8-K
CEDAR REALTY TRUST, INC. (CDR-PC)
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, DC 20549
FORM 8-K
Current Report
Pursuant to Section 13 or 15(d)
of the Securities Exchange Act of 1934
Date of Report (Date of earliest event reported): May 5, 2022
CEDAR REALTY TRUST, INC.
(Exact Name of Registrant as Specified in its Charter)
Maryland
(State or Other Jurisdiction of Incorporation)
| 001-31817 | 42-1241468 |
|---|---|
| (Commission<br><br><br>File Number) | (IRS Employer<br><br><br>Identification No.) |
928 Carmans Road
Massapequa, New York 11758
(Address of Principal Executive Offices) (Zip Code)
(516) 767-6492
(Registrant’s Telephone Number, Including Area Code)
Not Applicable
(Former Name or Former Address, if Changed Since Last Report)
Securities registered pursuant to Section 12(b) of the Act:
| Title of each class | Name of each exchange on which registered | Trading Symbol(s) |
|---|---|---|
| Common Stock, $0.06 par value | New York Stock Exchange | CDR |
| 7-1/4% Series B Cumulative Redeemable Preferred Stock, $25.00 Liquidation Value | New York Stock Exchange | CDRpB |
| 6-1/2% Series C Cumulative Redeemable Preferred Stock, $25.00 Liquidation Value | New York Stock Exchange | CDRpC |
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:
| ☐ | Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425) |
|---|---|
| ☐ | Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12) |
| --- | --- |
| ☐ | Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b)) |
| --- | --- |
| ☐ | Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c)) |
| --- | --- |
Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter) Emerging Growth Company ☐
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐
Items 2.02 and 7.01.Results of Operations and Financial Condition, and Regulation FD.
On May 5, 2022, Cedar Realty Trust, Inc. issued a press release announcing its comparative financial results as well as certain supplemental financial information for the three months ended March 31, 2022. The press release and the supplemental financial information are furnished as Exhibit 99.1 and are incorporated herein by reference.
The information in this Current Report on Form 8-K is furnished under Item 2.02 – “Results of Operations and Financial Condition” and Item 7.01 – “Regulation FD Disclosure”. This information, including the exhibits attached hereto, shall not be deemed “filed” for any purpose, including for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that Section, or Sections 11 and 12(a)(2) of the Securities Act of 1933, as amended (the “Securities Act”). The information in this Current Report on Form 8-K shall not be deemed incorporated by reference into any filing under the Securities Act or the Exchange Act except as expressly set forth by specific reference in any such filing.
Item 9.01.Financial Statements and Exhibits.
(d) Exhibits.
| 99.1 | Cedar Realty Trust, Inc. Supplemental Financial Information at March 31, 2022 (including press release dated May 5, 2022). |
|---|---|
| 104 | Cover Page Interactive Data File (embedded within the Inline XBRL document) |
| --- | --- |
SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this Report to be signed on its behalf by the undersigned hereunto duly authorized.
CEDAR REALTY TRUST, INC.
/s/ JENNIFER BITTERMAN
Jennifer Bitterman
Executive Vice President, Chief Financial Officer and Treasurer
(Principal Financial Officer)
Dated: May 5, 2022
cdr-ex991_6.htm
CEDAR REALTY TRUST, INC.
Supplemental Financial Information
March 31, 2022
(unaudited)
TABLE OF CONTENTS
| Earnings Press Release | 5 - 8 |
|---|---|
| Financial Information | |
| Condensed Consolidated Balance Sheets | 9 |
| Condensed Consolidated Statements of Operations | 10 |
| Supporting Schedules to Consolidated Statements | 11 |
| Funds From Operations and Additional Disclosures | 12 |
| EBITDA for Real Estate and Additional Disclosures | 13 |
| Summary of Outstanding Debt and Maturities | 14 |
| Portfolio Information | |
| Real Estate Summary | 15 – 17 |
| Tenant Categories | 18 |
| Tenant Concentration | 19 |
| Lease Expirations | 20 |
| Leasing Activity | 21 |
| Same-Property Net Operating Income | 22 |
| Summary of Real Estate Held for Sale | 23 |
| Non-GAAP Financial Disclosures | 24 |
Forward-Looking Statements
The information contained in this Supplemental Financial Information is unaudited and does not purport to disclose all items required by accounting principles generally accepted in the United States (“GAAP”). In addition, certain statements made or incorporated by reference herein are “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, and, as such, may involve known and unknown risks, uncertainties and other factors which may cause the actual results, performance or achievements of Cedar Realty Trust, Inc. (the “Company”) to be materially different from future results, performance or achievements expressed or implied by such forward-looking statements. 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 “may”, “will”, “should”, “estimates”, “projects”, “anticipates”, “believes”, “expects”, “intends”, “future”, and words of similar import, or the negative thereof. Factors that could cause actual results, performance or achievements to differ materially from current expectations include, but are not limited to: (i) the proposed Transactions (as described herein) may not be completed in a timely manner or at all, including the risk that any required approvals, including the approval of the Company’s stockholders, are not obtained, are delayed or are subject to unanticipated conditions that could adversely affect the Company or the expected benefits of the proposed Transactions; (ii) the possibility that any or all of the various conditions to the consummation of the Transactions may not be satisfied or waived; (iii) the occurrence of any event, change or other circumstance that could give rise to the termination of one or more of the definitive Transaction agreements, including in circumstances which would require the Company to pay a termination fee or other expenses; (iv) the risk that the pending shareholder litigation in connection with the Transactions, or additional lawsuits that may be filed in the future in connection with the Transactions, may result in significant costs of defense, indemnification and liability; (v) the economic, political and social impact of, and uncertainty relating to, the COVID-19 pandemic, including: (a) the effectiveness or lack of effectiveness of governmental relief in providing assistance to large and small businesses, particularly including our retail tenants and other retailers, that have suffered significant declines in revenues as a result of mandatory business shut-downs, “shelter-in-place” or “stay-at-home” orders and social distancing practices, as well as individuals adversely impacted by the COVID-19 pandemic, (b) the duration of any such orders or other formal recommendations for social distancing and the speed and extent to which revenues of our retail tenants recover following the lifting of any such orders or recommendations, (c) the potential impact of any such events on the obligations of the Company’s tenants to make rent and other payments or honor other commitments under existing leases, (d) the potential adverse impact on returns from redevelopment projects, (e) to the extent we were seeking to sell properties in the near term, significantly greater uncertainty regarding our ability to do so at attractive prices, and (f) the broader impact of the severe economic contraction and increase in unemployment that has occurred in the short term and negative consequences that will occur if these trends are not quickly reversed; (vi) the ability and willingness of the Company’s tenants and other third parties to satisfy their obligations under their respective contractual arrangements with the Company; (vii) the loss or bankruptcy of the Company’s tenants, particularly in light of the adverse impact to the financial health of many retailers that has occurred and continues to occur as a result of the COVID-19 pandemic; (viii) the ability and willingness of the Company’s tenants to renew their leases with the Company upon expiration, the Company’s ability to re-lease its properties on the same or better terms in the event of nonrenewal or in the event the Company exercises its right to replace an existing tenant, and obligations the Company may incur in connection with the replacement of an existing tenant, particularly, in light of the adverse impact to the financial health of many retailers that has occurred and continues to occur as a result of the COVID-19 pandemic, and the significant uncertainty as to when and the conditions under which potential tenants will be able to operate physical retail locations in future; (ix) macroeconomic conditions, such as a disruption of or lack of access to capital markets and the adverse impact of the recent significant decline in the Company’s share price from prices prior to the spread of the COVID-19 pandemic; (x) financing risks, such as the Company’s inability to obtain new financing or refinancing on favorable terms as the result of market volatility or instability; (xi) increases in the Company’s borrowing costs as a result of changes in interest rates and other factors, including the potential phasing out of LIBOR after 2021; (xii) the impact of the Company’s leverage on operating performance; (xiii) risks related to the market for retail space generally, including reductions in consumer spending, variability in retailer demand for leased space, adverse impact of e-commerce, ongoing consolidation in the retail sector and changes in economic conditions and consumer confidence; (xiv) risks endemic to real estate and the real estate industry generally; (xv) competitive risks; (xvi) risks related to the geographic concentration of the Company’s properties in the Washington, D.C. to Boston corridor; (xvii) damage to the Company’s properties from catastrophic weather and other natural events, and the physical effects of climate change; (xviii) the inability of the Company to realize anticipated returns from its redevelopment activities; (xix) uninsured losses; (xx) the Company’s ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax and other considerations; and (xxi) information technology security breaches. For further discussion of factors that could materially affect the outcome of forward-looking statements, see “Risk Factors” in Part I, Item 1A, of the Company’s Annual Report on Form 10-K for the year ended December 31, 2021 and other documents that the Company files with the Securities and Exchange Commission from time to time.
Except for ongoing obligations to disclose material information as required by the federal securities laws, the Company undertakes no obligation to release publicly any revisions to any forward-looking statements to reflect events or circumstances after the date hereof or to reflect the occurrence of unanticipated events. All of the above factors are difficult to predict, contain uncertainties that may materially affect the Company’s actual results and may be beyond the Company’s control. New factors emerge from time to time, and
it is not possible for the Company’s management to predict all such factors or to assess the effects of each factor on the Company’s business. Accordingly, there can be no assurance that the Company’s current expectations will be realized.
