General Growth Properties, Inc. (NYSE: GGP) (the Company) reported
today its operating results for the second quarter 2008. Core Funds
From Operations (Core FFO) per fully diluted share were $0.72 for
the second quarter of 2008. Core FFO per fully diluted share for
the comparable period in 2007 was $0.73. Funds From Operations
(FFO) per fully diluted share were $0.71 for the second quarter of
2008, equal to the reported FFO per fully diluted share in the
comparable period of 2007. Earnings per share � diluted (EPS) were
$0.13 and $0.03, respectively, for the second quarters of 2008 and
2007. FINANCIAL AND OPERATIONAL HIGHLIGHTS � -- Core FFO is defined
as Funds From Operations excluding the Real Estate Property Net
Operating Income (NOI) from the Master Planned Communities segment
and the (provision for) benefit from income taxes. Core FFO for the
second quarter of 2008 was $228.4 million or $0.72 per fully
diluted share as compared to $216.6 million or $0.73 per fully
diluted share for the second quarter of 2007. Although aggregate
Core FFO increased in the second quarter of 2008 by $11.8 million,
Core FFO per fully diluted share declined as a result of the
issuance of common stock in 2008. � -- FFO was $228.0 million in
the second quarter of 2008, an increase of approximately 8.4% or
$17.7 million, from $210.3 million in the second quarter of 2007,
primarily as a result of higher real estate property net operating
income in 2008 in our retail and other operating segment. � -- EPS
in the second quarter of 2008 were $0.13, a $0.10 increase from the
comparable 2007 quarter. The higher EPS in 2008 is primarily due to
the $30.8 million, net of minority interest (or approximately $0.12
per share), in gains recognized on the previously reported sales of
certain office buildings in the second quarter of 2008. � --
Development Projects The Company, in collaboration with certain
retailers, has decided to defer the opening of certain near and
intermediate term new development and redevelopment projects. As a
result, approximately $500 million of development expenditures will
be deferred during the next 18 months. The principal factors for
the Company's decision are the current retail and credit market
conditions. The Company believes that such deferral will enhance
the likelihood that these new development and redevelopment
projects will open when general economic conditions are more
favorable and when attractive financing is more generally
available. � -- Core FFO per share guidance We currently project
2008 Core FFO to be approximately $3.42 per share ($0.77 and $1.17
for the third and fourth quarters of 2008, respectively, in
addition to the $1.48 in Core FFO per share already produced), or
approximately 15% above the Core FFO per share amount of $2.97 for
2007. The decrease in current 2008 Core FFO guidance from previous
amounts is primarily due to lower forecasted NOI in the second half
of 2008, due to the likely continuation of the current weak
economic conditions. SEGMENT RESULTS Retail and Other Segment NOI
increased to $628.8 million for the second quarter of 2008, 8.4%
above the $580.3 million reported for the second quarter of 2007.
The majority of this increase is due to the acquisition of our
venture partner�s 50% interest in Homart I in July 2007, which
resulted in the consolidation of 20 of the 23 properties in that
portfolio that were previously reported as unconsolidated in our
operating results. Revenues from consolidated properties for the
second quarter of 2008 were $775.1 million, an increase of 14.9%
compared to $674.6 million for the same period in 2007. This
increase is primarily due to the Homart I acquisition, as discussed
above. Excluding such acquisition, consolidated revenues would have
increased by approximately $11.0 million or 1.6%. Revenues from
unconsolidated properties, at the Company�s ownership share, for
the quarter declined 16.6% to $153.8 million, compared to $184.4
million in the second quarter of 2007. The decline was primarily
due to the acquisition of our venture partner�s interest in the
Homart I properties. Comparable tenant sales increased 0.8% in
2008, while total tenant sales were consistent with the same period
last year, both on a trailing twelve month basis. Comparable NOI
from consolidated properties in the second quarter of 2008
increased by 2.6% compared to the same period last year, and
increased by 3.9% for the first half of 2008 compared to the first
half of 2007. Comparable NOI from unconsolidated properties at the
Company�s ownership share for the quarter increased by
approximately 7.9% compared to the second quarter of 2007, and
increased by 8.2% for the first half of 2008 compared to the first
half of 2007. Retail Center occupancy increased to 93.2% at June
30, 2008 from 92.9% at June 30, 2007. Sales per square foot for the
second quarter of 2008 and 2007 (on a trailing twelve month basis)
were both $459. Master Planned Communities Segment Reflecting a
stagnant housing market, NOI from the Master Planned Communities
segment for the second quarter of 2008 was $0.6 million for
consolidated properties and $6.6 million for unconsolidated
properties as compared to $6.6 million and $7.9 million,
respectively, in 2007. Land sale revenues for the second quarter of
2008 were $15.9 million for consolidated properties and $17.8
million for unconsolidated properties, compared to $36.1 million
and $22.7 million, respectively, for the second quarter of 2007.
