New Plan Excel Realty Trust to Monetize Approximately $968 Million
of its Portfolio NEW YORK, July 19 /PRNewswire-FirstCall/ -- New
Plan Excel Realty Trust, Inc. (NYSE:NXL) today announced a series
of transactions designed to leverage its national infrastructure,
while simultaneously recycling capital and strengthening its
financial position. The Company has entered into a definitive
agreement to sell 69 community and neighborhood shopping centers
aggregating approximately 10.4 million square feet to Galileo
America LLC ("the US Partnership"), a joint venture currently
between CBL & Associates Properties, Inc. (NYSE:CBL) and
Galileo America, Inc. ("the Asset Contribution"). Galileo America,
Inc. is a US real estate investment trust wholly-owned by Galileo
Shopping America Trust (ASX:GSA), an Australian listed property
trust. The US Partnership will purchase the assets from New Plan
for approximately $968 million, comprised of $928 million of cash
and $40 million of equity, at a capitalization rate of
approximately 7.4 percent on 2006 projected net operating income
(based on the twelve months ending June 30, 2006). New Plan has the
right to receive up to an additional $12 million in purchase price
based upon the performance of the 69 properties during the 18
months following the closing of the transaction. The portfolio
being contributed is comprised primarily of stabilized assets, 44
percent of which have been redeveloped, with an average occupancy
of approximately 96 percent. Concurrent with the Asset
Contribution, the US Partnership will exchange CBL's equity
interest in the US Partnership for two properties currently owned
by the US Partnership and New Plan will purchase an asset
management fee stream from the US Partnership for $18.5 million of
cash. New Plan will also acquire CBL's property management rights
with the US Partnership for $22.0 million of cash and will purchase
additional property management rights in 2008 for nine properties
that are currently third-party managed for $7.0 million. Upon
completion of the transactions, New Plan will own an approximately
5.0 percent equity interest in the US Partnership and have a
recurring asset management fee stream through its partnership
interest and a minimum 20 year fee stream for all property
management, leasing, development, acquisition and disposition fees.
Following the closing of the transactions, the US Partnership will
own 121 shopping centers, including the 69 New Plan assets,
aggregating a total of 16.7 million square feet (pro forma
portfolio details for the US Partnership are presented in the
attached table). Net proceeds to New Plan from the sale, which
include adjustments for New Plan's equity interest in the US
Partnership, the repayment of secured debt, the acquisitions of the
asset management fee stream and property management rights and
transaction costs, will be approximately $754 million of cash. For
GAAP accounting purposes, New Plan will record a gain on the sale
of approximately $183 million. New Plan expects to use a portion of
the net proceeds initially to pay down approximately $439 million
of additional outstanding indebtedness. In addition, New Plan
currently expects to pay a special cash distribution of $3.00 per
common share (CUSIP #648053106), aggregating approximately $316
million, shortly after the closing of the transactions. Any such
distribution is subject to approval by New Plan's Board of
Directors. The Company anticipates that any special distribution
will be treated as a capital gain for tax purposes. As a result of
these transactions and the Company's revised 2005 Funds from
Operations ("FFO") guidance provided below, New Plan expects to
reduce its annualized dividend from $1.65 per common share to $1.25
per common share. Such reduction would be effective with the
Company's third quarter dividend and it is anticipated that the
Company's third quarter dividend will be declared shortly after the
closing of the transactions. Any such dividend is subject to
approval by New Plan's Board of Directors. Any such reduction would
realign the Company's payout ratio of common dividends to diluted
FFO relative to its peers. Over the longer term, net proceeds will
be further reinvested in a combination of redevelopments of
existing assets, new developments and opportunities across the
spectrum of institutional quality to value-added shopping centers,
as well as the potential repurchase of New Plan's outstanding
common stock. Assuming that these transactions close in the third
quarter of this year, New Plan is revising its expectations for
2005 net income available to common stockholders per share ("EPS")
and FFO per share, both on a diluted basis, to be in the range of
$2.66 to $2.70 and $1.69 to $1.73, respectively. The Company's
guidance for 2005 EPS and FFO is reconciled below: 2005 EPS -
Diluted $2.66 - $2.70 Add: Depreciation and amortization 0.81
Deduct: Gain on sale of real estate (1.75) Gain on sale of
discontinued operations (0.03) FFO per Share - Diluted $1.69 -
$1.73 During the third quarter of 2005, the Company will record
one-time charges of $0.09 per share related to the termination of
certain interest rate swap agreements and $0.14 per share related
to prepayment penalties on mortgage debt assigned to certain of the
assets being contributed to the US Partnership. The $0.23 per share
of one-time charges is included in the Company's revised 2005 EPS
and FFO per diluted share guidance. Due to the uncertain nature of
property dispositions and impairments, the Company has assumed no
additional gains or losses on the sales of real estate or
impairments of real estate for 2005 in its guidance. Any gains or
losses on the sales of real estate will have an impact on net
income, which may be material, but will not have an impact on FFO,
since those amounts are not added back in the calculation of FFO.
