General Growth Properties, Inc. (the Company or GGP) (NYSE: GGP)
today reported its operating results for the three months ending
June 30, 2010.
Funds from operations was $93.6 million in the second quarter of
2010 compared to $58.2 million in the second quarter of 2009, an
increase of approximately $35.4 million. Core FFO for the second
quarter of 2010 was $102.9 million, or $0.32 per fully diluted
share, compared to $124.6 million, or $0.39 per fully diluted
share, for the second quarter of 2009. Earnings per share were a
loss of $0.37 in the second quarter of 2010 compared to a loss of
$0.51 in the second quarter of 2009.
“Our financial and operating performance during the second
quarter demonstrated continued progress in meeting our strategic
priorities,” said Adam Metz, chief executive officer of GGP. “GGP’s
earnings were characterized by increased leasing activity, sales
and traffic at properties compared to the same period last year.
Our properties in the Northeast and Florida performed particularly
well. Our leasing pipeline today is much stronger than it was a
year ago. Our NOI for the quarter reflects in part the leasing
environment from last year, when GGP faced its greatest challenges,
but our leasing results have been considerably stronger since then,
and I expect our NOI to reflect that improvement in future
quarters.”
“During the second quarter, we signed 2.8 million square feet of
in-line and outparcel tenant leasing deals. We actively manage our
assets to attract the nation’s leading retailers, including Forever
21, which opened its largest store to date (126,000 square feet) at
Fashion Show Mall in Las Vegas, and Microsoft, which opened a store
in our Park Meadows Mall in Colorado and signed a lease for a new
store in Oakbrook Center. In addition, Nordstrom remains on track
to open at Christiana Mall in Delaware and at the St. Louis
Galleria in 2011.”
During the quarter, tenant sales at comparable properties
increased by 7.8%, which further builds on the 7.5% year-over-year
growth in the first quarter of 2010. Mr. Metz continued, “Strong
tenant sales demonstrate the success of our property strategy.
Tenant sales lead to increased tenant demand, which results in
higher occupancy and rental rates. Tenant sales at our properties
have increased over the comparable 2009 month every month so far
this year from their low point in December 2009. To that end, we
remain focused on continuing to improve our properties’ shopping
experience so that we create a long-term, sustainable franchise in
our markets.
“As we have been improving our leasing and operating
performance, we have been successfully managing our financial
restructuring,” concluded Mr. Metz. “We are extremely pleased with
our progress in the restructuring to date, and we look forward to
continuing to work productively with all of our stakeholders to
finish building the strong capital structure that will sustain GGP
in the future. GGP will emerge from Chapter 11 with a strengthened
financial foundation to enable us to execute on our clear strategy
to build value for all stakeholders.”
Second Quarter 2010 and 2009
Comparable Retail and other Segment NOI
Three Months Ended June 30, 2010
2009 (In thousands) Retail and other segment NOI $ 593,495 $
612,875 Adjustments (22,026 ) (21,446 ) Comparable Retail and other
segment NOI $ 571,469 $ 591,429 Decrease in
Comparable Retail and other segment NOI (3.4 %)
A schedule showing adjustments and non-comparable income and
expense items and their impact on 2010 and 2009 Net Operating
Income (“NOI”) from our Retail and other segment is provided with
this release. Concurrent with this release, the Company has also
made available on its website its quarterly package of supplemental
financial information, which provides additional operational result
detail.
OPERATIONAL HIGHLIGHTS
GGP remains focused on three interrelated strategies to thrive
in the future:
- Restructuring its balance sheet
to create a solid foundation for future growth
- Realigning the Company’s
property portfolio to focus on core strengths
- Reengineering operations to be
more efficient and effective
Among GGP’s recent highlights with respect to these strategies
are:
- On July 13, 2010, as amended
August 2, 2010, GGP filed with the Bankruptcy Court its Amended
Plan of Reorganization and Disclosure Statement (“the Plan”),
continuing its progress toward expected emergence from bankruptcy
in October 2010. Under the Plan, which is subject to Bankruptcy
Court approval, GGP will emerge with a significantly improved
balance sheet and substantially less debt than when the Company
filed for bankruptcy protection, providing it with a strong
financial foundation to execute its growth strategy going forward.
GGP will satisfy debt and other claims in full, provide a
substantial recovery for stockholders and implement a
recapitalization with a minimum of $7.0 billion of new equity
capital.
- GGP has successfully and
consensually restructured all of approximately $15 billion of the
project-level debt included in the bankruptcy, and has closed on
all but $95 million of that debt. These plans provide for the
payment of all allowed creditor claims in full and the extension of
the secured mortgage loans so that GGP has a range of maturities of
such filed debt, with no restructured loan maturing before January
1, 2014. Certain debt associated with non-filed joint venture
properties matures prior to 2014.
