint venture in which the Company has a 19% non-controlling interest for a sales price of approximately $109.0 million.  As a result of the Company’s continued ownership no gain was recognized from this transaction.  Proceeds of approximately $17.0 million from these sales were used by PL Retail to repay the remaining balance of mezzanine financing and the promissory note which were previously provided by the Company.


During 2005, PL Retail entered into a $39.5 million unsecured revolving credit facility, which bore interest at LIBOR plus 0.675% and was scheduled to mature in February 2007. During 2007, the loan was extended to February 2009 at a reduced rate of LIBOR plus 0.45%.  This facility is guaranteed by the Company and the joint venture partner has guaranteed reimbursement to the Company of 85% of any guaranty payment the Company is obligated to make.  As of December 31, 2007, there was $24.6 million outstanding under this facility.


As of December 31, 2007, PL Retail consisted of 22 operating properties aggregating approximately 5.6 million square feet of GLA located in seven states.


Other Real Estate Joint Ventures –


The Company and its subsidiaries have investments in and advances to various other real estate joint ventures.  These joint ventures are engaged primarily in the operation and development of shopping centers which are either owned or held under long-term operating leases.


During 2007, the Company acquired, in separate transactions, 177 operating properties, through joint ventures in which the Company has various non-controlling interests.  These properties were acquired for an aggregate purchase price of approximately $1.3 billion, including the assumption of approximately $612.1 million of non-recourse mortgage debt encumbering 142 of the properties and $177.5 million in proceeds from unsecured credit facilities obtained by two joint ventures.  The Company accounts for its investment in these joint ventures under the equity method of accounting.  The Company’s aggregate investment in these joint ventures was approximately $261.1 million.  Details of these transactions are as follows (in thousands):



97





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


 

 

 

Purchase Price

 

Property Name

Location

Month Acquired

Cash

Debt

Total

GLA

 

 

 

 

 

 

 

Cypress Towne Center
(Phase II)

Houston, TX

Jan-07 (1)

$  2,175 

$  4,039   

$    6,214 

   30 

 

 

 

 

 

 

 

Perimeter Expo

Atlanta, GA

Mar-07     

  62,150 

       - 

    62,150 

  176 

 

 

 

 

 

 

 

Cranberry Commons
(Phase I)

Pittsburgh, PA

Mar-07 (2)

   9,961 

  18,500    

    28,461 

  150 

 

 

 

 

 

 

 

Westgate Plaza

Tampa, FL

Mar-07 (2)

   4,000 

   8,100    

    12,100 

  100 

 

 

 

 

 

 

 

Sequoia Mall & Tower

Visalia, CA

Apr-07     

  29,550 

       - 

    29,550 

  235 

 

 

 

 

 

 

 

Patio (4 Properties)

Santiago, Chile

Apr-07     

   5,374 

  11,148    

    16,522 

   95 

 

 

 

 

 

 

 

Cranberry Commons
(Phase II)

Pittsburgh, PA

May-07 (3)

   4,539 

       - 

     4,539 

   17 

 

 

 

 

 

 

 

550 Adelaide Street East

Toronto, Ontario

May-07     

   9,900 

       - 

     9,900 

   31 

 

 

 

 

 

 

 

K-Mart Shopping Ctr

Pompano Beach, FL

Jun-07     

   7,800 

       - 

     7,800 

  103 

 

 

 

 

 

 

 

American Industries

(2 Properties)

Chihuahua, Mexico

Jun-07     

   3,968 

       - 

     3,968 

  146 

 

 

 

 

 

 

 

Frederick 125th St

New York, NY

Jun-07 (4)

   5,000 

  25,000    

    30,000 

   20 

 

 

 

 

 

 

 

In Town Suites

(127 extended stay residential properties, 16,364 units)

Various

Jun-07     

 155,800 

617,607(5)

   773,407 

    - 

 

 

 

 

 

 

 

American Industries

(6 Properties)

Various, Mexico

Jul-07     

  13,300 

       - 

    13,300 

  202 

 

 

 

 

 

 

 

1150 Provincial Road

Windsor, Ontario

Jul-07     

  11,346 

       - 

    11,346 

   48 

 

 

 

 

 

 

 

In Town Suites

(9 extended stay residential properties, 129 units)

Various

Jul-07     

  1,156 

  39,744   

    40,900 

    - 

 

 

 

 

 

 

 

2 Properties

Various, Mexico

Jul-07     

  57,729 

       - 

    57,729 

  246 

 

 

 

 

 

 

 

American Industries

Reynosa, Mexico

Aug-07     

   3,579 

       - 

     3,579 

    - 

 

 

 

 

 

 

 

California Portfolio
(3 Properties)

Various,CA (6)

Oct-07     

   7,900 

  31,300   

    39,200 

  600 

 

 

 

 

 

 

 

In Town Suites

(extended stay residential property, 129 units)

Louisville, KY

Oct-07     

   3,150 

       - 

     3,150 

    - 

 

 

 

 

 

 

 

American Industries
(9 Properties)

Various, Mexico

Oct-07     

  44,535 

       - 

    44,535 

  483 

 

 

 

 

 

 

 

Harston Woods
(1 Property, 411 residential units)

Euless, TX

Nov-07     

   2,300 

   9,700    

    12,000 

    - 

 

 

 

 

 

 

 

Willowick  (1 Property,
171 residential  units)

Houston, TX

Nov-07     

  14,051 

  24,500    

    38,551 

    - 

 

 

 

 

 

 

 

American Industries

Chihuahua, Mexico

Dec-07     

   5,600 

       - 

     5,600 

    - 

 

 

 

$464,863 

$789,638   

$1,254,501 

2,682 





98





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


(1)

This property was transferred from KDI.

(2)

These properties were transferred from ventures in which the Company had preferred equity investments.

(3)

This property was transferred from the Company.

(4)

This property was purchased for redevelopment purposes.

(5)

Includes approximately $278.6 million of assumed cross-collateralized non-recourse mortgage debt with interest rates ranging from 5.19% to 5.89%, encumbering 86 properties, $186.0 million of new cross-collateralized non-recourse mortgage debt with an interest rate of 5.59%, encumbering 35 properties and a $153.0 million three-year unsecured credit facility, which bears interest at LIBOR plus 0.325% (5.55% as of December 31, 2007), and is guaranteed by the Company.  The joint venture partner has pledged its equity interest for any guaranty payment the Company is obligated to pay.

(6)

Three properties acquired located in Pleasanton, CA, Laguna Hills, CA and San Diego, CA.


During 2007, the Company transferred in separate transactions, 50% of its 100% interest in seven projects located in Juarez, Tecamac, Mexicali, Cuaulta, Ciudad Del Carmen, Tijuana, and Rosarito, Mexico to a joint venture partner for approximately $48.3 million, which approximated their carrying values.  As a result of these transactions, the Company has deconsolidated these entities and now accounts for its investments under the equity method of accounting.


During 2007, joint ventures in which the Company has non-controlling interests disposed of, in separate transactions, (i) seven properties for an aggregate sales price of approximately $467.3 million resulting in an aggregate gain of approximately $42.7 million, of which the Company’s share was approximately $24.9 million, and (ii) two vacant parcels of land for an aggregate sales price of $6.7 million, which resulted in no gain or loss.


During 2006, the Company acquired, in separate transactions, 36 operating properties and one ground lease, through joint ventures in which the Company has various non-controlling interests.  These properties were acquired for an aggregate purchase price of approximately $726.7 million, including approximately $419.5 million of non-recourse mortgage debt encumbering 20 of the properties.  The Company’s aggregate investment in these joint ventures was approximately $90.4 million.  Details of these transactions are as follows (in thousands):


 

 

 

Purchase Price

 

Property Name

Location

Month Acquired

Cash

Debt

Total

GLA

 

 

 

 

 

 

 

Stabilus Building

Saltillo, Cahuila, Mexico

Jan-06

$  2,600 

$      - 

$  2,600 

   63 

 

 

 

 

 

 

 

American Industries

(3 Locations)

Chihuahua & San Luis Postosi, Mexico

Feb-06

  12,200 

       - 

  12,200 

  224 

 

 

 

 

 

 

 

Crème de la Crème

(2 Locations)

Allen & Colleyville, TX

Feb-06

   2,409 

   7,229 

   9,638 

   41 

 

 

 

 

 

 

 

Five free-standing
locations

CO, OR, NM, NY

Mar-06

   7,000 

       - 

   7,000 

  162 

 

 

 

 

 

 

 

Edgewater Commons

Edgewater, NJ

Mar-06

  44,104 

  74,250 

 118,354 

  424 

 

 

 

 

 

 

 

Long Gate Shopping Ctr

Ellicot City, MD

Mar-06

  36,330 

  40,200 

  76,530 

  433 

 

 

 

 

 

 

 

Clackamas Promenade

Clakamas, OR

Mar-06

  35,240 

  42,550 

  77,790 

  237 

 

 

 

 

 

 

 

Westmont Portfolio

(8 Locations)

Various, Canada

Mar-06

  16,066 

  69,572 

  85,638 

  358 

 

 

 

 

 

 

 

Crow Portfolio
(3 Locations)

FL and TX

Apr-06

  46,698 

  66,200 

 112,898 

  678 



99





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


Great Northeast Plaza

Philadelphia, PA

Apr-06

  36,500 

       - 

  36,500 

  290 

 

 

 

 

 

 

 

Cessna Building

Chihuahua, Mexico

Apr-06

   2,060 

       - 

   2,060 

   62 

 

 

 

 

 

 

 

Crème de la Crème

Coppell, TX

Jun-06

   1,325 

   4,275 

   5,600 

   20 

 

 

 

 

 

 

 

Westmont Portfolio

Houston, TX

Jun-06

  14,000 

  47,200 

  61,200 

  460 

 

 

 

 

 

 

 

Werner II

Juarez, Mexico

Jun-06

   1,800 

       - 

   1,800 

  200 

 

 

 

 

 

 

 

Cypress Towne Center

Cypress, TX

Aug-06

  13,332 

  25,650 

  38,982 

  196 

 

 

 

 

 

 

 

Bustleton Dunkin Donuts (ground lease)

Philadelphia, PA

Aug-06

   1,000 

       - 

   1,000 

    2 

 

 

 

 

 

 

 

American Industries

Juarez, Mexico

Aug-06

   8,000 

       - 

   8,000 

  187 

 

 

 

 

 

 

 

American Industries (ITT)

Chihuahua, Mexico

Nov-06

   3,152 

       - 

   3,152 

   57 

 

 

 

 

 

 

 

American Industries (Columbus)

Juarez, Mexico

Nov-06

   2,174 

       - 

   2,174 

   39 

 

 

 

 

 

 

 

American Industries (Zodiac)

Chihuahua, Mexico

Nov-06

   3,100 

       - 

   3,100 

   80 

 

 

 

 

 

 

 

Conroe Marketplace

Conroe, TX

Dec-06

  18,150 

  42,350 

  60,500 

  244 

 

 

 

$ 307,240 

$ 419,476 

$ 726,716 

4,457 


During January 2006, the Company transferred 50% of its 60% interest in an operating property in Guadalajara, Mexico, to a joint venture partner for approximately $12.8 million, which approximated its carrying value.  As a result of this transaction, the Company now holds a 30% non-controlling interest and continues to account for its investment under the equity method of accounting.


During June 2006, the Company transferred 50% of its 60% interest in a development property located in Tijuana, Baja California, Mexico, to a joint venture partner for approximately $6.4 million, which approximated its carrying value.  As a result of this transaction, the Company now holds a 30% non-controlling interest and continues to account for its investment under the equity method of accounting.


During August 2006, the Company sold 50% of its 100% interest in a development property located in Monterrey, Mexico, to a joint venture partner for approximately $9.6 million, which approximated its carrying value.  The Company accounts for its remaining 50% interest under the equity method of accounting.


During 2006, joint ventures in which the Company has non-controlling interests ranging from 10% to 50%, disposed of, in separate transactions, six properties for an aggregate sales price of approximately $62.4 million.  These sales resulted in an aggregate gain of approximately $8.1 million, of which the Company’s share was approximately $2.0 million.


Summarized financial information for these real estate joint ventures (excluding KROP, which is presented separately above) is as follows (in millions):




100





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


 

 

 

December 31,

 

 

 

2007

 

2006

Assets:

 

 

 


 

Real estate, net

 

$12,176.0 

 

 $11,345.0 

 

Other assets

 

  1,317.5 

 

     419.0 

 

 

 

$13,493.5 

 

 $11,764.0 

Liabilities and Partners’/Members’ Capital:

 

 

 

 

 

Mortgages payable

 

$ 7,901.1 

 

 $ 6,593.9 

 

Notes payable

 

    917.6 

 

   1,366.3 

 

Construction loans

 

     39.8 

 

      24.2 

 

Other liabilities

 

    278.6 

 

     168.4 

 

Minority interest

 

    101.3 

 

     102.6 

 

Partners’/Members’ capital

 

  4,255.1 

 

   3,508.6 

 

 

 

$13,493.5 

 

 $11,764.0 


 

Year Ended December 31,

 

 2007  

 

 2006   

 

 2005   

 

 

 

 

 

 

Revenues from rental property

$ 1,452.0 

 

$952.4 

 

$672.9 

 

 

 

 

 

 

Operating expenses

(435.4)

 

(273.1)

 

(191.3)

Interest

(497.9)

 

(305.9)

 

(219.7)

Depreciation and amortization

(383.8)

 

(207.5)

 

(129.1)

Other, net

(18.2)

 

 (12.4)

 

 (7.2)

 

(1,335.3)

 

(798.9)

 

(547.3)

 

 

 

 

 

 

Income from continuing operations

116.7 

 

153.5 

 

125.6 

 

 

 

 

 

 

Discontinued Operations:

 

 

 

 

 

Income/(loss) from discontinued operations

2.2 

 

2.8 

 

(2.6)

 

 

 

 

 

 

Gain on dispositions of properties

164.5 

 

24.6 

 

46.3 

 

 

 

 

 

 

Net income

$283.4 

 

$180.9 

 

$169.3 


Other liabilities included in the Company’s accompanying Consolidated Balance Sheets include accounts with certain real estate joint ventures totaling approximately $16.9 million and $13.5 million at December 31, 2007 and 2006, respectively. The Company and its subsidiaries have varying equity interests in these real estate joint ventures, which may differ from their proportionate share of net income or loss recognized in accordance with GAAP.


The Company’s maximum exposure to losses associated with its unconsolidated joint ventures is primarily limited to its carrying value in these investments.  As of December 31, 2007 and 2006, the Company’s carrying value in these investments approximated $1.2 billion and $1.1 billion, respectively.


8.  Other Real Estate Investments:


Preferred Equity Capital -


The Company maintains a Preferred Equity program, which provides capital to developers and owners of real estate properties.  During 2007 the Company provided, in separate transactions, an aggregate of approximately $103.6 million in investment capital to developers and owners of 61 real estate properties.  During 2006, the Company provided, in separate transactions, an aggregate of approximately $223.9 million in investment capital to developers and owners of 101 real estate properties.  As of December 31, 2007, the Company’s net investment under the Preferred Equity program was approximately $484.1 million relating to 258 properties. For the years ended December 31, 2007, 2006 and 2005, the Company earned approximately $63.5 million including $30.5 million of profit participation earned from 18 capital transactions, $40.1 million, including $12.2 million of profit participation earned from 16 capital transactions, and $32.8 million, including $12.6 million of profit participation earned from six capital transactions, respectively, from these investments.



101





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


Two of the capital transactions described above for the year ended December 31, 2007, were the result of the transfer of two operating properties, in separate transactions, to a joint venture in which the Company holds a 15% non-controlling interest for an aggregate price of approximately $40.6 million, including the assumption of approximately $26.6 million in non-recourse debt.  These sales resulted in an aggregate profit participation of approximately $1.4 million.


Also, included in the capital transactions described above for the year ended December 31, 2007, was the transfer of an operating property to the Company for approximately $4.5 million, including the assumption of $3.1 million in non-recourse mortgage debt. As a result of the Company’s acquisition of this property, the Company did not recognize any profit participation.


Additionally, during 2007, the Company invested approximately $81.7 million of preferred equity capital in a portfolio comprised of 403 net leased properties which are divided into 30 master leased pools with each pool leased to individual corporate operators.  These properties consist of a diverse array of free-standing restaurants, fast food restaurants, convenience and auto parts stores.  As of December 31, 2007 these properties were encumbered by third party loans aggregating approximately $433.0 million with interest rates ranging from 5.08% to 10.47% with a weighted average interest rate of 9.3% and maturities ranging from 1.4 years to 15.2 years.


Summarized financial information relating to the Company’s preferred equity investments is as follows (in millions):


 

 

December 31,

 

 

2007

 

2006

Assets:

 

 

 

 

   Real estate, net

 

 $2,223.3 

 

 $1,683.8 

   Other assets

 

    701.3 

 

    113.4 

 

 

 $2,924.6 

 

 $1,797.2 

Liabilities and Partners’/Members’ Capital:

 

 

 

 

   Notes and mortgages payable

 

 $2,157.7 

 

 $1,239.7 

   Other liabilities

 

    86.2 

 

     55.2 

   Partners’/Members’ capital

 

    680.7 

 

    502.3 

 

 

 $2,924.6 

 

 $1,797.2 


 

Year Ended December 31,

 

2007

 

2006

 

2005

 

 

 

 

 

 

Revenues from Rental Property

   $266.3 

 

   $177.6 

 

  $118.5 

 

 

 

 

 

 

Operating expenses

    (87.5)

 

    (58.6)

 

    (42.0)

Interest

   (111.1)

 

    (61.6)

 

    (38.9)

Depreciation and amortization

    (60.3)

 

    (34.2)

 

    (19.3)

Other, net

     (1.1)

 

     (4.4)

 

     (1.2)

 

      6.3 

 

     18.8 

 

     17.1 

 

 

 

 

 

 

Gain on disposition of properties

     90.5 

 

     49.4 

 

     49.8 

 

 

 

 

 

 

Net income

   $ 96.8 

 

   $ 68.2 

 

   $ 66.9 


The Company’s maximum exposure to losses associated with its preferred equity investments is primarily limited to its invested capital.  As of December 31, 2007 and 2006, the Company’s invested capital in its preferred equity investments approximated $484.1 million and $400.4 million, respectively.


Investment in Retail Store Leases -


The Company has interests in various retail store leases relating to the anchor store premises in neighborhood and community shopping centers.  These premises have been sublet to retailers who lease the stores pursuant to net lease agreements.  Income from the investment in these retail store leases during the years ended December 31, 2007, 2006 and 2005, was approximately $1.2 million, $1.3 million and $9.1 million, respectively. These amounts represent sublease revenues during the years ended



102





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


December 31, 2007, 2006 and 2005, of approximately $7.7 million, $8.2 million and $17.8 million, respectively, less related expenses of $5.5 million, $5.7 million and $7.4 million, respectively, and an amount which, in management's estimate, reasonably provides for the recovery of the investment over a period representing the expected remaining term of the retail store leases.  The Company's future minimum revenues under the terms of all non-cancelable tenant subleases and future minimum obligations through the remaining terms of its retail store leases, assuming no new or renegotiated leases are executed for such premises, for future years are as follows (in millions): 2008, $6.3 and $3.9; 2009, $5.9 and $3.7; 2010, $5.2 and $3.6; 2011, $4.1 and $3.1; 2012, $2.3 and $2.0 and thereafter, $1.0 and $1.3, respectively.


Leveraged Lease -


During June 2002, the Company acquired a 90% equity participation interest in an existing leveraged lease of 30 properties.  The properties are leased under a long-term bond-type net lease whose primary term expires in 2016, with the lessee having certain renewal option rights.  The Company’s cash equity investment was approximately $4.0 million.  This equity investment is reported as a net investment in leveraged lease in accordance with SFAS No. 13, Accounting for Leases (as amended).  


From 2002 to 2006, 16 of these properties were sold, whereby the proceeds from the sales were used to pay down the mortgage debt by approximately $28.3 million.


During 2007, an additional two properties were sold, whereby the proceeds from the sales were used to pay down the mortgage debt by approximately $3.0 million.  As of December 31, 2007, the remaining 12 properties were encumbered by third-party non-recourse debt of approximately $48.8 million that is scheduled to fully amortize during the primary term of the lease from a portion of the periodic net rents receivable under the net lease.


As an equity participant in the leveraged lease, the Company has no recourse obligation for principal or interest payments on the debt, which is collateralized by a first mortgage lien on the properties and collateral assignment of the lease.  Accordingly, this obligation has been offset against the related net rental receivable under the lease.


At December 31, 2007 and 2006, the Company’s net investment in the leveraged lease consisted of the following (in millions):


 

2007

 

2006

 

 

 

 

Remaining net rentals

$55.0 

 

$62.3 

Estimated unguaranteed residual value

 36.0 

 

 40.5 

Non-recourse mortgage debt

(43.9)

 

(48.4)

Unearned and deferred income

(43.3)

 

(50.7)

 

 

 

 

Net investment in leveraged lease

$ 3.8 

 

$ 3.7 


9.  Mortgages and Other Financing Receivables:


The Company has various mortgages and other financing receivables which consist of loans acquired and loans originated by the Company.  For a complete listing of the Company’s mortgages and other financing receivables at December 31, 2007, see Financial Statement Schedule IV included on page 132 of this annual report Form 10-K.