CEDAR REALTY TRUST REPORTS
FIRST QUARTER 2022 RESULTS
Massapequa, New York – May 5, 2022 – Cedar Realty Trust, Inc. (NYSE:CDR – the “Company”) today reported results for the first quarter 2022. Net loss attributable to common shareholders was $0.28 per diluted share. Other highlights include:
Operating Highlights
| • | NAREIT-defined Funds From Operations (FFO) of $0.38 per diluted share for the quarter |
|---|---|
| • | Operating FFO of $0.65 per diluted share for the quarter |
| --- | --- |
| • | Collected 97.0% of base rents and monthly charges for the quarter |
| --- | --- |
| • | Same-property net operating income (NOI) increased 1.7% for the quarter |
| --- | --- |
| • | Signed 36 new and renewal leases for 221,200 square feet in the quarter |
| --- | --- |
| • | Comparable cash-basis lease spreads of 23.1% for the quarter |
| --- | --- |
Balance Sheet Highlights
| • | On February 8, 2022, the Company signed a contract to sell Riverview Plaza for $34 million |
|---|---|
| • | On March 2, 2022, the Company signed a contract to sell its 33-property grocery-anchored portfolio for $840 million |
| --- | --- |
| • | On March 2, 2022, the Company signed a contract to sell the Company and its remaining assets for $291.3 million |
| --- | --- |
Transaction Agreements
On March 2, 2022, the Company announced that following its previously announced review of strategic alternatives, it had entered into definitive agreements for the sale of the Company and its assets in a series of related all-cash transactions. Specifically, on March 2, 2022, the Company and certain of its subsidiaries, DRA Fund X-B LLC and KPR Centers LLC entered into an asset purchase and sale agreement to purchase a portfolio of 33 grocery-anchored shopping centers from the Company for a cash purchase price of $840.0 million. This agreement provides that to the extent specified redevelopment assets of the Company are not sold by the Company to third parties prior to the closing, these assets will be acquired for an additional cash purchase price of up to $80.5 million. In addition, on March 2, 2022, the Company entered into an agreement and plan of merger with Wheeler Real Estate Investment Trust, Inc. (“Wheeler”) and certain of its affiliates pursuant to which Wheeler will acquire the balance of the Company’s shopping center assets by way of an all-cash merger transaction that values the remaining portfolio at $291.3 million. Following completion of the transactions contemplated by the merger agreement, the Company will survive as a wholly-owned subsidiary of Wheeler. The Company’s currently outstanding 7.25% Series B Preferred Stock and 6.50% Series C Preferred Stock will remain outstanding as shares of preferred stock in the surviving company following the transactions and are expected to remain listed on the New York Stock Exchange.
The two transactions discussed above were unanimously approved by the Company’s Board of Directors and are estimated to generate total net proceeds, after all transaction expenses, of more than $29.00 per share in cash, which will be distributed to shareholders upon completion. The Transactions are expected to close by the end of the second quarter of 2022, subject to satisfaction of customary closing conditions, including approval by the Company’s common stockholders at a special meeting of stockholders to be held on May 27, 2022.
Common Stock Dividends
In connection with the two transactions discussed above, the Company and its Board announced a suspension of its previously announced 2022 common stock dividend policy and that the Company will not pay a dividend on the common stock for the second quarter ending June 30, 2022. The Board will assess future quarterly common dividend declarations going forward.
Financial Results
Net loss attributable to common shareholders for the first quarter of 2022 was $3.7 million or $0.28 per diluted share, compared to net loss of $1.6 million or $0.12 per diluted share for the same period in 2021. The principal differences in the comparative three-month results were gain on sales of properties in 2021, impairment charges on properties held for sale in 2022, transaction costs in 2022, and the acceleration of depreciation relating to the demolition of certain existing buildings at redevelopment properties in 2021.
NAREIT-defined FFO for the first quarter of 2022 was $5.2 million or $0.38 per diluted share, compared to $8.6 million or $0.62 per diluted share for the same period in 2021. Operating FFO for the first quarter of 2022 was $8.9 million or $0.65 per diluted share, compared to $8.6 million or $0.62 per diluted share for the same period in 2021.
Portfolio Update
During the first quarter of 2022, the Company signed 36 leases, for 221,200 square feet. On a comparable space basis, the Company signed 34 leases for 217,800 square feet at a positive lease spread of 23.1% on a cash basis (new leases increased 55.3% and renewals increased 5.9%).
Same-property NOI increased 1.7% for the first quarter of 2022, excluding redevelopments, as compared to the same period in 2021.
The Company’s total portfolio, excluding properties held for sale, was 91.6% leased at March 31, 2022, compared to 91.0% at December 31, 2021 and 87.8% at March 31, 2021. The Company’s same-property portfolio was 92.7% leased at March 31, 2022, compared to 91.8% at December 31, 2021 and 90.1% at March 31, 2021.
As of March 31, 2022, Carll’s Corner, located in Bridgeton, New Jersey, Riverview Plaza, located in Philadelphia, Pennsylvania, and East River Park and Senator Square, both located in Washington, D.C., have been classified as “real estate held for sale” on the accompanying consolidated balance sheet.
Balance Sheet
On August 30, 2021, the Company amended its existing $300 million unsecured credit facility and $50 million term loan. After the amendment, the new unsecured revolving credit facility is $185 million with an expiration in August 2024. The new unsecured revolving credit facility may be extended, at the Company’s option for two additional one-year periods, subject to customary conditions. Interest on the borrowings under the new unsecured revolving credit facility component can range from LIBOR plus 135 bps to 195 bps (150 bps at March 31, 2022), based on the Company’s leverage ratio. Interest on borrowings under the unsecured credit facility is based on the Company’s leverage ratio. The Company extended its $50 million term note four years with an expiration in August 2026. As of March 31, 2022, the Company had $70.0 million outstanding and $110.1 million available for additional borrowings under its revolving credit facility and was in compliance with all financial covenants.
Non-GAAP Financial Measures
NAREIT-defined FFO is a widely recognized supplemental non-GAAP measure utilized to evaluate the financial performance of a REIT. The Company considers NAREIT-defined FFO to be an appropriate measure of its financial performance because it captures features particular to real estate performance by recognizing that real estate generally appreciates over time or maintains residual value to a much greater extent than other depreciable assets. The Company also considers Operating FFO to be an additional meaningful financial measure of financial performance because it excludes items the Company does not believe are indicative of its core operating performance, such as acquisition pursuit costs, amounts relating to early extinguishment of debt and preferred stock redemption costs, management transition costs and certain redevelopment costs. The Company believes Operating FFO further assists in comparing the Company’s performance across reporting periods on a consistent basis by excluding such items. NAREIT-defined FFO and Operating FFO should be reviewed with GAAP net income attributable to common shareholders, the most directly comparable GAAP financial measure, when trying to understand the Company’s operating performance. A reconciliation of net income (loss) attributable to common shareholders to NAREIT-defined FFO and Operating FFO for the three months ended March 31, 2021 and 2020 is detailed in the attached schedule.
EBITDAre is a recognized supplemental non-GAAP financial measure. The Company presents EBITDAre in accordance with the definition adopted by NAREIT, which generally defines EBITDAre as net income plus interest expense, income tax expense, depreciation, amortization, and impairment write-downs of depreciated property, plus or minus losses and gains on the disposition of depreciated property, and adjustments to reflect the Company’s share of EBITDAre of unconsolidated affiliates. The Company believes EBITDAre provides additional information with respect to the Company’s performance and ability to meet its future debt service requirements. The Company also considers Adjusted EBITDAre to be an additional meaningful financial measure of financial performance because it excludes items the Company does not believe are indicative of its core operating performance, such as management transition, acquisition pursuit and redevelopment costs. The Company believes Adjusted EBITDAre further assists in comparing the Company’s performance across reporting periods on a consistent basis by excluding such items. EBITDAre and Adjusted EBITDAre should be reviewed with GAAP net income, the most directly comparable GAAP financial measure, when trying to understand the Company’s operating performance. EBITDAre and Adjusted EBITDAre do not represent cash generated from operating activities and should not be considered as an alternative to income from continuing operations or to cash flow from operating activities. The Company’s computation of Adjusted EBITDAre may differ from the computations utilized by other companies and, accordingly, may not be comparable to such companies.
Same-property NOI is a widely recognized supplemental non-GAAP financial measure for REITs. Properties are included in same-property NOI if they are owned and operated for the entirety of both periods being compared, except for properties undergoing significant redevelopment and expansion until such properties have stabilized, and properties classified as held for sale. Consistent with the capital treatment of such costs under GAAP, tenant improvements, leasing commissions and other direct leasing costs are excluded from same-property NOI. The Company considers same-property NOI useful to investors as it provides an indication of the recurring cash generated by the Company’s properties by excluding certain non-cash revenues and expenses, as well as other infrequent items such as lease termination income which tends to fluctuate more than rents from year to year. Same property NOI should be reviewed with consolidated operating income, the most directly comparable GAAP financial measure.
Supplemental Financial Information Package
The Company has issued “Supplemental Financial Information” for the period ended March 31, 2022. Such information has been filed today as an exhibit to Form 8-K and will also be available on the Company’s website at www.cedarrealtytrust.com.
About Cedar Realty Trust
Cedar Realty Trust, Inc. is a fully-integrated real estate investment trust which focuses on the ownership, operation and redevelopment of grocery-anchored shopping centers in high-density urban markets from Washington, D.C. to Boston. The Company’s portfolio (excluding properties treated as “held for sale”) comprises 50 properties, with approximately 7.4 million square feet of gross leasable area.
For additional financial and descriptive information on the Company, its operations and its portfolio, please refer to the Company’s website at www.cedarrealtytrust.com.