- The Company has named four new
executives to assume the roles of chief financial officer and
department heads for asset management, leasing and
marketing/communications. Drawn from experienced talent from both
within and outside the organization, the Company believes these
individuals strengthen the management team and will help the
Company effectively execute its growth strategy.
SEGMENT RESULTS
Retail and Other Segment
- NOI in this segment
decreased to $593.5 million for the second quarter of 2010 from the
$612.9 million reported for the second quarter of 2009. Excluding
the items detailed in the attached schedule of significant items
that impact comparability, NOI for the second quarter of 2010
declined 3.4% year-over-year. Comparable NOI was primarily affected
by reduced revenue and occupancy as a result of continuing weak
economic conditions, which are triggering rental concessions,
bankruptcy claim settlements and other reductions in rents and
collections. See table below.
Comparable Property NOI
Bridge
Three Months Ended June 30,
2010 2009
Y-o-Y Change
(In thousands) Total Retail and other NOI $ 593,495 $ 612,875 (3.2
) % Adjustments: NOI from noncomparable properties (14,576 )
(10,201 ) Termination income (8,161 ) (11,077 ) Corporate and other
711 (168 ) Comparable Retail and other NOI $ 571,469
$ 591,429 (3.4 ) %
- Revenues from consolidated
properties declined $20.8 million, or approximately 2.8%, for
the second quarter of 2010 to $727.2 million, primarily due to
declines in minimum rents and tenant recoveries as a result of
declines in specialty leasing occupancy and sales volumes, the
disruptive effect of the bankruptcy process and the continued weak
economic conditions.
- Revenues from unconsolidated
properties at the Company’s ownership share were $147.6 million
for the second quarter of 2010, roughly comparable to the $149.8
million in the second quarter of 2009.
- Comparable tenant sales
on a trailing 12 month basis increased 0.2% compared to the same
period last year. However, on a quarterly basis, comparable tenant
sales rose a healthy 7.8% year-over-year, with first quarter
momentum continuing into second quarter. June 2010 comparable sales
increased 9.2% year-over-year, with April and May showing increases
of 7.2% and 6.8%, respectively.
- Retail leasing activity
continued to increase during the second quarter of 2010, with
retailers now willing, in general, to commit to longer lease terms
than in the prior year. Total in-line and outparcel tenant leasing
deals were signed covering 2.8 million square feet, an increase of
23% over the same period of last year. In addition to renewals,
this total includes new deal square footage of approximately 433
thousand square feet. Given that tenant sales continue to increase,
GGP believes that it is well positioned for future lease rate
increases.
- Retail Center occupancy
increased to 91.1% at June 30, 2010 from 91.0% at June 30,
2009.
Master Planned Communities Segment
GGP’s premier master planned community segment includes The
Woodlands and Bridgeland, both in the Houston metropolitan area,
Summerlin in Las Vegas and Columbia and Emerson in Maryland. This
segment also includes the Nouvelle at Natick condominium
project.
- During the quarter, GGP
sold 27 units at its Nouvelle Natick condominium project and
entered into agreements to sell an additional 15 units. As
cumulative unit sales (128 units) exceed the threshold for revenue
recognition under the percentage of completion method of
accounting, previously deferred revenues of approximately $52.9
million were recognized in the second quarter of 2010.
- Land sale revenues for
the second quarter of 2010 were $7.1 million for consolidated
master planned communities and $13.3 million for unconsolidated
communities, compared to $22.4 million and $13.4 million,
respectively, for the second quarter of 2009. Decreases in land
sale revenues for the consolidated master planned communities,
particularly Columbia, reflect continued weak overall demand for
individual lots. These decreases where partially offset by sales of
lots in the Houston communities, which continued their first
quarter 2010 improvements compared to 2009.
- NOI from the Master
Planned Communities segment for the second quarter of 2010 was $0.9
million for consolidated properties and $4.6 million for the
unconsolidated properties, continuing the first quarter 2010
results where margins from lot sales did not significantly exceed
selling and community-specific general and administrative costs,
which are largely fixed.
CORE FFO, FFO AND EPS HIGHLIGHTS
- Core FFO for the second
quarter of 2010 was $102.9 million, or $0.32 per fully diluted
share, compared to $124.6 million, or $0.39 per fully diluted
share, for the second quarter of 2009. Core FFO excludes results
from the Master Planned Communities segment and the (provision for)
benefit from income taxes. FFO was $93.6 million in the
second quarter of 2010 compared to $58.2 million in the second
quarter of 2009, an increase of approximately $35.4 million. The
primary driver for this quarterly increase was a decrease in
aggregate provisions for impairment of $62.5 million compared to
second quarter 2009. Partially offsetting this increase were $80.1
million, net, of reorganization items incurred in the second
quarter of 2010 arising from the Company’s bankruptcy proceedings
as detailed in the supplemental schedule of items that impact
comparability. Similar items incurred in the second quarter of 2009
were $50.6 million (recorded either as reorganization items or as
strategic initiative costs if such costs were incurred prior to
GGP’s bankruptcy filing in April 2009).