Reconciliation of Mortgage loans and other financing receivables on Real Estate:


The following table reconciles Mortgage loans and other financing receivables on Real Estate from January 1, 2005 to December 31, 2007:



103





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


 

2007

 

2006

 

2005

Balance at January 1

$162,669 

 

$132,675 

 

$140,717 

 

 

 

 

 

 

Additions:

 

 

 

 

 

   New mortgage loan

62,362 

 

104,892 

 

90,886 

   Additions under existing mortgage loans

 38,122 

 

54,815 

 

6,920 

   Capitalized loan costs

675 

 

  1,305 

 

  377 

   Amortization of discount

    271 

 

    673 

 

  865 

 

 

 

 

 

 

Deductions:

 

 

 

 

 

   Collections of principal

 (105,277)

 

 (97,501)

 

 (103,860)

   Charge Off

(1,837)

 

(609)

 

(1,000)

   Amortization of premium

    (2,298)

 

 (33,003)

 

 (1,513)

   Amortization of loan costs

   (840)

 

   (578)

 

   (717)

Balance at December 31

$153,847 

 

$162,669 

 

$132,675 


10.  Marketable Securities:


The amortized cost and estimated fair values of securities available-for-sale and held-to-maturity at December 31, 2007 and 2006, are as follows (in thousands):


 

December 31, 2007

 

Amortized

Cost

 

Gross

Unrealized

Gains

 

Gross

Unrealized

Losses

 

Estimated
Fair Value

Available-for-sale:

 

 

 

 

 

 

 

  Equity securities

 $114,896 

 

    $24,846 

 

 $(13,706)

 

 $126,036 

Held-to-maturity:

 

 

 

 

 

 

 

   Other debt securities

     86,952 

 

      3,747 

 

   (4,284)

 

   86,415 

Total marketable securities

 $201,848 

 

    $28,593 

 

 $(17,990)

 

 $212,451 


 

December 31, 2006

 

Amortized

Cost

 

Gross

Unrealized

Gains

 

Gross

Unrealized

Losses

 

Estimated
Fair Value

Available-for-sale:

 

 

 

 

 

 

 

  Equity securities

   $ 82,910 

 

    $38,718 

 

  $(1,775)

 

 $119,853 

Held-to-maturity:

 

 

 

 

 

 

 

   Other debt securities

82,806 

 

3,451 

 

     (639)

 

     85,618 

Total marketable securities

$165,716 

 

   $42,169 

 

  $(2,414)

 

 $205,471 


For each of the securities in the Company's portfolio with unrealized losses, the Company reviews the underlying cause of the decline in value and the estimated recovery period, as well as the severity and duration of the decline. In the Company's evaluation, the Company considers its ability and intent to hold these investments for a reasonable period of time sufficient for the Company to recover its cost basis. At December 31, 2007, the aggregate unrealized loss of $18.0 million relates to marketable securities with an aggregate fair value of $83.3 million. The Company does not believe that the decline in value of any of these securities is other-than-temporary at December 31,2007.


As of December 31, 2007, the contractual maturities of Other debt securities classified as held-to-maturity are as follows:  within one year, $1.4 million; after one year through five years, $39.2 million; after five years through 10 years, $28.9 million; and after 10 years, $17.5 million.  Actual maturities may differ from contractual maturities as issuers may have the right to prepay debt obligations with or without prepayment penalties.


11.  Notes Payable:


The Company has implemented a medium-term notes ("MTN") program pursuant to which it may, from time to time, offer for sale its senior unsecured debt for any general corporate purposes, including (i) funding specific liquidity requirements in its business, including property acquisitions, development and redevelopment costs and (ii) managing the Company's debt maturities.




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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


During the year ended December 31, 2007, the Company repaid the following Senior Unsecured Notes: (i) its $30.0 million 7.46% fixed rate notes, which matured on May 20, 2007, (ii) its $55.0 million 5.75% fixed rate notes, which matured on June 29, 2007, (iii) its $20.0 million 6.96% fixed rate notes which matured on July 16, 2007, (iv) its $50.0 million 7.86% fixed rate notes, which matured on November 1, 2007, (v) its $50.0 million 7.90% fixed rate notes, which matured on December 7,2007 and (vi) its $10.0 million 6.70% fixed rate notes, which matured on December 14, 2007.  Additionally, the Company repaid its $35.0 million 4.96% fixed rate Senior Unsecured Notes, which matured on November 30, 2007.


As of December 31, 2007, a total principal amount of approximately $1.3 billion in senior fixed-rate MTNs was outstanding.  These fixed-rate notes had maturities ranging from seven months to eight years as of December 31, 2007, and bear interest at rates ranging from 3.95% to 7.56%. Interest on these fixed-rate senior unsecured notes is payable semi-annually in arrears. Proceeds from these issuances were primarily used for the acquisition of neighborhood and community shopping centers, the expansion and improvement of properties in the Company’s portfolio and the repayment of certain debt obligations of the Company.


During March 2006, the Company issued $300.0 million of fixed rate unsecured senior notes under its MTN program.  This fixed rate MTN matures March 15, 2016 and bears interest at 5.783% per annum.  The proceeds from this MTN issuance were primarily used to repay a portion of the outstanding balance under the Company’s U.S. revolving credit facility and for general corporate purposes.


During June 2006, the Company entered into a third supplemental indenture, under the indenture governing its medium-term notes and senior notes, which amended the (i) total debt test and secured debt test by changing the asset value definition from undepreciated real estate assets to total assets, with total assets being defined as undepreciated real estate assets, plus other assets (but excluding goodwill and unamortized debt costs), and (ii) maintenance of unencumbered total asset value covenant by increasing the requirement of the ratio of unencumbered total asset value to outstanding unsecured debt from 1 to 1 to 1.5 to 1.  Additionally, the same amended covenants were adopted within the Canadian supplemental indenture, which governs the 4.45% Canadian Debentures due in 2010.  In connection with the consent solicitation, the Company incurred costs aggregating approximately $5.8 million, of which $1.8 million was related to costs paid to third parties, which were expensed.  The remaining $4.0 million was related to fees paid to note holders, which were capitalized and are being amortized over the remaining term of the notes.


During 2006, the Company repaid its (i) $30.0 million 6.93% fixed rate notes, which matured on July 20, 2006, (ii) $100.0 million floating rate notes, which matured August 1, 2006, and (iii) $55.0 million 7.50% fixed rate notes, which matured on November 5, 2006.


As of December 31, 2006, a total principal amount of approximately $1.4 billion in senior fixed-rate MTNs was outstanding.  These fixed-rate notes had maturities ranging from five months to nine years as of December 31, 2006, and bear interest at rates ranging from 3.95% to 7.90%.  Interest on these fixed-rate senior unsecured notes is payable semi-annually in arrears.  Proceeds from these issuances were primarily used for the acquisition of neighborhood and community shopping centers, the expansion and improvement of properties in the Company’s portfolio and the repayment of certain debt obligations of the Company.


During April 2007, the Company issued $300.0 million of ten-year Senior Unsecured Notes at an interest rate of 5.70% per annum payable semi-annually in arrears.  These notes were sold at 99.984% of par value.  Net proceeds from the issuance were approximately $297.8 million, after related transaction costs of approximately $2.2 million.  The proceeds from this issuance were primarily used to repay a portion of the outstanding balance under the Company’s U.S. Credit Facility and for general corporate purposes. These notes were issued in conjunction with a fourth supplemental indenture, which removed the financial covenant requirements for this issuance and future offerings under the indenture as amended.


As of December 31, 2007, the Company had a total principal amount of $1.2 billion in fixed-rate unsecured senior notes.  These fixed-rate notes had maturities ranging from nine months to nine years as of December 31, 2007, and bear interest at rates ranging from 4.70% to 7.95%.  Interest on these fixed-rate senior unsecured notes is payable semi-annually in arrears.



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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


During August 2006, Kimco North Trust III, a wholly-owned entity of the Company, completed the issuance of $200.0 million Canadian denominated senior unsecured notes. The notes bear interest at 5.18% and mature on August 16, 2013.  The proceeds were used by Kimco North Trust III, to pay down outstanding indebtedness under the existing Canadian credit facility and to fund long-term investments in Canadian real estate.


In connection with the October 31, 2006 Pan Pacific merger transaction, the Company assumed $650.0 million of unsecured notes payable, including $20.0 million of fair value debt premiums.  At December 31, 2007, the remaining notes bear interest at fixed rates ranging from 4.70% to 7.95% per annum and have maturity dates ranging from September 18, 2008 to September 1, 2015.


As of December 31, 2006, the Company had a total principal amount of $1.3 billion in fixed-rate unsecured senior notes.  These fixed-rate notes had maturities ranging from six months to nine years as of December 31, 2006, and bear interest at rates ranging from 4.45% to 7.95%.  Interest on these fixed-rate senior unsecured notes is payable semi-annually in arrears.


The scheduled maturities of all unsecured notes payable as of December 31, 2007, were approximately as follows (in millions): 2008, $125.3; 2009, $180.0; 2010, $76.0; 2011, $360.3; 2012, $217.0; and thereafter, $1,528.1.


During October 2007, the Company established a new $1.5 billion unsecured U.S. revolving credit facility (the "U.S. Credit Facility") with a group of banks, which is scheduled to expire in October 2011.  This credit facility, which replaced the Company’s $850.0 million unsecured U.S. revolving facility which was scheduled to expire in July 2008, has made available funds to finance general corporate purposes, including (i) property acquisitions, (ii) investments in the Company’s institutional management programs, (iii) development and redevelopment costs, and (iv) any short-term working capital requirements.  Interest on borrowings under the U.S. Credit Facility accrues at LIBOR plus 0.375% and fluctuates in accordance with changes in the Company’s senior debt ratings.  As part of this U.S. Credit Facility, the Company has a competitive bid option whereby the Company may auction up to $750.0 million of its requested borrowings to the bank group.  This competitive bid option provides the Company the opportunity to obtain pricing below the currently stated spread.  A facility fee of 0.125% per annum is payable quarterly in arrears.  As part of the U.S. Credit Facility, the Company has a $200.0 million sub-limit which provides it the opportunity to borrow in alternative currencies such as Pounds Sterling, Japanese Yen or Euros.  Pursuant to the terms of the U.S. Credit Facility, the Company, among other things, is subject to covenants requiring the maintenance of (i) maximum leverage ratios on both unsecured and secured debt, and (ii) minimum interest and fixed coverage ratios.  As of December 31, 2007, there was approximately $259.0 million outstanding under this credit facility, of which approximately $9.0 million (approximately 4.5 million Pounds Sterling) was outstanding under the alternative currency sub-limit.


During August 2007, the Company obtained a $200.0 million unsecured term loan that bore interest at LIBOR plus 0.325%.  The term loan was scheduled to mature on December 14, 2007.  The Company utilized these proceeds to partially repay the outstanding balance on the Company’s U.S. revolving credit facility.  The term loan was fully repaid in October 2007.


The Company also has a three-year CAD $250.0 million unsecured credit facility with a group of banks.  This facility bore interest at the CDOR Rate, as defined, plus 0.45%, and was scheduled to expire in March 2008.  During October 2007, the facility was amended to modify the covenant package to conform to the Company’s U.S. Credit Facility.  The facility was further amended in January 2008, to extend the maturity date to 2011, with an additional one-year extension option, at a reduced rate of CDOR plus 0.375%, subject to change in accordance with the Company’s senior debt ratings.  Proceeds from this facility are used for general corporate purposes, including the funding of Canadian denominated investments.  As of December 31, 2007, there was no outstanding balance under this credit facility.


Additionally, the Company has a three-year MXP 500.0 million unsecured revolving credit facility. This facility bears interest at the TIIE Rate, as defined therein, plus 1.00%, subject to change in accordance with the Company’s senior debt ratings, and is scheduled to mature in May 2008 with an additional one-year extension option.  Proceeds from this facility are used to fund peso denominated investments.  As of December 31, 2007, there was MXP 250.0 million (approximately USD $22.9 million) outstanding under this credit facility.



106





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


The Company is currently negotiating a five-year fixed rate MXP 1.0 billion term loan.  Proceeds from this loan will be used to pay the outstanding balance on the MXP 500.0 million unsecured revolving credit facility and fund Mexican denominated investments.


In accordance with the terms of the Indenture, as amended, pursuant to which the Company's senior unsecured notes, except for the $300.0 million issued under the fourth supplemental indenture, described above, have been issued, the Company is (a) subject to maintaining certain maximum leverage ratios on both unsecured senior corporate and secured debt, minimum debt service coverage ratios and minimum equity levels and (b) restricted from paying dividends in amounts that exceed by more than $26.0 million the funds from operations, as defined, generated through the end of the calendar quarter most recently completed prior to the declaration of such dividend; however, this dividend limitation does not apply to any distributions necessary to maintain the Company's qualification as a REIT providing the Company is in compliance with its total leverage limitations.


12.  Mortgages Payable:


During 2007, the Company (i) obtained an aggregate of approximately $285.8 million of individual non-recourse mortgage debt on 12 operating properties, (ii) assumed approximately $83.7 million of individual non-recourse mortgage debt relating to the acquisition of eight operating properties, including approximately $2.5 million of fair value debt adjustments, (iii) obtained approximately $3.2 million of additional funding on three previously encumbered properties, and (iv) paid off approximately $81.6 million of individual non-recourse mortgage debt that encumbered 11 operating properties.


During 2006, the Company (i) obtained an aggregate of approximately $52.7 million of individual non-recourse mortgage debt on five operating properties, (ii) assumed approximately $253.6 million of individual non-recourse mortgage debt relating to the acquisition of 19 operating properties, including approximately $2.9 million of fair value debt adjustments, (iii) consolidated approximately $27.1 million of non-recourse mortgage debt relating to the purchase of additional ownership interests in various entities, (iv) paid off approximately $61.9 million of individual non-recourse mortgage debt that encumbered 16 operating properties, and (v) assigned approximately $3.9 million of non-recourse mortgage debt relating to the sale of an operating property.


Mortgages payable, collateralized by certain shopping center properties and related tenants' leases, are generally due in monthly installments of principal and/or interest which mature at various dates through 2035.  Interest rates range from approximately 4.95% to 10.50% (weighted-average interest rate of 6.6% as of December 31, 2007).  The scheduled principal payments of all mortgages payable, excluding unamortized fair value debt adjustments of approximately $11.3 million, as of December 31, 2007, were approximately as follows (in millions): 2008, $212.9; 2009, $78.2; 2010, $47.6; 2011, $52.3; 2012, $57.4; and thereafter, $379.0.


13.  Construction Loans Payable:


During 2007, the Company obtained construction financing on five merchant building projects and assumed one loan associated with a separate project for an aggregate original loan commitment amount of up to $187.1 million, of which approximately $80.9 million was outstanding at December 31, 2007.  As of December 31, 2007, the Company had a total of 15 construction loans with total commitments of up to $360.3 million, of which $245.9 million had been funded.  These loans have scheduled maturities ranging from one month to 33 months (excluding any extension options which may be available to the Company) and bear interest at rates ranging from 6.60% to 7.48% at December 31, 2007.  These construction loans are collateralized by the respective projects and associated tenants’ leases.  The scheduled maturities of all construction loans payable as of December 31, 2007, were approximately as follows (in millions):  2008, $143.9, 2009, $66.1 and 2010, $35.9.


During 2006, the Company obtained construction financing on three ground-up development projects for an aggregate original loan commitment amount of up to $83.8 million, of which approximately $36.0 million was outstanding at December 31, 2006.  The Company assigned a $7.2 million construction loan, which bore interest at LIBOR plus 1.75% and



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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


was scheduled to mature in November 2006, in connection with the sale of its partnership interest in one project.  As of December 31, 2006, the Company had a total of 13 construction loans with total commitments of up to $330.9 million, of which $271.0 million had been funded.  These loans had maturities ranging from two to 31 months and variable interest rates ranging from 6.87% to 7.32% at December 31, 2006.  These construction loans are collateralized by the respective projects and associated tenants’ leases.  The scheduled maturities of all construction loans payable as of December 31, 2006, were approximately as follows (in millions):  2007, $164.3; 2008, $81.5; and 2009, $25.2.


14.  Minority Interests:


Minority interests represent the portion of equity that the Company does not own in those entities it consolidates as a result of having a controlling interest or determined that the Company was the primary beneficiary of a variable interest entity in accordance with the provisions and guidance of FIN 46(R).


During 2006 the Company acquired seven shopping center properties located throughout Puerto Rico.  The properties were acquired through the issuance of approximately $158.6 million of non-convertible units, approximately $45.8 million of convertible units, the assumption of approximately $131.2 million of non-recourse debt and $116.3 million in cash.  Minority interests related to these acquisitions was approximately $233.0 million of units, including premiums of approximately $13.5 million and a fair market value adjustment of approximately $15.1 million (the "Units").  The Company is restricted from disposing of these assets, other than through a tax free transaction until November 2015.


The Units consisted of (i) approximately 81.8 million Preferred A Units par value $1.00 per unit, which pay the holder a return of 7.0% per annum on the Preferred A Par Value and are redeemable for cash by the holder at anytime after one year or callable by the Company any time after six months and contain a promote feature based upon an increase in net operating income of the properties capped at a 10.0% increase, (ii) 2,000 Class A Preferred Units, par value $10,000 per unit, which pay the holder a return equal to LIBOR plus 2.0% per annum on the Class A Preferred Par Value and are redeemable for cash by the holder at anytime after November 30, 2010, (iii) 2,627 Class B-1 Preferred Units, par value $10,000 per unit, which pay the holder a return equal to 7.0% per annum on the Class B-1 Preferred Par Value and are redeemable by the holder at anytime after November 30, 2010 for cash or at the Company’s option, shares of the Company’s common stock, equal to the Cash Redemption Amount, as defined, (iv) 5,673 Class B-2 Preferred Units, par value $10,000 per unit, which pay the holder a return equal to 7.0% per annum on the Class B-2 Preferred par value and are redeemable for cash by the holder at anytime after November 30, 2010 and (v) 640,001 Class C DownReit Units, valued at an issuance price of $30.52 per unit which pay the holder a return at a rate equal to the Company’s common stock dividend and are redeemable by the holder at anytime after November 30, 2010, for cash or at the Company’s option, shares of the Company’s common stock equal to the Class C Cash Amount, as defined.


During 2007, 2,438 units, or $24.4 million, of the Class B-1 Preferred Units were redeemed and 61,804 units, or $1.9 million, of the Class C DownREIT Units were redeemed under the Loan provision of the Agreement. The Company opted to settle these units in cash not stock. Additionally, 300 units, or $3.0 million, of the Class B-2 Preferred Units were redeemed through transfer to a charitable organization, as permitted under the provisions of the Agreement.  Minority interest relating to the units was $187.6 million and $230.6 million as of December 31, 2007 and 2006, respectively.


During 2006 the Company acquired two shopping center properties located in Bay Shore and Centereach, NY during 2006. Included in Minority interests are approximately $41.6 million, including a discount of $0.3 million and a fair market value adjustment of $3.8 million, in redeemable units (the "Redeemable Units"), issued by the Company. The properties were acquired through the issuance of $24.2 million of Redeemable Units, which are redeemable at the option of the holder; approximately $14.0 million of fixed rate Redeemable Units and the assumption of approximately $23.4 million of non-recourse debt.  The Redeemable Units consist of (i) 13,963 Class A Units, par value $1,000 per unit, which pay the holder a return of 5% per annum of the Class A par value and are redeemable for cash by the holder at anytime after April 3, 2011 or callable by the Company anytime after April 3, 2016, and (ii) 647,758 Class B Units, valued at an issuance price of $37.24 per unit, which pay the holder a return at a



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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


rate equal to the Company’s common stock dividend and are redeemable by the holder at anytime after April 3, 2007 for cash or at the option of the Company for Common Stock at a ratio of 1:1, or callable by the Company anytime after April 3, 2026.  The Company is restricted from disposing of these assets, other than through a tax free transaction, until April 2016 and April 2026 for the Centereach, NY, and Bay Shore, NY, assets, respectively.


During 2007, 30,000 units, or $1.1 million par value, of the Class B Units were redeemed by the holder in cash at the option of the Company. Minority interest relating to the units was $40.4 million and $41.6 million as of December 31, 2007 and 2006 respectively.


Minority interests also includes 138,015 convertible units issued during 2006, by the Company, which are valued at approximately $5.3 million, including a fair market value adjustment of $0.3 million, related to an interest acquired in an office building located in Albany, NY. These units are redeemable at the option of the holder after one year for cash or at the option of the Company for the Company’s common stock at a ratio of 1:1.  The holder is entitled to a distribution equal to the dividend rate of the Company’s common stock.  The Company is restricted from disposing of these assets, other than through a tax free transaction, until January 2017.


Minority interests also includes approximately 4.8 million convertible units (the "Convertible Units") issued by the Company valued at $80.0 million related to an interest acquired in a shopping center property located in Daly City, CA, in 2002.  The Convertible Units are convertible at a ratio of 1:1 into Common Stock and are entitled to a distribution equal to the dividend rate of the Company’s common stock multiplied by 1.1057.


15.  Fair Value Disclosure of Financial Instruments:


All financial instruments of the Company are reflected in the accompanying Consolidated Balance Sheets at amounts which, in management’s estimation based upon an interpretation of available market information and valuation methodologies, reasonably approximate their fair values except those listed below, for which fair values are reflected.  The valuation method used to estimate fair value for fixed-rate debt and minority interests relating to mandatorily redeemable non-controlling interests associated with finite-lived subsidiaries of the Company is based on discounted cash flow analyses.  The fair values for marketable securities are based on published or securities dealers’ estimated market values.  Such fair value estimates are not necessarily indicative of the amounts that would be realized upon disposition.  The following are financial instruments for which the Company’s estimate of fair value differs from the carrying amounts (in thousands):


 

December 31,

 

2007

2006

 

Carrying
Amounts

Estimated Fair
Value

Carrying
Amounts

Estimated Fair
Value

 

 

 

 

 

Marketable Securities

$    201,848 

$    212,451 

$    202,659 

$    205,471 

 

 

 

 

 

Notes Payable

$ 3,131,765 

$ 3,095,004 

$ 2,748,345 

$ 2,762,751 

 

 

 

 

 

Mortgages Payable

$    838,738 

$    824,609 

$    567,917 

$    581,846 

 

 

 

 

 

Mandatorily Redeemable Minority Interests (termination dates ranging from 2019 – 2027)

$        3,070 

$        6,521 

$        1,263 

$        4,436 


16.  Financial Instruments - Derivatives and Hedging:


The Company is exposed to the effect of changes in interest rates, foreign currency exchange rate fluctuations and market value fluctuations of equity securities. The Company limits these risks by following established risk management policies and procedures including the use of derivatives.



