CBL & Associates Properties, Inc. (NYSE:CBL):
- Portfolio same-center net operating
income, excluding lease termination fees, for the first quarter
2011, increased 0.5% over the prior year period.
- Reported FFO per diluted share of $0.63
for the first quarter 2011.
- Same-store sales per square foot for
mall tenants 10,000 square feet or less for stabilized malls for
the first quarter 2011 increased 2.9%.
- Portfolio occupancy increased 150 basis
points to 90.3% as of March 31, 2011, compared with the prior year
period.
- Completed more than $660 million in
financing activity year-to-date.
CBL & Associates Properties, Inc. (NYSE:CBL) announced
results for the first quarter ended March 31, 2011. A description
of each non-GAAP financial measure and the related reconciliation
to the comparable GAAP measure is located at the end of this news
release.
Funds from Operations (“FFO”) allocable to common shareholders
for the first quarter 2011 was $93,387,000 or $0.63 per diluted
share, compared with $67,979,000, or $0.49 per diluted share, for
the first quarter 2010. FFO of the operating partnership for the
first quarter of 2011 was $119,957,000, compared with $93,571,000
for the first quarter 2010. FFO in the first quarter 2011 included
$0.15 per share related to the net impact of the sale of Oak Hollow
Mall in High Point, NC.
Net income attributable to common shareholders for the first
quarter of 2011 was $36,725,000, or $0.25 per diluted share,
compared with net income of $10,928,000, or $0.08 per diluted share
for the first quarter 2010.
CBL's President and Chief Executive Officer, Stephen D.
Lebovitz, commented, "We have started off the year with impressive
results in the first quarter including an increase in same-center
NOI, positive leasing spreads and continued improvements in sales
and occupancy. We are successfully building on the momentum
established in 2010 and are increasingly confident that we will
deliver continued growth in NOI and FFO as 2011 progresses.
“We have also made significant progress in strengthening our
balance sheet. Completing $660 million of non-recourse financings
this year through 11 separate loans at favorable interest rates is
a major step forward. These transactions have generated significant
proceeds for new opportunities, allowing us to focus more on growth
and capitalizing on the improving economy.”
HIGHLIGHTS
- Same-store sales per square foot for
mall tenants 10,000 square feet or less for stabilized malls for
the rolling twelve months ended March 31, 2011 increased 2.5% to
$324 per square foot compared with $316 per square foot in
2010.
- Same-center net operating income
(“NOI”), excluding lease termination fees, for the first quarter
2011, increased 0.5% compared with a decline of 1.0% for the first
quarter 2010.
- Consolidated and unconsolidated
variable rate debt of $1,407,649,000 represented 14.6% of the total
market capitalization of $9,618,130,000 for the Company and 24.6%
of the Company's share of total consolidated and unconsolidated
debt of $5,733,762,000 as of March 31, 2011.
PORTFOLIO OCCUPANCY
March 31, 2011
2010 Portfolio occupancy
90.3% 88.8% Mall portfolio 90.3% 89.4% Stabilized malls 90.4% 89.7%
Non-stabilized malls 84.2% 76.6% Associated centers 91.1% 89.5%
Community centers 90.5% 84.4%
FINANCING ACTIVITY
Subsequent to the quarter end, CBL announced that it had closed
on ten separate loans totaling $481.1 million at a combined
estimated weighted average interest rate of 5.42% and a weighted
average term of 6.8 years. Proceeds were used to repay
approximately $370.0 million on the Company’s $520.0 million credit
facility and $90.0 million in existing loans scheduled to mature in
2011. Eight of the new loans were secured with properties
previously used as collateral to secure the $520.0 million credit
facility. The facility has availability of $370.0 million for
future retirement of property loans.
CBL also announced that it had closed on a ten-year, $185
million non-recourse loan secured by Fayette Mall in Lexington, KY,
with two institutional lenders. The new loan bears a fixed interest
rate of 5.42%. Excess proceeds of $100.0 million were generated
after repayment of the $85.0 million existing loan that was
scheduled to mature in July 2011.