Forward-Looking Statements
Certain statements made in this press release that are not strictly historical are “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, and, as such, may involve known and unknown risks, uncertainties and other factors which may cause the actual results, performance or achievements of Cedar Realty Trust, Inc. (the “Company”) to be materially different from future results, performance or achievements expressed or implied by such forward-looking statements. 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 “may”, “will”, “should”, “estimates”, “projects”, “anticipates”, “believes”, “expects”, “intends”, “future”, and words of similar import, or the negative thereof. Factors that could cause actual results, performance or achievements to differ materially from current expectations include, but are not limited to: (i) the proposed Transactions (as described herein) may not be completed in a timely manner or at all, including the risk that any required approvals, including the approval of the Company’s stockholders, are not obtained, are delayed or are subject to unanticipated conditions that could adversely affect the Company or the expected benefits of the proposed Transactions; (ii) the possibility that any or all of the various conditions to the consummation of the Transactions may not be satisfied or waived; (iii) the occurrence of any event, change or other circumstance that could give rise to the termination of one or more of the definitive Transaction agreements, including in circumstances which would require the Company to pay a termination fee or other expenses; (iv) the risk that the pending shareholder litigation in connection with the Transactions, or additional lawsuits that may be filed in the future in connection with the Transactions, may result in significant costs of defense, indemnification and liability; (v) the economic, political and social impact of, and uncertainty relating to, the COVID-19 pandemic, including: (a) the effectiveness or lack of effectiveness of governmental relief in providing assistance to large and small businesses, particularly including our retail tenants and other retailers, that have suffered significant declines in revenues as a result of mandatory business shut-downs, “shelter-in-place” or “stay-at-home” orders and social distancing practices, as well as individuals adversely impacted by the COVID-19 pandemic, (b) the duration of any such orders or other formal recommendations for social distancing and the speed and extent to which revenues of our retail tenants recover following the lifting of any such orders or recommendations, (c) the potential impact of any such events on the obligations of the Company’s tenants to make rent and other payments or honor other commitments under existing leases, (d) the potential adverse impact on returns from redevelopment projects, (e) to the extent we were seeking to sell properties in the near term, significantly greater uncertainty regarding our ability to do so at attractive prices, and (f) the broader impact of the severe economic contraction and increase in unemployment that has occurred in the short term and negative consequences that will occur if these trends are not quickly reversed; (vi) the ability and willingness of the Company’s tenants and other third parties to satisfy their obligations under their respective contractual arrangements with the Company; (vii) the loss or bankruptcy of the Company’s tenants, particularly in light of the adverse impact to the financial health of many retailers that has occurred and continues to occur as a result of the COVID-19 pandemic; (viii) the ability and willingness of the Company’s tenants to renew their leases with the Company upon expiration, the Company’s ability to re-lease its properties on the same or better terms in the event of nonrenewal or in the event the Company exercises its right to replace an existing tenant, and obligations the Company may incur in connection with the replacement of an existing tenant, particularly, in light of the adverse impact to the financial health of many retailers that has occurred and continues to occur as a result of the COVID-19 pandemic, and the significant uncertainty as to when and the conditions under which potential tenants will be able to operate physical retail locations in future; (ix) macroeconomic conditions, such as a disruption of or lack of access to capital markets and the adverse impact of the recent significant decline in the Company’s share price from prices prior to the spread of the COVID-19 pandemic; (x) financing risks, such as the Company’s inability to obtain new financing or refinancing on favorable terms as the result of market volatility or instability; (xi) increases in the Company’s borrowing costs as a result of changes in interest rates and other factors, including the potential phasing out of LIBOR after 2021; (xii) the impact of the Company’s leverage on operating performance; (xiii) risks related to the market for retail space generally, including reductions in consumer spending, variability in retailer demand for leased space, adverse impact of e-commerce, ongoing consolidation in the retail sector and changes in economic conditions and consumer confidence; (xiv) risks endemic to real estate and the real estate industry generally; (xv) competitive risks; (xvi) risks related to the geographic concentration of the Company’s properties in the Washington, D.C. to Boston corridor; (xvii) damage to the Company’s properties from catastrophic weather and other natural events, and the physical effects of climate change; (xviii) the inability of the Company to realize anticipated returns from its redevelopment activities; (xix) uninsured losses; (xx) the Company’s ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax and other considerations; and (xxi) information technology security breaches. For further discussion of factors that could materially affect the outcome of forward-looking statements, see “Risk Factors” in Part I, Item 1A, of the Company’s Annual Report on Form 10-K for the years
ended December 31, 2021 and December 31, 2020, when available, and other documents that the Company files with the Securities and Exchange Commission from time to time.
Except for ongoing obligations to disclose material information as required by the federal securities laws, the Company undertakes no obligation to release publicly any revisions to any forward-looking statements to reflect events or circumstances after the date hereof or to reflect the occurrence of unanticipated events. All of the above factors are difficult to predict, contain uncertainties that may materially affect the Company’s actual results and may be beyond the Company’s control. New factors emerge from time to time, and it is not possible for the Company’s management to predict all such factors or to assess the effects of each factor on the Company’s business. Accordingly, there can be no assurance that the Company’s current expectations will be realized.
Contact Information:
Cedar Realty Trust, Inc.
Jennifer Bitterman
Executive Vice President, Chief Financial Officer and Treasurer
(516) 944-4561
CEDAR REALTY TRUST, INC.
Condensed Consolidated Balance Sheets
| March 31, | December 31, | |||||
|---|---|---|---|---|---|---|
| 2022 | 2021 | |||||
| ASSETS | ||||||
| Real estate, at cost | $ | 1,298,676,000 | $ | 1,288,524,000 | ||
| Less accumulated depreciation | (417,298,000 | ) | (409,742,000 | ) | ||
| Real estate, net | 881,378,000 | 878,782,000 | ||||
| Real estate held for sale | 73,702,000 | 73,251,000 | ||||
| Investment in unconsolidated joint venture | 4,809,000 | 4,654,000 | ||||
| Cash and cash equivalents | 2,093,000 | 3,039,000 | ||||
| Restricted cash | 230,000 | 230,000 | ||||
| Receivables | 22,467,000 | 21,868,000 | ||||
| Other assets and deferred charges, net | 37,412,000 | 35,070,000 | ||||
| TOTAL ASSETS | $ | 1,022,091,000 | $ | 1,016,894,000 | ||
| LIABILITIES AND EQUITY | ||||||
| Liabilities: | ||||||
| Mortgage loan payable, net | $ | 156,599,000 | $ | 156,821,000 | ||
| Finance lease obligation | 5,307,000 | 5,314,000 | ||||
| Unsecured revolving credit facility | 70,000,000 | 66,000,000 | ||||
| Unsecured term loans, net | 298,998,000 | 298,903,000 | ||||
| Accounts payable and accrued liabilities | 40,072,000 | 42,099,000 | ||||
| Unamortized intangible lease liabilities | 7,518,000 | 7,789,000 | ||||
| Total liabilities | 578,494,000 | 576,926,000 | ||||
| Equity: | ||||||
| Preferred stock | 159,541,000 | 159,541,000 | ||||
| Common stock and other shareholders' equity | 281,442,000 | 277,841,000 | ||||
| Noncontrolling interests | 2,614,000 | 2,586,000 | ||||
| Total equity | 443,597,000 | 439,968,000 | ||||
| TOTAL LIABILITIES AND EQUITY | $ | 1,022,091,000 | $ | 1,016,894,000 |
CEDAR REALTY TRUST, INC.
Condensed Consolidated Statements of Operations
| Three months ended<br><br><br>March 31, | ||||||
|---|---|---|---|---|---|---|
| 2022 | 2021 | |||||
| PROPERTY REVENUES | ||||||
| Rental revenues | $ | 30,207,000 | $ | 33,336,000 | ||
| Other | 257,000 | 215,000 | ||||
| Total property revenues | 30,464,000 | 33,551,000 | ||||
| PROPERTY OPERATING EXPENSES | ||||||
| Operating, maintenance and management | 7,129,000 | 7,780,000 | ||||
| Real estate and other property-related taxes | 4,498,000 | 5,120,000 | ||||
| Total property operating expenses | 11,627,000 | 12,900,000 | ||||
| PROPERTY OPERATING INCOME | 18,837,000 | 20,651,000 | ||||
| OTHER EXPENSES AND INCOME | ||||||
| General and administrative | 2,972,000 | 4,528,000 | ||||
| Depreciation and amortization | 8,263,000 | 11,211,000 | ||||
| Gain on sales | - | (1,047,000 | ) | |||
| Transaction costs | 3,735,000 | - | ||||
| Impairment charges | 707,000 | - | ||||
| Total other expenses and income | 15,677,000 | 14,692,000 | ||||
| OPERATING INCOME | 3,160,000 | 5,959,000 | ||||
| NON-OPERATING INCOME AND EXPENSES | ||||||
| Interest expense | (4,237,000 | ) | (4,706,000 | ) | ||
| Total non-operating income and expense | (4,237,000 | ) | (4,706,000 | ) | ||
| NET (LOSS) INCOME | (1,077,000 | ) | 1,253,000 | |||
| Attributable to noncontrolling interests | 20,000 | (141,000 | ) | |||
| NET (LOSS) INCOME ATTRIBUTABLE TO CEDAR REALTY TRUST, INC. | (1,057,000 | ) | 1,112,000 | |||
| Preferred stock dividends | (2,688,000 | ) | (2,688,000 | ) | ||
| NET LOSS ATTRIBUTABLE TO COMMON SHAREHOLDERS | $ | (3,745,000 | ) | $ | (1,576,000 | ) |
| NET LOSS PER COMMON SHARE ATTRIBUTABLE TO COMMON SHAREHOLDERS (BASIC AND DILUTED): | $ | (0.28 | ) | $ | (0.12 | ) |
| Weighted average number of common shares - basic and diluted | 13,285,000 | 13,144,000 |
CEDAR REALTY TRUST, INC.