Such declines in land sale revenues reflect a reduced sales pace
for 2008, a trend from the first quarter of 2008 that is expected
to continue into 2009. CONFERENCE CALL/WEBCAST General Growth
Properties, Inc. will host a live Webcast of its conference call
regarding this announcement on our website, www.ggp.com. This
Webcast will take place on Thursday, July 31, 2008, at 9:00 a.m.
Eastern Time (8:00 a.m. CDT, 6:00 a.m. PDT). The Webcast can be
accessed by selecting the conference call icon on the GGP home
page. The Company is one of the largest U.S.-based publicly traded
Real Estate Investment Trusts (REIT) based upon market
capitalization. The Company currently has ownership interest in, or
management responsibility for, over 200 regional shopping malls in
44 states, as well as ownership in master planned community
developments and commercial office buildings. The Company�s
portfolio totals approximately 200 million square feet of retail
space and includes over 24,000 retail stores nationwide. The
Company is listed on the New York Stock Exchange under the symbol
GGP. For more information, please visit the Company website at
http://www.ggp.com. NON-GAAP SUPPLEMENTAL FINANCIAL MEASURES AND
DEFINITIONS FUNDS FROM OPERATIONS AND CORE FFO The Company,
consistent with real estate industry and investment community
preferences, uses FFO as a supplemental measure of operating
performance for a REIT. The National Association of Real Estate
Investment Trusts (NAREIT) defines FFO as net income (loss)
(computed in accordance with Generally Accepted Accounting
Principles (GAAP)), excluding gains (or losses) from cumulative
effects of accounting changes, extraordinary items and sales of
properties, plus real estate related depreciation and amortization
and including adjustments for unconsolidated partnerships and joint
ventures. The Company considers FFO a supplemental measure for
equity REITs and a complement to GAAP measures because it
facilitates an understanding of the operating performance of the
Company�s properties. FFO does not give effect to real estate
depreciation and amortization since these amounts are computed to
allocate the cost of a property over its useful life. Since values
for well-maintained real estate assets have historically increased
or decreased based upon prevailing market conditions, the Company
believes that FFO provides investors with a clearer view of the
Company�s operating performance. However, we believe that FFO is a
less meaningful supplemental measure for the Master Planned
Communities segment of our business. FFO does not facilitate an
understanding of the operating performance of the Master Planned
Communities segment of our business as our primary strategy in this
segment is to develop and sell land in a manner that increases the
value of the remaining land. In addition, the Master Planned
Communities segment of our business is operated within taxable REIT
subsidiaries and therefore our income tax expense is largely
attributable to this segment of the business. To isolate these
parts of the Company from the Retail and Other segment, for which
FFO is a relevant measure of operating performance, the Company
also uses Core FFO as an operating measure. Core FFO is defined as
FFO excluding the NOI from the Master Planned Communities segment
and the (provision for) benefit from income taxes. In order to
provide a better understanding of the relationship between Core
FFO, FFO and GAAP net income, a reconciliation of Core FFO and FFO
to GAAP net income has been provided. Neither Core FFO nor FFO
represent cash flow from operating activities in accordance with
GAAP, neither should be considered as an alternative to GAAP net
income and neither is necessarily indicative of cash available to
fund cash needs. In addition, the Company has presented FFO on a
consolidated and unconsolidated basis (at the Company�s ownership
share) as the Company believes that given the significance of the
Company�s operations that are owned through investments accounted
for on the equity method of accounting, the detail of the
operations of the Company�s unconsolidated properties provides
important insights into the income and FFO produced by such
investments for the Company as a whole. REAL ESTATE PROPERTY NET
OPERATING INCOME (NOI) AND COMPARABLE NOI The Company believes that