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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


The principal financial instruments generally used by the Company are interest rate swaps, foreign currency exchange forward contracts, cross currency swaps and equity warrant contracts. The Company, from time to time, hedges the future cash flows of its floating-rate debt instruments to reduce exposure to interest rate risk principally through interest rate swaps with major financial institutions.


During 2007, the Company entered into an interest rate swap with a notional amount of $18.75 million (which commenced on May 15, 2007).  The interest rate swap is designated as a cash flow hedge and is hedging the variability of floating rate interest payments on the debt of a consolidated subsidiary.  No hedge ineffectiveness on this cash flow hedge was recognized during 2007.  For the year ended December 31, 2007, the change in net unrealized gains/losses on this hedge was reported in the consolidated statements of stockholders’ equity as a $0.2 million net loss.  Amounts reported in accumulated other comprehensive income related to derivatives will be reclassified to interest expense as interest payments are made on the variable-rate debt. The change in net unrealized gains/losses on cash flow hedges reflects a reclassification of $28,000 of net unrealized gains from accumulated other comprehensive income to reduce interest expense for the year ended December 31, 2007.


As of December 31, 2006, the Company had two interest rate swaps with notional amounts of $21.5 million and $6.25 million outstanding that were designated as cash flow hedges. During 2007, these swaps were early terminated for a gain of $0.1 million.   For the year ending December 31, 2007 and 2006, the change in net unrealized gains/losses on these hedges was reported in the consolidated statements of stockholders’ equity as a $0.3 million (net gain) and $0.1 million (net loss), respectively.  The change in net unrealized gains/losses on cash flow hedges reflects a reclassification of $21,000 of net unrealized gains from accumulated other comprehensive income to reduce interest expense for the year ended December 31, 2007.


As of December 31, 2006, the Company had a cross currency interest rate swap with an aggregate notional amount of approximately MXP 82.4 million (approximately USD $7.6 million) designated as a hedge of its Mexican real estate investments.  This cross currency interest rate swap matured during October 2007.  Additionally, the Company had foreign currency forward contracts designated as net investment hedges of its Canadian investments in real estate that the Company settled during 2006. These agreements were highly effective in reducing the exposure to fluctuations in exchange rates. As such, gains and losses on these net investment hedges were reported in the same manner as a translation adjustment in accordance with SFAS No. 52, Foreign Currency Translation.  During 2007 and 2006, respectively, $0.0 million and $0.2 million of unrealized losses and $0.3 million and $0.3 million of unrealized gains were included in the cumulative translation adjustment relating to the Company’s net investment hedges of its Mexican and Canadian investments.


The following tables summarize the notional values and fair values of the Company's derivative financial instruments as of December 31, 2007 and 2006:


 

As of December 31, 2007

Hedge Type

Notional

Value

Rate

Maturity

Fair Value

(in millions USD)

 

 

 

 

 

Interest rate swaps - cash flow

$18.75 million

5.062%

5/09

($0.20)


 

As of December 31, 2006

Hedge Type

Notional

Value

Rate

Maturity

Fair Value

(in millions USD)

 

 

 

 

 

MXP  cross currency swap - net investment

MXP 82.4 million

7.227%

10/07

$0.10

 

 

 

 

 

Interest rate swaps  cash flow

$6.25 million - $21.5 million

6.455% - 6.669%

3/09 – 3/16

($0.10)





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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


As of December 31, 2007 and 2006, respectively, these derivative instruments were reported at their fair value as other liabilities of ($0.2) million and ($0.1) million and other assets of $0.0 million and $0.1 million.  The Company expects to reclassify to earnings less than $1.0 million of the current OCI balance during the next 12 months.


17.  Preferred Stock, Common Stock and Convertible Unit Transactions:


During October 2007, the Company issued 18,400,000 Depositary Shares (the "Class G Depositary Shares"), after the exercise of an over-allotment option, each representing a one-hundredth fractional interest in a share of the Company’s 7.75% Class G Cumulative Redeemable Preferred Stock, par value $1.00 per share (the "Class G Preferred Stock").  Dividends on the Class G Depositary Shares are cumulative and payable quarterly in arrears at the rate of 7.75% per annum based on the $25.00 per share initial offering price, or $1.9375 per annum.  The Class G Depositary Shares are redeemable, in whole or part, for cash on or after October 10, 2012 at the option of the Company, at a redemption price of $25.00 per depositary share, plus any accrued and unpaid dividends thereon.  The Class G Depositary Shares are not convertible or exchangeable for any other property or securities of the Company.  Net proceeds from the sale of the Class G Depositary Shares, totaling approximately $444.5 million (after related transaction costs of $15.5 million) were used for general corporate purposes, including funding property acquisitions, investments in the Company’s institutional management programs and other investment activities.  The Company also used a portion of the proceeds to partially repay amounts outstanding under its U.S. Credit Facility.  The Class G Preferred Stock (represented by the Class G Depositary Shares outstanding) ranks pari passu with the Company’s Class F Preferred Stock as to voting rights, priority for receiving dividends and liquidation preference as set forth below.


During June 2003, the Company issued 7,000,000 Depositary Shares (the "Class F Depositary Shares"), each such Class F Depositary Share representing a one-tenth fractional interest of a share of the Company’s 6.65% Class F Cumulative Redeemable Preferred Stock, par value $1.00 per share (the "Class F Preferred Stock").  Dividends on the Class F Depositary Shares are cumulative and payable quarterly in arrears at the rate of 6.65% per annum based on the $25.00 per share initial offering price, or $1.6625 per annum.  The Class F Depositary Shares are redeemable, in whole or part, for cash on or after June 5, 2008, at the option of the Company, at a redemption price of $25.00 per Depositary Share, plus any accrued and unpaid dividends thereon.  The Class F Depositary Shares are not convertible or exchangeable for any other property or securities of the Company. The Class F Preferred Stock (represented by the Class F Depositary Shares outstanding) ranks pari passu with the Company’s Class G Preferred Stock as to voting rights, priority for receiving dividends and liquidation preference as set forth below.


Voting Rights - As to any matter on which the Class F Preferred Stock may vote, including any action by written consent, each share of Class F Preferred Stock shall be entitled to 10 votes, each of which 10 votes may be directed separately by the holder thereof.  With respect to each share of Class F Preferred Stock, the holder thereof may designate up to 10 proxies, with each such proxy having the right to vote a whole number of votes (totaling 10 votes per share of Class F Preferred Stock). As a result, each Class F Depositary Share is entitled to one vote.


As to any matter on which the Class G Preferred Stock may vote, including any action by written consent, each share of Class G Preferred Stock shall be entitled to 100 votes, each of which 100 votes may be directed separately by the holder thereof.  With respect to each share of Class G Preferred Stock, the holder thereof may designate up to 100 proxies, with each such proxy having the right to vote a whole number of votes (totaling 100 votes per share of Class G Preferred Stock).  As a result, each Class G Depositary Share is entitled to one vote.


Liquidation Rights - In the event of any liquidation, dissolution or winding up of the affairs of the Company, the Preferred Stock holders are entitled to be paid, out of the assets of the Company legally available for distribution to its stockholders, a liquidation preference of $250.00 per Class F Preferred share and $2,500.00 per Class G Preferred share ($25.00 per Class F and Class G Depositary Share),



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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


plus an amount equal to any accrued and unpaid dividends to the date of payment, before any distribution of assets is made to holders of the Company’s common stock or any other capital stock that ranks junior to the Preferred Stock as to liquidation rights.


During March 2006, the Company completed a primary public stock offering of 10,000,000 shares of the Company’s common stock.  The net proceeds from this sale of Common Stock, totaling approximately $405.5 million (after related transaction costs of $2.5 million) were primarily used to repay the outstanding balance under the Company’s U.S. revolving credit facility, partial repayment of the outstanding balance under the Company’s Canadian denominated credit facility and for general corporate purposes.


During March 2006, the shareholders of Atlantic Realty Trust ("Atlantic Realty") approved the proposed merger with the Company and the closing occurred on March 31, 2006.  As consideration for this transaction, the Company issued Atlantic Realty shareholders 1,274,420 shares of Common Stock, excluding 748,510 shares of Common Stock that were to be received by the Company, at a price of $40.41 per share.


On September 25, 2006, Pan Pacific stockholders approved the proposed merger with the Company and the closing occurred on October 31, 2006.  Under the terms of the merger agreement, the Company agreed to acquire all of the outstanding shares of Pan Pacific for total merger consideration of $70.00 per share.  As permitted under the merger agreement, the Company elected to issue $10.00 per share of the total merger consideration in the form of Common Stock.  As such, the Company issued 9,185,847 shares of Common Stock valued at $407.7 million, which was based upon the average closing price of the Common Stock over the ten trading days immediately preceding the closing date.


During 2006, the Company acquired interests in seven shopping center properties located throughout Puerto Rico.  The properties were acquired through the issuance of approximately $158.6 million of non-convertible units, approximately $45.8 million of convertible units, approximately $131.2 million of non-recourse debt and $116.3 million in cash.


The convertible units consist of (i) 2,627 Class B-1 Preferred Units, par value $10,000 per unit and 640,001 Class C DownREIT Units, valued at an issuance price of $30.52 per unit.  Both the Class B-1 Units and the Class C DownREIT Units are redeemable by the holder at anytime after November 30, 2010 for cash or at the Company’s option, shares of the Company’s common stock.  During 2007, 2,438 units, or $24.4 million, of the Class B-1 Preferred Units were redeemed and 61,804 units, or $1.9 million, of the Class C DownREIT Units were redeemed under the Loan provision of the Agreement. The Company opted to settle these units in cash. Additionally, 300 units, or $3.0 million, of the Class B-2 Preferred Units were redeemed through transfer to a charitable organization, as permitted under the provisions of the Agreement.


The number of shares of Common Stock issued upon conversion of the Class B-1 Preferred Units would be equal to the Class B-1 Cash Redemption Amount, as defined, which ranges from $6,000 to $14,000 per Class B-1 Preferred Unit depending on the Common Stock’s Adjusted Current Trading Price, as defined, divided by the average daily market price for the 20 consecutive trading days immediately preceding the redemption date.


Prior to January 1, 2009, the number of shares of Common Stock issued upon conversion of the Class C DownREIT Units would be equal to the Class C Cash Amount which equals the number of Class C DownREIT Units being redeemed, multiplied by the Adjusted Current Trading Price, as defined.  After January 1, 2009, if the Adjusted Current Trading Price is greater than $36.62 then the Class C Cash Amount shall be an amount equal to the Adjusted Current Trading Price per Class C DownREIT Unit.  If the Adjusted Current Trading Price is greater than $24.41 but less than $36.62, then the Class C Cash Amount shall be an amount equal to $30.51 per Class C DownREIT Unit; or is less than $24.41, then the Class C Cash Amount shall be an amount per Class C DownREIT Unit equal to the Adjusted Current Trading Price multiplied by 1.25.


During April 2006, the Company acquired interests in two shopping center properties, located in Bay Shore and Centereach, NY, valued at an aggregate $61.6 million.  The properties were acquired through the issuance of units from a consolidated subsidiary and consist of approximately $24.2 million of Redeemable Units, which are redeemable at the option of the holder, approximately $14.0 million of fixed rate



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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


Redeemable Units and the assumption of approximately $23.4 million of non-recourse mortgage debt. The Company has the option to settle the redemption of the $24.2 million redeemable units with Common Stock, at a ratio of 1:1, or cash.  During 2007, 30,000 units, or $1.1 million par value, of the Class B Units were redeemed by the holder.  The Company opted to settle these units in cash. 


During June 2006, the Company acquired an interest in an office property, located in Albany, NY, valued at approximately $39.9 million.  The property was acquired through the issuance of approximately $5.0 million of redeemable units from a consolidated subsidiary, which are redeemable at the option of the holder after one year, and the assumption of approximately $34.9 million of non-recourse mortgage debt. The Company has the option to settle the redemption with Common Stock, at a ratio of 1:1, or cash.


During October 2002, the Company acquired an interest in a shopping center property located in Daly City, CA, valued at $80.0 million, through the issuance of approximately 4.8 million Convertible Units which are convertible at a ratio of 1:1 into the Company’s common stock.  The unit holder has the right to convert the Convertible Units at any time after one year.  In addition, the Company has the right to mandatorily require a conversion after ten years.  If at the time of conversion the common stock price for the 20 previous trading days is less than $16.785 per share, the unit holder would be entitled to additional shares; however, the maximum number of additional shares is limited to 503,932 based upon a floor Common Stock price of $15.180.  The Company has the option to settle the conversion in cash.  Dividends on the Convertible Units are paid quarterly at the rate of the Company’s common stock dividend multiplied by 1.1057.


18.  Supplemental Schedule of Non-Cash Investing/Financing Activities:


The following schedule summarizes the non-cash investing and financing activities of the Company for the years ended December 31, 2007, 2006 and 2005 (in thousands):


 

2007

2006

2005

Acquisition of real estate interests by issuance of Common Stock and/or assumption of debt

$    82,614 

$ 1,627,058 

$    73,400 

 

 

 

 

Acquisition of real estate interest by issuance of
redeemable units

$              - 

$    247,475 

$             - 

 

 

 

 

Disposition/transfer of real estate interest by assignment of down REIT units

$              - 

$               - 

$      4,236 

 

 

 

 

Acquisition of real estate interests through proceeds held
in escrow

$    68,031 

$   140,802 

$             - 

 

 

 

 

Disposition/transfer of real estate interests by assignment of mortgage debt

$              - 

$   293,254 

$  166,108 

 

 

 

 

Proceeds held in escrow through sale of real estate interest

$              - 

$     39,210 

$    19,217 

 

 

 

 

Acquisition of real estate through the issuance of an unsecured obligation

$              - 

$     10,586 

$         - 

 

 

 

 

Investment in real estate joint venture by contribution
of property

$          740 

$               - 

$         - 

 

 

 

 

Deconsolidation of Joint Venture:

 

 

 

   Decrease in real estate and other assets

$   113,074 

$              - 

$         - 

   Decrease in construction loan and other liabilities

$   113,074 

$              - 

$         - 



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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


Declaration of dividends paid in succeeding period

$   112,052 

$    93,222 

$    78,169 

 

 

 

 

Consolidation of FNC:

 

 

 

  Increase in real estate and other assets

$               - 

$              - 

$    57,812 

  Increase in mortgage payable and other liabilities

$               - 

$              - 

$    57,812 

 

 

 

 

Consolidation of Kimsouth:

 

 

 

  Increase in real estate and other assets

$               - 

$    28,377 

$              - 

  Increase in mortgage payable and other liabilities

$               - 

$    28,377 

$              - 


19.  Transactions with Related Parties:


During 2006, the Company, along with its joint venture partner, provided Kimco Retail Opportunity Portfolio II ("KROP II") short-term interim financing for all acquisitions by KROP II for which a mortgage was not in place at the time of closing.  All such financing had maturities of less than one year and bore interest at a rate of LIBOR plus 2.0%.  At December 31, 2007 and 2006, KROP II had a total of approximately $0.00 and $22.2 million, respectively, of outstanding short-term interim financing due to GECRE and the Company, of which the Company’s share is 50%.  The Company earned approximately $178,000 and $248,000 during 2007 and 2006, respectively, related to such interim financing.


The Company provides management services for shopping centers owned principally by affiliated entities and various real estate joint ventures in which certain stockholders of the Company have economic interests.  Such services are performed pursuant to management agreements which provide for fees based upon a percentage of gross revenues from the properties and other direct costs incurred in connection with management of the centers.


In December 2004, in conjunction with the Price Legacy transaction, the Company, which holds a 15% non-controlling interest, provided the acquiring joint venture approximately $30.6 million of secured mezzanine financing.  This interest-only loan bore interest at a fixed rate of 7.5% per annum payable monthly in arrears and was repaid during 2006.  The Company also provided PL Retail a secured short-term promissory note for approximately $8.2 million.  This interest only note bore interest at LIBOR plus 4.5% and was scheduled to mature in June 2005.  During 2005, this note was amended to bear interest at LIBOR plus 6.0% and was payable on demand.  During 2006, PL Retail fully repaid to the Company the promissory note.


Ripco Real Estate Corp., was formed in 1991 and employs approximately 40 professionals and serves numerous retailers, REITS and developers.  Ripco’s business activities include serving as a leasing agent and representative for national and regional retailers including Target, Best Buy, Kohls and many others, providing real estate brokerage services and principal real estate investing.  Mr. Todd Cooper, an officer and 50% shareholder of Ripco, is a son of Mr. Milton Cooper, Chief Executive Officer and Chairman of the Board of Directors of the Company.  During 2007 and 2006, the Company paid brokerage commissions of $257,385 and $266,191, respectively, to Ripco for services rendered primarily as leasing agent for various national tenants in shopping center properties owned by the Company. The Company believes that the brokerage commissions paid were at or below the customary rates for such leasing services.  Additionally, the Company has the following joint venture investments with Ripco.


During 2005, the Company acquired three operating properties and one land parcel, through joint ventures, in which the Company and Ripco each hold 50% non-controlling interests for an aggregate purchase price of approximately $27.1 million, including the assumption of approximately $9.3 million of non-recourse mortgage debt encumbering two of the properties.  The Company accounts for its investment in these joint ventures under the equity method of accounting.  Subsequent to these acquisitions, the joint ventures obtained four individual one-year loans aggregating $20.4 million with interest rates ranging from LIBOR plus 0.50% to LIBOR plus 0.55%.  During 2007, one of these properties was sold for a sales price of approximately $10.5 million, including the pay down of $5.0 million of debt.  During 2007, two of these




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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


term loans were extended until May 2008 and one was extended until October 2008.  As of December 31, 2007, there was an aggregate of $15.4 million outstanding on these loans.  These loans are jointly and severally guaranteed by the Company and the joint venture partner.


Reference is made to Note 7 for additional information regarding transactions with related parties.


20.  Commitments and Contingencies:


The Company and its subsidiaries are primarily engaged in the operation of shopping centers which are either owned or held under long-term leases which expire at various dates through 2095.  The Company and its subsidiaries, in turn, lease premises in these centers to tenants pursuant to lease agreements which provide for terms ranging generally from 5 to 25 years and for annual minimum rentals plus incremental rents based on operating expense levels and tenants' sales volumes. Annual minimum rentals plus incremental rents based on operating expense levels comprised approximately 99% of total revenues from rental property for each of the three years ended December 31, 2007, 2006 and 2005.


The future minimum revenues from rental property under the terms of all non-cancellable tenant leases, assuming no new or renegotiated leases are executed for such premises, for future years are approximately as follows (in millions): 2008, $503.3; 2009, $466.0; 2010, $420.0; 2011, $370.4; 2012, $319.7 and thereafter; $1,601.8.


Minimum rental payments under the terms of all non-cancelable operating leases pertaining to the Company’s shopping center portfolio for future years are approximately as follows (in millions): 2008, $11.4; 2009, $10.9; 2010, $9.0; 2011, $6.7; 2012, $6.0; and thereafter, $115.6.


In June 2006, the FASB issued Financial Interpretation No. 48, "Accounting for Uncertainty in Income Taxes" ("FIN 48"), which clarifies the accounting for uncertainty in income taxes recognized in a company’s financial statements in accordance with FASB Statement No. 109, "Accounting for Income Taxes".  The interpretation prescribes a recognition threshold and measurement attribute criteria for the financial statement recognition and measurement of a tax position taken or expected to be taken in a tax return.  The interpretation also provides guidance on de-recognition, classification, interest and penalties, accounting in interim periods, disclosure and transition.


The Company adopted the provisions of FIN 48 on January 1, 2007.  The Company does not have any material unrecognized tax benefits, therefore the adoption of FIN 48 did not have a material impact on the Company’s financial position or results of operations.


During June 2007, the Company entered into a joint venture, in which the Company has non-controlling interest, and acquired all of the common stock of InTown Suites Management, Inc.  This investment was funded with approximately $186.0 million of new cross-collateralized non-recourse mortgage debt with an interest rate of 5.59%, encumbering 35 properties, a $153.0 million three-year unsecured credit facility, which bears interest at LIBOR plus 0.325% and is guaranteed by the Company and the assumption of $278.6 million cross-collateralized non-recourse mortgage debt with interest rates ranging from 5.19% to 5.89%, encumbering 86 properties. The joint venture partner has pledged its equity interest for any guaranty payment the Company is obligated to pay. The outstanding balance on the three-year unsecured credit facility was $149.0 million as of December 31, 2007.  The joint venture obtained an interest rate swap at 5.37% on $128 million of this debt.  The swap is designated as a cash flow hedge and as such adjustments are recorded in other comprehensive income.


During 2007, the Company entered into a joint venture, in which the Company has a non-controlling ownership interest, to acquire a property in Houston, Texas.  This investment was funded with a $24.5 million one-year unsecured credit facility, with an additional one-year extension option, which bears interest at LIBOR plus 0.375% and is guaranteed by the Company. The outstanding balance on this credit facility as of December 31, 2007 was $24.5 million.