Supporting Schedules to Consolidated Statements
| Balance Sheets | March 31, | December 31, | ||
|---|---|---|---|---|
| 2022 | 2021 | |||
| Construction in process (included in real estate, at cost) | $ | 23,973,000 | $ | 20,293,000 |
| Receivables | ||||
| Rents and other tenant receivables, net (a) | $ | 7,743,000 | $ | 7,242,000 |
| Mortgage note and other receivable | 3,500,000 | 3,500,000 | ||
| Straight-line rents | 11,224,000 | 11,126,000 | ||
| $ | 22,467,000 | $ | 21,868,000 | |
| Other assets and deferred charges, net | ||||
| Lease origination costs | $ | 14,874,000 | $ | 15,233,000 |
| Right-of-use assets | 9,762,000 | 9,861,000 | ||
| Prepaid expenses | 8,115,000 | 7,255,000 | ||
| Revolving credit facility issuance costs | 1,034,000 | 1,134,000 | ||
| Interest rate swap assets | 1,161,000 | - | ||
| Other | 2,466,000 | 1,587,000 | ||
| $ | 37,412,000 | $ | 35,070,000 | |
| Accounts payable and accrued liabilities | ||||
| Accounts payable and accrued liabilities | $ | 28,797,000 | $ | 23,648,000 |
| Right-of-use liabilities | 10,147,000 | 10,219,000 | ||
| Interest rate swap liabilities | 1,128,000 | 8,232,000 | ||
| $ | 40,072,000 | $ | 42,099,000 | |
| Statements of Operations | Three months ended<br><br><br>March 31, | |||
| 2022 | 2021 | |||
| Rental revenues | ||||
| Base rents | $ | 22,116,000 | $ | 24,015,000 |
| Expense recoveries | 7,546,000 | 8,348,000 | ||
| Percentage rent | 175,000 | 565,000 | ||
| Straight-line rents | 101,000 | 131,000 | ||
| Amortization of intangible lease liabilities, net | 269,000 | 277,000 | ||
| $ | 30,207,000 | $ | 33,336,000 | |
| (a) | Includes $0.1 million of net receivables related to deferred rent as a result of COVID-19 as of March 31, 2022. | |||
| --- | --- |
CEDAR REALTY TRUST, INC.
Funds From Operations and Additional Disclosures
| Three months ended<br><br><br>March 31, | ||||||
|---|---|---|---|---|---|---|
| 2022 | 2021 | |||||
| Net loss attributable to common shareholders | $ | (3,745,000 | ) | $ | (1,576,000 | ) |
| Real estate depreciation and amortization | 8,257,000 | 11,193,000 | ||||
| Limited partners' interest | (20,000 | ) | (9,000 | ) | ||
| Gain on sales | - | (1,047,000 | ) | |||
| Impairment charges | 707,000 | - | ||||
| Consolidated minority interests: | ||||||
| Share of income | - | 150,000 | ||||
| Share of FFO | - | (113,000 | ) | |||
| Funds From Operations ("FFO") applicable to diluted common shares | 5,199,000 | 8,598,000 | ||||
| Adjustments for items affecting comparability: | ||||||
| Transaction costs (a) | 3,735,000 | - | ||||
| Operating Funds From Operations ("Operating FFO") applicable to diluted common shares | $ | 8,934,000 | $ | 8,598,000 | ||
| FFO per diluted common share: | $ | 0.38 | $ | 0.62 | ||
| Operating FFO per diluted common share: | $ | 0.65 | $ | 0.62 | ||
| Weighted average number of diluted common shares: | ||||||
| Common shares and equivalents | 13,752,000 | 13,834,000 | ||||
| OP Units | 81,000 | 81,000 | ||||
| 13,833,000 | 13,915,000 | |||||
| Additional Disclosures (b): | ||||||
| Straight-line rents | $ | 101,000 | $ | 131,000 | ||
| Amortization of intangible lease liabilities | 269,000 | 277,000 | ||||
| Non-real estate amortization | 225,000 | 359,000 | ||||
| Share-based compensation, net | 542,000 | 880,000 | ||||
| Maintenance capital expenditures (c) | 380,000 | 857,000 | ||||
| Lease related expenditures (d) | 2,733,000 | 2,303,000 | ||||
| Development and redevelopment capital expenditures | 8,439,000 | 3,836,000 | ||||
| Capitalized interest and financing costs | 715,000 | 799,000 | ||||
| (a) | Includes costs in connection with the previously announced dual-track strategic alternatives process. | |||||
| --- | --- | |||||
| (b) | These additional disclosures are presented to assist with understanding the Company’s real estate operations and capital requirements. These amounts should not be considered independently or as a substitute for the Company’s consolidated financial statements reported under GAAP. | |||||
| --- | --- | |||||
| (c) | Consists of payments for building and site improvements. | |||||
| --- | --- | |||||
| (d) | Consists of payments for tenant improvements and leasing commissions. | |||||
| --- | --- |
CEDAR REALTY TRUST, INC.
EBITDA for Real Estate (“EBITDAre”) and Additional Disclosures
| Three months ended<br><br><br>March 31, | ||||||
|---|---|---|---|---|---|---|
| 2022 | 2021 | |||||
| Net (loss) income | $ | (1,077,000 | ) | $ | 1,253,000 | |
| Interest expense | 4,237,000 | 4,706,000 | ||||
| Depreciation and amortization | 8,263,000 | 11,211,000 | ||||
| Gain on sales | - | (1,047,000 | ) | |||
| Impairment charges | 707,000 | - | ||||
| EBITDAre | 12,130,000 | 16,123,000 | ||||
| Adjustments for items affecting comparability: | ||||||
| Transaction costs (a) | 3,735,000 | - | ||||
| Adjusted EBITDAre | $ | 15,865,000 | $ | 16,123,000 | ||
| Net debt | ||||||
| Debt, excluding issuance costs | $ | 528,296,000 | $ | 624,381,000 | ||
| Finance lease obligation | 5,587,000 | 5,622,000 | ||||
| Unrestricted cash and cash equivalents | (2,093,000 | ) | (3,138,000 | ) | ||
| $ | 531,790,000 | $ | 626,865,000 | |||
| Fixed charges (b) | ||||||
| Interest expense | $ | 4,696,000 | $ | 5,107,000 | ||
| Preferred stock dividends | 2,688,000 | 2,688,000 | ||||
| Scheduled mortgage repayments | 285,000 | 269,000 | ||||
| $ | 7,669,000 | $ | 8,064,000 | |||
| Debt and Coverage Ratios (c) | ||||||
| Net debt to Adjusted EBITDAre | 8.4 | x | 9.7 | x | ||
| Interest coverage ratio (based on Adjusted EBITDAre) | 3.4 | x | 3.2 | x | ||
| Fixed charge coverage ratio (based on Adjusted EBITDAre) | 2.1 | x | 2.0 | x | ||
| (a) | Includes costs in connection with the previously announced dual-track strategic alternatives process. | |||||
| --- | --- | |||||
| (b) | Includes properties "held for sale". | |||||
| --- | --- | |||||
| (c) | For the purposes of these computations, these ratios have been adjusted to include the annualized results of properties acquired, and to exclude, where applicable, (i) the results related to properties sold and (ii) lease termination income. | |||||
| --- | --- |
CEDAR REALTY TRUST, INC.
Summary of Outstanding Debt and Maturities
As of March 31, 2022
| Maturity | Interest | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| Dates | Rates | Amounts | |||||||||
| Secured fixed-rate debt: | |||||||||||
| Franklin Village Plaza | Jun 2026 | 3.9% | $ | 44,296,000 | |||||||
| Shops at Suffolk Downs (a) | Jun 2031 | 3.5% | 15,600,000 | ||||||||
| Trexlertown Plaza (a) | Jun 2031 | 3.5% | 36,100,000 | ||||||||
| The Point (a) | Jun 2031 | 3.5% | 29,700,000 | ||||||||
| Christina Crossing (a) | Jun 2031 | 3.5% | 17,000,000 | ||||||||
| Lawndale Plaza (a) | Jun 2031 | 3.5% | 15,600,000 | ||||||||
| Senator Square finance lease obligation (b) | Sep 2050 | 5.3% | 5,587,000 | ||||||||
| Total fixed rate debt | weighted average | 3.6% | 163,883,000 | ||||||||
| Unsecured debt: | |||||||||||
| Variable-rate: | |||||||||||
| Revolving credit facility (c) | Aug 2024 | 2.0% | 70,000,000 | ||||||||
| Fixed-rate (d): | |||||||||||
| Term loan | Apr 2023 | 3.3% | 100,000,000 | ||||||||
| Term loan | Sep 2024 | 3.8% | 75,000,000 | ||||||||
| Term loan | Jul 2025 | 4.7% | 75,000,000 | ||||||||
| Term loan | Aug 2026 | 3.3% | 50,000,000 | ||||||||
| Total unsecured debt | weighted average | 3.4% | 370,000,000 | ||||||||
| Total debt | weighted average | 3.5% | 533,883,000 | ||||||||
| Unamortized mortgage, finance lease and term loan issuance costs | (2,979,000 | ) | |||||||||
| Total debt | $ | 530,904,000 | |||||||||
| Fixed to variable rate debt ratio: | |||||||||||
| Fixed-rate debt | 86.9% | $ | 463,883,000 | ||||||||
| Variable-rate debt | 13.1% | 70,000,000 | |||||||||
| 100.0% | $ | 533,883,000 | |||||||||
| Mortgage Loan | Finance Lease | Revolving | Term | ||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| Year | Payable | Obligation | Credit Facility | Loans | Amounts | ||||||
| 2022 | $ | 841,000 | $ | 28,000 | $ | - | $ | - | $ | 869,000 | |
| 2023 | 1,160,000 | 39,000 | - | 100,000,000 | 101,199,000 | ||||||
| 2024 | 1,206,000 | 41,000 | 70,000,000 | (c) | 75,000,000 | 146,247,000 | |||||
| 2025 | 1,253,000 | 44,000 | - | 75,000,000 | 76,297,000 | ||||||
| 2026 | 40,922,000 | 48,000 | - | 50,000,000 | 90,970,000 | ||||||
| Thereafter | 112,914,000 | 5,387,000 | - | - | 118,301,000 | ||||||
| $ | 158,296,000 | $ | 5,587,000 | $ | 70,000,000 | $ | 300,000,000 | $ | 533,883,000 | ||
| (a) | The mortgages for these properties are cross-collateralized. | ||||||||||
| --- | --- | ||||||||||
| (b) | Maturity date reflects the first date the Company has the right to acquire the underlying land on the finance lease obligation. | ||||||||||
| --- | --- | ||||||||||
| (c) | The revolving credit facility is subject to two one-year extensions at the Company's option. | ||||||||||
| --- | --- | ||||||||||
| (d) | The interest rates on these term loans consist of LIBOR plus a credit spread based on the Company's leverage ratio, for which the Company has interest rate swap agreements which convert the LIBOR rates to fixed rates. Accordingly, these term loans are presented as fixed-rate debt. | ||||||||||
| --- | --- |
CEDAR REALTY TRUST, INC.