NOI is a useful supplemental measure of the Company�s operating
performance. The Company defines NOI as operating revenues (rental
income, land sales, tenant recoveries and other income) less
property and related expenses (real estate taxes, land sales
operating costs, repairs and maintenance, marketing and other
property expenses). As with FFO described above, NOI has been
reflected on a consolidated and unconsolidated basis (at the
Company�s ownership share). Other REITs may use different
methodologies for calculating NOI, and accordingly, the Company�s
NOI may not be comparable to other REITs. Because NOI excludes
general and administrative expenses, interest expense, depreciation
and amortization, gains and losses from property dispositions,
minority interest in consolidated joint ventures, and extraordinary
items, it provides a performance measure that, when compared year
over year, reflects the revenues and expenses directly associated
with owning and operating commercial real estate properties and the
impact on operations from trends in occupancy rates, rental rates,
land values and operating costs. This measure thereby provides an
operating perspective not immediately apparent from GAAP operating
or net income. The Company uses NOI to evaluate its operating
performance on a property-by-property basis because NOI allows the
Company to evaluate the impact that factors such as lease
structure, lease rates and tenant base, which vary by property,
have on the Company�s operating results, gross margins and
investment returns. In addition, management believes that NOI
provides useful information to the investment community about the
Company�s operating performance. However, due to the exclusions
noted above, NOI should only be used as an alternative measure of
the Company�s financial performance. For reference, and as an aid
in understanding management�s computation of NOI, a reconciliation
of NOI to consolidated operating income as computed in accordance
with GAAP has been presented. Comparable NOI excludes from both
years the NOI of properties with significant physical or
merchandising changes and those properties acquired or opened
during the relevant comparative accounting periods. PROPERTY
INFORMATION The Company has presented information on its
consolidated and unconsolidated properties separately in the
accompanying financial schedules. As a significant portion of the
Company�s total operations are structured as joint venture
arrangements which are unconsolidated, management of the Company
believes that operating data with respect to all properties owned
provides important insights into the income produced by such
investments for the Company as a whole. In addition, the individual
items of revenue and expense for the unconsolidated properties have
been presented at the Company�s ownership share of such
unconsolidated ventures. As substantially all of the management
operating philosophies and strategies are the same regardless of
ownership structure, an aggregate presentation of NOI and other
operating statistics yields a more accurate representation of the
relative size and significance of such elements of the Company�s
overall operations. FORWARD LOOKING STATEMENTS This press release
contains forward-looking statements, including full year 2008 Core
FFO per share guidance and expected sales trends in the Master
Planned Communities segment. Actual results may differ materially
from the results suggested by these forward-looking statements, for
a number of reasons, including, but not limited to, tenant
occupancy and tenant bankruptcies, the level of indebtedness and
interest rates, retail and credit market conditions, land sales in
the Master Planned Communities segment, the cost and success of
development and re-development projects and our ability to
successfully manage growth. Readers are referred to the documents
filed by General Growth Properties, Inc. with the SEC, specifically
the most recent report on Form 10-K (as amended by Amendment No.1
to such report filed on Form 10-K/A), which further identify the
important risk factors which could cause actual results to differ
materially from the forward-looking statements in this release. The
Company disclaims any obligation to update any forward-looking
statements. � � � � � � � � � � � � GENERAL GROWTH PROPERTIES, INC.