- EPS were a loss of $0.37
in the second quarter of 2010 compared to a loss of $0.51 in the
second quarter of 2009. A substantial majority of the improvement
in EPS was due to the items listed in the attached supplemental
comparative schedule of matters affecting NOI, Core FFO and FFO
described above.
GGP INFORMATION/WEBSITE
The Company currently has ownership interest in more than 200
regional shopping malls in 43 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’s common stock is currently traded 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 Real Estate Investment Trust (REIT).
The National Association of Real Estate Investment Trusts (NAREIT)
defines FFO as net income (loss) attributable to common
stockholders (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, the Company believes that
FFO is a less meaningful supplemental measure for the Master
Planned Communities segment of its business. FFO does not
facilitate an understanding of the operating performance of the
Master Planned Communities segment of its business as its 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 the Company’s business is
operated within taxable REIT subsidiaries and therefore its
(provision for) benefit from 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 (loss), a reconciliation
of Core FFO and FFO to GAAP net income (loss) attributable to
common stockholders 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 (loss) attributable to common stockholders 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 and condominium sales,
tenant recoveries and other income) less property and related
expenses (real estate taxes, land and condominium sales operating
costs, property maintenance costs, 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, retail investment property impairment or other
non-recoverable development costs, depreciation and amortization,
gains and losses from property dispositions, allocations to
non-controlling interests, reorganization items, strategic
initiatives 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 (with respect
to the Master Planned Communities) and operating costs. This
measure thereby provides an operating perspective not immediately
apparent from GAAP operating or net income (loss) attributable to
common stockholders. 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 (loss) as computed in
accordance with GAAP has been presented.
Comparable retail and other segment 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. Actual
results may differ materially from the results suggested by these
forward-looking statements, for a number of reasons, including, but
not limited to, our ability to successfully complete our plan of
reorganization and emerge from bankruptcy, our ability to
refinance, extend, restructure or repay our near and intermediate
term debt, our substantial level of indebtedness, our ability to
raise capital through equity issuances, asset sales or the
incurrence of new debt, retail and credit market conditions,
impairments, our liquidity demands and retail and economic
conditions,. Readers are referred to the documents filed by General
Growth Properties, Inc. with the Securities and Exchange
Commission, 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, 2010 2009 2010
2009 Funds From Operations ("FFO") Company
stockholders $ 91,512 $ 56,863 $ 334,104 $ (105,038 ) Operating
Partnership unit holders 2,095 1,322
7,667 (2,693 ) Operating Partnership $ 93,607
$ 58,185 $ 341,771 $ (107,731 )
Increase (decrease) in FFO over comparable prior year period
60.9 % (73.8 ) % 417.2 % (124.6
) % FFO per share: Company stockholders - basic $ 0.29 $
0.18 $ 1.06 $ (0.34 ) Operating Partnership - basic 0.29 0.18 1.06
(0.34 ) Operating Partnership - diluted 0.29 0.18 1.05 (0.34 )
Increase (decrease) in diluted FFO per share over comparable prior
year periods 61.1 % (73.9 ) % 408.8 % (123.9 ) %
Core
Funds From Operations ("Core FFO") Core FFO $ 102,918 $ 124,552
$ 357,037 $ 1,664 Increase (decrease) in Core FFO over comparable
prior year period (17.4 ) % (43.9 ) % 21,356.6 % (99.6 ) %
Core FFO per share - diluted 0.32 0.39 1.10 0.01 Increase
(decrease) in diluted Core FFO per share over comparable prior year
periods (17.9 ) % (44.3 ) % 10,900.0 % (99.3 ) %
Dividends Dividends paid per share (a) $ - $ - $ 0.19 $ -
Payout ratio (% of diluted FFO paid out) - % - % 18.1 % - %
Real Estate Property Net Operating Income ("NOI") Retail and
Other: Consolidated $ 491,919 $ 514,699 $ 977,659 $ 1,021,122
Unconsolidated
101,576 98,176 202,113
197,670
Total Retail and Other
593,495 612,875 1,179,772
1,218,792 Master Planned Communities: Consolidated
900 (55,325 ) (4,197 ) (109,720 ) Unconsolidated 4,567
4,687 7,231 5,020
Total Master Planned Communities 5,467 (50,638
) 3,034 (104,700 ) Total Real estate property
net operating income $ 598,962 $ 562,237 $ 1,182,806
$ 1,114,092
June 30, December
31,
Selected Balance Sheet
Information
2010 2009 Cash and cash equivalents $ 548,265 $
654,396 Investment in real estate: Net land, buildings and
equipment $ 21,381,958 $ 21,684,661 Developments in progress
425,864 417,969 Net investment in and loans to/from Unconsolidated
Real Estate Affiliates 1,951,246 1,941,024 Investment property and
property held for development and sale 1,913,655
1,753,175 Net investment in real estate $ 25,672,723
$ 25,796,829 Total assets $ 27,837,383 $
28,149,774 Mortgages, notes and loans payable not subject to
compromise $ 16,809,002 $ 7,300,772 Mortgages, notes and loans
payable subject to compromise (b) 7,856,257 17,767,253 Redeemable
noncontrolling interests - Preferred 120,756 120,756 Redeemable
noncontrolling interests - Common 97,851 86,077 Total equity
822,515 847,339 Total capitalization (at cost)
$ 25,706,381 $ 26,122,197
(a) Represents 2009 dividend
declared in December 2009 that was paid in January 2010 ($6.0
million in cash and
4.9 million shares of common
stock).