Any impairments of real estate will negatively impact both net
income and FFO, which may be material. Based on prior years'
experience, the Company could record approximately $0.07 per share
of impairment during 2005, which would impact the Company's revised
2005 guidance. The revised guidance is based on various assumptions
regarding, among other things, the timing of the transactions
closing and the methods and timing by which New Plan redeploys the
proceeds generated by the transactions, which assumptions may or
may not prove to be accurate. Also as a result of these
transactions and the immediate pay down of outstanding
indebtedness, the Company's total debt / undepreciated book value
ratio will improve to approximately 43 percent from 47 percent on
March 31, 2005. As the funds from the sale are reinvested over
time, the Company expects this ratio to stabilize back to its
current level. "These transactions enable us to execute on our
long-term strategic goals. We are leveraging our highly-developed
national infrastructure by increasing the number of properties and
square footage under management and growing our income streams by
capitalizing on our management expertise. At the same time, we are
effectively recycling capital in stabilized assets and harvesting
value created through our redevelopment efforts. We are also
improving our financial flexibility and credit profile, while
adding an additional source of long-term equity capital through our
new partnership with Galileo. Galileo has a solid track record and
we look forward to a productive relationship with them," commented
Glenn J. Rufrano, Chief Executive Officer of New Plan. These
transactions have been approved by each parties' respective Board
of Directors and are subject to certain customary closing
conditions and there can be no assurance that the transactions will
be consummated. Closing of the transactions is expected to occur in
the third quarter of this year. Citigroup Global Markets Inc. and
Merrill Lynch & Co. served as financial advisors in these
transactions. Conference Call In conjunction with this
announcement, New Plan will be hosting a teleconference on
Wednesday, July 20, 2005 at 10:00 AM ET. The teleconference can be
accessed by dialing 1-800-659-1942 (International: 1-617-614-2710)
or via the web at http://www.newplan.com/ under Investor
Information; Audio Archives. Please refer to passcode #71114653. A
slide package to accompany the teleconference will be posted at
http://www.newplan.com/ (click on Investor Information, then
Presentations) prior to 10:00 AM ET. A replay of the teleconference
will be available through midnight ET July 27, 2005 by dialing
1-888-286-8010 (International: 1-617-801-6888) or via the web at
http://www.newplan.com/ under Investor Information; Audio Archives.