During April 2007, the Company entered into a joint venture, in which the Company has a 50% non-controlling ownership interest to acquire a property in Visalia, CA.  Subsequent to this acquisition the joint venture obtained a $6.0 million three-year promissory note which bears interest at LIBOR plus 0.75% and



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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


has an extension option of two-years.  This loan is jointly and severally guaranteed by the Company and the joint venture partner.  As of December 31, 2007, the outstanding balance on this loan was $6.0 million.


In October 2007, the Company formed a wholly-owned captive insurance company, Kimco Insurance Company, Inc., (“KIC”), which provides general liability insurance coverage for all losses below the deductible under our third-party policy. The Company entered into the Insurance Captive as part of its overall risk management program and to stabilize its insurance costs, manage exposure and recoup expenses through the functions of the captive program.  The Company capitalized KIC in accordance with the applicable regulatory requirements. KIC established annual premiums based on projections derived from the past loss experience of the Company’s properties. KIC has engaged an independent third party to perform an actuarial estimate of future projected claims, related deductibles and projected expenses necessary to fund associated risk management programs. Premiums paid to KIC may be adjusted based on this estimate. Like premiums paid to third-party insurance companies, premiums paid to KIC may be reimbursed by tenants pursuant to specific lease terms. The Company believes that the addition of KIC will provide increased comprehensive insurance coverage at an overall lower cost than would otherwise be available in the market.  


The KimPru joint ventures, entities in which the Company holds a 15% non-controlling interest, with PREI through three separate accounts managed by PREI obtained a two-year credit facility provided by a consortium of banks and guaranteed by the Company.  PREI guaranteed reimbursement to the Company of 85% of any guaranty payment the Company is obligated to make.    As of December 31, 2007, there was $702.5 million outstanding under this credit facility.


During 2006, an entity in which the Company has a preferred equity investment, located in Montreal, Canada, obtained a non-recourse construction loan, which is collateralized by the respective land and project improvements.  Additionally, the Company has provided a guaranty to the lender and the developer partner has provided an indemnity to the Company for 25% of all debt.  As of December 31, 2007, there was CAD $72.6 million (approximately USD $74.0 million) outstanding on this construction loan.


Additionally, during 2006, KROP obtained a one-year $15.0 million unsecured term loan, which bore interest at LIBOR plus 0.5%.  This loan was guaranteed by the Company and GECRE had guaranteed reimbursement to the Company of 80% of any guaranty payment the Company was obligated to make.  During 2007, KROP paid down the remaining balance of the loan.


The Company has issued letters of credit in connection with completion and repayment guarantees for construction loans encumbering certain of the Company’s ground-up development projects and guaranty of payment related to the Company’s insurance program.  These letters of credit aggregate approximately $30.7 million.


In connection with the construction of its development projects and related infrastructure, certain public agencies require performance and surety bonds be posted to guarantee that the Company’s obligations are satisfied.  These bonds expire upon the completion of the improvements and infrastructure.  As of December 31, 2007, there were approximately $90.4 million bonds outstanding.


Additionally, the RioCan Venture, an entity in which the Company holds a 50% non-controlling interest, has a CAD $7.0 million (approximately USD $7.1 million) letter of credit facility.  This facility is jointly guaranteed by RioCan and the Company and had approximately CAD $5.5 million (approximately USD $5.6 million) outstanding as of December 31, 2007, relating to various development projects.


During 2005, a joint venture entity in which the Company has a non-controlling interest obtained a CAD $22.5 million (approximately USD $22.9 million) credit facility to finance the construction of a 0.1 million square foot shopping center property located in Kamloops, B.C.  This facility bears interest at Royal Bank Prime Rate ("RBP") plus 0.5% per annum and is scheduled to mature in March 2008.  The Company and its partner in this entity each have a limited and several guarantee of CAD $7.5 million (approximately USD $7.6 million) on this facility.  As of December 31, 2007, there was CAD $21.1 million (approximately USD $21.5 million) outstanding on this facility.



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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


During 2005, PL Retail entered into a $39.5 million unsecured revolving credit facility, which bore interest at LIBOR plus 0.675% and was scheduled to mature in February 2007. During 2007, the loan was extended to February 2009 at a reduced rate of LIBOR plus 0.45%.  This facility is guaranteed by the Company and the joint venture partner has guaranteed reimbursement to the Company of 85% of any guaranty payment the Company is obligated to make.  As of December 31, 2007, there was $24.6 million outstanding under this facility.


The Company is subject to various legal proceedings and claims that arise in the ordinary course of business.  These matters are generally covered by insurance.  Management believes that the final outcome of such matters will not have a material adverse effect on the financial position, results of operations or liquidity of the Company.


The Company evaluated these guarantees in connection with the provisions of FASB Interpretation No. 45, Guarantor’s Accounting and Disclosure Requirements for Guarantees, Including Indirect Guarantees of Indebtedness of Others and determined that the impact did not have a material effect on the Company’s financial position or results of operations.


21.  Incentive Plans:


The Company maintains a stock option plan (the "Plan") pursuant to which a maximum of 42,000,000 shares of the Company’s common stock may be issued for qualified and non-qualified options. Options granted under the Plan generally vest ratably over a three year term for grants issued prior to August 1, 2005 and five-year term for grants issued after August 1, 2005, expire ten years from the date of grant and are exercisable at the market price on the date of grant, unless otherwise determined by the Board at its sole discretion. In addition, the Plan provides for the granting of certain options to each of the Company’s non-employee directors (the "Independent Directors") and permits such Independent Directors to elect to receive deferred stock awards in lieu of directors’ fees.


During December 2004, the FASB issued SFAS No. 123 (revised 2004), "Share-Based Payment" ("SFAS No. 123(R)"), which is a revision of Statement 123. SFAS No. 123(R) supersedes Opinion 25.  Generally, the approach in SFAS No. 123(R) is similar to the approach described in Statement 123.  However, SFAS No. 123(R) requires all share-based payments to employees, including grants of employee stock options, to be recognized in the statement of operations based on their fair values.  Pro-forma disclosure is no longer an alternative under SFAS No. 123(R).  SFAS No. 123(R) is effective for fiscal years beginning after December 31, 2005.  The Company began expensing stock based employee compensation with its adoption of the prospective method provisions of SFAS No. 148, effective January 1, 2003, as a result, the adoption of SFAS No. 123(R) did not have a material impact on the Company’s financial position or results of operations.


The fair value of each option award is estimated on the date of grant using the Black-Scholes option pricing formula.  The assumption for expected volatility has a significant affect on the grant date fair value.  Volatility is determined based on the historical equity of common stock for the most recent historical period equal to the expected term of the options.  The more significant assumptions underlying the determination of fair values for options granted during 2007, 2006, and 2005 were as follows:


 

Year Ended December 31,

 

2007

2006

2005

Weighted average fair value of options granted

$7.41

$5.55

$3.21

 

 

 

 

Weighted average risk-free interest rates

4.50%

4.72%

4.03%

 

 

 

 

Weighted average expected option lives (in years)

6.50

6.50

4.80

 

 

 

 

Weighted average expected volatility

19.01%

17.70%

18.01%

 

 

 

 

Weighted average expected dividend yield

3.77%

4.39%

5.30%



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KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


Information with respect to stock options under the Plan for the years ended December 31, 2007, 2006, and 2005, is as follows:


 

Shares

 

Weighted-Average
Exercise Price
Per Share

 

Aggregate
Intrinsic value
(in millions)

Options outstanding, January 1, 2005

15,239,572 

 

$19.06

 

 

Exercised

(2,963,910)

 

$14.23

 

 

Granted

2,515,200 

 

$31.15

 

 

Forfeited

 (239,566)

 

$23.59

 

 

Options outstanding, December 31, 2005

14,551,296 

 

$22.06

 

$145.8

Exercised

(2,196,947)

 

$17.80

 

 

Granted

2,805,650 

 

$39.91

 

 

Forfeited

 (366,406)

 

$28.13

 

 

Options outstanding, December 31, 2006

14,793,593 

 

$25.93

 

$281.4

Exercised

(1,884,421)

 

$20.22

 

 

Granted

2,971,900 

 

$41.41

 

 

Forfeited

  (257,618)

 

$35.87

 

 

Options outstanding, December 31, 2007

 15,623,454 

 

$29.39

 

$133.7

 

 

 

 

 

 

Options exercisable -

 

 

 

 

 

December 31, 2005

8,167,681 

 

$17.63

 

$118.0

December 31, 2006

8,826,881 

 

$20.37

 

$217.0

December 31, 2007

9,307,184 

 

$23.10

 

$123.8


The exercise prices for options outstanding as of December 31, 2007, range from $10.67 to $53.14 per share.  The Company estimates forfeitures based on historical data.  The weighted-average remaining contractual life for options outstanding as of December 31, 2007, was approximately 7.1 years. The weighted average remaining contractual term of options currently exercisable as of December 31, 2007 was approximately 5.8 years.  Options to purchase 2,996,321, 5,969,396, and 3,817,066, shares of the Company’s common stock were available for issuance under the Plan at December 31, 2007, 2006, and 2005, respectively.


Cash received from options exercised under the Plan was approximately $38.1 million, $39.1 million, and $42.2 million for the years ended December 31, 2007, 2006, and 2005, respectively.  The total intrinsic value of options exercised during 2007, 2006, and 2005 was approximately $54.4 million, $42.2 million, and $46.2 million, respectively.


The Company recognized stock options expense of $12.2 million, $10.2 million, and $4.6 million for the years ended December 31, 2007, 2006, and 2005, respectively.  As of December 31, 2007, the Company had $27.7 million of total unrecognized compensation cost related to unvested stock compensation granted under the Company’s Plan.  That cost is expected to be recognized over a weighted average period of approximately 3.6 years.


The Company maintains a 401(k) retirement plan covering substantially all officers and employees, which permits participants to defer up to the maximum allowable amount determined by the Internal Revenue Service of their eligible compensation.  This deferred compensation, together with Company matching contributions, which generally equal employee deferrals up to a maximum of 5% of their eligible compensation (capped at $170,000), is fully vested and funded as of December 31, 2007.  The Company contributions to the plan were approximately $1.5 million, $1.3 million, and $1.1 million for the years ended December 31, 2007, 2006, and 2005, respectively.




118





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


22.  Income Taxes:


The Company elected to qualify as a REIT in accordance with the Code commencing with its taxable year which began January 1, 1992.  To qualify as a REIT, the Company must meet a number of organizational and operational requirements, including a requirement that it currently distribute at least 90% of its adjusted REIT taxable income to its stockholders.  It is management’s intention to adhere to these requirements and maintain the Company’s REIT status.  As a REIT, the Company generally will not be subject to corporate federal income tax, provided that distributions to its stockholders equal at least the amount of its REIT taxable income as defined under the Code.  If the Company fails to qualify as a REIT in any taxable year, it will be subject to federal income taxes at regular corporate rates (including any applicable alternative minimum tax) and may not be able to qualify as a REIT for four subsequent taxable years.  Even if the Company qualifies for taxation as a REIT, the Company is subject to certain state and local taxes on its income and property, and federal income and excise taxes on its undistributed taxable income. In addition, taxable income from non-REIT activities managed through taxable REIT subsidiaries is subject to federal, state and local income taxes.


Reconciliation between GAAP Net Income and Federal Taxable Income:


The following table reconciles GAAP net income to taxable income for the years ended December 31, 2007, 2006 and 2005 (in thousands):


 

2007 (Estimated)

 

2006
(Actual)

 

2005
(Actual)

 

 

 

 

 

 

GAAP net income

 $442,830 

 

 $428,259 

 

 $363,628 

Less: GAAP net income of taxable REIT subsidiaries

(98,542)

 

 (33,795)

 

(21,666)

GAAP net income from REIT operations (a)

  344,288 

 

  394,464 

 

  341,962 

Net book depreciation in excess of tax depreciation

 30,843 

 

 23,826 

 

  9,865 

Deferred/prepaid/above and below market rents, net

(17,345)

 

  (11,964)

 

 (7,398)

Exercise of non-qualified stock options

  (21,019)

 

  (26,822)

 

  (29,144)

Book/tax differences from investments in real estate joint ventures

18,965 

 

 (7,127)

 

 (19,048)

Book/tax difference on sale of property

  (24,177)

 

  (49,003)

 

 (14,181)

Valuation adjustment of foreign currency contracts

51 

 

  142 

 

 2,537 

Other book/tax differences, net

   5,892 

 

  (5,219)

 

    6,773 

Adjusted taxable income subject to 90% dividend requirements

 $337,498 

 

 $318,297 

 

 $291,366 


Certain amounts in the prior periods have been reclassified to conform to the current year presentation.


(a) - All adjustments to "GAAP net income from REIT operations" are net of amounts attributable to minority interest and taxable REIT subsidiaries.


Reconciliation between Cash Dividends Paid and Dividends Paid Deductions (in thousands):


For the years ended December 31, 2007 and 2006 cash dividends paid exceeded the dividends paid deduction and amounted to $384,502 and $332,552, respectively.  For the year ended December 31, 2005, cash dividends paid were equal to the dividend paid deduction and amounted to $293,345.




119





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


Characterization of Distributions:


The following characterizes distributions paid for the years ended December 31, 2007, 2006, and 2005, (in thousands):


 

2007

 

 

 

2006

 

 

 

2005

 

 

Preferred Dividends

 

 

 

 

 

 

 

 

 

 

 

  Ordinary income

 $ 7,123 

 

  61%

 

 $ 8,200 

 

  70%

 

 $10,009 

 

  86%

  Capital gain

   4,515 

 

  39%

 

   3,438 

 

  30%

 

   1,629 

 

  14%

 

 $11,638 

 

 100%

 

 $11,638 

 

 100%

 

 $11,638 

 

 100%

 

 

 

 

 

 

 

 

 

 

 

 

Common Dividends

 

 

 

 

 

 

 

 

 

 

 

  Ordinary income

$207,587 

 

  56%

 

$211,803 

 

  66%

 

$242,268 

 

  86%

  Capital gain

 131,558 

 

  35%

 

  89,856 

 

  28%

 

  39,439 

 

  14%

  Return of capital

  33,719 

 

   9%

 

  19,255 

 

   6%

 

       - 

 

    - 

 

$372,864 

 

 100%

 

$320,914 

 

 100%

 

$281,707 

 

 100%

 

 

 

 

 

 

 

 

 

 

 

 

Total dividends distributed

$384,502 

 

 

 

$332,552 

 

 

 

$293,345 

 

 


Taxable REIT Subsidiaries ("TRS"):


The Company is subject to federal, state and local income taxes on the income from its TRS activities, which include Kimco Realty Services ("KRS"), a wholly owned subsidiary of the Company and the consolidated entities of FNC, Kimsouth and Blue Ridge Real Estate Company/Big Boulder Corporation.


Income taxes have been provided for on the asset and liability method as required by SFAS No. 109, Accounting for Income Taxes.  Under the asset and liability method, deferred income taxes are recognized for the temporary differences between the financial reporting basis and the tax basis of the TRS assets and liabilities.


The Company’s taxable income for book purposes and provision for income taxes relating to the Company’s TRS and taxable entities which have been consolidated for accounting reporting purposes, for the years ended December 31, 2007, 2006, and 2005, are summarized as follows (in thousands):


 

2007

 

2006

 

2005

 

 

 

 

 

 

Income before income taxes

$109,057 

 

$54,522 

 

$32,920 

Less provision for income taxes:

 

 

 

 

 

Federal

6,565 

 

17,581 

 

9,446 

State and local

3,950 

 

3,146 

 

1,808 

     Total tax provision

10,515 

 

20,727 

 

11,254 

 

 

 

 

 

 

GAAP net income from taxable REIT subsidiaries

$ 98,542 

 

$33,795 

 

$21,666 


The Company’s deferred tax assets and liabilities at December 31, 2007 and 2006, were as follows (in thousands):


 

2007

 

2006

Deferred tax assets:

 

 

 

   Operating losses

 $ 64,728 

 

 $ 97,288 

   Other

   19,163 

 

   17,258 

   Valuation allowance

  (36,826)

 

  (68,018)

Total deferred tax assets

   47,065 

 

   46,528 

 

 

 

 

Deferred tax liabilities

  (11,663)

 

   (8,571)

 

 

 

 

Net deferred tax assets

 $ 35,402 

 

 $ 37,957 


Deferred tax assets and deferred tax liabilities are included in the caption Other assets and Other liabilities on the accompanying Consolidated Balance Sheets at December 31, 2007 and 2006.  Operating losses and the valuation allowance are due to the Company’s consolidation of FNC and Kimsouth for accounting and reporting purposes.  At December 31, 2007, FNC had approximately $128.1 million of net operating loss carry forwards that expire from 2022 through 2025, with a tax value of approximately $50.0 million.  A valuation allowance of $33.8 million has been established for a portion of these deferred tax assets.  At December 31, 2007, Kimsouth had approximately $37.9 million of net operating loss carrying forwards that expire from 2021 to 2023, with a tax value of approximately $14.8 million.  A valuation allowance for $3.1 million has been established for a portion of these deferred tax assets.  Other deferred tax assets and deferred tax liabilities relate primarily to differences in the timing of the recognition of income/(loss) between the GAAP and tax basis of accounting for (i) real estate joint ventures, (ii) other real estate investments, and (iii) other deductible temporary differences.  The Company believes that, based on its operating strategy and consistent history of profitability, it is more likely than not that the net deferred tax assets of $35.4 million will be realized on future tax returns, primarily from the generation of future taxable income.





120





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued


The income tax provision differs from the amount computed by applying the statutory federal income tax rate to taxable income before income taxes as follows (in thousands):


 

2007

 

2006

 

2005

 

 

 

 

 

 

Federal provision at statutory tax rate (35%)

$38,170 

 

$19,083 

 

$11,522 

State and local taxes, net of federal Benefit

7,089 

 

3,544 

 

2,140 

Other

(3,552)

 

(1,900)

 

(2,408)

Valuation allowance decrease

(31,192)

 

     - 

 

      - 

 

$10,515 

 

$20,727 

 

$11,254 


23.  Supplemental Financial Information:


The following represents the results of operations, expressed in thousands except per share amounts, for each quarter during the years 2007 and 2006:


 

2007 (Unaudited)

 

Mar. 31

June 30

Sept. 30

Dec. 31

 

 

 

 

 

Revenues from rental property(1)

$158,020 

$170,094 

$173,712 

$179,727 

 

 

 

 

 

Net income

$153,764 

$128,022 

$78,005 

$83,039 

 

 

 

 

 

Net income per common share:

 

 

 

 

Basic

$.60 

$.50 

$.30 

$.28 

Diluted

$.59 

$.49 

$.29 

$.28 


 

2006 (Unaudited)

 

Mar. 31

June 30

Sept. 30

Dec. 31

 

 

 

 

 

Revenues from rental property(1)

$136,838 

$145,907 

$149,124 

$155,678 

 

 

 

 

 

Net income

$96,195 

$108,738 

$91,427 

$131,899 

 

 

 

 

 

Net income per common share:

 

 

 

 

Basic

$.41 

$.44 

$.37 

$.52 

Diluted

$.40 

$.43 

$.36 

$.51 


(1)  All periods have been adjusted to reflect the impact of operating properties sold during 2007 and 2006 and properties classified as held for sale as of December 31, 2007, which are reflected in the caption Discontinued operations on the accompanying Consolidated Statements of Income.


Accounts and notes receivable in the accompanying Consolidated Balance Sheets net of estimated unrecoverable amounts, were approximately $9.0 million and $8.5 million at December 31, 2007 and 2006, respectively.


24.  Pro Forma Financial Information (Unaudited):


As discussed in Notes 3, 4 and 5, the Company and certain of its subsidiaries acquired and disposed of interests in certain operating properties during 2007.  The pro forma financial information set forth below is based upon the Company's historical Consolidated Statements of Income for the years ended December 31, 2007 and 2006, adjusted to give effect to these transactions at the beginning of each year.


The pro forma financial information is presented for informational purposes only and may not be indicative of what actual results of operations would have been had the transactions occurred at the beginning of each year, nor does it purport to represent the results of operations for future periods.  (Amounts presented in millions, except per share figures.)