(b) Mortgages, notes and loans
payable subject to compromise are for obligations of the Debtors
which do not
have effective plans of
reorganization as of June 30, 2010. The principal amounts of such
mortgages,
notes and loans payable may change
in the future depending on the outcome of their respective Chapter
11 cases.
GENERAL GROWTH PROPERTIES,
INC.
CONSOLIDATED STATEMENTS OF
INCOME
(In thousands, except per share
amounts)
Three Months Ended Six
Months Ended June 30, June 30, 2010
2009 2010 2009 Revenues: Minimum
rents $ 484,459 $ 498,708 $ 977,217 $ 997,816 Tenant recoveries
215,587 224,691 429,838 457,710 Overage rents 7,447 5,782 17,793
15,806 Land and condominium sales 59,965 22,448 65,035 31,435
Management fees and other corporate revenues 15,902 18,860 33,988
40,719 Other 21,957 21,606
42,683 37,249 Total revenues 805,317
792,095 1,566,554
1,580,735
Expenses: Real estate taxes 71,062 68,959
143,157 140,518 Property maintenance costs 26,188 22,100 62,032
49,459 Marketing 6,250 6,906 13,331 14,482 Other property operating
costs 128,201 126,479 255,272 258,178 Land and condominium sales
operations 59,065 21,850 69,232 32,464 Provision for doubtful
accounts 3,619 8,847 9,946 19,179 Property management and other
costs 48,517 42,200 83,949 85,609 General and administrative 5,668
6,591 13,306 14,112 Strategic Initiatives - 25,713 - 64,013
Provisions for impairment 19,923 82,388 31,273 413,480 Depreciation
and amortization 175,318 186,472
352,621 391,087 Total expenses 543,811
598,505 1,034,119
1,482,581 Operating income (loss) 261,506 193,590 532,435
98,154 Interest income 137 501 813 1,231 Interest expense
(301,726 ) (328,351 ) (637,004 )
(656,841 ) Loss before income taxes, noncontrolling interests,
reorganization items, and equity in income of Unconsolidated Real
Estate Affiliates (40,083 ) (134,260 ) (103,756 ) (557,456 )
Provision for income taxes (14,234 ) (15,742 ) (17,884 ) (4,228 )
Equity in income of Unconsolidated Real Estate Affiliates 16,901
16,339 50,652 23,877 Reorganization items (80,111 )
(24,918 ) 9,301 (24,918 ) Income (loss) from
continuing operations (117,527 ) (158,581 ) (61,687 ) (562,725 )
Discontinued operations - loss on dispositions -
- - (55 ) Net income (loss)
(117,527 ) (158,581 ) (61,687 ) (562,780 ) Allocation to
noncontrolling interests 1 179
(4,184 ) 8,299 Net income (loss) attributable to
common stockholders $ (117,526 ) $ (158,402 ) $ (65,871 ) $
(554,481 )
Basic and Diluted Earnings (Loss) Per
Share: Continuing operations $ (0.37 ) $ (0.51 ) $ (0.21 ) $
(1.78 ) Discontinued operations - -
- - Total basic and diluted earnings
(loss) per share $ (0.37 ) $ (0.51 ) $ (0.21 ) $ (1.78 )
GENERAL GROWTH PROPERTIES,
INC.