DISPOSITIONS
During the first quarter of 2011, CBL completed the sale of Oak
Hollow Mall in High Point, NC to High Point University for a gross
sales price of $9.0 million. Net proceeds from the sale were used
to repay the outstanding principal balance and accrued interest of
$40.3 million on the non-recourse loan secured by the property.
This payoff was in accordance with the lender’s agreement to modify
the outstanding principal balance and accrued interest to equal the
net sales price for the property. CBL recorded a gain on the
extinguishment of debt of approximately $31.4 million during the
first quarter 2011. CBL also recorded a loss on impairment of real
estate in the first quarter 2011 of approximately $2.7 million to
write down the book value of the property to the net sales price.
Both the gain on extinguishment of debt and the loss on impairment
of real estate were included in FFO.
OUTLOOK AND GUIDANCE
Based on first quarter results and today’s outlook, the Company
is reiterating 2011 FFO guidance of $2.10 - $2.15 per share,
including the impact of the disposition of Oak Hollow Mall in the
first quarter 2011. The full year guidance also assumes $4.5
million to $5.5 million of outparcel sales and same-center NOI
growth in the range of (0.5%) to 1.0%, excluding the impact of
lease termination fees from both applicable periods. The guidance
excludes the impact of any future unannounced acquisitions or
dispositions. The Company expects to update its annual guidance
after each quarter's results.
Low
High Expected diluted earnings per common share $0.40 $0.45
Adjust to fully converted shares from common shares (0.09 ) (0.10 )
Expected earnings per diluted, fully converted common share 0.31
0.35 Add: depreciation and amortization 1.70 1.70 Add:
noncontrolling interest in earnings of Operating Partnership 0.09
0.10 Expected FFO per diluted, fully converted common
share $2.10 $2.15
INVESTOR CONFERENCE CALL AND SIMULCAST
CBL & Associates Properties, Inc. will conduct a conference
call at 10:00 a.m. EDT on Friday, April 29, 2011, to
discuss its first quarter results. The number to call for this
interactive teleconference is (212) 231-2900. A seven-day
replay of the conference call will be available by dialing
(402) 977-9140 and entering the passcode 21515943. A
transcript of the Company's prepared remarks will be furnished on a
Form 8-K following the conference call.
To receive the CBL & Associates Properties, Inc., first
quarter earnings release and supplemental information please visit
our website at cblproperties.com or contact Investor Relations at
423-490-8312.
The Company will also provide an online web simulcast and
rebroadcast of its 2011 first quarter earnings release conference
call. The live broadcast of the quarterly conference call will be
available online at cblproperties.com on
Friday, April 29, 2011, beginning at 10:00 a.m. EDT.
The online replay will follow shortly after the call and continue
through May 6, 2011.
CBL is one of the largest and most active owners and developers
of malls and shopping centers in the United States. CBL owns, holds
interests in or manages 157 properties, including 85 regional
malls/open-air centers. The properties are located in 26 states and
total 84.9 million square feet including 3.4 million square feet of
non-owned shopping centers managed for third parties. Headquartered
in Chattanooga, TN, CBL has regional offices in Boston (Waltham),
MA, Dallas (Irving), TX, and St. Louis, MO. Additional information
can be found at cblproperties.com.
NON-GAAP FINANCIAL MEASURES
Funds From Operations
FFO is a widely used measure of the operating performance of
real estate companies that supplements net income determined in
accordance with GAAP. The National Association of Real Estate
Investment Trusts (“NAREIT”) defines FFO as net income (computed in
accordance with GAAP) excluding gains or losses on sales of
operating properties, plus depreciation and amortization, and after
adjustments for unconsolidated partnerships and joint ventures and
noncontrolling interests. Adjustments for unconsolidated
partnerships and joint ventures and noncontrolling interests are
calculated on the same basis. The Company defines FFO allocable to
its common shareholders as defined above by NAREIT less dividends
on preferred stock. The Company’s method of calculating FFO
allocable to its common shareholders may be different from methods
used by other REITs and, accordingly, may not be comparable to such
other REITs.