Real Estate Summary
As of March 31, 2022
| Average | |||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| Year | Percent | base rent per | Selected | ||||||||
| Property Description | acquired | GLA | occupied | leased sq. ft. | Grocer Anchor | Other Anchors | |||||
| Connecticut | |||||||||||
| Bethel Shopping Center | 2013 | 101,105 | 89.1 | % | $ | 24.49 | Big Y | Dollar Tree | |||
| Brickyard Plaza | 2004 | 227,598 | 99.2 | % | 8.94 | Home Depot | |||||
| Kohl's | |||||||||||
| Michaels | |||||||||||
| PetSmart | |||||||||||
| Groton Shopping Center | 2007 | 130,264 | 100.0 | % | 12.44 | Aldi | TJ Maxx | ||||
| Goodwill | |||||||||||
| Planet Fitness | |||||||||||
| Dollar Tree | |||||||||||
| Pet Supplies Plus | |||||||||||
| Jordan Lane | 2005 | 174,679 | 92.8 | % | 11.35 | Stop & Shop | Crunch Fitness | ||||
| Dollar Tree | |||||||||||
| Shopper's World | |||||||||||
| New London Mall | 2009 | 259,566 | 96.4 | % | 13.55 | Shop Rite | Marshalls | ||||
| Home Goods | |||||||||||
| PetSmart | |||||||||||
| Oakland Commons | 2007 | 90,100 | 100.0 | % | 6.37 | Walmart | Bristol Ten Pin | ||||
| Southington Center | 2003 | 155,842 | 98.5 | % | 7.56 | Walmart | NAMCO | ||||
| Southington Wine & Spirit | |||||||||||
| Total Connecticut | 1,139,154 | 96.8 | % | 11.63 | |||||||
| Delaware | |||||||||||
| Christina Crossing | 2017 | 119,446 | 93.8 | % | 18.65 | Shop Rite | |||||
| Maryland / Washington, D.C. | |||||||||||
| Oakland Mills | 2005 | 57,008 | 92.6 | % | 11.60 | LA Mart | |||||
| Patuxent Crossing (f/k/a San Souci Plaza) (a) | 2009 | 264,134 | 82.7 | % | 11.41 | McKay's Market and Café | Marshalls | ||||
| Home Goods | |||||||||||
| World Gym | |||||||||||
| JoAnn Fabrics | |||||||||||
| Dollar Tree | |||||||||||
| Shoppes at Arts District | 2016 | 35,676 | 100.0 | % | 36.06 | Yes! Organic Market | Busboys and Poets | ||||
| Valley Plaza | 2003 | 190,939 | 38.0 | % | 10.95 | Tractor Supply | |||||
| Yorktowne Plaza | 2007 | 136,228 | 66.9 | % | 13.91 | Food Lion | Dollar Tree | ||||
| Total Maryland / Washington, D.C. | 683,985 | 68.8 | % | 13.72 | |||||||
| Massachusetts | |||||||||||
| Fieldstone Marketplace | 2005/2012 | 150,123 | 83.2 | % | 12.08 | Shaw's | Work Out World | ||||
| Dollar Tree | |||||||||||
| Family Dollar | |||||||||||
| Franklin Village Plaza | 2004/2012 | 305,937 | 89.5 | % | 19.62 | Stop & Shop | Marshalls | ||||
| NRG Labs | |||||||||||
| Kings Plaza | 2007 | 168,243 | 82.2 | % | 8.69 | Fun Z Trampoline Park | |||||
| Ocean State Job Lot | |||||||||||
| Savers | |||||||||||
| Dollar General | |||||||||||
| Norwood Shopping Center | 2006 | 100,242 | 94.0 | % | 15.10 | Big Y | Planet Fitness | ||||
| Dollar Tree | |||||||||||
| The Shops at Suffolk Downs | 2005 | 121,187 | 98.8 | % | 14.63 | Stop & Shop | Dollar Tree | ||||
| Target (c) |
CEDAR REALTY TRUST, INC.
Real Estate Summary (Continued)
As of March 31, 2022
| Average | |||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| Year | Percent | base rent per | Selected | ||||||||
| Property Description | acquired | GLA | occupied | leased sq. ft. | Grocer Anchor | Other Anchors | |||||
| Massachusetts (continued) | |||||||||||
| Timpany Plaza | 2007 | 182,799 | 66.1 | % | 9.98 | Big Lots | |||||
| Gardner Theater | |||||||||||
| Tractor Supply | |||||||||||
| Dollar Tree | |||||||||||
| Webster Commons | 2007 | 98,984 | 96.7 | % | 12.19 | Big Lots | |||||
| Planet Fitness | |||||||||||
| CVS | |||||||||||
| Aubuchon Hardware | |||||||||||
| Total Massachusetts | 1,127,515 | 85.8 | % | 14.09 | |||||||
| New Jersey | |||||||||||
| Pine Grove Plaza | 2003 | 79,306 | 51.6 | % | 14.39 | Acme Markets (c) | Dollar Tree | ||||
| The Shops at Bloomfield Station | 2016 | 63,844 | 86.0 | % | 17.95 | Super Foodtown | |||||
| Washington Center Shoppes | 2001 | 157,300 | 92.0 | % | 11.71 | Acme Markets | Planet Fitness | ||||
| Total New Jersey | 300,450 | 80.0 | % | 13.59 | |||||||
| New York | |||||||||||
| Carmans Plaza | 2007 | 182,081 | 76.8 | % | 21.92 | Key Food | Department of Motor Vehicles | ||||
| Planet Fitness | |||||||||||
| Popcorn Beauty | |||||||||||
| Dollar Tree | |||||||||||
| Pennsylvania | |||||||||||
| Academy Plaza | 2001 | 136,685 | 89.5 | % | 15.39 | Acme Markets | Rite Aid | ||||
| Colonial Commons | 2011 | 410,432 | 92.0 | % | 13.54 | Giant Foods (d) | Dick's Sporting Goods | ||||
| Home Goods | |||||||||||
| Ross Dress For Less | |||||||||||
| Marshalls | |||||||||||
| JoAnn Fabrics | |||||||||||
| David's Furniture | |||||||||||
| Old Navy | |||||||||||
| Dollar Tree | |||||||||||
| Crossroads II (b) | 2008 | 133,717 | 97.8 | % | 20.07 | Giant Foods | Dollar Tree | ||||
| Fairview Commons | 2007 | 52,964 | 75.3 | % | 10.79 | Grocery Outlet | Dollar Tree | ||||
| Fishtown Crossing | 2001 | 133,443 | 88.6 | % | 19.55 | IGA Supermarket | Pep Boys | ||||
| Dollar Tree | |||||||||||
| Dollar General | |||||||||||
| Girard Plaza | 2019 | 35,688 | 100.0 | % | 16.29 | Save A Lot | Dollar General | ||||
| Gold Star Plaza | 2006 | 71,720 | 100.0 | % | 9.09 | Redner's | Dollar Tree | ||||
| Golden Triangle | 2003 | 202,790 | 98.4 | % | 12.80 | LA Fitness | |||||
| Marshalls | |||||||||||
| Staples | |||||||||||
| Immunotek | |||||||||||
| American Freight | |||||||||||
| Walgreens | |||||||||||
| Dollar Tree | |||||||||||
| Halifax Plaza | 2003 | 51,510 | 96.0 | % | 13.46 | Giant Foods | Rite Aid | ||||
| Hamburg Square | 2004 | 102,058 | 100.0 | % | 6.80 | Redner's | Chesaco RV | ||||
| Lawndale Plaza | 2015 | 92,773 | 100.0 | % | 18.74 | Shop Rite | |||||
| Meadows Marketplace | 2004/2012 | 91,518 | 89.8 | % | 15.93 | Giant Foods | |||||
| Newport Plaza | 2003 | 64,489 | 97.0 | % | 13.17 | Giant Foods | Rite Aid | ||||
| Northside Commons | 2008 | 69,136 | 100.0 | % | 10.48 | Redner's | Dollar Tree | ||||
| Palmyra Shopping Center | 2005 | 111,051 | 95.5 | % | 7.95 | Weis Markets | Goodwill |
CEDAR REALTY TRUST, INC.