PORTFOLIO RESULTS AND FUNDS
FROM OPERATIONS ("FFO")
(In thousands)
Three Months Ended June 30, 2010
Consolidated Unconsolidated Segment Retail
and Other Properties Properties Basis
Property revenues: Minimum rents $ 484,459 $ 97,466 $ 581,925
Tenant recoveries 215,587 37,500 253,087 Overage rents 7,447 951
8,398 Other, including noncontrolling interests 19,746
11,667 31,413 Total property
revenues 727,239 147,584 874,823
Property operating expenses: Real estate taxes 71,062 12,078
83,140 Property maintenance costs 26,188 4,599 30,787 Marketing
6,250 1,107 7,357 Other property operating costs 128,201 27,509
155,710 Provision for doubtful accounts 3,619
715 4,334 Total property operating expenses
235,320 46,008 281,328
Retail and other net operating income 491,919
101,576 593,495
Master Planned
Communities Land and condominium sales 59,965 13,337 73,302
Land and condominium sales operations (59,065 )
(8,770 ) (67,835 ) Master Planned Communities net operating
income 900 4,567 5,467
Real estate property net operating income 492,819 106,143 $ 598,962
Management fees and other corporate revenues 15,902
5,960 Property management and other costs (48,517 ) (9,661 )
General and administrative (5,668 ) 682 Provisions for impairment
(19,923 ) (421 ) Depreciation on non-income producing assets,
including headquarters building (2,451 ) - Interest income 137
2,506 Interest expense (301,726 ) (46,030 ) Provision for income
taxes (14,234 ) (544 ) Preferred unit distributions (2,335 ) -
Other FFO from noncontrolling interests 1,051 28 Reorganization
items (80,111 ) - FFO 34,944 58,663 Equity in
FFO of Unconsolidated Properties 58,663
(58,663 ) Operating Partnership FFO $ 93,607 $ -
Three Months Ended June 30, 2009
Consolidated Unconsolidated Segment Retail
and Other Properties Properties Basis
Property revenues: Minimum rents $ 498,708 $ 97,043 $ 595,751
Tenant recoveries 224,691 38,722 263,413 Overage rents 5,782 975
6,757 Other, including noncontrolling interests * 18,809
13,013 31,822 Total property
revenues 747,990 149,753 897,743
Property operating expenses: Real estate taxes 68,959 12,263
81,222 Property maintenance costs * 22,100 4,165 26,265 Marketing
6,906 1,275 8,181 Other property operating costs * 126,479 32,068
158,547 Provision for doubtful accounts 8,847
1,806 10,653 Total property operating expenses
233,291 51,577 284,868
Retail and other net operating income 514,699
98,176 612,875
Master Planned
Communities Land and condominium sales 22,448 13,419 35,867
Land and condominium sales operations (21,850 )
(8,732 ) (30,582 ) Master Planned Communities net operating
income 598 4,687 5,285 Provision for impairment
(55,923 ) - (55,923 ) Master Planned
Communities net operating (loss) income (55,325 ) 4,687 (50,638 )
Real estate property net operating income
459,374 102,863 $ 562,237 Management fees and other
corporate revenues 18,861 4,396 Property management and other costs
(42,200 ) (9,254 ) General and administrative (6,591 ) (2,482 )
Strategic initiatives (25,713 ) - Provisions for impairment (26,465
) (1,761 ) Depreciation on non-income producing assets, including
headquarters building (2,395 ) - Interest income 501 1,015 Interest
expense (328,351 ) (41,991 ) (Provision for) benefit from income
taxes (15,742 ) 13 Preferred unit distributions (2,336 ) - Other
FFO from noncontrolling interests 1,330 31 Reorganization items
(24,918 ) - FFO 5,355 52,830 Equity in FFO of
Unconsolidated Properties 52,830 (52,830 )
Operating Partnership FFO $ 58,185 $ -
* Approximately $2.9 million of
fee revenue and $31.8 million of operating costs, primarily
cleaning and janitorial costs, were reclassified to conform to the
2010 presentation.