121





KIMCO REALTY CORPORATION AND SUBSIDIARIES


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued



 

Year ended December 31,

 

2007

 

2006

 

 

 

 

Revenues from rental property

$719.7 

 

$655.3 

Income before extraordinary gain

$347.6 

 

$322.2 

Net income

$397.8 

 

$322.2 

 

 

 

 

Net income before extraordinary gain

per common share:

 

 

 

Basic

$1.30 

 

$1.30 

Diluted

$1.28 

 

$1.27 

 

 

 

 

Net income per common share:

 

 

 

Basic

$1.50 

 

$1.30 

Diluted

$1.47 

 

$1.27 








































122





KIMCO REALTY CORPORATION AND SUBSIDIARIES


SCHEDULE II – VALUATION AND QUALIFYING ACCOUNTS


For Years Ended December 31, 2007, 2006 and 2005

(in thousands)



 

 

Balance at
beginning
of period

Charged
to
expenses

Adjustments
to
valuation
accounts

Deductions

Balance at
end of
period

Year Ended December 31, 2007

 

 

 

 

 

 

Allowance for uncollectable accounts

 

$8,500

$  614

  $     -

($  114)

$ 9,000

 

 

 

 

 

 

 

Allowance for deferred tax asset

 

$68,018

$    -

  ($31,192)

$   -

$36,826

 

 

 

 

 

 

 

Year Ended December 31, 2006

 

 

 

 

 

 

Allowance for uncollectable accounts

 

$8,500

$  715

$     -

($  715)

$ 8,500

 

 

 

 

 

 

 

Allowance for deferred tax asset

 

$33,783

$    -

  $34,235

$   -

$68,018

 

 

 

 

 

 

 

Year Ended December 31, 2005

 

 

 

 

 

 

Allowance for uncollectable accounts

 

$8,650

$1,296

$     -

($1,446)

$ 8,500

 

 

 

 

 

 

 

Allowance for deferred tax asset

 

$    -

$    -

$33,783

$   -

$33,783





123




KIMCO REALTY CORPORATION AND SUBSIDIARIES

SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION

DECEMBER 31, 2007


 

 INITIAL COST

 

 

 

 

 

 

 

 

PROPERTIES

LAND

BUILDING
&
IMPROVEMENT

SUBSEQUENT
TO
ACQUISITION

LAND

BUILDING
&
IMPROVEMENT

TOTAL

ACCUMULATED
DEPRECIATION

TOTAL COST,
NET OF ACCUMULATED
DEPRECIATION

ENCUMBRANCES

DATE OF
CONSTRUCTION(C)
ACQUISITION(A)

 

 

 

 

 

 

 

 

 

 

 

KDI-GLENN SQUARE

3,306,779

-

30,179,625

3,306,779

30,179,625

33,486,404

-

33,486,404

 

2006(C)

HOOVER

279,106

7,735,873

-

279,106

7,735,873

8,014,979

1,586,999

6,427,980

 

1999(A)

KDI-THE GROVE

18,951,763

6,403,809

-

18,951,763

6,403,809

25,355,572

-

25,355,572

20,576,767

2007(C)

KDI-CHANDLER AUTO MALLS

9,318,595

-

4,167,140

10,349,707

3,136,028

13,485,735

-

13,485,735

 

2004(C)

TALAVI TOWN CENTER

8,046,677

17,016,784

-

8,046,677

17,016,784

25,063,461

4,925,374

20,138,087

 

2007(A)

KIMCO MESA 679, INC. AZ

2,915,000

11,686,291

1,678,931

2,915,000

13,365,222

16,280,222

3,294,369

12,985,853

 

1998(A)

MESA RIVERVIEW

15,000,000

-

114,236,601

750,000

128,486,601

129,236,601

1,100,000

128,136,601

 

2005(C)

KDI-ANA MARIANA POWER CENTER

30,043,645

-

1,425,411

30,043,645

1,425,411

31,469,056

-

31,469,056

23,505,135

2006(C)

METRO SQUARE

4,101,017

16,410,632

870,871

4,101,017

17,281,503

21,382,520

4,941,165

16,441,355

 

1998(A)

HAYDEN PLAZA NORTH

2,015,726

4,126,509

5,448,097

2,015,726

9,574,606

11,590,332

1,969,976

9,620,356

 

1998(A)

PHOENIX, COSTCO

5,324,501

21,269,943

6,348,938

5,324,501

27,618,882

32,943,382

5,212,518

27,730,864

 

1998(A)

PHOENIX

2,450,341

9,802,046

683,405

2,450,341

10,485,451

12,935,792

2,839,759

10,096,033

 

1997(A)

KDI-ASANTE RETAIL CENTER

8,702,635

-

10,576,838

15,178,232

4,101,241

19,279,473

-

19,279,473

11,112,252

2004(C)

ALHAMBRA, COSTCO

4,995,639

19,982,557

42,891

4,995,639

20,025,448

25,021,087

4,950,683

20,070,404

 

1998(A)

MADISON PLAZA

5,874,396

23,476,190

262,248

5,874,396

23,738,439

29,612,834

5,818,218

23,794,616

 

1998(A)

CHULA VISTA, COSTCO

6,460,743

25,863,153

11,674,917

6,460,743

37,538,070

43,998,813

7,129,071

36,869,742

 

1998(A)

CORONA HILLS, COSTCO

13,360,965

53,373,453

1,971,945

13,360,965

55,345,398

68,706,363

13,419,862

55,286,501

 

1998(A)

EAST AVENUE MARKET PLACE

1,360,457

3,055,127

221,550

1,360,457

3,276,677

4,637,134

1,694,571

2,942,563

2,162,350

2006(A)

LABAND VILLAGE SC

5,600,000

11,709,367

1,644,132

5,600,000

13,353,500

18,953,500

1,378,872

17,574,628

9,213,957

2005(A)

CUPERTINO VILLAGE

19,886,099

46,534,919

4,456,725

19,886,099

50,991,644

70,877,744

9,618,657

61,259,086

37,092,346

2006(A)

CHICO CROSSROADS

9,975,810

30,538,372

-

9,975,810

30,538,372

40,514,182

1,178,319

39,335,863

25,372,802

2007(A)

CORONA HILLS MARKETPLACE

9,727,446

24,778,390

-

9,727,446

24,778,390

34,505,836

503,094

34,002,743

 

2007(A)

ELK GROVE VILLAGE

1,770,000

7,470,136

624,282

1,770,000

8,094,418

9,864,417

3,685,604

6,178,813

2,279,310

2006(A)

WATERMAN PLAZA

784,851

1,762,508

122,050

784,851

1,884,557

2,669,409

977,601

1,691,807

1,556,503

2006(A)

GOLD COUNTRY CENTER

3,272,212

7,864,878

0

3,272,212

7,864,878

11,137,090

561,544

10,575,546

7,144,447

2007(A)

LA MIRADA THEATRE CENTER

8,816,741

35,259,965

(7,736,043)

6,888,680

29,451,983

36,340,663

6,935,842

29,404,821

 

1998(A)

YOSEMITE NORTH SHOPPING CTR

2,120,247

4,761,355

564,711

2,120,247

5,326,066

7,446,312

1,389,508

6,056,804

 

2006(A)

RALEY'S UNION SQUARE

1,185,909

2,663,149

215,617

1,185,909

2,878,766

4,064,675

1,004,180

3,060,495

 

2006(A)

SOUTH NAPA MARKET PLACE

1,100,000

22,159,086

6,812,402

1,100,000

28,971,488

30,071,488

2,993,589

27,077,898

 

2006(A)

PLAZA DI NORTHRIDGE

12,900,000

40,574,842

6,563,870

12,900,000

47,138,712

60,038,712

5,180,526

54,858,186

29,405,832

2005(A)

POWAY CITY CENTRE

5,854,585

13,792,470

7,597,380

7,247,814

19,996,622

27,244,435

2,090,677

25,153,758

 

2005(A)

NORTH POINT PLAZA

1,299,733

2,918,760

246,929

1,299,733

3,165,689

4,465,422

1,624,024

2,841,398

 

2006(A)

RED BLUFF SHOPPING CTR

1,410,936

3,168,485

258,380

1,410,936

3,426,866

4,837,802

1,198,409

3,639,393

 

2006(A)

TYLER STREET

3,020,883

7,746,659

(0)

3,020,883

7,746,659

10,767,542

730,903

10,036,639

6,877,365

2007(A)

THE CENTRE

3,403,724

13,625,899

244,311

3,403,724

13,870,210

17,273,934

2,892,184

14,381,750

6,976,527

1999(A)

SANTA ANA, HOME DEPOT

4,592,364

18,345,257

0

4,592,364

18,345,257

22,937,622

4,515,769

18,421,853

 

1998(A)

FULTON MARKET PLACE

2,966,018

6,920,710

690,689

2,966,018

7,611,398

10,577,417

937,097

9,640,319

 

2005(A)

MARIGOLD SC

15,300,000

25,563,978

3,654,408

15,300,000

29,218,386

44,518,386

4,059,291

40,459,095

18,018,337

2005(A)

BLACK MOUNTAIN VILLAGE

4,678,015

11,913,344

-

4,678,015

11,913,344

16,591,359

599,941

15,991,418

 

2007(A)

TRUCKEE CROSSROADS

2,140,000

8,255,753

462,340

2,140,000

8,718,093

10,858,093

2,912,814

7,945,279

4,154,420

2006(A)

WESTLAKE SHOPPING CENTER

16,174,307

64,818,562

81,619,961

16,174,307

146,438,523

162,612,830

9,508,250

153,104,579

 

2002(A)

VILLAGE ON THE PARK

2,194,463

8,885,987

5,276,698

2,194,463

14,162,685

16,357,148

2,440,382

13,916,765

 

1998(A)

AURORA QUINCY

1,148,317

4,608,249

243,297

1,148,317

4,851,546

5,999,863

1,207,706

4,792,157

 

1998(A)

AURORA EAST BANK

1,500,568

6,180,103

400,565

1,500,568

6,580,668

8,081,236

1,621,829

6,459,407

 

1998(A)

SPRING CREEK COLORADO

1,423,260

5,718,813

34,594

1,423,260

5,753,406

7,176,667

1,471,062

5,705,604

 

1998(A)

DENVER WEST 38TH STREET

161,167

646,983

(0)

161,167

646,983

808,150

164,490

643,661

 

1998(A)

ENGLEWOOD PHAR MOR

805,837

3,232,650

137,553

805,837

3,370,204

4,176,040

840,399

3,335,641

 

1998(A)

FORT COLLINS

1,253,497

7,625,278

1,599,608

1,253,497

9,224,886

10,478,382

1,533,186

8,945,196

2,596,503

2000(A)

HERITAGE WEST

1,526,576

6,124,074

141,245

1,526,576

6,265,319

7,791,895

1,582,450

6,209,444

 

1998(A)

WEST FARM SHOPPING CENTER

5,805,969

23,348,024

498,278

5,805,969

23,846,302

29,652,271

5,729,201

23,923,070

 

1998(A)

FARMINGTON PLAZA

433,713

1,211,800

1,635,657

433,713

2,847,457

3,281,170

116,216

3,164,954

453,851

2005(A)

N.HAVEN, HOME DEPOT

7,704,968

30,797,640

472,418

7,704,968

31,270,058

38,975,026

7,590,198

31,384,829

 

1998(A)

SOUTHINGTON PLAZA

376,256

1,055,168

292,292

376,256

1,347,460

1,723,716

49,735

1,673,980

453,851

2005(A)

WATERBURY

2,253,078

9,017,012

344,937

2,253,078

9,361,949

11,615,027

3,339,654

8,275,373

 

1993(A)

DOVER

122,741

66,738

4,808,264

3,024,375

1,973,368

4,997,743

1,579

4,996,164

 

2003(A)

ELSMERE

-

3,185,642

(0)

-

3,185,642

3,185,642

3,185,642

0

 

1979(C)

ALTAMONTE SPRINGS

770,893

3,083,574

167,155

770,893

3,250,729

4,021,622

968,353

3,053,269

 

1995(A)

BOCA RATON

573,875

2,295,501

1,721,711

733,875

3,857,212

4,591,087

1,485,875

3,105,212

 

1992(A)

BAYSHORE GARDENS, BRADENTON FL

2,901,000

11,738,955

520,415

2,901,000

12,259,370

15,160,370

3,061,583

12,098,787

 

1998(A)

BRADENTON PLAZA

527,026

765,252

87,969

527,026

853,221

1,380,247

37,635

1,342,612

 

2005(A)

CORAL SPRINGS

710,000

2,842,907

3,275,003

710,000

6,117,910

6,827,910

1,797,196

5,030,714

 

1994(A)

CORAL SPRINGS

1,649,000

6,626,301

251,424

1,649,000

6,877,725

8,526,725

1,749,906

6,776,819

 

1997(A)

CURLEW CROSSING S.C.

5,315,955

12,529,467

1,182,820

5,315,955

13,712,288

19,028,242

1,248,369

17,779,873

 

2005(A)

CLEARWATER FL

3,627,946

918,466

-

3,627,946

918,466

4,546,411

7,560

4,538,851

 

2007(A)

EAST ORLANDO

491,676

1,440,000

2,939,953

1,007,882

3,863,747

4,871,629

2,371,276

2,500,353

 

1971(C)

FERN PARK

225,000

902,000

4,067,704

225,000

4,969,704

5,194,704

2,111,514

3,083,190

 

1968(C)

REGENCY PLAZA

2,410,000

9,671,160

396,139

2,410,000

10,067,299

12,477,299

2,093,834

10,383,466

 

1999(A)

SHOPPES AT AMELIA CONCOURSE

7,600,000

-

8,578,937

1,138,216

15,040,721

16,178,937

-

16,178,937

 

2003(C)





124




 

 INITIAL COST

 

 

 

 

 

 

 

 

PROPERTIES

LAND

BUILDING
&
IMPROVEMENT

SUBSEQUENT
TO
ACQUISITION

LAND

BUILDING
&
IMPROVEMENT

TOTAL

ACCUMULATED
DEPRECIATION

TOTAL COST,
NET OF ACCUMULATED
DEPRECIATION

ENCUMBRANCES

DATE OF
CONSTRUCTION(C)
ACQUISITION(A)

 

 

 

 

 

 

 

 

 

 

 

AVENUES WALKS

26,984,546

-

18,701,233

33,920,717

11,765,062

45,685,779

-

45,685,779

 

2005(C)

KISSIMMEE

1,328,536

5,296,652

(2,019,131)

1,328,536

3,277,521

4,606,057

2,140,225

2,465,832

 

1996(A)

LAUDERDALE LAKES

342,420

2,416,645

3,586,346

416,833

5,928,578

6,345,411

3,798,003

2,547,408

 

1968(C)

MERCHANTS WALK

2,580,816

10,366,090

690,218

2,580,816

11,056,308

13,637,125

1,850,983

11,786,141

 

2001(A)

LARGO

293,686

792,119

1,226,847

293,686

2,018,966

2,312,652

1,769,051

543,600

 

1968(C)

LEESBURG

-

171,636

193,651

 

365,287

365,287

286,910

78,378

 

1969(C)

LARGO EAST BAY

2,832,296

11,329,185

1,527,169

2,832,296

12,856,354

15,688,650

5,715,472

9,973,178

 

1992(A)

LAUDERHILL

1,002,733

2,602,415

12,095,862

1,774,443

13,926,567

15,701,010

7,353,530

8,347,480

 

1974(C)

THE GROVES

1,676,082

6,533,681

930,164

2,606,246

6,533,681

9,139,927

580,553

8,559,375

 

2006(A)

MELBOURNE

-

1,754,000

3,061,746

-

4,815,746

4,815,746

2,448,672

2,367,075

 

1968(C)

GROVE GATE

365,893

1,049,172

1,207,100

365,893

2,256,272

2,622,165

1,757,235

864,930

 

1968(C)

NORTH MIAMI

732,914

4,080,460

10,773,730

732,914

14,854,190

15,587,104

6,437,887

9,149,217

 

1985(A)

MILLER ROAD

1,138,082

4,552,327

1,855,566

1,138,082

6,407,893

7,545,975

5,100,541

2,445,434

 

1986(A)

MARGATE

2,948,530

11,754,120

3,726,484

2,948,530

15,480,604

18,429,134

5,123,113

13,306,021

 

1993(A)

MT. DORA

1,011,000

4,062,890

139,971

1,011,000

4,202,861

5,213,861

1,102,942

4,110,919

 

1997(A)

PLANTATION CROSSING

7,524,800

-

17,444,009

7,312,496

17,656,313

24,968,809

-

24,968,809

 

2005(C)

MILTON, FL

1,275,593

-

-

1,275,593

-

1,275,593

-

1,275,593

 

2007(A)

FLAGLER PARK

26,162,980

80,737,041

-

26,162,980

80,737,041

106,900,021

2,521,151

104,378,870

 

2007(A)

ORLANDO

923,956

3,646,904

1,952,475

1,172,119

5,351,216

6,523,335

1,777,718

4,745,617

 

1995(A)

RENAISSANCE CENTER

9,104,379

36,540,873

4,890,546

9,122,758

41,413,040

50,535,798

11,485,945

39,049,853

 

1998(A)

SAND LAKE

3,092,706

12,370,824

1,761,715

3,092,706

14,132,539

17,225,245

4,755,399

12,469,846

 

1994(A)

ORLANDO

560,800

2,268,112

3,133,942

580,030

5,382,824

5,962,854

1,353,918

4,608,936

 

1996(A)

OCALA

1,980,000

7,927,484

6,136,835

1,980,000

14,064,319

16,044,319

2,986,996

13,057,323

 

1997(A)

POMPANO BEACH

97,169

874,442

1,816,086

247,843

2,539,854

2,787,697

1,526,033

1,261,665

 

1968(C)

GONZALEZ

1,617,564

-

-

1,617,564

-

1,617,564

-

1,617,564

 

2007(A)

ST. PETERSBURG

-

917,360

984,890

 

1,902,250

1,902,250

827,591

1,074,659

 

1968(C)

TUTTLE BEE SARASOTA

254,961

828,465

1,747,305

254,961

2,575,770

2,830,731

1,874,788

955,943

 

1970(C)

SOUTH EAST SARASOTA

1,283,400

5,133,544

3,417,895

1,399,525

8,435,314

9,834,839

3,624,219

6,210,620

 

1989(A)

SANFORD

1,832,732

9,523,261

5,865,590

1,832,732

15,388,851

17,221,583

7,027,374

10,194,210

 

1989(A)

STUART

2,109,677

8,415,323

610,198

2,109,677

9,025,521

11,135,198

3,051,419

8,083,779

 

1994(A)

SOUTH MIAMI

1,280,440

5,133,825

2,853,984

1,280,440

7,987,809

9,268,249

2,301,384

6,966,865

 

1995(A)

TAMPA

5,220,445

16,884,228

2,096,967

5,220,445

18,981,195

24,201,640

4,126,159

20,075,481

 

1997(A)

VILLAGE COMMONS S.C.

2,192,331

8,774,158

626,582

2,192,331

9,400,740

11,593,071

2,143,128

9,449,943

 

1998(A)

MISSION BELL SHOPPING CENTER

5,056,426

11,843,119

5,972,809

5,067,033

17,805,321

22,872,354

3,033,672

19,838,682

 

2004(A)

WEST PALM BEACH

550,896

2,298,964

1,142,075

550,896

3,441,039

3,991,935

915,569

3,076,366

 

1995(A)

THE SHOPS AT WEST MELBOURNE

2,200,000

8,829,541

4,317,932

2,200,000

13,147,473

15,347,473

2,888,068

12,459,405

 

1998(A)

AUGUSTA

1,482,564

5,928,122

2,176,418

1,482,564

8,104,540

9,587,104

2,139,467

7,447,637

 

1995(A)

MARKET AT HAYNES BRIDGE

4,880,659

21,074,606

-

4,880,659

21,074,606

25,955,265

1,202,200

24,753,065

15,731,504

2007(A)

EMBRY VILLAGE

18,147,054

32,919,287

-

18,147,054

32,919,287

51,066,341

1,086,168

49,980,173

31,081,683

2007(A)

SAVANNAH

2,052,270

8,232,978

1,224,028

2,052,270

9,457,006

11,509,276

3,450,826

8,058,450

 

1993(A)

SAVANNAH

652,255

2,616,522

2,003,023

652,256

4,619,545

5,271,800

921,903

4,349,897

 

1995(A)

CHATHAM PLAZA

13,390,238

34,176,637

-

13,390,238

34,176,637

47,566,875

755,173

46,811,702

29,779,657

2007(A)

KIHEI CENTER

3,406,707

7,663,360

598,386

3,406,707

8,261,745

11,668,453

4,262,254

7,406,199

 

2006(A)

CLIVE

500,525

2,002,101

(0)

500,525

2,002,101

2,502,626

611,754

1,890,872

 

1996(A)

KDI-METRO CROSSING

3,013,647

-

11,935,150

2,294,414

12,654,383

14,948,797

-

14,948,797

5,314,614

2006(C)

SOUTHDALE SHOPPING CENTER

1,720,330

6,916,294

3,029,374

1,720,330

9,945,668

11,665,998

1,776,463

9,889,534

3,281,092

1999(A)

DES MOINES

500,525

2,559,019

37,079

500,525

2,596,098

3,096,623

772,126

2,324,497

 

1996(A)

DUBUQUE

-

2,152,476

10,848

 

2,163,324

2,163,324

561,860

1,601,464

 

1997(A)

WATERLOO

500,525

2,002,101

2,869,100

500,525

4,871,201

5,371,726

1,329,024

4,042,701

 

1996(A)

NAMPA (HORSHAM) FUTURE DEV.

6,501,240

-

9,818,321

10,874,179

5,445,382

16,319,561

-

16,319,561

10,057,969

2005(C)

ALTON, BELTLINE HWY

329,532

1,987,981

59,935

329,532

2,047,916

2,377,448

489,489

1,887,959

 

1998(A)

AURORA, N. LAKE

2,059,908

9,531,721

308,208

2,059,908

9,839,929

11,899,837

2,300,374

9,599,463

 

1998(A)

BLOOMINGTON

805,521

2,222,353

5,238,917

805,521

7,461,270

8,266,791

4,401,413

3,865,378

 

1972(C)

BELLEVILLE, WESTFIELD PLAZA

-

5,372,253

(0)

-

5,372,253

5,372,253

1,297,029

4,075,224

 

1998(A)

BRADLEY

500,422

2,001,687

424,877

500,422

2,426,564

2,926,986

713,745

2,213,241

 

1996(A)

CALUMET CITY

1,479,217

8,815,760

13,397,758

1,479,216

22,213,519

23,692,735

2,943,371

20,749,363

 

1997(A)

COUNTRYSIDE

-

4,770,671

1,137,295

1,101,670

4,806,296

5,907,966

1,218,402

4,689,564

 

1997(A)

CHICAGO

-

2,687,046

651,220

 

3,338,266

3,338,266

805,446

2,532,820

 

1997(A)

CHAMPAIGN, NEIL ST.