Real Estate Summary (Continued)
As of March 31, 2022
| Average | ||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Year | Percent | base rent per | Selected | |||||||||
| Property Description | acquired | GLA | occupied | leased sq. ft. | Grocer Anchor | Other Anchors | ||||||
| Pennsylvania (continued) | ||||||||||||
| Quartermaster Plaza | 2014 | 456,154 | 92.8 | % | 15.14 | BJ's Wholesale Club | Home Depot | |||||
| Planet Fitness | ||||||||||||
| Staples | ||||||||||||
| PetSmart | ||||||||||||
| Walgreens | ||||||||||||
| South Philadelphia | 2003 | 202,083 | 77.3 | % | 11.69 | Shop Rite | Ross Dress for Less | |||||
| LA Fitness | ||||||||||||
| Kid City | ||||||||||||
| Swede Square | 2003 | 100,809 | 92.6 | % | 15.87 | Grocery Outlet | LA Fitness | |||||
| The Point | 2000 | 260,625 | 97.3 | % | 14.28 | Giant Foods | Burlington | |||||
| Barton's Home Outlet | ||||||||||||
| Staples | ||||||||||||
| Dollar Tree | ||||||||||||
| Trexler Mall | 2005 | 336,687 | 98.2 | % | 11.09 | Kohl's | ||||||
| Urban Air | ||||||||||||
| Lehigh Wellness Partners | ||||||||||||
| Maxx Fitness | ||||||||||||
| Marshalls | ||||||||||||
| Home Goods | ||||||||||||
| Dollar Tree | ||||||||||||
| Trexlertown Plaza | 2006 | 325,171 | 98.7 | % | 14.34 | Giant Foods | Hobby Lobby | |||||
| Burlington | ||||||||||||
| Big Lots | ||||||||||||
| Tractor Supply | ||||||||||||
| Total Pennsylvania | 3,441,503 | 94.1 | % | 13.76 | ||||||||
| Virginia | ||||||||||||
| Coliseum Marketplace | 2005 | 106,648 | 45.9 | % | 14.27 | Michaels | ||||||
| Elmhurst Square | 2006 | 66,254 | 91.1 | % | 10.26 | Food Lion | ||||||
| General Booth Plaza | 2005 | 71,639 | 100.0 | % | 15.38 | Food Lion | ||||||
| Kempsville Crossing | 2005 | 82,214 | 96.7 | % | 11.19 | Walmart | The Iron Asylum | |||||
| Oak Ridge Shopping Center | 2006 | 38,700 | 100.0 | % | 11.10 | Food Lion | ||||||
| Total Virginia | 365,455 | 81.9 | % | 12.50 | ||||||||
| Total (91.6% leased at March 31, 2022) | 7,359,589 | 89.3 | % | $ | 13.64 | (e) | ||||||
| (a) | On October 14, 2021, the Company acquired the 60% minority ownership percentage in the San Souci Plaza joint venture. | |||||||||||
| --- | --- | |||||||||||
| (b) | The Company has a 60% ownership interest in the Crossroads II joint venture. Based on partnership promotes, additional equity interests, and/or other terms of the related joint venture agreements, the Company currently recognizes the results of operations of these joint ventures in excess of its stated percentage ownership. | |||||||||||
| --- | --- | |||||||||||
| (c) | Tenant is a shadow anchor and is not included in GLA, percent occupied, and average base rent per leased sq.ft. | |||||||||||
| --- | --- | |||||||||||
| (d) | Giant Foods retains the leasehold obligation as Hobby Lobby is a subtenant and currently occupying the space. | |||||||||||
| --- | --- | |||||||||||
| (e) | Average base rent is calculated as the aggregate, annualized contractual minimum rent for all occupied spaces divided by the aggregate GLA of all occupied spaces as of March 31, 2022. Tenant concessions are reflected in this measure except for a limited number of short-term (generally one to three months) free rent concessions provided to new tenants that took occupancy prior to the end of the reporting period but within the concession period. Average base rent would have been $13.09 per square foot if all such free rent concessions were reflected. | |||||||||||
| --- | --- |
CEDAR REALTY TRUST, INC.
Tenant Categories (Based on Annualized Base Rent)
As of March 31, 2022
| Percentage | Percentage | Q1 2022 | ||||||
|---|---|---|---|---|---|---|---|---|
| of occupied | Annualized | of annualized | percent | |||||
| Tenant Categories | Examples/Description | GLA | GLA | base rent | base rents | collected | ||
| Grocer Anchor | Giant Foods, Shop Rite, Stop & Shop, Big Y, BJ's Wholesale Club, Food Lion, Walmart Neighborhood Market | 2,178,000 | 33.2% | $ | 27,444,000 | 30.6% | 100% | |
| Limited/Fast Service Restaurants | Panera Bread, Subway, Dunkin, McDonalds, Chipotle | 271,000 | 4.1% | 7,212,000 | 8.0% | 93% | ||
| Fitness | LA Fitness, Planet Fitness | 422,000 | 6.4% | 5,040,000 | 5.6% | 87% | ||
| Full Service Restaurants | Chili's, Red Lobster, Busboys and Poets | 224,000 | 3.4% | 4,956,000 | 5.5% | 92% | ||
| Discount Department Stores | Marshalls, Kohl's, Burlington, Ross Dress For Less, TJ Maxx | 493,000 | 7.5% | 3,996,000 | 4.5% | 100% | ||
| Dollar/Variety | Dollar Tree, Big Lots, Five Below | 468,000 | 7.1% | 4,200,000 | 4.7% | 95% | ||
| Medical, Dental and Optical | Medical Centers, Urgent Care, Physical Therapy, Dentists, Optical | 158,000 | 2.4% | 3,180,000 | 3.5% | 98% | ||
| Personal Care | Nail Salons, Hair Salons, Spas | 151,000 | 2.3% | 3,276,000 | 3.7% | 95% | ||
| Home Improvement/Hardware | Home Depot, Tractor Supply | 366,000 | 5.6% | 2,928,000 | 3.3% | 100% | ||
| Banking | Santander Bank, Wells Fargo, Bank of America, Middlesex Savings Bank | 52,000 | 0.8% | 1,584,000 | 1.8% | 100% | ||
| Wireless and Gaming | AT&T Mobility, T-Mobile, Verizon Wireless, GameStop | 82,000 | 1.2% | 2,064,000 | 2.3% | 92% | ||
| Pharmacy/Drug Store | Rite Aid, Walgreens, CVS | 71,000 | 1.1% | 1,728,000 | 1.9% | 98% | ||
| Office Supply | Staples, The UPS Store | 81,000 | 1.2% | 1,104,000 | 1.2% | 100% | ||
| Beer, Wine and Liquor | Beer, Wine and Liquor Stores | 113,000 | 1.7% | 2,028,000 | 2.3% | 95% | ||
| Governmental Office | District of Columbia, Department of Motor Vehicle, USPS | 37,000 | 0.6% | 936,000 | 1.0% | 98% | ||
| Clothing | Old Navy, Carter's, Madrag | 91,000 | 1.4% | 1,200,000 | 1.3% | 95% | ||
| Home Furnishing | Home Goods, Mattress Firm | 195,000 | 3.0% | 2,052,000 | 2.3% | 96% | ||
| Automotive Parts and Service | Pep Boys, Advance Auto Parts, AutoZone, Mavis | 122,000 | 1.9% | 1,404,000 | 1.6% | 100% | ||
| Shoes | Famous Footwear, Shoe City | 70,000 | 1.1% | 1,476,000 | 1.6% | 96% | ||
| Non-Retail | Various office tenants | 64,000 | 1.0% | 1,080,000 | 1.2% | 94% | ||
| Sporting and Outdoor Stores | Dicks, NAMCO Pools | 95,000 | 1.4% | 1,308,000 | 1.5% | 99% | ||
| Hobby Stores | Michaels, Hobby Lobby, JoAnn Fabrics | 146,000 | 2.2% | 1,236,000 | 1.4% | 95% | ||
| Beauty Supplies | Sally Beauty, Popcorn Beauty, Ulta | 53,000 | 0.8% | 1,140,000 | 1.3% | 100% | ||
| Pet | PetSmart, Pet Supplies Plus | 86,000 | 1.3% | 1,416,000 | 1.6% | 98% | ||
| Other | Professional Services, Thrift Stores, Movie Theatre, Cleaners, Education, Books and Other | 481,000 | 7.3% | 5,623,000 | 6.3% | 93% | ||
| 6,570,000 | 100.0% | $ | 89,611,000 | 100.0% | 97% |
CEDAR REALTY TRUST, INC.