GENERAL GROWTH PROPERTIES, INC. PORTFOLIO RESULTS
AND FUNDS FROM OPERATIONS ("FFO") (In thousands)
Six Months Ended June 30, 2010
Consolidated Unconsolidated Segment Retail
and Other Properties Properties Basis
Property revenues: Minimum rents $ 977,217 $ 197,345 $ 1,174,562
Tenant recoveries 429,838 76,771 506,609 Overage rents 17,793 2,190
19,983 Other, including noncontrolling interests 36,549
22,355 58,904 Total property
revenues 1,461,397 298,661
1,760,058 Property operating expenses: Real estate taxes
143,157 24,663 167,820 Property maintenance costs 62,032 9,881
71,913 Marketing 13,331 2,628 15,959 Other property operating costs
255,272 57,231 312,503 Provision for doubtful accounts 9,946
2,145 12,091 Total property
operating expenses 483,738 96,548
580,286 Retail and other net operating income
977,659 202,113 1,179,772
Master Planned Communities Land and condominium sales 65,035
25,972 91,007 Land and condominium sales operations (69,232
) (18,741 ) (87,973 ) Master Planned Communities net
operating (loss) income (4,197 ) 7,231 3,034
Real estate property net operating income 973,462 209,344 $
1,182,806 Management fees and other corporate
revenues 33,988 9,850 Property management and other costs (83,949 )
(18,887 ) General and administrative (13,306 ) 260 Provisions for
impairment (31,273 ) (421 ) Depreciation on non-income producing
assets, including headquarters building (4,793 ) - Interest income
813 3,178 Interest expense (637,004 ) (88,215 ) Provision for
income taxes (17,884 ) (416 ) Preferred unit distributions (4,671 )
- Other FFO from noncontrolling interests 2,337 57 Reorganization
items 9,301 - FFO 227,021 114,750
Equity in FFO of Unconsolidated Properties 114,750
(114,750 ) Operating Partnership FFO $ 341,771 $ -
Six Months Ended June 30, 2009
Consolidated Unconsolidated Segment Retail
and Other Properties Properties Basis
Property revenues: Minimum rents $ 997,816 $ 194,434 $ 1,192,250
Tenant recoveries 457,710 79,541 537,251 Overage rents 15,806 2,191
17,997 Other, including noncontrolling interests * 31,606
25,641 57,247 Total property
revenues 1,502,938 301,807
1,804,745 Property operating expenses: Real estate taxes
140,518 24,844 165,362 Property maintenance costs * 49,459 8,999
58,458 Marketing 14,482 2,750 17,232 Other property operating costs
* 258,178 64,490 322,668 Provision for doubtful accounts
19,179 3,054 22,233 Total
property operating expenses 481,816 104,137
585,953 Retail and other net operating income
1,021,122 197,670 1,218,792
Master Planned Communities Land and
condominium sales 31,435 18,520 49,955 Land and condominium sales
operations (32,464 ) (13,500 ) (45,964 )
Master Planned Communities net operating (loss) income (1,029 )
5,020 3,991 Provision for impairment (108,691 )
- (108,691 ) Master Planned Communities net
operating (loss) income (109,720 ) 5,020 (104,700 )
Real estate property net operating income 911,402 202,690 $
1,114,092 Management fees and other corporate
revenues 40,719 7,929 Property management and other costs (85,609 )
(18,300 ) General and administrative (14,112 ) (6,743 ) Strategic
initiatives (64,013 ) - Provisions for impairment (304,789 ) (3,207
) Depreciation on non-income producing assets, including
headquarters building (4,877 ) - Interest income 1,231 1,932
Interest expense (656,841 ) (83,584 ) Provision for income taxes
(4,228 ) (467 ) Preferred unit distributions (4,671 ) - Other FFO
from noncontrolling interests 2,666 59 Reorganization items
(24,918 ) - FFO (208,040 ) 100,309 Equity in FFO of
Unconsolidated Properties 100,309 (100,309 )
Operating Partnership FFO $ (107,731 ) $ -
* Approximately $5.6 million of
fee revenue and $63.7 million of operating costs, primarily
cleaning and janitorial costs, were reclassified to conform to the
2010 presentation.
GENERAL GROWTH PROPERTIES,
INC.
SUPPLEMENTAL SCHEDULE OF
SIGNIFICANT ITEMS THAT IMPACT COMPARABILITY (a)
(In thousands, except per share
amounts)
Three Months Ended
Six Months Ended June 30, June 30, 2010
2009 2010 2009 Retail and other net
operating income $ 593,495 $ 612,875 $ 1,179,772 $ 1,218,792
Retail and other net operating income adjustments:
Net operating income from noncomparable properties (14,576 )
(10,201 ) (28,935 ) (17,623 ) Corporate and other 711 (168 ) (2,070
) (1,607 ) Termination income (8,161 ) (11,077 )
(20,832 ) (20,194 ) Total Retail and other net
operating income adjustments (22,026 ) (21,446 )
(51,837 ) (39,424 )
Comparable retail and other net operating income $ 571,469
$ 591,429 $ 1,127,935 $ 1,179,368
Core FFO $ 102,918 $ 124,552 $ 357,037 $ 1,664
Core FFO adjustments: Retail and other net operating
income adjustments (22,026 ) (21,446 ) (51,837 ) (39,424 )
Provisions for impairment: Operating properties 19,716
-
30,773
121,422
Non-recoverable development and pre-development costs 628 8,865 921
57,824
Goodwill -
19,361
-
128,750
Core FFO provisions for impairment 20,344 28,226 31,694
307,996 Reorganization items (b) Gains on liabilities
subject to compromise - other (5,672 ) (2,379 ) (6,876 ) (2,379 )
Gains on liabilities subject to compromise - mortgage debt (35,938
) - (319,009 ) - Restructuring costs 120,388 26,207 313,837 26,207
Interest income (80 ) (7 ) (90 ) (7 ) U.S. Trustee fees
1,413 1,097 2,837 1,097
Total reorganization items 80,111 24,918 (9,301 ) 24,918
Strategic initiatives (c) - 25,713 - 64,013
Termination of interest rate swaps - 34,813 - 34,813 Total
Core FFO adjustments 78,429 92,224
(29,444 ) 392,316
Comparable Core FFO $
181,347 $ 216,776 $ 327,593 $ 393,980
Comparable Core FFO per share -
diluted $ 0.56 $ 0.68 $ 1.01 $ 1.23
(a) Includes consolidated and unconsolidated
properties.