230,519

1,285,460

437,906

230,519

1,723,366

1,953,885

305,466

1,648,419

 

1998(A)

ELSTON

1,010,375

5,692,211

0

1,010,374

5,692,212

6,702,586

1,362,060

5,340,526

 

1997(A)

S. CICERO

-

1,541,560

149,202

 

1,690,762

1,690,762

442,879

1,247,883

 

1997(A)

CRYSTAL LAKE, NW HWY

179,964

1,025,811

120,440

180,269

1,145,946

1,326,215

268,358

1,057,857

 

1998(A)

BUTTERFIELD SQUARE

1,601,960

6,637,926

(3,480,427)

1,182,677

3,576,782

4,759,459

982,260

3,777,198

 

1998(A)

DOWNERS PARK PLAZA

2,510,455

10,164,494

638,196

2,510,455

10,802,690

13,313,145

2,538,307

10,774,839

 

1999(A)

DOWNER GROVE

811,778

4,322,956

1,716,869

811,778

6,039,824

6,851,603

1,466,958

5,384,645

 

1997(A)

ELGIN

842,555

2,108,674

2,154,406

842,555

4,263,080

5,105,635

2,962,357

2,143,278

 

1972(C)

FOREST PARK

-

2,335,884

(0)

 

2,335,884

2,335,884

614,178

1,721,706

 

1997(A)

FAIRVIEW HTS, BELLVILLE RD.

-

11,866,880

1,881,567

 

13,748,447

13,748,447

3,107,490

10,640,957

 

1998(A)

GENEVA

500,422

12,917,712

66,897

500,422

12,984,609

13,485,031

3,251,484

10,233,547

8,857,992

1996(A)

LAKE ZURICH PLAZA

233,698

1,265,023

169,197

233,698

1,434,219

1,667,918

22,646

1,645,272

 

2005(A)

MATTERSON

950,515

6,292,319

10,527,541

950,514

16,819,861

17,770,375

3,192,501

14,577,873

 

1997(A)

MT. PROSPECT

1,017,345

6,572,176

3,557,866

1,017,345

10,130,041

11,147,387

2,380,106

8,767,280

 

1997(A)

MUNDELEIN, S. LAKE

1,127,720

5,826,129

77,350

1,129,634

5,901,565

7,031,199

1,409,976

5,621,223

 

1998(A)





125




 

 INITIAL COST

 

 

 

 

 

 

 

 

PROPERTIES

LAND

BUILDING
&
IMPROVEMENT

SUBSEQUENT
TO
ACQUISITION

LAND

BUILDING
&
IMPROVEMENT

TOTAL

ACCUMULATED
DEPRECIATION

TOTAL COST,
NET OF ACCUMULATED
DEPRECIATION

ENCUMBRANCES

DATE OF
CONSTRUCTION(C)
ACQUISITION(A)

 

 

 

 

 

 

 

 

 

 

 

NORRIDGE

-

2,918,315

(0)

 

2,918,315

2,918,315

761,666

2,156,649

 

1997(A)

NAPERVILLE

669,483

4,464,998

70,677

669,483

4,535,675

5,205,158

1,132,536

4,072,622

 

1997(A)

OTTAWA

137,775

784,269

700,540

137,775

1,484,809

1,622,584

978,175

644,409

 

1970(C)

ORLAND PARK, S. HARLEM

476,972

2,764,775

1,233,171

476,972

3,997,945

4,474,918

845,535

3,629,382

 

1998(A)

OAK LAWN

1,530,111

8,776,631

539,848

1,530,111

9,316,479

10,846,590

2,277,952

8,568,638

13,952,147

1997(A)

OAKBROOK TERRACE

1,527,188

8,679,108

2,972,827

1,527,188

11,651,935

13,179,123

2,551,672

10,627,451

 

1997(A)

PEORIA

-

5,081,290

2,381,722

 

7,463,012

7,463,012

1,642,339

5,820,673

 

1997(A)

FREESTATE BOWL

252,723

998,099

(0)

252,723

998,099

1,250,822

347,694

903,128

 

2003(A)

ROCKFORD CROSSING

4,556,176

11,603,061

-

4,556,176

11,603,061

16,159,236

-

16,159,236

11,512,228

2007(A)

ROUND LAKE BEACH PLAZA

790,129

1,634,148

529,045

790,129

2,163,193

2,953,322

65,642

2,887,680

 

2005(A)

SKOKIE

-

2,276,360

9,488,382

2,628,440

9,136,303

11,764,742

1,578,627

10,186,116

7,345,176

1997(A)

KRC STREAMWOOD

181,962

1,057,740

181,885

181,962

1,239,624

1,421,587

278,783

1,142,803

 

1998(A)

WOODGROVE FESTIVAL

5,049,149

20,822,993

2,100,007

5,049,149

22,923,000

27,972,149

5,500,088

22,472,061

 

1998(A)

WAUKEGAN

203,427

1,161,847

37,012

203,772

1,198,514

1,402,286

271,284

1,131,002

 

1998(A)

WAUKEGAN PLAZA

349,409

883,975

276,202

349,409

1,160,177

1,509,586

12,609

1,496,977

 

2005(A)

PLAZA EAST

1,236,149

4,944,597

2,820,843

1,140,849

7,860,740

9,001,589

2,153,485

6,848,105

 

1995(A)

GREENWOOD

423,371

1,883,421

1,935,968

584,445

3,658,315

4,242,760

2,556,337

1,686,423

 

1970(C)

GRIFFITH

-

2,495,820

981,912

1,001,100

2,476,632

3,477,732

657,512

2,820,219

 

1997(A)

LAFAYETTE

230,402

1,305,943

169,272

230,402

1,475,215

1,705,617

1,354,454

351,163

 

1971(C)

LAFAYETTE

812,810

3,252,269

4,093,726

2,379,198

5,779,607

8,158,805

1,256,263

6,902,541

 

1997(A)

KIMCO LAFAYETTE MARKET PLACE

4,184,000

16,752,165

243,806

4,184,000

16,995,971

21,179,971

4,268,307

16,911,664

 

1998(A)

KRC MISHAWAKA 895

378,088

1,999,079

642

378,730

1,999,079

2,377,809

481,830

1,895,979

 

1998(A)

MERRILLVILLE PLAZA

197,415

765,630

219,832

197,415

985,462

1,182,877

13,444

1,169,433

 

2005(A)

SOUTH BEND, S. HIGH ST.

183,463

1,070,401

196,857

183,463

1,267,258

1,450,721

282,015

1,168,706

 

1998(A)

OVERLAND PARK

1,183,911

6,335,308

142,374

1,185,906

6,475,686

7,661,593

1,521,597

6,139,995

 

1998(A)

BELLEVUE

405,217

1,743,573

154,924

405,217

1,898,497

2,303,714

1,793,435

510,279

 

1976(A)

LEXINGTON

1,675,031

6,848,209

5,218,774

1,551,079

12,190,935

13,742,014

4,305,090

9,436,924

 

1993(A)

PADUCAH MALL, KY

-

924,085

0

 

924,085

924,085

311,638

612,447

 

1998(A)

HAMMOND AIR PLAZA

3,813,873

15,260,609

1,832,781

3,813,873

17,093,391

20,907,263

4,486,593

16,420,670

 

1997(A)

KIMCO HOUMA 274, LLC

1,980,000

7,945,784

204,887

1,980,000

8,150,671

10,130,671

1,691,290

8,439,380

 

1999(A)

CENTRE AT WESTBANK

9,417,685

23,983,705

-

9,417,685

23,983,705

33,401,390

-

33,401,390

21,707,772

2007(A)

LAFAYETTE

2,115,000

8,508,218

9,415,321

3,678,274

16,360,265

20,038,539

3,818,939

16,219,601

 

1997(A)

111-115 NEWBURY

3,551,989

10,819,763

-

3,551,989

10,819,763

14,371,752

-

14,371,752

 

2007(A)

493-495 COMMONWEALTH AVENUE

1,151,947

5,798,705

-

1,151,947

5,798,705

6,950,652

-

6,950,652

 

2007(A)

127-129 NEWBURY LLC

2,947,063

8,841,188

-

2,947,063

8,841,188

11,788,250

-

11,788,250

 

2007(A)

GREAT BARRINGTON

642,170

2,547,830

7,054,830

751,124

9,493,706

10,244,830

2,561,705

7,683,125

 

1994(A)

SHREWSBURY SHOPPING CENTER

1,284,168

5,284,853

4,532,528

1,284,168

9,817,381

11,101,549

1,682,397

9,419,152

 

2000(A)

WILDE LAKE

1,468,038

5,869,862

101,365

1,468,038

5,971,227

7,439,265

892,695

6,546,569

 

2002(A)

LYNX LANE

1,019,035

4,091,894

85,071

1,019,035

4,176,965

5,196,000

649,346

4,546,655

 

2002(A)

CLINTON BANK BUILDING

82,967

362,371

(0)

82,967

362,371

445,338

188,271

257,067

 

2003(A)

CLINTON BOWL

39,779

130,716

4,247

38,779

135,963

174,742

64,100

110,642

 

2003(A)

VILLAGES AT URBANA

3,190,074

6,067

10,424,583

4,828,774

8,791,951

13,620,725

-

13,620,725

 

2003(A)

GAITHERSBURG

244,890

6,787,534

230,545

244,890

7,018,079

7,262,969

1,445,484

5,817,485

 

1999(A)

HAGERSTOWN

541,389

2,165,555

2,906,588

541,389

5,072,144

5,613,532

2,492,923

3,120,609

 

1973(C)

SHAWAN PLAZA

4,466,000

20,222,367

(0)

4,466,000

20,222,367

24,688,367

3,833,638

20,854,729

12,180,611

2003(A)

LAUREL

349,562

1,398,250

1,023,918

349,562

2,422,168

2,771,730

963,007

1,808,723

 

1995(A)

LAUREL

274,580

1,100,968

283,421

274,580

1,384,389

1,658,969

1,283,408

375,561

 

1972(C)

LANDOVER CENTER

 

 

57,007

57,007

-

57,007

-

57,007

 

2003(A)

SOUTHWEST MIXED USE PROPERTY

403,034

1,325,126

306,510

361,035

1,673,635

2,034,670

678,351

1,356,318

 

2003(A)

NORTH EAST STATION

869,385

-

-

869,385

-

869,385

-

869,385

 

2007(A)

OWINGS MILLS PLAZA

303,911

1,370,221

86,521

303,911

1,456,742

1,760,653

41,029

1,719,624

 

2005(A)

PERRY HALL

3,339,309

12,377,339

0

3,339,309

12,377,339

15,716,647

2,535,853

13,180,794

4,998,603

2003(A)

TIMONIUM SHOPPING CENTER

6,000,000

24,282,998

9,882,940

7,331,195

32,834,743

40,165,938

9,095,445

31,070,493

8,554,407

2003(A)

WALDORF BOWL

225,099

739,362

84,327

235,099

813,688

1,048,787

198,681

850,106

 

2003(A)

WALDORF FIRESTONE

57,127

221,621

(0)

57,127

221,621

278,749

55,903

222,846

 

2003(A)

BANGOR, ME

403,833

1,622,331

93,752

403,833

1,716,083

2,119,916

263,140

1,856,776

 

2001(A)

MALLSIDE PLAZA

6,930,996

17,790,780

(0)

6,930,996

17,790,779

24,721,776

904,072

23,817,703

15,223,681

2007(A)

CLAWSON

1,624,771

6,578,142

4,928,616

1,624,771

11,506,758

13,131,529

3,104,655

10,026,874

 

1993(A)

WHITE LAKE

2,300,050

9,249,607

2,174,315

2,300,050

11,423,922

13,723,972

3,223,343

10,500,629

 

1996(A)

CANTON TWP PLAZA

163,740

926,150

5,168,945

163,740

6,095,094

6,258,835

28,407

6,230,428

 

2005(A)

CLINTON TWP PLAZA

175,515

714,279

1,192,626

175,515

1,906,904

2,082,419

78,432

2,003,987

 

2005(A)

DEARBORN HEIGHTS PLAZA

162,319

497,791

(59,558)

135,889

464,664

600,553

16,265

584,288

 

2005(A)

FARMINGTON

1,098,426

4,525,723

3,068,085

1,098,426

7,593,808

8,692,234

2,325,913

6,366,321

 

1993(A)

LIVONIA

178,785

925,818

833,249

178,785

1,759,067

1,937,852

830,515

1,107,337

 

1968(C)

MUSKEGON

391,500

958,500

825,035

391,500

1,783,535

2,175,035

1,513,808

661,227

 

1985(A)

OKEMOS PLAZA

166,706

591,193

451,362

166,706

1,042,555

1,209,261

11,075

1,198,186

911,702

2005(A)

TAYLOR

1,451,397

5,806,263

275,289

1,451,397

6,081,552

7,532,949

2,173,110

5,359,839

 

1993(A)

WALKER

3,682,478

14,730,060

2,025,130

3,682,478

16,755,190

20,437,668

5,733,755

14,703,913

 

1993(A)

EDEN PRAIRIE PLAZA

882,596

911,373

514,690

882,596

1,426,063

2,308,659

25,212

2,283,446

 

2005(A)

FOUNTAINS AT ARBOR LAKES

28,585,296

66,699,024

6,042,830

28,585,296

72,741,854

101,327,150

2,222,384

99,104,766

 

2006(A)

ROSEVILLE PLAZA

132,842

957,340

3,453,338

132,842

4,410,678

4,543,520

19,734

4,523,786

 

2005(A)

ST. PAUL PLAZA

699,916

623,966

170,050

699,916

794,016

1,493,932

15,789

1,478,143

 

2005(A)

BRIDGETON

-

2,196,834

(0)

 

2,196,834

2,196,834

577,403

1,619,430

 

1997(A)



126




 

 INITIAL COST

 

 

 

 

 

 

 

 

PROPERTIES

LAND

BUILDING
&
IMPROVEMENT

SUBSEQUENT
TO
ACQUISITION

LAND

BUILDING
&
IMPROVEMENT

TOTAL

ACCUMULATED
DEPRECIATION

TOTAL COST,
NET OF ACCUMULATED
DEPRECIATION

ENCUMBRANCES

DATE OF
CONSTRUCTION(C)
ACQUISITION(A)

 

 

 

 

 

 

 

 

 

 

 

CREVE COEUR, WOODCREST/OLIVE

1,044,598

5,475,623

615,905

960,814

6,175,312

7,136,126

1,471,960

5,664,166

 

1998(A)

CRYSTAL CITY, MI

-

234,378

0

 

234,378

234,378

55,229

179,150

 

1997(A)

INDEPENDENCE, NOLAND DR.

1,728,367

8,951,101

130,980

1,731,300

9,079,148

10,810,448

2,182,305

8,628,143

 

1998(A)

NORTH POINT SHOPPING CENTER

1,935,380

7,800,746

243,325

1,935,380

8,044,071

9,979,451

1,852,459

8,126,992

6,779,531

1998(A)

KIRKWOOD

-

9,704,005

10,669,791

 

20,373,796

20,373,796

5,618,555

14,755,241

 

1998(A)

KANSAS CITY

574,777

2,971,191

274,976

574,777

3,246,167

3,820,944

825,346

2,995,597

 

1997(A)

LEMAY

125,879

503,510

3,387,305

451,155

3,565,540

4,016,694

676,113

3,340,581

 

1974(C)

GRAVOIS

1,032,416

4,455,514

10,868,529

1,032,413

15,324,046

16,356,459

6,308,328

10,048,131

 

1972(C)

ST. CHARLES-UNDERDEVELOPED LAND, MO

431,960

-

758,854

431,960

758,855

1,190,814

132,273

1,058,542

 

1998(A)

SPRINGFIELD

2,745,595

10,985,778

5,386,434

2,904,022

16,213,785

19,117,807

4,689,256

14,428,552

 

1994(A)

KMART PARCEL

905,674

3,666,386

4,933,942

905,674

8,600,328

9,506,001

1,153,425

8,352,577

2,536,706

2002(A)

KRC ST. CHARLES

-

550,204

-

 

550,204

550,204

126,970

423,234

 

1998(A)

ST. LOUIS, CHRISTY BLVD.

809,087

4,430,514

1,599,193

809,087

6,029,706

6,838,794

1,267,216

5,571,578

 

1998(A)

OVERLAND

-

4,928,677

723,008

 

5,651,686

5,651,686

1,406,189

4,245,497

 

1997(A)

ST. LOUIS

-

5,756,736

824,684

 

6,581,420

6,581,420

1,622,105

4,959,315

 

1997(A)

ST. LOUIS

-

2,766,644

118,298

 

2,884,942

2,884,942

743,756

2,141,186

 

1997(A)

ST. PETERS

1,182,194

7,423,459

7,008,779

1,053,694

14,560,738

15,614,432

5,409,640

10,204,791

 

1997(A)

SPRINGFIELD,GLENSTONE AVE.

-

608,793

1,734,043

 

2,342,836

2,342,836

437,155

1,905,681

 

1998(A)

KDI-TURTLE CREEK

11,535,281

-

32,618,109

10,347,014

33,806,376

44,153,390

-

44,153,390

30,687,655

2004(C)

BURLINGTON COMMERCE PARK

924,385

-

(0)

924,385

-

924,385

-

924,385

 

2003(C)

CHARLOTTE

919,251

3,570,981

1,056,129

919,251

4,627,110

5,546,361

1,443,164

4,103,198

 

1995(A)

CHARLOTTE

1,783,400

7,139,131

967,863

1,783,400

8,106,994

9,890,394

2,800,617

7,089,777

 

1993(A)

TYVOLA RD.

-

4,736,345

5,560,696

 

10,297,041

10,297,041

5,936,536

4,360,505

 

1986(A)

CROSSROADS PLAZA

767,864

3,098,881

34,566

767,864

3,133,447

3,901,310

604,103

3,297,208

 

2000(A)

KIMCO CARY 696, INC.

2,180,000

8,756,865

438,422

2,256,799

9,118,489

11,375,287

2,242,421

9,132,867

 

1998(A)

DURHAM

1,882,800

7,551,576

1,602,386

1,882,800

9,153,962

11,036,762

2,588,199

8,448,563

 

1996(A)

HILLSBOROUGH CROSSING

519,395

-

(0)

519,395

-

519,395

-

519,395

 

2003(A)

SHOPPES AT MIDWAY PLANTATION

6,681,212

-

27,543,792

6,393,384

27,831,620

34,225,004

-

34,225,004

27,604,642

2005(C)

PARK PLACE

5,388,573

15,046,669

-

5,388,573

15,046,669

20,435,242

315,822

20,119,420

13,821,500

2007(A)

MOORESVILLE CROSSING

12,013,727

30,604,173

-

12,013,727

30,604,173

42,617,900

420,992

42,196,908

 

2007(A)

RALEIGH

5,208,885

20,885,792

10,312,844

5,208,885

31,198,636

36,407,521

8,471,464

27,936,057

 

1993(A)

WAKEFIELD COMMONS II

6,506,450

-

(2,792,179)

2,357,636

1,356,635

3,714,271

-

3,714,271

 

2001(C)

WAKEFIELD CROSSINGS

3,413,932

-

(2,646,147)

591,362

176,423

767,785

-

767,785

 

2001(C)

EDGEWATER PLACE

3,150,000

-

10,125,019

3,062,768

10,212,251

13,275,019

-

13,275,019

11,113,298

2003(C)

WINSTON-SALEM

540,667

719,655

5,064,519

540,667

5,784,174

6,324,841

2,447,548

3,877,293

 

1969(C)

SORENSON PARK PLAZA

5,104,294

-

33,027,392

4,322,887

33,808,799

38,131,686

-

38,131,686

 

2005(C)

NEW LONDON CENTER

4,323,827

10,088,930

1,209,241

4,323,827

11,298,171

15,621,998

875,178

14,746,820

 

2005(A)

ROCKINGHAM

2,660,915

10,643,660

10,601,976

2,660,915

21,245,636

23,906,551

6,118,269

17,788,281

 

1994(A)

BRIDGEWATER NJ

1,982,481

(3,666,959)

9,067,382

1,982,481

5,400,423

7,382,904

2,524,620

4,858,284

 

1998(C)

BAYONNE BROADWAY

1,434,737

3,347,719

2,801,384

1,434,737

6,149,103

7,583,840

558,617

7,025,223

 

2004(A)

BRICKTOWN PLAZA

344,884

1,008,941

0

344,884

1,008,941

1,353,826

29,050

1,324,775

 

2005(A)

BRIDGEWATER PLAZA

350,705

1,361,524

378,545

350,705

1,740,069

2,090,774

36,161

2,054,613

 

2005(A)

CHERRY HILL

2,417,583

6,364,094

1,568,097

2,417,583

7,932,192

10,349,774

4,878,635

5,471,139

 

1985(C)

MARLTON PIKE

-

4,318,534

26,942

 

4,345,476

4,345,476

1,254,959

3,090,517

 

1996(A)

CINNAMINSON

652,123

2,608,491

2,899,696

652,123

5,508,187

6,160,310

1,558,817

4,601,493

 

1996(A)

DEBTFORD PLAZA

930,785

4,384,110

(0)

930,785

4,384,110

5,314,895

20,590

5,294,305

 

2007(A)

HILLSBOROUGH

11,886,809

-

(6,880,755)

5,006,054

-

5,006,054

-

5,006,054

 

2001(C)

HOLMDEL TOWNE CENTER

10,824,624

43,301,494

2,647,505

10,824,624

45,948,999

56,773,622

5,699,386

51,074,237

 

2002(A)

HOLMDEL COMMONS

16,537,556

38,759,952

3,680,128

16,537,556

42,440,081

58,977,637

5,429,641

53,547,996

 

2004(A)

HOWELL PLAZA

311,384

1,143,159

3,278,109

311,384

4,421,268

4,732,652

32,321

4,700,331

 

2005(A)

KENVILLE PLAZA

385,907

1,209,864

94

385,907

1,209,958

1,595,865

59,821

1,536,044

 

2005(A)

STRAUSS DISCOUNT AUTO

1,225,294

91,203

1,528,656

1,228,794

1,616,358

2,845,153

182,653

2,662,500

 

2002(A)