OVERVIEW (In thousands, except per share amounts) � � � Three
Months Ended Six Months Ended June 30, June 30, 2008 2007 2008 2007
Funds From Operations ("FFO") � Company stockholders $ 190,996 $
173,359 $ 375,260 $ 577,890 Operating Partnership unitholders �
37,027 � 36,917 � 75,964 � � 124,053 Operating Partnership $
228,023 $ 210,276 $ 451,224 � $ 701,943 � Increase (decrease) in
FFO over comparable prior year period � 8.4 % � 15.5 % � (35.7 ) %
� 71.5 % � FFO per share: Company stockholders - basic $ 0.71 $
0.71 $ 1.47 $ 2.37 Operating Partnership - basic 0.71 0.71 1.47
2.37 Operating Partnership - diluted 0.71 0.71 1.46 2.36 Increase
(decrease) in diluted FFO over comparable prior year period - %
14.5 % (38.1 ) % 69.8 % � Core Funds From Operations ("Core FFO")
Core FFO $ 228,440 $ 216,562 $ 455,063 $ 408,975 Core FFO per share
- diluted 0.72 0.73 1.48 1.38 Increase in Core FFO over comparable
prior year period 5.5 % 17.7 % 11.3 % 4.0 % � Dividends Dividends
paid per share $ 0.50 $ 0.45 $ 1.00 $ 0.90 Payout ratio (% of
diluted FFO paid out) 70.4 % 63.4 % 68.5 % 38.1 % � Real Estate
Property Net Operating Income ("NOI") Retail and Other:
Consolidated $ 529,580 $ 464,980 $ 1,070,236 $ 913,664
Unconsolidated � 99,254 � 115,302 � 192,661 � � 225,333 Total
Retail and Other � 628,834 � 580,282 � 1,262,897 � � 1,138,997
Master Planned Communities: Consolidated 644 6,588 (210 ) 10,237
Unconsolidated � 6,606 � 7,895 � 14,318 � � 13,561 Total Master
Planned Communities � 7,250 � 14,483 � 14,108 � � 23,798 Total Real
estate property net operating income $ 636,084 $ 594,765 $
1,277,005 � $ 1,162,795 � June 30, December 31, Selected Balance
Sheet Information 2008 2007 Cash and cash equivalents $ 87,444 $
99,534 � Investment in real estate: Net land, buildings and
equipment $ 22,773,140 $ 22,359,249 Developments in progress
1,196,249 987,936 Net investment in and loans to/from
Unconsolidated Real Estate Affiliates 1,827,629 1,803,366
Investment land and land held for development and sale � 1,678,838
� 1,639,372 Net investment in real estate $ 27,475,856 $ 26,789,923
� Total assets $ 29,505,589 $ 28,814,319 � Mortgage, notes and
loans payable $ 24,461,117 $ 24,282,139 Minority interest -
Preferred 121,482 121,482 Minority interest - Common 434,636
351,362 Stockholders' equity � 1,991,001 � 1,456,696 Total
capitalization (at cost) $ 27,008,236 $ 26,211,679 � Consolidated
Properties Unconsolidated Properties (a) Average Average
Outstanding Interest Outstanding Interest Summarized Debt
Information Balance Rate (d) Balance Rate (d) Fixed rate (c) $
20,240,942 5.55 % $ 2,903,863 5.68 % Variable rate (c) � 4,018,737
� 4.22 � 310,959 � � 6.87 Totals $ 24,259,679 (b) � 5.33 % $
3,214,822 � � 5.79 % � (a) Reflects the Company's share of debt
relating to the properties owned by the Unconsolidated Real Estate
Affiliates. (b) Excludes liabilities to special improvement
districts of $71.0 million, minority interest adjustment of $71.5
million and purchase accounting mark-to-market adjustments of $58.9
million. (c) Includes the effects of interest rate swaps. (d) Rates
include the effects of deferred finance costs and the effect of a
360 day rate applied over a 365 day period. � � � � � � � � �
GENERAL GROWTH PROPERTIES, INC. CONSOLIDATED STATEMENTS OF INCOME
(In thousands, except per share amounts) � � � � � � Three Months
Ended Six Months Ended June 30, June 30, 2008 2007 2008 2007
Revenues: Minimum rents $ 507,099 $ 443,432 $ 1,032,041 $ 879,474
Tenant recoveries 231,548 195,403 463,179 394,858 Overage rents
10,892 10,876 24,410 26,456 Land sales 15,855 36,130 24,921 59,923