(b)Reorganization items reflect
bankruptcy-related activity, including gains on liabilities subject
to compromise, interest income, U.S. Trustee fees, and other
restructuring costs, incurred after filing for Chapter 11
protection on April 16, 2009.
(c) Strategic initiatives include
fees and expenses incurred for various consultants and advisors
that assisted in the development of strategic alternatives relating
to our liquidity and financing situation prior to filing for
Chapter 11 protection.
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, 2010 June 30, 2009
Consolidated Unconsolidated Consolidated
Unconsolidated Properties Properties
Properties Properties Minimum rents: Above-
and below-market tenant leases, net $ 1,802 $ 81 $ 2,502 $ 1,214
Straight-line rent 8,571 2,674 10,058 2,747
Real estate
taxes: Real estate tax stabilization agreement (981 ) - (981 )
-
Other property operating costs: Non-cash ground rent
expense (1,569 ) (248 ) (1,576 ) (481 )
Provisions for
impairment (19,923 ) (421 ) (82,388 ) (1,761 )
Interest
expense: Mark-to-market adjustments on debt 21,212 138 3,816
944 Amortization of deferred finance costs (7,495 ) (424 ) (5,843 )
(400 ) Amortization of discount on exchangeable notes (7,180 ) -
(6,757 ) - Termination of interest rate swaps
(4,520
) - 10,061 - Debt extinguishment costs (157 ) - - -
Non-cash
reorganization items (5,047 ) -
(31,176 ) - Totals $
(15,287
) $ 1,800 $ (102,284 ) $ 2,263
Six
Months Ended Six Months Ended June 30, 2010
June 30, 2009 Consolidated Unconsolidated
Consolidated Unconsolidated Properties
Properties Properties Properties Minimum
rents: Above- and below-market tenant leases, net $ 3,085 $ 85
$ 3,356 $ 2,932 Straight-line rent 19,117 5,046 18,694 6,525
Real estate taxes: Real estate tax stabilization agreement
(1,962 ) - (1,962 ) -
Other property operating costs:
Non-cash ground rent expense (3,133 ) (393 ) (3,163 ) (681 )
Provisions for impairment (31,273 ) (421 ) (413,480 ) (3,207
)
Interest expense: Mark-to-market adjustments on debt 8,822
214 6,063 1,331 Amortization of deferred finance costs (16,352 )
(837 ) (25,974 ) (825 ) Amortization of discount on exchangeable
notes (14,290 ) - (13,450 ) - Termination of interest rate swaps
(9,040
) - 18,675 - Debt extinguishment costs (157 ) - - -
Non-cash
reorganization items 198,533 -
(31,176 ) - Totals $
153,350
$ 3,694 $ (442,417 ) $ 6,075
SUPPLEMENTAL SCHEDULE OF
MANAGEMENT AND ADMINISTRATIVE COSTS, NET
(In thousands)
Three Months Ended
Three Months Ended June 30, 2010 June 30, 2009
Consolidated Unconsolidated Consolidated
Unconsolidated Properties Properties
Properties Properties Management fees and other
corporate revenues, net * $ 10,088 $ 5,960 $ 12,974 $ 4,396
Property management and other costs (48,517 ) (3,847 ) (42,200 )
(3,367 ) General and administrative (5,668 ) 682
(6,591 ) (2,482 ) Total management and
administrative costs, net $ (44,097 ) $ 2,795 $ (35,817 ) $
(1,453 )
Six Months Ended Six Months
Ended June 30, 2010 June 30, 2009
Consolidated Unconsolidated Consolidated
Unconsolidated Properties Properties
Properties Properties Management and other fees, net
(a) $ 22,303 $ 9,850 $ 28,867 $ 7,929 Property management and other
costs (83,949 ) (7,202 ) (85,609 ) (6,448 ) General and
administrative (13,306 ) 260 (14,112 )
(6,743 ) Total management and administrative costs, net $
(74,952 ) $ 2,908 $ (70,854 ) $ (5,262 ) * Management
and other fees are net of property management fee expense incurred
by the unconsolidated properties, at our ownership share, which are
reflected as a component of property management and other costs in
unconsolidated properties. Such amounts are $5.8 million for the
three months ended June 30, 2010, $5.9 million for the three months
ended June 30, 2009, $11.7 million for the six months ended June
30, 2010, and $11.9 million for the six months ended June 30, 2009.