Tenant Concentration (Based on Annualized Base Rent)
As of March 31, 2022
| Number | Annualized | Percentage | ||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| of | Percentage | Annualized | base rent | annualized | ||||||||||
| Tenant | stores | GLA | of GLA | base rent | per sq. ft. | base rents | ||||||||
| Top twenty-five tenants (a): | ||||||||||||||
| Giant Foods | 7 | 445,000 | 6.0 | % | $ | 7,477,000 | $ | 16.80 | 8.3 | % | ||||
| Shop Rite | 4 | 250,000 | 3.4 | % | 4,092,000 | 16.37 | 4.6 | % | ||||||
| Stop & Shop | 3 | 211,000 | 2.9 | % | 2,938,000 | 13.92 | 3.3 | % | ||||||
| Big Y Foods | 2 | 119,000 | 1.6 | % | 2,532,000 | 21.28 | 2.8 | % | ||||||
| Dollar Tree | 21 | 222,000 | 3.0 | % | 2,345,000 | 10.56 | 2.6 | % | ||||||
| Home Depot | 2 | 253,000 | 3.4 | % | 1,977,000 | 7.81 | 2.2 | % | ||||||
| BJ's Wholesale Club | 1 | 118,000 | 1.6 | % | 1,760,000 | 14.92 | 2.0 | % | ||||||
| Planet Fitness | 6 | 119,000 | 1.6 | % | 1,681,000 | 14.13 | 1.9 | % | ||||||
| Marshalls | 6 | 170,000 | 2.3 | % | 1,590,000 | 9.35 | 1.8 | % | ||||||
| Food Lion | 4 | 163,000 | 2.2 | % | 1,563,000 | 9.59 | 1.7 | % | ||||||
| LA Fitness | 3 | 113,000 | 1.5 | % | 1,361,000 | 12.04 | 1.5 | % | ||||||
| Walmart | 3 | 192,000 | 2.6 | % | 1,193,000 | 6.21 | 1.3 | % | ||||||
| Redner's | 3 | 159,000 | 2.2 | % | 1,165,000 | 7.33 | 1.3 | % | ||||||
| Kohl's | 2 | 147,000 | 2.0 | % | 1,031,000 | 7.01 | 1.2 | % | ||||||
| Petsnart | 3 | 63,000 | 0.9 | % | 1,008,000 | 16.00 | 1.1 | % | ||||||
| Home Goods | 4 | 105,000 | 1.4 | % | 966,000 | 9.20 | 1.1 | % | ||||||
| Shaw's | 1 | 68,000 | 0.9 | % | 925,000 | 13.60 | 1.0 | % | ||||||
| Staples | 3 | 68,000 | 0.9 | % | 879,000 | 12.93 | 1.0 | % | ||||||
| Walgreens | 2 | 29,000 | 0.4 | % | 875,000 | 30.17 | 1.0 | % | ||||||
| Dick's Sporting Goods | 1 | 56,000 | 0.8 | % | 784,000 | 14.00 | 0.9 | % | ||||||
| Burlington Coat Factory | 2 | 84,000 | 1.1 | % | 760,000 | 9.05 | 0.8 | % | ||||||
| Lehigh Valley Health | 1 | 33,000 | 0.4 | % | 673,000 | 20.39 | 0.8 | % | ||||||
| Department of Motor Vehicles | 1 | 19,000 | 0.3 | % | 669,000 | 35.21 | 0.7 | % | ||||||
| Grocery Outlet | 3 | 58,000 | 0.8 | % | 659,000 | 11.36 | 0.7 | % | ||||||
| Urban Air | 1 | 61,000 | 0.8 | % | 570,000 | 9.34 | 0.6 | % | ||||||
| Sub-total top twenty-five tenants | 89 | 3,325,000 | 45.2 | % | 41,473,000 | 12.47 | 46.3 | % | ||||||
| Remaining tenants | 636 | 3,245,000 | 44.1 | % | 48,138,000 | 14.83 | 53.7 | % | ||||||
| Sub-total all tenants (b) | 725 | 6,570,000 | 89.3 | % | $ | 89,611,000 | $ | 13.64 | 100.0 | % | ||||
| Vacant space | N/A | 790,000 | 10.7 | % | ||||||||||
| Total | 725 | 7,360,000 | 100.0 | % | ||||||||||
| (a) | Several of the tenants listed above share common ownership with other tenants: | |||||||||||||
| --- | --- |
(1) Giant Foods, Stop & Shop and Food Lion, and (2) Marshalls, Home Goods, and TJ Maxx (GLA of 30,000; annualized base rent of $315,000).
| (b) | Comprised of tenants as follows: | |||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Percentage | Annualized | Percentage | ||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| Occupied | of occupied | Annualized | base rent | annualized | ||||||||
| GLA | GLA | base rent | per sq. ft. | base rents | ||||||||
| Spaces ≥ 10,000 GLA | 4,872,000 | 74.2 | % | $ | 54,134,000 | $ | 11.11 | 60.4 | % | |||
| Spaces < 10,000 GLA | 1,698,000 | 25.8 | % | 35,477,000 | 20.89 | 39.6 | % | |||||
| Total | 6,570,000 | 100.0 | % | $ | 89,611,000 | $ | 13.64 | 100.0 | % |
CEDAR REALTY TRUST, INC.
Lease Expirations
As of March 31, 2022
| Total Portfolio | ||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Annualized | Percentage | |||||||||||
| Number | Percentage | expiring | of annualized | |||||||||
| Year of lease | of leases | GLA | of GLA | base rents | expiring | |||||||
| expiration | expiring | expiring | expiring | per sq. ft. | base rents | |||||||
| Month-To-Month | 47 | 139,000 | 2.1 | % | $ | 18.73 | 2.9 | % | ||||
| 2022 | 51 | 182,000 | 2.8 | % | 22.12 | 4.5 | % | |||||
| 2023 | 83 | 583,000 | 8.9 | % | 14.65 | 9.5 | % | |||||
| 2024 | 111 | 828,000 | 12.6 | % | 14.07 | 13.0 | % | |||||
| 2025 | 102 | 1,065,000 | 16.2 | % | 12.37 | 14.7 | % | |||||
| 2026 | 77 | 586,000 | 8.9 | % | 14.29 | 9.3 | % | |||||
| 2027 | 70 | 525,000 | 8.0 | % | 13.38 | 7.8 | % | |||||
| 2028 | 35 | 418,000 | 6.4 | % | 10.85 | 5.1 | % | |||||
| 2029 | 37 | 604,000 | 9.2 | % | 12.90 | 8.7 | % | |||||
| 2030 | 33 | 436,000 | 6.6 | % | 10.53 | 5.1 | % | |||||
| 2031 | 30 | 430,000 | 6.5 | % | 17.12 | 8.2 | % | |||||
| Thereafter | 49 | 774,000 | 11.8 | % | 12.84 | 11.1 | % | |||||
| All tenants | 725 | 6,570,000 | 100.0 | % | $ | 13.64 | 100.0 | % | ||||
| Spaces ≥ 10,000 GLA | ||||||||||||
| Annualized | Percentage | |||||||||||
| Number | Percentage | expiring | of annualized | |||||||||
| Year of lease | of leases | GLA | of GLA | base rents | expiring | |||||||
| expiration | expiring | expiring | expiring | per sq. ft. | base rents | |||||||
| Month-To-Month | 1 | 21,000 | 0.4 | % | $ | 5.52 | 0.2 | % | ||||
| 2022 | 3 | 65,000 | 1.3 | % | 20.15 | 2.4 | % | |||||
| 2023 | 11 | 409,000 | 8.4 | % | 11.73 | 8.9 | % | |||||
| 2024 | 20 | 605,000 | 12.4 | % | 11.17 | 12.5 | % | |||||
| 2025 | 23 | 775,000 | 15.9 | % | 9.71 | 13.9 | % | |||||
| 2026 | 14 | 391,000 | 8.0 | % | 11.48 | 8.3 | % | |||||
| 2027 | 16 | 333,000 | 6.8 | % | 11.22 | 6.9 | % | |||||
| 2028 | 13 | 350,000 | 7.2 | % | 8.67 | 5.6 | % | |||||
| 2029 | 13 | 528,000 | 10.8 | % | 12.03 | 11.7 | % | |||||
| 2030 | 10 | 365,000 | 7.5 | % | 8.31 | 5.6 | % | |||||
| 2031 | 8 | 348,000 | 7.1 | % | 14.59 | 9.4 | % | |||||
| Thereafter | 17 | 682,000 | 14.0 | % | 11.52 | 14.5 | % | |||||
| All tenants | 149 | 4,872,000 | 100.0 | % | $ | 11.11 | 100.0 | % | ||||
| Spaces < 10,000 GLA | ||||||||||||
| Annualized | Percentage | |||||||||||
| Number | Percentage | expiring | of annualized | |||||||||
| Year of lease | of leases | GLA | of GLA | base rents | expiring | |||||||
| expiration | expiring | expiring | expiring | per sq. ft. | base rents | |||||||
| Month-To-Month | 46 | 118,000 | 6.9 | % | $ | 21.08 | 7.0 | % | ||||
| 2022 | 48 | 117,000 | 6.9 | % | 23.21 | 7.6 | % | |||||
| 2023 | 72 | 174,000 | 10.2 | % | 21.52 | 10.5 | % | |||||
| 2024 | 91 | 223,000 | 13.1 | % | 21.91 | 13.8 | % | |||||
| 2025 | 79 | 290,000 | 17.1 | % | 19.48 | 15.9 | % | |||||
| 2026 | 63 | 195,000 | 11.5 | % | 19.91 | 10.9 | % | |||||
| 2027 | 54 | 192,000 | 11.3 | % | 17.13 | 9.3 | % | |||||
| 2028 | 22 | 68,000 | 4.0 | % | 22.10 | 4.2 | % | |||||
| 2029 | 24 | 76,000 | 4.5 | % | 18.91 | 4.0 | % | |||||
| 2030 | 23 | 71,000 | 4.2 | % | 21.90 | 4.4 | % | |||||
| 2031 | 22 | 82,000 | 4.8 | % | 27.85 | 6.4 | % | |||||
| Thereafter | 32 | 92,000 | 5.4 | % | 22.67 | 5.9 | % | |||||
| All tenants | 576 | 1,698,000 | 100.0 | % | $ | 20.89 | 100.0 | % |
CEDAR REALTY TRUST, INC.