The Company believes that FFO provides an additional indicator
of the operating performance of its properties without giving
effect to real estate depreciation and amortization, which assumes
the value of real estate assets declines predictably over time.
Since values of well-maintained real estate assets have
historically risen with market conditions, the Company believes
that FFO enhances investors’ understanding of its operating
performance. The use of FFO as an indicator of financial
performance is influenced not only by the operations of the
Company’s properties and interest rates, but also by its capital
structure.
The Company presents both FFO of its operating partnership and
FFO allocable to its common shareholders, as it believes that both
are useful performance measures. The Company believes FFO of its
operating partnership is a useful performance measure since it
conducts substantially all of its business through its operating
partnership and, therefore, it reflects the performance of the
properties in absolute terms regardless of the ratio of ownership
interests of the Company’s common shareholders and the
noncontrolling interest in the operating partnership. The Company
believes FFO allocable to its common shareholders is a useful
performance measure because it is the performance measure that is
most directly comparable to net income attributable to its common
shareholders.
In the reconciliation of net income attributable to the
Company's common shareholders to FFO allocable to its common
shareholders, located at the end of this earnings release, the
Company makes an adjustment to add back noncontrolling interest in
income of its operating partnership in order to arrive at FFO of
its operating partnership. The Company then applies a percentage to
FFO of its operating partnership to arrive at FFO allocable to its
common shareholders. The percentage is computed by taking the
weighted average number of common shares outstanding for the period
and dividing it by the sum of the weighted average number of common
shares and the weighted average number of operating partnership
units outstanding during the period.
FFO does not represent cash flows from operations as defined by
accounting principles generally accepted in the United States, is
not necessarily indicative of cash available to fund all cash flow
needs and should not be considered as an alternative to net income
for purposes of evaluating the Company’s operating performance or
to cash flow as a measure of liquidity.
Same-Center Net Operating Income
NOI is a supplemental measure of the operating performance of
the Company's shopping centers. The Company defines NOI as
operating revenues (rental revenues, tenant reimbursements and
other income) less property operating expenses (property operating,
real estate taxes and maintenance and repairs).
Similar to FFO, the Company computes NOI based on its pro rata
share of both consolidated and unconsolidated properties. The
Company's definition of NOI may be different than that used by
other companies and, accordingly, the Company's NOI may not be
comparable to that of other companies. A reconciliation of
same-center NOI to net income is located at the end of this
earnings release.
Since NOI includes only those revenues and expenses related to
the operations of its shopping center properties, the Company
believes that same-center NOI provides a measure that reflects
trends in occupancy rates, rental rates and operating costs and the
impact of those trends on the Company's results of operations.
Additionally, there are instances when tenants terminate their
leases prior to the scheduled expiration date and pay the Company
one-time, lump-sum termination fees. These one-time lease
termination fees may distort same-center NOI trends and may result
in same-center NOI that is not indicative of the ongoing operations
of the Company's shopping center properties. Therefore, the Company
believes that presenting same-center NOI, excluding lease
termination fees, is useful to investors.
Pro Rata Share of Debt
The Company presents debt based on its pro rata ownership share
(including the Company's pro rata share of unconsolidated
affiliates and excluding noncontrolling interests' share of
consolidated properties) because it believes this provides
investors a clearer understanding of the Company's total debt
obligations which affect the Company's liquidity. A reconciliation
of the Company's pro rata share of debt to the amount of debt on
the Company's consolidated balance sheet is located at the end of
this earnings release.
Information included herein contains "forward-looking
statements" within the meaning of the federal securities laws. Such
statements are inherently subject to risks and uncertainties, many
of which cannot be predicted with accuracy and some of which might
not even be anticipated. Future events and actual events, financial
and otherwise, may differ materially from the events and results
discussed in the forward-looking statements. The reader is directed
to the Company's various filings with the Securities and Exchange
Commission, including without limitation the Company's Annual
Report on Form 10-K, and the "Management's Discussion and Analysis
of Financial Condition and Results of Operations" included therein,
for a discussion of such risks and uncertainties.
CBL & Associates Properties, Inc.