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, 2010
2009 2010 2009
Reconciliation of Real Estate
Property Net Operating
Income ("NOI") to GAAP
Operating Income (Loss)
Real estate property net operating income: Segment basis $ 598,962
$ 562,237 $ 1,182,806 $ 1,114,092
Unconsolidated Properties
(106,143 ) (102,863 ) (209,344 )
(202,690 ) Consolidated Properties 492,819 459,374 973,462 911,402
Management fees and other corporate revenues 15,902 18,861 33,988
40,719 Property management and other costs (48,517 ) (42,200 )
(83,949 ) (85,609 ) General and administrative (5,668 ) (6,591 )
(13,306 ) (14,112 )
Strategic Initiatives
- (25,713 ) - (64,013 ) Provisions for impairment (19,923 ) (26,465
) (31,273 ) (304,789 ) Depreciation and amortization (175,318 )
(186,472 ) (352,621 ) (391,087 )
Noncontrolling interest in NOI of
Consolidated Properties and other
2,211 2,796 6,134
5,643 Operating income (loss) $ 261,506 $ 193,590
$ 532,435 $ 98,154
Reconciliation of Core FFO to
Funds From Operations ("FFO")
and to GAAP Net Income (Loss)
Attributable to Common Stockholders
Core FFO $ 102,918 $ 124,552 $ 357,037 $ 1,664 Master Planned
Communities net operating loss 5,467 (50,638 ) 3,034 (104,700 )
Provision for income taxes (14,778 ) (15,729 )
(18,300 ) (4,695 ) Funds From Operations - Operating
Partnership 93,607 58,185 341,771 (107,731 ) Depreciation and
amortization of capitalized real estate costs (210,458 ) (220,584 )
(423,042 ) (462,679 ) Gains (losses) on sales of investment
properties * (4,194 ) - 11,926 (55 ) Noncontrolling interests in
depreciation of Consolidated Properties and other 819 893 1,962
1,768 Redeemable noncontrolling interests 2,700
3,104 1,512 14,216 Net
income (loss) attributable to common stockholders $ (117,526 ) $
(158,402 ) $ (65,871 ) $ (554,481 )
Reconciliation of Equity in NOI
of Unconsolidated Properties
to GAAP Equity in Income of
Unconsolidated Real Estate Affiliates
Equity in Unconsolidated Properties: NOI $ 106,143 $ 102,863 $
209,344 $ 202,690 Net property management fees and costs (3,701 )
(4,858 ) (9,037 ) (10,371 ) Net interest expense (43,524 ) (40,976
) (85,037 ) (81,652 ) General and administrative, provisions for
impairment, income taxes and noncontrolling interest in FFO
(255 ) (4,199 ) (520 ) (10,358 ) FFO of
unconsolidated properties 58,663 52,830 114,750 100,309
Depreciation and amortization of capitalized real estate costs
(37,591 ) (36,507 ) (75,214 ) (76,469 ) Other, including gains on
sales of investment properties * (4,171 ) 16
11,116 37 Equity in income of
Unconsolidated Real Estate Affiliates $ 16,901 $ 16,339
$ 50,652 $ 23,877
Reconciliation of
Weighted Average Shares Outstanding Basic:
Weighted average number of shares
outstanding - FFO per share
324,628 319,601 323,837 319,596 Conversion of Operating Partnership
units (7,265 ) (7,264 ) (7,265 ) (7,990
) Weighted average number of Company shares outstanding - GAAP EPS
317,363 312,337 316,572
311,606 Diluted: Weighted average number of
shares outstanding - FFO per share 326,127 319,601 325,277 319,596
Conversion of Operating Partnership units (7,265 ) (7,264 ) (7,265
) (7,990 ) Effect of dilutive securities - options (1,499 )
- (1,440 ) - Weighted average
number of Company shares outstanding - GAAP EPS 317,363
312,337 316,572 311,606
* Included in such amounts for the
six months ended June 30, 2010 is $9.3 million of gain, which,
according to current GAAP guidance, is recognized due to our
Brazilian joint venture issuing common stock with an issue price in
excess of our carrying value per share of our investment in such
venture.
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