Management and other fees 21,918 26,348 42,157 53,920 Other �
28,306 � � 27,893 � � 59,232 � � 54,244 � Total revenues � 815,618
� � 740,082 � � 1,645,940 � � 1,468,875 � Expenses: Real estate
taxes 69,004 55,089 137,653 111,949 Repairs and maintenance 56,997
47,918 119,098 98,891 Marketing 8,776 10,713 21,052 23,294 Other
property operating costs 104,434 97,609 216,326 197,645 Land sales
operations 15,211 29,542 25,131 49,686 Provision for (recovery of)
doubtful accounts 6,287 (1,701 ) 8,996 3,791 Property management
and other costs 54,804 56,447 106,942 109,589 General and
administrative 4,416 4,030 12,515 16,299 Depreciation and
amortization � 191,242 � � 163,289 � � 375,501 � � 338,408 � Total
expenses � 511,171 � � 462,936 � � 1,023,214 � � 949,552 �
Operating income 304,447 277,146 622,726 519,323 � Interest income
1,449 2,944 2,006 4,977 Interest expense � (312,943 ) � (275,547 )
� (632,337 ) � (543,896 ) (Loss) income before income taxes,
minority interest and equity in income of Unconsolidated Real
Estate Affiliates (7,047 ) 4,543 (7,605 ) (19,596 ) (Provision for)
benefit from income taxes (6,866 ) (17,647 ) (16,257 ) 270,744
Minority interest (3,969 ) (5,085 ) (9,290 ) (59,502 ) Equity in
income of Unconsolidated Real Estate Affiliates � 21,145 � � 26,581
� � 44,973 � � 46,940 � Income from continuing operations 3,263
8,392 11,821 238,586 Discontinued operations, net of minority
interest - gains on dispositions � 30,819 � � - � � 30,819 � � - �
Net income $ 34,082 � $ 8,392 � $ 42,640 � $ 238,586 � � Basic
Earnings Per Share: Continuing operations $ 0.01 $ 0.03 $ 0.05 $
0.98 Discontinued operations � 0.12 � � - � � 0.12 � � - � Total
basic earnings per share $ 0.13 � $ 0.03 � $ 0.17 � $ 0.98 � �
Diluted Earnings Per Share: Continuing operations $ 0.01 $ 0.03 $
0.05 $ 0.97 Discontinued operations � 0.12 � � - � � 0.12 � � - �
Total diluted earnings per share $ 0.13 � $ 0.03 � $ 0.17 � $ 0.97
� � � � � � � � GENERAL GROWTH PROPERTIES, INC. PORTFOLIO RESULTS
AND FUNDS FROM OPERATIONS ("FFO") (In thousands) � � � � Three
Months Ended June 30, 2008 Consolidated Unconsolidated Segment
Retail and Other Properties Properties Basis Property revenues:
Minimum rents $ 507,099 $ 94,544 $ 601,643 Tenant recoveries
231,548 39,522 271,070 Overage rents 10,892 1,723 12,615 Other,
including minority interest � 25,539 � � 18,012 � � 43,551 � Total
property revenues � 775,078 � � 153,801 � � 928,879 � Property
operating expenses: Real estate taxes 69,004 11,990 80,994 Repairs
and maintenance 56,997 8,945 65,942 Marketing 8,776 1,590 10,366
Other property operating costs 104,434 31,534 135,968 Provision for
doubtful accounts � 6,287 � � 488 � � 6,775 � Total property
operating expenses � 245,498 � � 54,547 � � 300,045 � Retail and
other net operating income � 529,580 � � 99,254 � � 628,834 � �
Master Planned Communities Land sales 15,855 17,802 33,657 Land
sales operations � (15,211 ) � (11,196 ) � (26,407 ) Master Planned
Communities net operating income 644 6,606 7,250 � � � Real estate
property net operating income 530,224 105,860 $ 636,084 � �
Management and other fees 21,918 5,477 Property management and
other costs (20,590 ) (584 ) Headquarters/regional costs (34,214 )
(9,508 ) General and administrative (4,416 ) (2,464 ) Depreciation
on non-income producing assets, including headquarters building
(2,603 ) - Interest income 1,449 1,363 Interest expense (312,943 )
(41,876 ) Provision for income taxes (6,866 ) (801 ) Preferred unit
distributions (2,903 ) - Other FFO from minority interest � 1,470 �
� 30 � FFO 170,526 57,497 Equity in FFO of Unconsolidated
Properties � 57,497 � � (57,497 ) Operating Partnership FFO $