Please refer to passcode #67623871. New Plan Excel Realty Trust,
Inc. is one of the nation's largest real estate companies, focusing
on the ownership and management of community and neighborhood
shopping centers. The Company operates as a self-administered and
self-managed REIT, with a national portfolio of 408 properties,
including 28 properties held through joint ventures, and total
assets of approximately $3.9 billion. The properties are
strategically located across 36 states and include 389 community
and neighborhood shopping centers, primarily grocery or name-brand
discount chain anchored, with approximately 56.6 million square
feet of gross leasable area, and 19 related retail real estate
assets, with approximately 1.8 million square feet of gross
leasable area. For additional information, please visit
http://www.newplan.com/. Certain statements in this release that
are not historical fact may constitute forward-looking statements
within the meaning of the Private Securities Litigation Reform Act
of 1995. Such forward-looking statements involve known and unknown
risks, uncertainties and other factors which may cause the actual
results of the Company to differ materially from historical results
or from any results expressed or implied by such forward-looking
statements, including without limitation: national and local
economic, business, real estate and other market conditions; the
competitive environment in which the Company operates; financing
risks; possible future downgrades in our credit ratings; property
ownership / management risks; the level and volatility of interest
rates and changes in capitalization rates with respect to the
acquisition and disposition of properties; financial stability of
tenants; the Company's ability to maintain its status as a REIT for
federal income tax purposes; acquisition, disposition, development
and joint venture risks, including risks that developments and
redevelopments are not completed on time or on budget and
strategies, actions and performance of affiliates that the Company
may not control; potential environmental and other liabilities; and
other factors affecting the real estate industry generally. The
Company refers you to the documents filed by the Company from time
to time with the Securities and Exchange Commission, specifically
the section titled "Business-Risk Factors" in the Company's Annual
Report on Form 10-K for the year ended December 31, 2004, which
discuss these and other factors that could adversely affect the
Company's results. PRO FORMA US PARTNERSHIP PORTFOLIO DETAILS
ANCHOR TENANTS PROPERTY NAME CITY, STATE GLA(SF)(1) ANCHOR NOT
OWNED (2) TENANTS(2) FLORIDA REGION Coastal Way (3) Brooksville, FL
218,621 Belk's, Sears Morse Shores Ft. Myers, FL 169,545 Bealls
Outlet, Big Lots, Publix Normandy Square Jacksonville, FL 87,240
CVS, Family Dollar, Winn-Dixie Marketplace at Wycliffe Lake Worth,
FL 133,520 Walgreens, Winn-Dixie Panama City Square Panama City, FL
289,119 Goody's, Michaels, The Sports Authority, T.J. Maxx,
Wal-Mart Collins Park Commons (3) Plant City, FL 37,458 Tractor
Supply Company Riverwood Port Orange, FL 93,506 Walgreens,
Winn-Dixie Cobblestone Village (3) St. Augustine, FL 262,281 Bealls
(Stage), Publix, Ross Dress for Less Hampton Plaza(3) Tampa, FL
44,420 Big Lots, Dollar General MIDWEST REGION Haymarket Square Des
Moines, IA 269,465 Big Lots, Dahl's Foods, Northern Tool, Nova
Cinema, Office Depot Marwood Plaza Indianapolis, IN 107,080 CVS,
Fashion Bug Plus, Kroger Westlane Shopping Center Indianapolis, IN
71,490 Family Dollar, Lo Bill Foods Green River Plaza
Campbellsville, KY 190,316 Goody's, JC Penney, Kroger, Tractor
Supply Company Kmart Plaza Elizabethtown, KY 130,466 Kmart, Staples
London Marketplace London, KY 169,032 Goody's, Kmart, Kroger
Springhurst Towne Center(3) Louisville, KY 421,735 Cinemark, Dick's
Sporting Goods, Fashion Shops, Meijer, Target Kohl's, Liquor Barn,
TJ Maxx Chestnut Hills(3) Murray, KY 68,364 JC Penney Delta Center
Lansing, MI 186,246 Bath & Beyond, Pet Food Warehouse, T.J.