Consolidated Statements of Operations (Unaudited; in
thousands, except per share amounts)
Three
Months Ended
March 31,
2011 2010 REVENUES: Minimum rents
$
171,684 $ 165,732 Percentage rents
3,776 3,940 Other
rents
5,008 4,539 Tenant reimbursements
76,985 78,576
Management, development and leasing fees
1,337 1,706 Other
9,360 7,237 Total revenues
268,150 261,730
EXPENSES: Property operating
40,196 37,720
Depreciation and amortization
67,981 70,449 Real estate
taxes
24,280 24,618 Maintenance and repairs
16,032
15,442 General and administrative
11,800 11,074 Other
8,303 6,701 Total expenses
168,592 166,004
Income from
operations 99,558 95,726 Interest and other income
545 1,051 Interest expense
(68,213 ) (72,380 )
Gain on extinguishment of debt
581 - Gain on sales of real
estate assets
809 866 Equity in earnings of unconsolidated
affiliates
1,778 539 Income tax benefit
1,770
1,877
Income from continuing operations
36,828 27,679 Operating income (loss) of discontinued
operations
27,066 (476 ) Gain on discontinued operations
14 -
Net income
63,908 27,203 Net income attributable to noncontrolling
interests in: Operating partnership
(10,451 ) (4,110
) Other consolidated subsidiaries
(6,138 )
(6,137 )
Net income attributable to the Company
47,319 16,956 Preferred dividends
(10,594
) (6,028 )
Net income attributable to common
shareholders $ 36,725 $ 10,928
Basic per share data attributable to common
shareholders: Income from continuing operations, net of
preferred dividends
$ 0.11 $ 0.08 Discontinued
operations
0.14 - Net income
attributable to common shareholders
$ 0.25 $
0.08 Weighted average common shares outstanding
148,069 137,967
Diluted earnings per share data
attributable to common shareholders: Income from continuing
operations, net of preferred dividends
$ 0.11 $ 0.08
Discontinued operations
0.14 -
Net income attributable to common shareholders
$ 0.25
$ 0.08 Weighted average common and potential dilutive
common shares outstanding
148,123 138,006
Amounts
attributable to common shareholders: Income from continuing
operations, net of preferred dividends
$ 15,644 $
11,274 Discontinued operations
21,081
(346 ) Net income attributable to common shareholders
$
36,725 $ 10,928 The Company's
calculation of FFO allocable to its shareholders is as follows: (in
thousands, except per share data)
Three
Months Ended
March 31,
2011 2010 Net income attributable to
common shareholders
$ 36,725 $ 10,928 Noncontrolling
interest in income of operating partnership
10,451 4,110
Depreciation and amortization expense of: Consolidated properties
67,981 70,449 Unconsolidated affiliates
5,515 6,885
Discontinued operations
86 1,563 Non-real estate assets
(638 ) (219 ) Noncontrolling interests' share of
depreciation and amortization
(149 ) (145 ) Gain on
discontinued operations
(14 ) -
Funds from operations of the operating partnership
$
119,957 $ 93,571 Funds from operations
per diluted share
$ 0.63 $ 0.49
Weighted average common and potential
dilutive common shares outstanding with operating partnership units
fully converted
190,259 189,955
Reconciliation of FFO of the operating
partnership to FFO allocable to common shareholders:
Funds from operations of the operating partnership
$
119,957 $ 93,571 Percentage allocable to common shareholders
(1)
77.85 % 72.65 %
Funds from operations allocable to common
shareholders
$ 93,387 $ 67,979
(1) Represents the weighted average number
of common shares outstanding for the period divided by the sum of
the weighted average number of common shares and the weighted
average number of operating partnership units outstanding during
the period. See the reconciliation of shares and operating
partnership units outstanding on page 8.