NORTH BRUNSWICK

3,204,978

12,819,912

14,244,130

3,204,978

27,064,042

30,269,020

7,759,999

22,509,021

 

1994(A)

PISCATAWAY TOWN CENTER

3,851,839

15,410,851

419,006

3,851,839

15,829,857

19,681,696

3,849,224

15,832,472

 

1998(A)

RIDGEWOOD

450,000

2,106,566

991,591

450,000

3,098,157

3,548,157

902,324

2,645,833

 

1993(A)

SEA GIRT PLAZA

457,039

1,308,010

173,911

457,039

1,481,921

1,938,960

33,994

1,904,966

 

2005(A)

UNION CRESCENT

7,895,483

3,010,640

-

7,895,483

3,010,640

10,906,123

-

10,906,123

 

2007(A)

WESTMONT

601,655

2,404,604

9,803,117

601,655

12,207,721

12,809,376

3,192,240

9,617,135

 

1994(A)

WEST LONG BRANCH PLAZA

64,976

1,700,782

217,384

64,976

1,918,167

1,983,142

9,021

1,974,121

 

2005(A)

SYCAMORE PLAZA

1,404,443

5,613,270

258,750

1,404,443

5,872,020

7,276,463

1,541,780

5,734,683

 

1998(A)

PLAZA PASEO DEL-NORTE

4,653,197

18,633,584

512,766

4,653,197

19,146,349

23,799,547

4,714,789

19,084,758

 

1998(A)

JUAN TABO, ALBUQUERQUE

1,141,200

4,566,817

293,273

1,141,200

4,860,090

6,001,290

1,163,052

4,838,238

 

1998(A)

COMP USA CENTER

2,581,908

5,798,092

401,504

2,581,908

6,199,596

8,781,504

2,186,257

6,595,247

3,499,647

2006(A)

DEL MONTE PLAZA

2,489,429

5,590,415

414,612

2,489,429

6,005,027

8,494,457

502,830

7,991,627

4,615,018

2006(A)

D'ANDREA MARKETPLACE

11,556,067

29,435,364

-

11,556,067

29,435,364

40,991,432

507,119

40,484,312

16,783,162

2007(A)

KEY BANK BUILDING

1,500,000

40,486,755

-

1,500,000

40,486,755

41,986,755

2,672,693

39,314,062

31,930,212

2006(A)

BRIDGEHAMPTON

1,811,752

3,107,232

23,469,329

1,858,188

26,530,124

28,388,313

11,512,133

16,876,180

 

1972(C)

TWO GUYS AUTO GLASS

105,497

436,714

-

105,497

436,714

542,211

53,186

489,025

 

2003(A)

GENOVESE DRUG STORE

564,097

2,268,768

-

564,097

2,268,768

2,832,865

276,746

2,556,119

 

2003(A)

KINGS HIGHWAY

2,743,820

6,811,268

1,346,027

2,743,820

8,157,294

10,901,115

928,960

9,972,154

2,795,655

2004(A)

HOMEPORT-RALPH AVENUE

4,414,466

11,339,857

3,077,009

4,414,467

14,416,867

18,831,333

1,319,143

17,512,190

6,108,899

2004(A)

BAYRIDGE

2,569,768

6,251,197

6,172,414

2,569,768

12,423,611

14,993,378

1,077,115

13,916,264

3,950,314

2004(A)

BELLMORE

1,272,269

3,183,547

381,803

1,272,269

3,565,350

4,837,619

390,480

4,447,138

868,270

2004(A)



127




 

 INITIAL COST

 

 

 

 

 

 

 

 

PROPERTIES

LAND

BUILDING
&
IMPROVEMENT

SUBSEQUENT
TO
ACQUISITION

LAND

BUILDING
&
IMPROVEMENT

TOTAL

ACCUMULATED
DEPRECIATION

TOTAL COST,
NET OF ACCUMULATED
DEPRECIATION

ENCUMBRANCES

DATE OF
CONSTRUCTION(C)
ACQUISITION(A)

 

 

 

 

 

 

 

 

 

 

 

STRAUSS CASTLE HILL PLAZA

310,864

725,350

241,828

310,864

967,178

1,278,042

72,156

1,205,886

 

2005(A)

STRAUSS UTICA AVENUE

347,633

811,144

270,431

347,633

1,081,575

1,429,208

80,691

1,348,517

 

2005(A)

MARKET AT BAY SHORE

12,359,621

30,707,802

579,806

12,359,621

31,287,609

43,647,229

2,866,108

40,781,121

15,170,254

2006(A)

BARNES AVE & GUN HILL ROAD

6,795,371

-

-

6,795,371

-

6,795,371

-

6,795,371

 

2007(A)

231 STREET

3,565,239

-

-

3,565,239

-

3,565,239

-

3,565,239

 

2007(A)

KING KULLEN PLAZA

5,968,082

23,243,404

992,102

5,980,130

24,223,458

30,203,588

6,426,504

23,777,084

 

1998(A)

KDI-CENTRAL ISLIP TOWN CENTER

13,733,950

1,266,050

(171,770)

5,088,852

9,739,378

14,828,230

-

14,828,230

9,380,000

2004(C)

PATHMARK SC

6,714,664

17,359,161

412,289

6,714,664

17,771,450

24,486,114

1,017,689

23,468,425

7,392,692

2006(A)

BIRCHWOOD PLAZA COMMACK

3,630,000

4,774,791

-

3,630,000

4,774,791

8,404,791

128,116

8,276,675

 

2007(A)

ELMONT

3,011,658

7,606,066

2,194,924

3,011,658

9,800,989

12,812,648

1,035,525

11,777,123

3,495,909

2004(A)

FRANKLIN SQUARE

1,078,541

2,516,581

2,631,720

1,078,541

5,148,301

6,226,842

461,341

5,765,500

 

2004(A)

KISSENA BOULEVARD SC

11,610,000

2,933,487

-

11,610,000

2,933,487

14,543,487

274,074

14,269,413

 

2007(A)

HAMPTON BAYS

1,495,105

5,979,320

490,491

1,495,105

6,469,811

7,964,916

3,492,805

4,472,111

 

1989(A)

HICKSVILLE

3,542,739

8,266,375

1,080,379

3,542,739

9,346,754

12,889,493

1,001,764

11,887,729

 

2004(A)

100 WALT WHITMAN ROAD

5,300,000

8,167,577

-

5,300,000

8,167,577

13,467,577

221,153

13,246,424

 

2007(A)

BP AMOCO GAS STATION

1,110,593

-

-

1,110,593

-

1,110,593

-

1,110,593

 

2007(A)

STRAUSS LIBERTY AVENUE

305,969

713,927

238,695

305,969

952,623

1,258,591

70,326

1,188,265

 

2005(A)

BIRCHWOOD PLAZA (NORTH & SOUTH)

12,368,330

33,071,495

-

12,368,330

33,071,495

45,439,825

570,761

44,869,064

 

2007(A)

501 NORTH BROADWAY

-

1,175,543

-

 

1,175,543

1,175,543

19,235

1,156,308

 

2007(A)

MERRYLANE (P/L)

1,485,531

1,749

0

1,485,531

1,749

1,487,280

15

1,487,265

 

2007(A)

DOUGLASTON SHOPPING CENTER

3,277,254

13,161,218

145,677

3,277,253

13,306,895

16,584,148

1,609,845

14,974,303

 

2003(A)

STRAUSS MERRICK BLVD

450,582

1,051,359

351,513

450,582

1,402,872

1,853,454

104,662

1,748,792

 

2005(A)

MANHASSET VENTURE LLC

4,567,003

19,165,808

25,755,087

4,421,939

45,065,959

49,487,898

8,776,077

40,711,821

 

1999(A)

MASPETH QUEENS-DUANE READE

1,872,013

4,827,940

931,187

1,872,013

5,759,126

7,631,139

575,149

7,055,990

2,777,571

2004(A)

MASSAPEQUA

1,880,816

4,388,549

959,261

1,880,816

5,347,810

7,228,626

627,389

6,601,237

 

2004(A)

STRAUSS EAST 14TH STREET

1,455,653

3,396,523

1,129,302

1,455,653

4,525,825

5,981,478

333,941

5,647,537

 

2005(A)

BIRCHWOOD PARK DRIVE (LAND LOT)

3,507,162

4,126

0

3,507,162

4,126

3,511,289

34

3,511,254

 

2007(A)

367-369 BLEEKER STREET

1,425,000

4,958,097

(3,872,769)

506,164

2,004,164

2,510,328

111,519

2,398,809

 

2004(A)

92 PERRY STREET

2,106,250

6,318,750

(2,131,509)

1,097,200

5,196,291

6,293,491

289,406

6,004,085

 

2005(A)

82 CHRISTOPHER STREET

972,813

2,974,676

259,166

925,000

3,281,654

4,206,654

178,934

4,027,720

3,049,816

2005(A)

387 BLEEKER STREET

925,000

3,056,933

0

925,000

3,056,933

3,981,933

146,484

3,835,450

2,960,000

2006(A)

19 GREENWICH STREET

1,262,500

3,930,801

121,754

1,262,500

4,052,555

5,315,055

135,172

5,179,883

4,038,855

2006(A)

PREF. EQUITY 100 VANDAM

5,125,000

16,143,321

145,288

6,384,561

15,029,049

21,413,610

497,260

20,916,349

16,400,000

2006(A)

PREF. EQUITY-30 WEST 21ST STREET

6,250,000

21,974,274

-

6,250,000

21,974,274

28,224,274

-

28,224,274

19,199,579

2007(A)

MINEOLA SC

4,150,000

7,520,692

-

4,150,000

7,520,692

11,670,692

205,259

11,465,433

 

2007(A)

4452 BROADWAY

12,412,724

-

-

12,412,724

-

12,412,724

-

12,412,724

 

2007(A)

AMERICAN MUFFLER SHOP

76,056

325,567

-

76,056

325,567

401,624

39,582

362,042

 

2003(A)

PLAINVIEW

263,693

584,031

9,737,514

263,693

10,321,545

10,585,238

4,089,037

6,496,200

 

1969(C)

POUGHKEEPSIE

876,548

4,695,659

12,637,100

876,548

17,332,759

18,209,307

6,929,012

11,280,296

 

1972(C)

STRAUSS JAMAICA AVENUE

1,109,714

2,589,333

596,178

1,109,714

3,185,511

4,295,225

235,096

4,060,129

 

2005(A)

SYOSSET, NY

106,655

76,197

1,503,476

106,655

1,579,673

1,686,328

786,464

899,864

 

1990(C)

STATEN ISLAND

2,280,000

9,027,951

5,166,389

2,280,000

14,194,340

16,474,340

7,058,656

9,415,683

 

1989(A)

STATEN ISLAND

2,940,000

11,811,964

1,044,562

3,148,424

12,648,101

15,796,526

3,212,197

12,584,329

214,251

1997(A)

STATEN ISLAND PLAZA

5,600,744

6,788,460

452,440

5,600,744

7,240,900

12,841,644

63,076

12,778,568

 

2005(A)

HYLAN PLAZA

28,723,536

38,232,267

33,443,707

28,723,536

71,675,975

100,399,510

8,726,195

91,673,316

 

2006(A)

STOP N SHOP STATEN ISLAND

4,558,592

10,441,408

155,848

4,558,592

10,597,256

15,155,848

1,499,317

13,656,531

 

2005(A)

WEST GATES

1,784,718

9,721,970

(1,936,030)

1,784,718

7,785,940

9,570,658

4,128,016

5,442,642

 

1993(A)

WHITE PLAINS

1,777,775

4,453,894

2,008,106

1,777,775

6,462,000

8,239,774

808,953

7,430,822

3,515,132

2004(A)

YONKERS

871,977

3,487,909

-

871,977

3,487,909

4,359,886

1,310,301

3,049,585

 

1998(A)

STRAUSS ROMAINE AVENUE

782,459

1,825,737

610,420

782,459

2,436,158

3,218,616

181,751

3,036,866

 

2005(A)

AKRON WATERLOO

437,277

1,912,222

4,131,997

437,277

6,044,219

6,481,496

2,543,877

3,937,618

 

1975(C)

WEST MARKET ST.

560,255

3,909,430

379,484

560,255

4,288,914

4,849,169

2,422,916

2,426,253

 

1999(A)

BARBERTON

505,590

1,948,135

3,326,621

505,590

5,274,756

5,780,346

2,582,667

3,197,679

 

1972(C)

BRUNSWICK

771,765

6,058,560

2,090,329

771,765

8,148,889

8,920,654

5,822,765

3,097,890

 

1975(C)

BEAVERCREEK

635,228

3,024,722

3,038,568

635,228

6,063,290

6,698,518

4,177,867

2,520,651

 

1986(A)

CANTON

792,985

1,459,031

4,695,392

792,985

6,154,423

6,947,408

4,078,203

2,869,205

 

1972(C)

CAMBRIDGE

-

1,848,195

983,853

473,060

2,358,988

2,832,048

2,012,367

819,681

 

1973(C)

MORSE RD.

835,386

2,097,600

2,755,844

835,386

4,853,445

5,688,830

2,692,701

2,996,129

 

1988(A)

HAMILTON RD.

856,178

2,195,520

3,844,830

856,178

6,040,351

6,896,528

3,191,597

3,704,932

 

1988(A)

OLENTANGY RIVER RD.

764,517

1,833,600

2,340,830

764,517

4,174,430

4,938,947

2,765,134

2,173,813

 

1988(A)

W. BROAD ST.

982,464

3,929,856

3,177,920

969,804

7,120,436

8,090,240

3,702,975

4,387,266

 

1988(A)

RIDGE ROAD

1,285,213

4,712,358

10,599,832

1,285,213

15,312,190

16,597,403

4,221,783

12,375,620

 

1992(A)

GLENWAY AVE

530,243

3,788,189

527,010

530,243

4,315,198

4,845,441

2,532,434

2,313,007

 

1999(A)

SPRINGDALE

3,205,653

14,619,732

4,814,341

3,205,653

19,434,073

22,639,726

8,965,719

13,674,007

 

1992(A)

GLENWAY CROSSING

699,359

3,112,047

1,232,339

699,359

4,344,386

5,043,745

718,376

4,325,369

 

2000(A)

HIGHLAND RIDGE PLAZA

1,540,000

6,178,398

141,991

1,540,000

6,320,389

7,860,389

1,306,833

6,553,556

 

1999(A)

HIGHLAND PLAZA

702,074

667,463

76,380

702,074

743,843

1,445,917

21,136

1,424,781

 

2005(A)

MONTGOMERY PLAZA

530,893

1,302,656

1,156,315

530,893

2,458,971

2,989,864

37,625

2,952,240

 

2005(A)

SHILOH SPRING RD.

-

1,735,836

3,283,247

1,105,183

3,913,901

5,019,083

2,573,513

2,445,570

 

1969(C)

OAKCREEK

1,245,870

4,339,637

3,965,637

1,245,871

8,305,273

9,551,144

5,148,030

4,403,113

 

1984(A)

SALEM AVE.

665,314

347,818

5,443,143

665,314

5,790,961

6,456,275

2,899,152

3,557,123

 

1988(A)

KETTERING

1,190,496

4,761,984

681,243

1,190,496

5,443,227

6,633,723

3,135,113

3,498,610

 

1988(A)

KENT, OH

6,254

3,028,914

-

6,254

3,028,914

3,035,168

1,479,908

1,555,260

 

1999(A)



128




 

 INITIAL COST

 

 

 

 

 

 

 

 

PROPERTIES

LAND

BUILDING
&
IMPROVEMENT

SUBSEQUENT
TO
ACQUISITION

LAND

BUILDING
&
IMPROVEMENT

TOTAL

ACCUMULATED
DEPRECIATION

TOTAL COST,
NET OF ACCUMULATED
DEPRECIATION

ENCUMBRANCES

DATE OF
CONSTRUCTION(C)
ACQUISITION(A)

 

 

 

 

 

 

 

 

 

 

 

KENT

2,261,530

-

0

2,261,530

-

2,261,530

-

2,261,530

 

1995(A)

MENTOR

503,981

2,455,926

2,258,691

371,295

4,847,303

5,218,598

2,324,413

2,894,185

 

1987(A)

MIDDLEBURG HEIGHTS

639,542

3,783,096

29,683

639,542

3,812,779

4,452,321

2,139,842

2,312,479

 

1999(A)

MENTOR ERIE COMMONS.

2,234,474

9,648,000

5,305,316

2,234,474

14,953,316

17,187,790

6,624,657

10,563,133

 

1988(A)

MALLWOODS CENTER

294,232

-

1,184,543

294,232

1,184,543

1,478,775

157,195

1,321,580

 

1999(C)

NORTH OLMSTED

626,818

3,712,045

35,000

626,818

3,747,045

4,373,862

2,057,245

2,316,617

 

1999(A)

ORANGE OHIO

3,783,875

-

(2,449,086)

921,704

413,085

1,334,789

-

1,334,789

 

2001(C)

UPPER ARLINGTON

504,256

2,198,476

8,944,129

1,255,544

10,391,317

11,646,861

6,438,878

5,207,983

 

1969(C)

WICKLIFFE

610,991

2,471,965

1,405,293

610,991

3,877,258

4,488,249

1,171,702

3,316,547

 

1995(A)

CHARDON ROAD

481,167

5,947,751

2,154,396

481,167

8,102,146

8,583,314

3,348,540

5,234,774

 

1999(A)

WESTERVILLE

1,050,431

4,201,616

8,085,028

1,050,431

12,286,644

13,337,075

5,194,819

8,142,256

 

1988(A)

EDMOND

477,036

3,591,493

8,900

477,036

3,600,393

4,077,429

911,628

3,165,802

 

1997(A)

CENTENNIAL PLAZA

4,650,634

18,604,307

1,230,555

4,650,634

19,834,862

24,485,496

5,078,854

19,406,643

 

1998(A)

KDI-MCMINNVILLE

4,062,327

-

106,699

4,062,327

106,699

4,169,026

-

4,169,026

 

2006(C)

ALLEGHENY

-

30,061,177

59,094

 

30,120,271

30,120,271

2,662,524

27,457,747

 

2004(A)

SUBURBAN SQUARE

70,679,871

166,351,381

-

70,679,871

166,351,381

237,031,252

4,595,734

232,435,518

117,000,000

2007(A)

CHIPPEWA

2,881,525

11,526,101

153,289

2,881,525

11,679,391

14,560,916

2,382,074

12,178,842

9,542,228

2000(A)

BROOKHAVEN PLAZA

254,694

973,318

128,835

254,694

1,102,152

1,356,847

21,217

1,335,630

 

2005(A)

CARNEGIE

-

3,298,908

17,747

 

3,316,655

3,316,655

680,340

2,636,316

 

1999(A)

CENTER SQUARE

731,888

2,927,551

1,236,799

731,888

4,164,351

4,896,238

1,292,196

3,604,043

 

1996(A)

WAYNE PLAZA

6,036,818

15,373,763

-

6,036,818

15,373,763

21,410,581

30,911

21,379,670

14,288,894

2007(A)

CHAMBERSBURG CROSSING

9,090,288

-

25,035,574

9,090,288

25,035,574

34,125,863

-

34,125,863

 

2006(C)

EAST STROUDSBURG

1,050,000

2,372,628

1,243,804

1,050,000

3,616,432

4,666,432

2,810,817

1,855,615

 

1973(C)

EXTON

176,666

4,895,360

-

176,666

4,895,360

5,072,026

1,004,177

4,067,850

 

1999(A)

EXTON

731,888

2,927,551

0

731,888

2,927,551

3,659,439

850,742

2,808,697

 

1996(A)

EASTWICK

889,001

2,762,888

3,074,728

889,001

5,837,616

6,726,617

1,522,603

5,204,015

4,319,275

1997(A)

EXTON PLAZA

294,378

1,404,778

1,098,708

294,378

2,503,485

2,797,864

24,081

2,773,782

 

2005(A)

FEASTERVILLE

520,521

2,082,083

180,786

520,521

2,262,869

2,783,390

603,487

2,179,903

 

1996(A)

GETTYSBURG

74,626

671,630

101,519

74,626

773,149

847,775

746,036

101,738

 

1986(A)

HARRISBURG, PA

452,888

6,665,238

3,955,034

452,888

10,620,272

11,073,160

5,376,209

5,696,951

 

2002(A)

HAMBURG

439,232

-

2,023,428

494,982

1,967,677

2,462,660

290,559

2,172,101

2,410,388

2000(C)

HAVERTOWN

731,888

2,927,551

0

731,888

2,927,551

3,659,439

850,742

2,808,697

 

1996(A)

NORRISTOWN

686,134

2,664,535

3,355,299

774,084

5,931,884

6,705,968

3,717,759

2,988,209

 

1984(A)

NEW KENSINGTON

521,945

2,548,322

676,040

521,945

3,224,362

3,746,307

2,823,486

922,821

 

1986(A)

PHILADELPHIA

731,888

2,927,551

0

731,888

2,927,551

3,659,439

850,742

2,808,697

 

1996(A)

GALLERY, PHILADELPHIA PA

-

-

2,464,780

 

2,464,780

2,464,780

10,231

2,454,549

 

1996(A)

PHILADELPHIA PLAZA

209,197

1,373,843

219,383

209,197

1,593,226

1,802,423

49,680

1,752,742

 

2005(A)

STRAUSS WASHINGTON AVENUE

424,659

990,872

468,821

424,659

1,459,693

1,884,352

108,960

1,775,392

 

2005(A)

35 NORTH 3RD LLC

451,789

3,089,294

-

451,789

3,089,294

3,541,083

73

3,541,010

 

2007(A)

1628 WALNUT STREET

912,686

2,747,260

-

912,686

2,747,260

3,659,946

-

3,659,946

 

2007(A)