Leasing Activity (a)
| Cash | Tenant | Average | |||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Leases | Square | New Rent | Prior Rent | Basis | Improvements | Lease | |||||||
| Signed | Feet | Per. Sq. Ft (a) | Per. Sq. Ft (a) | % Change | Per. Sq. Ft (b) | Term (Yrs) | |||||||
| Total Comparable Leases | |||||||||||||
| 1st Quarter 2022 | 34 | 217,800 | $ | 16.87 | $ | 13.70 | 23.1% | $ | 34.67 | 6.3 | |||
| 4th Quarter 2021 | 50 | 308,300 | $ | 13.55 | $ | 14.20 | -4.6% | $ | 7.96 | 6.0 | |||
| 3rd Quarter 2021 | 29 | 216,800 | $ | 14.92 | $ | 12.19 | 22.4% | $ | 43.36 | 8.6 | |||
| 2nd Quarter 2021 | 38 | 199,300 | $ | 13.72 | $ | 14.32 | -4.2% | $ | 10.82 | 6.4 | |||
| Total | 151 | 942,200 | $ | 14.67 | $ | 13.65 | 7.5% | $ | 22.88 | 6.8 | |||
| New Leases - Comparable | |||||||||||||
| 1st Quarter 2022 | 10 | 75,600 | $ | 21.34 | $ | 13.74 | 55.3% | $ | 99.38 | 9.8 | |||
| 4th Quarter 2021 | 15 | 113,100 | $ | 12.28 | $ | 14.61 | -15.9% | $ | 19.61 | 7.8 | |||
| 3rd Quarter 2021 | 10 | 128,900 | $ | 12.41 | $ | 8.12 | 52.7% | $ | 72.93 | 10.6 | |||
| 2nd Quarter 2021 | 15 | 46,100 | $ | 15.99 | $ | 19.66 | -18.7% | $ | 41.35 | 8.1 | |||
| Total | 50 | 363,700 | $ | 14.68 | $ | 12.77 | 14.9% | $ | 57.84 | 9.3 | |||
| Renewals - Comparable | |||||||||||||
| 1st Quarter 2022 | 24 | 142,200 | $ | 14.49 | $ | 13.68 | 5.9% | $ | 0.29 | 4.5 | |||
| 4th Quarter 2021 | 35 | 195,200 | $ | 14.29 | $ | 13.96 | 2.3% | $ | 1.21 | 4.9 | |||
| 3rd Quarter 2021 | 19 | 87,900 | $ | 18.61 | $ | 18.16 | 2.5% | $ | 0.00 | 5.7 | |||
| 2nd Quarter 2021 | 23 | 153,200 | $ | 13.04 | $ | 12.71 | 2.6% | $ | 1.63 | 5.9 | |||
| Total | 101 | 578,500 | $ | 14.66 | $ | 14.20 | 3.3% | $ | 0.91 | 5.2 | |||
| Total Comparable and Non-Comparable | |||||||||||||
| 1st Quarter 2022 | 36 | 221,200 | $ | 17.13 | N/A | N/A | $ | 37.38 | 6.4 | ||||
| 4th Quarter 2021 | 54 | 316,800 | $ | 13.74 | N/A | N/A | $ | 9.76 | 6.0 | ||||
| 3rd Quarter 2021 | 33 | 230,200 | $ | 15.72 | N/A | N/A | $ | 44.91 | 8.7 | ||||
| 2nd Quarter 2021 | 40 | 209,100 | $ | 14.30 | N/A | N/A | $ | 15.02 | 6.2 | ||||
| Total | 163 | 977,300 | $ | 15.09 | N/A | N/A | $ | 25.41 | 6.8 | ||||
| (a) | Leases on this schedule represent retail activity only; office leases are not included. New rent per sq. ft. represents the minimum cash rent under the new lease for the first 12 months of the term. Prior rent per sq. ft. represents the minimum cash rent under the prior lease for the last 12 months of the previous term. | ||||||||||||
| --- | --- | ||||||||||||
| (b) | Includes costs of tenant specific landlord work and tenant allowances provided to tenants. Excludes first generation space. | ||||||||||||
| --- | --- |
CEDAR REALTY TRUST, INC.
Same-Property Net Operating Income ("Same-Property NOI")
| Same-Property NOI (a) | Three months ended<br><br><br>March 31, | |||||
|---|---|---|---|---|---|---|
| 2022 | 2021 | |||||
| Base rents | $ | 19,147,000 | $ | 19,293,000 | ||
| Expense recoveries | 6,929,000 | 6,581,000 | ||||
| Total revenues | 26,076,000 | 25,874,000 | ||||
| Operating expenses | 9,184,000 | 9,257,000 | ||||
| Same-Property NOI | $ | 16,892,000 | $ | 16,617,000 | ||
| Occupied | 91.5% | 89.4% | ||||
| Leased | 92.7% | 90.1% | ||||
| Average base rent | $ | 13.58 | $ | 13.53 | ||
| Number of same properties | 45 | 45 | ||||
| Same-Property NOI growth | 1.7% | |||||
| Same-Property NOI Reconciliation (a) | Three months ended<br><br><br>March 31, | |||||
| 2022 | 2021 | |||||
| Operating income | $ | 3,160,000 | $ | 5,959,000 | ||
| Add (deduct): | ||||||
| General and administrative | 2,972,000 | 4,528,000 | ||||
| Gain on sales | - | (1,047,000 | ) | |||
| Transaction costs | 3,735,000 | - | ||||
| Impairment charges | 707,000 | - | ||||
| Depreciation and amortization | 8,263,000 | 11,211,000 | ||||
| Straight-line rents | (101,000 | ) | (131,000 | ) | ||
| Amortization of intangible lease liabilities | (269,000 | ) | (277,000 | ) | ||
| Other adjustments | 224,000 | (22,000 | ) | |||
| NOI related to properties not defined as same-property | (1,799,000 | ) | (3,604,000 | ) | ||
| Same-Property NOI | $ | 16,892,000 | $ | 16,617,000 | ||
| (a) | Same-property NOI includes properties that were owned and operated for the entirety of both periods being compared, except for properties undergoing significant redevelopment and expansion until such properties have stabilized, and excluding properties classified as "held for sale". Same-property NOI (i) excludes non-cash revenues such as straight-line rent adjustments and amortization of intangible lease liabilities, (ii) reflects internal management fees charged to properties, and (iii) excludes infrequent items, such as lease termination fee income. | |||||
| --- | --- |
CEDAR REALTY TRUST, INC.
Summary of Real Estate Held for Sale
As of March 31, 2022
| Average | ||||||
|---|---|---|---|---|---|---|
| Percent | base rent per | |||||
| Real Estate Held for Sale | Location | GLA | occupied | leased sq. ft. | ||
| Carll's Corner | Bridgeton, NJ | 129,582 | 21.1% | $ | 14.24 | |
| Riverview Plaza | Philadelphia, PA | 108,902 | 97.4% | 18.61 | ||
| East River Park | Washington, D.C. | 150,038 | 69.4% | 18.80 | ||
| Senator Square | Washington, D.C. | 42,941 | 100.0% | 24.23 | ||
| 431,463 | 65.0% | $ | 19.12 |
CEDAR REALTY TRUST, INC.
Non-GAAP Financial Disclosures
Funds From Operations (“FFO”) and Operating Funds From Operations (“Operating FFO”)
FFO is a widely recognized supplemental non-GAAP measure utilized to evaluate the financial performance of a REIT. The Company presents FFO in accordance with the definition adopted by the National Association of Real Estate Investments Trusts (“NAREIT”). NAREIT generally defines FFO as net income attributable to common shareholders (determined in accordance with GAAP), excluding gains (losses) from sales of real estate properties, impairment write-downs on real estate properties directly attributable to decrease in the value of depreciable real estate, plus real estate related depreciation and amortization, and adjustments for partnerships and joint ventures to reflect FFO on the same basis. The Company considers FFO to be an appropriate measure of its financial performance because it captures features particular to real estate performance by recognizing that real estate generally appreciates over time or maintains residual value to a much greater extent than other depreciable assets.
The Company also considers Operating FFO to be an additional meaningful financial measure of financial performance because it excludes items the Company does not believe are indicative of its core operating performance, such as non-capitalized acquisition pursuit costs, amounts relating to early extinguishment of debt and preferred stock redemption costs, management transition costs and certain redevelopment costs. The Company believes Operating FFO further assists in comparing the Company’s performance across reporting periods on a consistent basis by excluding such items.
FFO and Operating FFO should be reviewed with GAAP net income attributable to common shareholders, the most directly comparable GAAP financial measure, when trying to understand the Company’s operating performance. FFO and Operating FFO do not represent cash generated from operating activities and should not be considered as an alternative to net income attributable to common shareholders or to cash flow from operating activities. The Company’s computations of FFO and Operating FFO may differ from the computations utilized by other REITs and, accordingly, may not be comparable to such REITs.
Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (“EBITDAre”) and Adjusted EBITDAre
EBITDAre is a recognized supplemental non-GAAP financial measure. The Company presents EBITDAre in accordance with the definition adopted by NAREIT, which generally defines EBITDAre as net income plus interest expense, income tax expense, depreciation, amortization, and impairment write-downs of depreciated property, plus or minus losses and gains on the disposition of depreciated property, and adjustments to reflect the Company’s share of EBITDAre of unconsolidated affiliates. The Company believes EBITDAre provides additional information with respect to the Company’s performance and ability to meet its future debt service requirements.
The Company also considers Adjusted EBITDAre to be an additional meaningful financial measure of financial performance because it excludes items the Company does not believe are indicative of its core operating performance, such as acquisition pursuit, management transition, and redevelopment costs. The Company believes Adjusted EBITDAre further assists in comparing the Company’s performance across reporting periods on a consistent basis by excluding such items.
EBITDAre and Adjusted EBITDAre should be reviewed with GAAP net income, the most directly comparable GAAP financial measure, when trying to understand the Company’s operating performance. EBITDAre and Adjusted EBITDAre do not represent cash generated from operating activities and should not be considered as an alternative to income from continuing operations or to cash flow from operating activities. The Company’s computation of Adjusted EBITDAre may differ from the computations utilized by other companies and, accordingly, may not be comparable to such companies.
Same-Property Net Operating Income (“Same-Property NOI”)
Same-property NOI is a widely recognized supplemental non-GAAP financial measure for REITs. Properties are included in same-property NOI if they are owned and operated for the entirety of both periods being compared, except for properties undergoing significant redevelopment and expansion until such properties have stabilized, and properties classified as held for sale. Consistent with the capital treatment of such costs under GAAP, tenant improvements, leasing commissions and other direct leasing costs are excluded from same-property NOI. The Company considers same-property NOI useful to investors as it provides an indication of the recurring cash generated by the Company’s properties by excluding certain non-cash revenues and expenses, as well as other infrequent items such as lease termination income which tends to fluctuate more than rents from year to year.
Same-property NOI should be reviewed with consolidated operating income, the most directly comparable GAAP financial measure. Same-property NOI should not be considered as an alternative to consolidated operating income prepared in accordance with GAAP or as a measure of liquidity. The Company’s computations of same-property NOI may differ from the computations utilized by other REITs and, accordingly, may not be comparable to such REITs.
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