228,023 � $ - � � � � � Three Months Ended June 30, 2007
Consolidated Unconsolidated Segment Retail and Other Properties
Properties Basis Property revenues: Minimum rents $ 443,432 $
112,053 $ 555,485 Tenant recoveries 195,403 47,684 243,087 Overage
rents 10,876 1,467 12,343 Other, including minority interest �
24,897 � � 23,197 � � 48,094 � Total property revenues � 674,608 �
� 184,401 � � 859,009 � Property operating expenses: Real estate
taxes 55,089 14,392 69,481 Repairs and maintenance 47,918 10,640
58,558 Marketing 10,713 2,874 13,587 Other property operating costs
97,609 40,796 138,405 (Recovery of) provision for doubtful accounts
� (1,701 ) � 397 � � (1,304 ) Total property operating expenses �
209,628 � � 69,099 � � 278,727 � Retail and other net operating
income � 464,980 � � 115,302 � � 580,282 � � Master Planned
Communities Land sales 36,130 22,661 58,791 Land sales operations �
(29,542 ) � (14,766 ) � (44,308 ) Master Planned Communities net
operating income 6,588 7,895 14,483 � � � Real estate property net
operating income 471,568 123,197 $ 594,765 � � Management and other
fees 26,348 4,074 Property management and other costs (18,714 )
(779 ) Headquarters/regional costs (37,733 ) (10,865 ) General and
administrative (4,030 ) (1,423 ) Depreciation on non-income
producing assets, including headquarters building (3,076 ) -
Interest income 2,944 8,046 Interest expense (275,547 ) (51,304 )
Provision for income taxes (17,647 ) (3,122 ) Preferred unit
distributions (3,055 ) - Other FFO from minority interest � 1,394 �
� - � FFO 142,452 67,824 Equity in FFO of Unconsolidated Properties
� 67,824 � � (67,824 ) Operating Partnership FFO $ 210,276 � $ - �
� � � � � � � GENERAL GROWTH PROPERTIES, INC. PORTFOLIO RESULTS AND
FUNDS FROM OPERATIONS ("FFO") (In thousands) � � � � Six Months
Ended June 30, 2008 Consolidated Unconsolidated Segment Retail and
Other Properties Properties Basis Property revenues: Minimum rents
$ 1,032,041 $ 187,236 $ 1,219,277 Tenant recoveries 463,179 78,613
541,792 Overage rents 24,410 3,035 27,445 Other, including minority
interest � 53,731 � � 31,552 � � 85,283 � Total property revenues �
1,573,361 � � 300,436 � � 1,873,797 � Property operating expenses:
Real estate taxes 137,653 23,581 161,234 Repairs and maintenance
119,098 18,246 137,344 Marketing 21,052 3,778 24,830 Other property
operating costs 216,326 61,387 277,713 Provision for doubtful
accounts � 8,996 � � 783 � � 9,779 � Total property operating
expenses � 503,125 � � 107,775 � � 610,900 � Retail and other net
operating income � 1,070,236 � � 192,661 � � 1,262,897 � � Master
Planned Communities Land sales 24,921 40,920 65,841 Land sales
operations � (25,131 ) � (26,602 ) � (51,733 ) Master Planned
Communities net operating (loss) income (210 ) 14,318 14,108 � � �
Real estate property net operating income 1,070,026 206,979 $
1,277,005 � � Management and other fees 42,157 10,508 Property
management and other costs (39,012 ) (1,526 ) Headquarters/regional
costs (67,930 ) (18,198 ) General and administrative (12,515 )
(4,719 ) Depreciation on non-income producing assets, including
headquarters building (5,399 ) - Interest income 2,006 3,071
Interest expense (632,337 ) (80,986 ) Provision for income taxes
(16,257 ) (1,690 ) Preferred unit distributions (5,806 ) - Other
FFO from minority interest � 2,791 � � 61 � FFO 337,724 113,500
Equity in FFO of Unconsolidated Properties � 113,500 � � (113,500 )
Operating Partnership FFO $ 451,224 � $ - � � � Six Months Ended
June 30, 2007 Consolidated Unconsolidated Segment Retail and Other
Properties Properties Basis Property revenues: Minimum rents $