1701 WALNUT STREET

3,066,099

9,558,521

-

3,066,099

9,558,521

12,624,620

-

12,624,620

 

2007(A)

120-122 MARKET STREET

752,309

2,707,474

-

752,309

2,707,474

3,459,783

-

3,459,783

 

2007(A)

242-244 MARKET STREET

704,263

2,117,182

-

704,263

2,117,182

2,821,445

-

2,821,445

 

2007(A)

1401 WALNUT ST LOWER ESTATE

2,709,288

50,921,269

-

2,709,288

50,921,269

53,630,557

413,377

53,217,179

 

2007(A)

1831-33 CHESTNUT STREET

1,982,143

5,982,231

-

1,982,143

5,982,231

7,964,374

-

7,964,374

 

2007(A)

RICHBORO

788,761

3,155,044

11,831,096

976,439

14,798,461

15,774,901

6,976,831

8,798,070

 

1986(A)

SPRINGFIELD

919,998

4,981,589

1,687,914

920,000

6,669,501

7,589,501

4,895,752

2,693,749

 

1983(A)

UPPER DARBY

231,821

927,286

5,070,766

231,821

5,998,052

6,229,873

1,505,956

4,723,917

3,393,715

1996(A)

WEST MIFFLIN

1,468,341

-

1

1,468,342

-

1,468,342

-

1,468,342

 

1986(A)

WHITEHALL

-

5,195,577

0

 

5,195,577

5,195,577

1,509,827

3,685,751

 

1996(A)

E. PROSPECT ST.

604,826

2,755,314

427,188

604,826

3,182,502

3,787,328

2,887,495

899,833

 

1986(A)

W. MARKET ST.

188,562

1,158,307

0

188,562

1,158,307

1,346,869

1,158,307

188,562

 

1986(A)

REXVILLE TOWN CENTER

24,872,982

48,688,161

6,018,321

25,678,064

53,901,400

79,579,464

3,688,668

75,890,796

41,981,198

2006(A)

PLAZA CENTRO - COSTCO

3,627,973

10,752,213

1,562,235

3,866,206

12,076,214

15,942,420

1,831,247

14,111,173

 

2006(A)

PLAZA CENTRO - MALL

19,873,263

58,719,179

6,196,564

19,655,368

65,133,637

84,789,005

9,882,875

74,906,130

 

2006(A)

PLAZA CENTRO - RETAIL

5,935,566

16,509,748

2,096,753

6,026,070

18,515,997

24,542,067

2,809,261

21,732,806

 

2006(A)

PLAZA CENTRO - SAM'S CLUB

6,643,224

20,224,758

2,372,321

6,520,090

22,720,213

29,240,303

5,114,493

24,125,810

 

2006(A)

LOS COLOBOS - BUILDERS SQUARE

4,404,593

9,627,903

1,443,721

4,461,145

11,015,073

15,476,218

1,561,916

13,914,301

 

2006(A)

LOS COLOBOS - KMART

4,594,944

10,120,147

767,917

4,402,338

11,080,670

15,483,008

1,630,195

13,852,812

 

2006(A)

LOS COLOBOS I

12,890,882

26,046,669

3,262,438

13,613,375

28,586,614

42,199,990

4,042,323

38,157,666

 

2006(A)

LOS COLOBOS II

14,893,698

30,680,556

3,290,802

15,142,301

33,722,756

48,865,057

4,786,348

44,078,709

 

2006(A)

WESTERN PLAZA - MAYAQUEZ ONE

10,857,773

12,252,522

1,190,961

11,241,993

13,059,264

24,301,257

1,520,496

22,780,760

 

2006(A)

WESTERN PLAZA - MAYAGUEZ TWO

16,874,345

19,911,045

1,268,584

16,872,647

21,181,327

38,053,975

2,853,010

35,200,964

18,282,334

2006(A)

MANATI VILLA MARIA SC

2,781,447

5,673,119

445,477

2,626,895

6,273,147

8,900,042

1,942,634

6,957,409

5,036,244

2006(A)

PONCE TOWN CENTER

14,432,778

28,448,754

3,771,196

15,151,981

31,500,747

46,652,729

1,762,174

44,890,555

24,481,039

2006(A)

TRUJILLO ALTO PLAZA

12,053,673

24,445,858

3,016,008

12,507,048

27,008,492

39,515,540

3,738,353

35,777,187

14,518,562

2006(A)

MARSHALL PLAZA, CRANSTON RI

1,886,600

7,575,302

1,150,982

1,886,600

8,726,284

10,612,884

2,223,515

8,389,369

 

1998(A)

CHARLESTON

730,164

3,132,092

5,484,188

730,164

8,616,280

9,346,444

3,526,251

5,820,193

 

1978(C)

CHARLESTON

1,744,430

6,986,094

4,058,531

1,744,430

11,044,625

12,789,055

3,097,449

9,691,606

 

1995(A)

FLORENCE

1,465,661

6,011,013

124,756

1,465,661

6,135,769

7,601,430

1,618,832

5,982,598

 

1997(A)

GREENVILLE

2,209,812

8,850,864

2,829,140

2,209,811

11,680,005

13,889,816

2,566,632

11,323,184

 

1997(A)

NORTH CHARLESTON

744,093

2,974,990

146,365

744,093

3,121,355

3,865,447

590,903

3,274,544

1,709,996

2000(A)

N. CHARLESTON

2,965,748

11,895,294

1,229,638

2,965,748

13,124,931

16,090,680

3,136,940

12,953,740

 

1997(A)



129




 

 INITIAL COST

 

 

 

 

 

 

 

 

PROPERTIES

LAND

BUILDING
&
IMPROVEMENT

SUBSEQUENT
TO
ACQUISITION

LAND

BUILDING
&
IMPROVEMENT

TOTAL

ACCUMULATED
DEPRECIATION

TOTAL COST,
NET OF ACCUMULATED
DEPRECIATION

ENCUMBRANCES

DATE OF
CONSTRUCTION(C)
ACQUISITION(A)

 

 

 

 

 

 

 

 

 

 

 

KDI-HARPETH VILLAGE SC

4,119,997

-

8,926,435

2,920,692

10,125,739

13,046,432

-

13,046,432

11,974,591

2006(C)

MADISON

-

4,133,904

2,758,407

 

6,892,311

6,892,311

4,790,383

2,101,928

 

1978(C)

HICKORY RIDGE COMMONS

596,347

2,545,033

21,750

596,347

2,566,783

3,163,130

490,506

2,672,624

 

2000(A)

TROLLEY STATION

3,303,682

13,218,740

61,300

3,303,682

13,280,040

16,583,722

3,140,519

13,443,203

9,767,454

1998(A)

RIVERGATE STATION

7,135,070

19,091,078

1,995,066

7,135,070

21,086,144

28,221,214

4,124,616

24,096,598

15,242,004

2004(A)

MARKET PLACE AT RIVERGATE

2,574,635

10,339,449

1,103,917

2,574,635

11,443,366

14,018,001

2,721,153

11,296,848

 

1998(A)

RIVERGATE, TN

3,038,561

12,157,408

3,045,869

3,038,561

15,203,277

18,241,838

3,350,266

14,891,572

 

1998(A)

CENTER OF THE HILLS, TX

2,923,585

11,706,145

643,559

2,923,585

12,349,704

15,273,289

2,997,039

12,276,250

 

1998(A)

ARLINGTON

3,160,203

2,285,377

1

3,160,203

2,285,378

5,445,582

594,954

4,850,628

 

1997(A)

DOWLEN CENTER

2,244,581

-

(1,041,611)

484,828

718,142

1,202,970

-

1,202,970

 

2002(C)

BURLESON

9,974,390

810,314

(9,426,038)

1,373,692

(15,026)

1,358,666

-

1,358,666

 

2000(C)

BAYTOWN

500,422

2,431,651

437,341

500,422

2,868,992

3,369,414

762,582

2,606,833

 

1996(A)

LAS TIENDAS PLAZA

8,678,107

-

23,626,353

7,943,925

24,360,535

32,304,460

-

32,304,460

 

2005(C)

CORPUS CHRISTI, TX

-

944,562

3,208,000

 

4,152,562

4,152,562

680,874

3,471,688

 

1997(A)

DALLAS

1,299,632

5,168,727

7,434,369

1,299,632

12,603,096

13,902,728

9,283,360

4,619,368

 

1969(C)

MONTGOMERY PLAZA

6,203,205

-

44,466,582

6,203,205

44,466,582

50,669,787

-

50,669,787

37,097,058

2003(C)

PRESTON LEBANON CROSSING

13,552,180

-

12,954,122

13,552,180

12,954,122

26,506,302

-

26,506,302

 

2006(C)

KDI-LAKE PRAIRIE TOWN CROSSING

7,897,491

-

22,366,915

7,722,108

22,542,298

30,264,406

-

30,264,406

26,077,888

2006(C)

CENTER AT BAYBROOK

6,941,017

27,727,491

3,965,605

7,063,186

31,570,926

38,634,113

6,969,656

31,664,456

 

1998(A)

HARRIS COUNTY

1,843,000

7,372,420

1,031,027

2,003,260

8,243,187

10,246,447

2,136,824

8,109,623

 

1997(A)

SHARPSTOWN COURT

1,560,010

6,245,807

356,379

1,560,010

6,602,186

8,162,196

1,460,083

6,702,113

5,467,177

1999(A)

CYPRESS TOWNE CENTER

6,033,932

-

(3,495,388)

1,405,968

1,132,576

2,538,544

-

2,538,544

 

2003(C)

SHOPS AT VISTA RIDGE

3,257,199

13,029,416

163,901

3,257,199

13,193,316

16,450,516

3,272,135

13,178,381

16,724,665

1998(A)

VISTA RIDGE PLAZA

2,926,495

11,716,483

1,959,391

2,926,495

13,675,874

16,602,369

3,240,990

13,361,379

 

1998(A)

VISTA RIDGE PHASE II

2,276,575

9,106,300

92,406

2,276,575

9,198,706

11,475,281

2,153,891

9,321,390

 

1998(A)

SOUTH PLAINES PLAZA, TX

1,890,000

7,555,099

0

1,890,000

7,555,099

9,445,099

1,934,863

7,510,237

 

1998(A)

MESQUITE

520,340

2,081,356

752,043

520,340

2,833,400

3,353,739

902,110

2,451,629

 

1995(A)

MESQUITE TOWN CENTER

3,757,324

15,061,644

1,675,675

3,757,324

16,737,319

20,494,643

4,080,375

16,414,267

 

1998(A)

NEW BRAUNSFELS

840,000

3,360,000

-

840,000

3,360,000

4,200,000

388,440

3,811,560

 

2003(A)

KDI-HARMON TOWNE CROSSING

7,815,750

187,300

0

7,815,750

187,300

8,003,050

-

8,003,050

4,944,702

2007(C)

FORUM AT OLYMPIA PARKWAY-DEV

668,781

-

(638,592)

 

30,189

30,189

-

30,189

 

1999(C)

PARKER PLAZA

7,846,946

-

0

7,846,946

-

7,846,946

-

7,846,946

 

2005(C)

PLANO

500,414

2,830,835

0

500,414

2,830,835

3,331,249

811,048

2,520,201

 

1996(A)

SOUTHLAKE OAKS

3,011,260

7,669,686

-

3,011,260

7,669,686

10,680,946

618,411

10,062,535

6,409,971

2007(A)

WEST OAKS

500,422

2,001,687

26,291

500,422

2,027,978

2,528,400

614,436

1,913,964

 

1996(A)

MARKET STREET AT WOODLANDS

10,920,168

-

(10,847,110)

-

73,058

73,058

-

73,058

 

2002(C)

OGDEN

213,818

855,275

4,279,007

850,699

4,497,401

5,348,100

1,528,395

3,819,705

 

1967(C)

COLONIAL HEIGHTS

125,376

3,476,073

32,420

125,376

3,508,493

3,633,869

722,336

2,911,533

 

1999(A)

OLD TOWN VILLAGE

4,500,000

41,569,735

-

4,500,000

41,569,735

46,069,735

-

46,069,735

16,467,827

2007(A)

MANASSAS

1,788,750

7,162,661

314,489

1,788,750

7,477,150

9,265,900

1,976,274

7,289,625

 

1997(A)

RICHMOND

82,544

2,289,288

280,600

82,544

2,569,889

2,652,432

372,197

2,280,235

 

1999(A)

RICHMOND

670,500

2,751,375

(0)

670,500

2,751,375

3,421,875

888,553

2,533,322

 

1995(A)

VALLEY VIEW SHOPPING CENTER

3,440,018

8,054,004

733,871

3,440,018

8,787,875

12,227,893

904,775

11,323,118

 

2004(A)

MANCHESTER SHOPPING CENTER

2,722,461

6,403,866

577,098

2,722,461

6,980,964

9,703,425

1,306,101

8,397,324

 

2004(A)

AUBURN NORTH

7,785,841

18,157,625

-

7,785,841

18,157,625

25,943,467

728,729

25,214,737

 

2007(A)

CHARLES TOWN

602,000

3,725,871

10,943,677

602,000

14,669,548

15,271,548

6,900,083

8,371,465

 

1985(A)

RIVERWALK PLAZA

2,708,290

10,841,674

148,349

2,708,290

10,990,023

13,698,313

2,506,794

11,191,519

 

1999(A)

BLUE RIDGE

12,346,900

71,529,796

2,345,014

16,906,894

69,314,816

86,221,710

10,902,671

75,319,039

17,380,793

2005(A)

MEXICO-APODACA LAND FUND

5,280,441

-

-

5,280,441

-

5,280,441

-

5,280,441

 

2007(A)

MEXICO-GIGANTE ACQ

7,568,417

19,878,026

-

7,568,417

19,878,026

27,446,443

623,979

26,822,464

 

2007(A)

MEXICO-LINDAVISTA

19,352,453

-

19,586,988

19,554,673

19,384,768

38,939,441

-

38,939,441

 

2006(C)

MEXICO-MAZATLAN MEXICO LAND

12,564,535

-

-

12,564,535

-

12,564,535

-

12,564,535

 

2007(A)

MEXICO-MOTOROLA

47,272,528

-

23,961,758

47,877,602

23,356,684

71,234,286

-

71,234,286

 

2006(C)

MEXICO-NON ADM GRAND PLZ CANCUN

13,976,402

35,593,236

-

13,976,402

35,593,236

49,569,638

-

49,569,638

 

2007(A)

MEXICO-NON ADM LAGO REAL

11,336,743

-

-

11,336,743

-

11,336,743

-

11,336,743

 

2007(A)

MEXICO-NON ADM LOS CABOS

10,873,070

1,257,517

-

10,873,070

1,257,517

12,130,587

-

12,130,587

 

2007(A)

MEXICO-NUEVO LAREDO

10,627,540

-

9,302,852

10,867,858

9,062,534

19,930,392

-

19,930,392

 

2006(C)

MEXICO-PACHUCA WAL-MART

3,621,985

-

6,637,065

3,843,454

6,415,596

10,259,050

567,052

9,691,998

 

2005(C)

MEXICO-PLAZA CENTENARIO

3,388,861

-

-

3,388,861

-

3,388,861

-

3,388,861

 

2007(A)

MEXICO-PLAZA SAN JUAN

9,631,035

-

1,244,358

9,664,208

1,211,185

10,875,393

-

10,875,393

 

2006(C)

MEXICO-PLAZA SORIANA

2,639,975

346,945

-

2,639,975

346,945

2,986,920

-

2,986,920

 

2007(A)

MEXICO-SALTILLO II

11,150,023

-

18,438,702

11,299,388

18,289,337

29,588,725

1,038,962

28,549,763

 

2005(C)

MEXICO-SAN PEDRO

3,309,654

13,238,616

(923,452)

4,179,622

11,445,196

15,624,818

349,355

15,275,463

 

2006(A)

MEXICO-TAPACHULA

13,716,428

-

-

13,716,428

-

13,716,428

-

13,716,428

 

2007(A)

MEXICO-WALDO ACQ

8,929,278

16,888,627

-

8,929,278

16,888,627

25,817,905

525,015

25,292,890

 

2007(A)

BALANCE OF PORTFOLIO

133,248,688

4,492,127

60,828,807

136,179,328

62,390,294

198,569,623

20,403,814

178,165,809

-

 

 

 

 

 

$ 1,838,959,724

$ 5,486,075,096

$ 7,325,034,820

$ 977,443,829

$ 6,347,590,991

$ 1,084,649,964

 



130




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


Buildings and building improvements

15 to 50 years

Fixtures, leasehold and tenant improvements

Terms of leases or useful lives, whichever is shorter

(including certain identified intangible assets)


The aggregate cost for Federal income tax purposes was approximately $ 6.6 billion at December 31, 2007.


The changes in total real estate assets for the years ended December 31, 2007, 2006 and 2005, are as follows:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2007

2006

2005

 

 

 

 

 

Balance, beginning of period

$ 6,001,319,025

$  4,560,405,547

$  4,092,222,479

 

 

 

 

 

Acquisitions

1,113,409,534

2,719,840,791

490,125,913

 

 

 

 

 

Improvements

497,102,382

505,353,494

410,280,045

 

 

 

 

 

Transfers from  (to) unconsolidated joint ventures

67,572,307

(1,358,078,215)

(103,573,817)

 

 

 

 

 

Sales

(312,051,273)

(421,493,264)

(299,944,373)

 

 

 

 

 

Assets held for sale

(33,817,156)

(4,709,328)

(28,704,700)

 

 

 

 

 

Adjustment of property carrying values

(8,500,000)

-

-

 

 

 

 

 

Balance, end of period

$ 7,325,034,819

$  6,001,319,025

$  4,560,405,547

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The changes in accumulated depreciation for the years ended December 31, 2007, 2006, 2005, and 2004 are as follows:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2007

2006

2005

 

 

 

 

 

Balance, beginning of period

$  806,670,237

$  740,127,307

$  634,641,781

 

 

 

 

 

Depreciation for year

171,109,963

138,279,032

98,591,658

 

 

 

 

 

Transfers from  (to) unconsolidated joint ventures

8,358,844

(331,447)

27,812,350

 

 

 

 

 

Sales

(7,474,603)

(69,627,527)

(19,903,904)

 

 

 

 

 

Assets held for sale

(1,220,612)

(1,777,128)

(1,014,578)

 

 

 

 

 

Balance, end of period

$  977,443,829

$  806,670,237

$  740,127,307

 

 

 

 




131




KIMCO REALTY CORPORATION AND SUBSIDIARIES

Schedule IV - Mortgage Loans on Real Estate

As of December 31, 2007

(in thousands)


Type of  Loan/Borrower

Description

Location (3)

Interest Accrual Rates

Interest  Payment Rates

Final  Maturity Date

Periodic
Payment
Terms (1)

Prior
Liens

Face Amount
of Mortgages or Maximum Available Credit (3)

Carrying Amount
of Mortgages (3)(4)

 

 

 

 

 

 

 

 

 

 

Mortgage Loans:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Borrower A

Retail

Palm Beach, FL

8.00%

8.00%

4/28/2013

I

-

$             14,500 

$             16,162 

Borrower B

Retail

Miami, FL

7.57%

7.57%

6/1/2019

I

-

6,509 

4,687 

Borrower C

Retail

Acapulco, Mexico

11.75%

11.75%

11/1/2015

I

-

5,723 

4,855 

Borrower D

Retail

Guadalajara, Mexico

12.00%

12.00%

9/1/2016

I

-

5,307 

5,254 

Borrower E

Retail

Acapulco, Mexico

10.00%

10.00%

12/1/2016

I

-

9,900 

7,654 

Borrower F

Retail

Arboledas, Mexico

8.10%

8.10%

12/31/2012

I

-

13,000 

13,022 

Borrower G

Retail/Office

Guadalajara, Mexico

11.00%

11.00%

2/6/2008 & 2/9/17 (2)

I

-

8,026 

7,954 

Borrower H

Retail

Toronto, Canada

8.50%

8.5%

10/1/2008

I

-

7,590 

5,938 

Borrower I

Retail Development

Ontario, Canada

8.50%

8.50%

4/13/2008

I

-

16,906 

16,906 

Individually < 3%

 

 

 

 

 

 

 

35,944 

29,437 

 

 

 

 

 

 

 

 

141,405 

120,869 

Lines of Credit:

 

 

 

 

 

 

 

 

 

Borrower J

Hospital

New York, NY

Libor + 3.25% or Prime +1.75%

Libor + 3.25% or Prime +1.75%

10/19/2012

I

-

            18,000 

             9,000 

Borrower K

Medical Center

Bayonne, NJ

Libor + 4%

Libor + 4%

4/17/2009

I

-

30,000 

14,737 

Borrower L

Retail

Syracuse, NY

Prime +5.5%

Prime +5.5%

4/12/2008

I

-

27,650 

12,575 

Individually < 3%

 

 

 

 

 

 

-

3,400 

2,400 

 

 

 

 

 

 

 

 

61,050 

29,712 

Other:

 

 

 

 

 

 

 

 

 

Individually < 3%

 

 

 

 

 

 

-

5,000 

2,417 

 

 

 

 

 

 

 

 

 

 

Capitalized loan costs

 

 

 

 

 

 

-

-

849 

 

 

 

 

 

 

 

 

 

 

Total

 

 

 

 

 

 

 

$           207,455 

$          153,847 


(1)  I = interest only

(2)  This loan has two traunches maturing in February 2008 and February 2017, respectively

(3)  The instruments actual cash flows are denominated in U.S. dollars, Canadian dollars and Mexican pesos as indicated by the geographic location above

(4)  The aggregate cost for Federal income tax purposes is $153,847.


For a reconciliation of mortgage and other financing receivables from January 1, 2005 to December 31, 2007 see Note 9 of the Notes to Consolidated Financial Statements included in this annual report of Form 10-K.



132