SUPPLEMENTAL FFO INFORMATION: Lease termination fees
$ 1,598 $ 531 Lease termination fees per share
$ 0.01 $ - Straight-line rental income
$ 1,082 $ 1,316 Straight-line rental income per share
$ 0.01 $ 0.01 Gains on outparcel sales
$ 809 $ 816 Gains on outparcel sales per share
$ - $ - Amortization of acquired above- and
below-market leases
$ 528 $ 838 Amortization of
acquired above- and below-market leases per share
$ -
$ -
Net amortization of debt premiums
(discounts)
$ 753 $ 1,662
Net amortization of debt premiums
(discounts) per share
$ - $ 0.01 Income tax benefit
$
1,770 $ 1,877 Income tax benefit per share
$
0.01 $ 0.01 Loss on impairment of real estate from
discontinued operations
$
(2,746
)
$ - Loss on impairment of real estate from discontinued operations
per share
$
(0.01
)
$ - Gain on extinguishment of debt from discontinued
operations
$ 32,015 $ - Gain on extinguishment of
debt from discontinued operations per share
$ 0.17 $
-
Same-Center Net Operating Income (Dollars in
thousands)
Three Months Ended
March 31,
2011 2010 Net income attributable to the
Company
$ 47,319 $ 16,956 Adjustments:
Depreciation and amortization
67,981 70,449 Depreciation and
amortization from unconsolidated affiliates
5,515 6,885
Depreciation and amortization from discontinued operations
86 1,563
Noncontrolling interests' share of
depreciation and amortization in other consolidated
subsidiaries
(149 ) (145 ) Interest expense
68,213 72,380
Interest expense from unconsolidated affiliates
5,802 7,228
Interest expense from discontinued operations
178 1,080
Noncontrolling interests' share of
interest expense in other consolidated subsidiaries
(244 ) (234 ) Abandoned projects
- 99 Gain on
sales of real estate assets
(809 ) (866 )
Loss on sales of real estate assets from
unconsolidated affiliates
- 50 Gain on extinguishment of debt
(581 ) -
Gain on extinguishment of debt from discontinued operations
(31,434 ) - Writedown of mortgage note receivable
1,500 - Loss on impairment of real estate from discontinued
operations
2,746 - Income tax benefit
(1,770 )
(1,877 )
Net income attributable to noncontrolling
interest in earnings of operating partnership
10,451 4,110 Gain on discontinued operations
(14 ) - Operating partnership's share
of total NOI
174,790 177,678 General and administrative
expenses
11,800 11,074 Management fees and non-property
level revenues
(2,436 ) (4,061 )
Operating partnership's share of property NOI
184,154
184,691 Non-comparable NOI
(1,397 )
(3,955 ) Total same-center NOI
$ 182,757 $
180,736 Total same-center NOI percentage change
1.1 % Total same-center NOI
$
182,757 $ 180,736 Less lease termination fees
(1,553 ) (510 ) Total same-center NOI,
excluding lease termination fees
$ 181,204 $
180,226 Malls
$ 162,099 $ 162,796
Associated centers
8,204 7,733 Community centers
5,175 3,965 Offices and other
5,726
5,732 Total same-center NOI, excluding lease
termination fees
$ 181,204 $ 180,226
Percentage Change: Malls
-0.4 %
Associated centers
6.1 % Community centers
30.5 % Office and other
-0.1 %
Total same-center NOI, excluding lease termination fees
0.5 % Company's Share of Consolidated and
Unconsolidated Debt (Dollars in thousands)
March 31, 2011 Fixed Rate Variable Rate
Total Consolidated debt
$ 3,945,047
$ 1,239,051 $ 5,184,098
Noncontrolling interests' share of consolidated debt
(15,621
) (928 ) (16,549 ) Company's
share of unconsolidated affiliates' debt
396,687
169,526 566,213
Company's share of consolidated and unconsolidated debt
$
4,326,113 $ 1,407,649 $
5,733,762 Weighted average interest rate
5.69 % 2.85 % 4.99
% March 31, 2010 Fixed Rate Variable
Rate Total Consolidated debt $ 3,934,296 $
1,524,281 $ 5,458,577 Noncontrolling interests' share of
consolidated debt (23,731 ) (928 ) (24,659 ) Company's share of
unconsolidated affiliates' debt 402,570
191,604 594,174 Company's share of
consolidated and unconsolidated debt $ 4,313,135 $ 1,714,957
$ 6,028,092 Weighted average interest rate
5.94 % 2.89 % 5.07 %
Debt-To-Total-Market Capitalization Ratio as of March 31,
2011 (In thousands, except stock price)
Shares
Outstanding Stock Price (1)
Value Common stock and operating partnership units 190,334 $
17.42 $ 3,315,618 7.75% Series C Cumulative Redeemable Preferred
Stock 460 250.00 115,000 7.375% Series D Cumulative Redeemable
Preferred Stock 1,815 250.00 453,750 Total market
equity 3,884,368 Company's share of total debt 5,733,762
Total market capitalization $ 9,618,130
Debt-to-total-market capitalization ratio 59.6 %
(1) Stock price for common stock and
operating partnership units equals the closing price of the common
stock on March 31, 2011. The stock price for the preferred stock
represents the liquidation preference of each respective series of
preferred stock.