879,474 $ 221,219 $ 1,100,693 Tenant recoveries 394,858 95,944
490,802 Overage rents 26,456 3,934 30,390 Other, including minority
interest � 48,446 � � 44,655 � � 93,101 � Total property revenues �
1,349,234 � � 365,752 � � 1,714,986 � Property operating expenses:
Real estate taxes 111,949 29,521 141,470 Repairs and maintenance
98,891 21,761 120,652 Marketing 23,294 6,246 29,540 Other property
operating costs 197,645 81,643 279,288 Provision for doubtful
accounts � 3,791 � � 1,248 � � 5,039 � Total property operating
expenses � 435,570 � � 140,419 � � 575,989 � Retail and other net
operating income � 913,664 � � 225,333 � � 1,138,997 � � Master
Planned Communities Land sales 59,923 36,022 95,945 Land sales
operations � (49,686 ) � (22,461 ) � (72,147 ) Master Planned
Communities net operating income 10,237 13,561 23,798 � � � Real
estate property net operating income 923,901 238,894 $ 1,162,795 �
� Management and other fees 53,920 8,162 Property management and
other costs (45,273 ) (1,578 ) Headquarters/regional costs (64,316
) (21,992 ) General and administrative (16,299 ) (1,558 )
Depreciation on non-income producing assets, including headquarters
building (6,191 ) - Interest income 4,977 11,723 Interest expense
(543,896 ) (103,388 ) Benefit from (provision) for income taxes
270,744 (1,574 ) Preferred unit distributions (7,113 ) - Other FFO
from minority interest � 2,800 � � - � FFO 573,254 128,689 Equity
in FFO of Unconsolidated Properties � 128,689 � � (128,689 )
Operating Partnership FFO $ 701,943 � $ - � GENERAL GROWTH
PROPERTIES, INC. SUPPLEMENTAL DISCLOSURE OF CERTAIN NON-CASH
REVENUES AND EXPENSES REFLECTED IN FFO (In thousands) � � � � Three
Months Ended Three Months Ended June 30, 2008 June 30, 2007
Consolidated Unconsolidated Consolidated Unconsolidated Properties
Properties Properties Properties Minimum rents: Above- and
below-market tenant leases, net $ 2,812 $ 2,144 $ 8,517 $ 2,367
Straight-line rent 9,961 2,137 8,347 2,507 Other property operating
costs: Non-cash ground rent expense (1,820 ) (231 ) (1,589 ) (193 )
Real estate taxes: Real estate tax stabilization agreement (981 ) -
(981 ) - Interest expense: Statutory interest expense on Glendale
judgment being appealed (2,225 ) - - - Mark-to-market adjustments
on debt 4,354 754 7,531 1,076 Amortization of deferred finance
costs (3,490 ) (441 ) (4,539 ) (461 ) Debt extinguishment costs:
Write-off of mark-to-market adjustments - - 112 - Write-off of
deferred finance costs (1 ) (244 ) (2,387 ) - � Totals $ 8,610 � $
4,119 � $ 15,011 � $ 5,296 � � � Six Months Ended Six Months Ended
June 30, 2008 June 30, 2007 Consolidated Unconsolidated
Consolidated Unconsolidated Properties Properties Properties
Properties Minimum rents: Above- and below-market tenant leases,
net $ 8,747 $ 4,280 $ 18,057 $ 4,734 Straight-line rent 21,903
4,934 17,755 5,486 Other property operating costs: Non-cash ground
rent expense (3,555 ) (462 ) (3,178 ) (385 ) Real estate taxes:
Real estate tax stabilization agreement (1,962 ) - (1,962 ) -
Interest expense: Statutory interest expense on Glendale judgment
being appealed (4,457 ) - - - Mark-to-market adjustments on debt
8,520 1,466 18,037 2,070 Amortization of deferred finance costs
(12,230 ) (821 ) (8,070 ) (913 ) Debt extinguishment costs:
Write-off of mark-to-market adjustments - - 112 - Write-off of
deferred finance costs 207 � (244 ) (2,387 ) - � Totals $ 17,173 �
$ 9,153 � $ 38,364 � $ 10,992 � � � WEIGHTED AVERAGE SHARES (In
thousands) � Three Months Ended Six Months Ended June 30, June 30,
2008 � 2007 � 2008 � 2007 � � Basic 267,369 244,960 256,067 244,165