Reconciliation of Shares and Operating Partnership Units
Outstanding (In thousands)
Three
Months Ended March 31, 2011: Basic
Diluted Weighted average shares - EPS
148,069 148,123 Weighted average operating
partnership units
42,136 42,136
Weighted average shares- FFO
190,205
190,259 2010: Weighted average
shares - EPS 137,967 138,006 Weighted average operating partnership
units 51,949 51,949 Weighted average
shares- FFO 189,916 189,955
Dividend Payout Ratio Three Months Ended
March 31, 2011 2010 Weighted average cash
dividend per share
$ 0.23034 $ 0.23106 FFO per
diluted, fully converted share
$ 0.63 $ 0.49
Dividend payout ratio
36.6 %
47.2 %
Consolidated Balance Sheets (Unaudited; in thousands,
except share data)
March
31,
2011
December 31,
2010
ASSETS Real estate assets: Land
$ 926,479 $
928,025 Buildings and improvements
7,538,099 7,543,326
8,464,578 8,471,351 Less accumulated depreciation
(1,778,046 )
(1,721,194 ) 6,686,532 6,750,157
Developments in progress
160,040
139,980 Net investment in real estate
assets
6,846,572 6,890,137 Cash and cash equivalents
49,340 50,896 Receivables: Tenant, net of allowance
69,578 77,989 Other
12,900 11,996 Mortgage and other
notes receivable
28,857 30,519 Investments in unconsolidated
affiliates
180,131 179,410 Intangible lease assets and other
assets
269,963
265,607 $
7,457,341 $
7,506,554 LIABILITIES, REDEEMABLE
NONCONTROLLING INTERESTS AND EQUITY Mortgage and other
indebtedness
$ 5,184,098 $ 5,209,747 Accounts payable
and accrued liabilities
283,930
314,651 Total liabilities
5,468,028 5,524,398
Commitments and contingencies Redeemable noncontrolling
interests: Redeemable noncontrolling partnership interests
34,252 34,379 Redeemable noncontrolling preferred joint
venture interest
423,719
423,834 Total redeemable noncontrolling
interests
457,971
458,213 Shareholders' equity: Preferred stock,
$.01 par value, 15,000,000 shares authorized:
7.75% Series C Cumulative Redeemable
Preferred Stock, 460,000 shares outstanding in 2011 and 2010
5 5
7.375% Series D Cumulative Redeemable
Preferred Stock, 1,815,000 shares outstanding in 2011 and 2010
18 18
Common stock, $.01 par value, 350,000,000
shares authorized, 148,317,238 and 147,923,707 issued and
outstanding in 2011 and 2010, respectively
1,483 1,479 Additional paid-in capital
1,660,001
1,657,507 Accumulated other comprehensive income
9,348 7,855
Accumulated deficit
(360,951
) (366,526 )
Total shareholders' equity
1,309,904 1,300,338
Noncontrolling interests
221,438
223,605 Total equity
1,531,342 1,523,943
$ 7,457,341
$ 7,506,554
CBL and Associates Prope... (NYSE:CBL)
Historical Stock Chart
From May 2024 to Jun 2024
CBL and Associates Prope... (NYSE:CBL)
Historical Stock Chart
From Jun 2023 to Jun 2024