Diluted 267,597 245,627 256,253 244,850 Assuming full conversion of
Operating Partnership units: Basic 319,202 297,125 307,903 296,579
Diluted 319,430 297,792 308,089 297,264 � GENERAL GROWTH
PROPERTIES, INC. RECONCILIATION OF NON-GAAP FINANCIAL MEASURES TO
GAAP FINANCIAL MEASURES (In thousands) � � � � � Three Months Ended
Six Months Ended June 30, June 30, 2008 2007 2008 2007
Reconciliation of Real Estate Property Net Operating Income ("NOI")
to GAAP Operating Income Real estate property net operating income:
Segment basis $ 636,084 $ 594,765 $ 1,277,005 $ 1,162,795
Unconsolidated Properties (105,860 ) (123,197 ) (206,979 ) (238,894
) Consolidated Properties 530,224 471,568 1,070,026 923,901
Management and other fees 21,918 26,348 42,157 53,920 Property
management and other costs (20,590 ) (18,714 ) (39,012 ) (45,273 )
Headquarters/regional costs (34,214 ) (37,733 ) (67,930 ) (64,316 )
General and administrative (4,416 ) (4,030 ) (12,515 ) (16,299 )
Depreciation and amortization (191,242 ) (163,289 ) (375,501 )
(338,408 ) Minority interest in NOI of Consolidated Properties and
other 2,767 � 2,996 � 5,501 � 5,798 � Operating income $ 304,447 �
$ 277,146 � $ 622,726 � $ 519,323 � � � � Reconciliation of Core
FFO to Funds From Operations ("FFO") and to GAAP Net Income Core
FFO $ 228,440 $ 216,562 $ 455,063 $ 408,975 Master Planned
Communities net operating income 7,250 14,483 14,108 23,798
(Provision for) benefit from income taxes (7,667 ) (20,769 )
(17,947 ) 269,170 � Funds From Operations - Operating Partnership
228,023 210,276 451,224 701,943 Depreciation and amortization of
capitalized real estate costs (225,010 ) (200,471 ) (438,665 )
(412,983 ) Minority interest in depreciation of Consolidated
Properties and other 828 47 1,653 842 Minority interest to
Operating Partnership unitholders (578 ) (1,460 ) (2,391 ) (51,216
) Income from continuing operations 3,263 8,392 11,821 238,586
Discontinued operations, net of minority interest - gains on
dispositions 30,819 � - � 30,819 � - � Net income $ 34,082 � $
8,392 � $ 42,640 � $ 238,586 � � � � Reconciliation of Equity in
NOI of Unconsolidated Properties to GAAP Equity in Income of
Unconsolidated Affiliates Equity in Unconsolidated Properties: NOI
$ 105,860 $ 123,197 $ 206,979 $ 238,894 Net property management
fees and costs 4,893 3,295 8,982 6,584 Net interest expense (40,513
) (43,258 ) (77,915 ) (91,665 ) Headquarters, general and
administrative, income taxes and minority interest in FFO (12,743 )
(15,410 ) (24,546 ) (25,124 ) FFO of unconsolidated properties
57,497 67,824 113,500 128,689 Depreciation and amortization of
capitalized real estate costs (36,371 ) (40,258 ) (68,562 ) (80,766
) Other, including (loss) on sales of investment properties 19 �
(985 ) 35 � (983 ) Equity in income of unconsolidated real estate
affiliates $ 21,145 � $ 26,581 � $ 44,973 � $ 46,940 � � � �
Reconciliation of Weighted Average Shares Outstanding Basic:
Weighted average number of shares outstanding - FFO per share
319,202 297,125 307,903 296,579 Conversion of Operating Partnership
units (51,833 ) (52,165 ) (51,836 ) (52,414 ) Weighted average
number of Company shares outstanding - GAAP EPS 267,369 � 244,960 �
256,067 � 244,165 � � Diluted: Weighted average number of shares
outstanding - FFO per share 319,430 297,792 308,089 297,264
Conversion of Operating Partnership units (51,833 ) (52,165 )
(51,836 ) (52,414 ) Anti-dilutive common stock equivalents for GAAP
EPS - � - � - � - � Weighted average number of Company shares
outstanding - GAAP EPS 267,597 � 245,627 � 256,253 � 244,850 �
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