Maxx Fashion Corner Saginaw, MI 189,260 Bed, Bath & Beyond,
Best Buy, Dunham's Green Acres Saginaw, MI 271,506 A.J. Wright, Big
Lots, Farmer Jack Roundtree Place Ypsilanti, MI 195,413 Valuland,
Wal-Mart Washtenaw Fountain Plaza Ypsilanti, MI 135,942 Dollar
Tree, Dunhams, Napoleon Center Napoleon, OH 60,795 Chief
Supermarket, Rite Aid Brice Park Reynoldsburg, OH 158,742 Gregg
Appliances, Michaels, Old Navy Packard Plaza Cudahy, WI 117,827
Aldi, Dunham's, Jo Ann Fabrics, Merchandise Outlet Northridge Plaza
Milwaukee, WI 150,164 Big Lots Moundsville Plaza Moundsville, WV
181,846 Big Lots, Kroger, Peebles Grand Central Plaza Parkersburg,
WV 74,017 Office Depot, T.J. Maxx Kmart Plaza Vienna, WV 106,258
Kmart NORTHEAST REGION Enfield Commons(3) Enfield, CT 246,651
Barnes & Noble, Bob's Stores, Linens 'n Things, Office Max
Freshwater - Stateline Plaza(3) Enfield, CT 295,419 Costco, Dick's
Sporting Goods, Media Play Home Depot Charter Oak Marketplace(3)
Hartford, CT 337,671 Marshalls, Wal-Mart Chamberlain Plaza (3)
Meriden, CT 53,304 Circuit City Turnpike Plaza (3) Newington, CT
150,742 Dick's Sporting Goods, Price Chopper North Haven Crossing
(3) North Haven, CT 104,612 Barnes & Noble, Bernie's, Office
Max Queen Plaza (3) Southington, CT 171,679 Bed Bath & Beyond,
Bob's Furniture, TJ Maxx Waterbury Plaza (3) Waterbury, CT 197,206
Pretty Woman, Super Stop & Shop Waterford Commons (3)
Waterford, CT 236,831 Babies R Us, Best Buy, Dick's Sporting
Raymour & Goods, Linens'n Flannigan Things Goff Brook Shops(3)
Wethersfield, CT 71,658 Office Depot, Old Country Buffet Easton
Village(3) Easton, MA 101,128 CVS, Roche Bros. Lunenberg Crossing
(3) Lunenburg,MA 25,515 Fashion Bug Shop 'N Save, Wal-Mart
Brunswick Plaza (3) Brunswick, ME 164,000 Lowe's Wal-Mart
Supercenter BJ's Plaza (3) Portland, ME 104,233 BJ's Wholesale
Willow Springs Club Plaza (3) Nashua, NH 130,748 JC Penney Home
Home Depot Store, Office Max, PETCO Seacoast Shopping Center(3)
Seabrook, NH 91,690 Jo-Ann Fabrics, Shaw's Wal-Mart Dover Park
Plaza Yardville, NJ 58,025 CVS University Mall Canton, NY 81,027
Rexford's Hardware, Wisebuys Genesee Valley Shopping Center
Geneseo, NY 204,609 Wal-Mart, Wegmans McKinley Plaza Hamburg, NY
93,144 A.C. Moore, T.J. Maxx Hornell Plaza Hornell, NY 253,703
Wal-Mart, Wegmans Greenport Towne Center (3) Hudson, NY 75,525
Fashion Bug, Price Chopper Wal-Mart Shops at Seneca Mall Liverpool,
NY 235,725 Kmart Cortlandt Towne Mohegan 628,927 A&P, Barnes
& Center (3) Lake, NY Noble, Home Depot Linens 'n Things,
Marshalls, PetsMart, Seaman's, United Artists, Wal-Mart Hannaford
Plaza(3) Saratoga Springs, NY 178,303 Bare Bones, Hannaford Bros.,
Tractor Supply Company Bristol Plaza Bristol, PA 145,356 Big Lots,
Pathmark Market Street Square Elizabethtown, PA 169,481 Kmart, Weis
Markets Johnstown Galleria Johnstown, PA 61,968 Chuck E. Cheese,
Outparcel Dunham's, Staples Shops at Prospect West Hempfield, PA
63,392 Hallmark, Redner's Warehouse Market Kmart Tuckernuck Square
Richmond, VA 86,010 Babies R Us, Chuck E. Cheese Hilltop Plaza
Virginia Beach, VA 152,025 Office Depot, The North Carolina Company
Strawbridge (3) Virginia Beach, VA 43,764 Regal Cinemas ANCHOR
TENANTS PROPERTY NAME CITY, STATE GLA(SF)(1) ANCHOR NOT OWNED (2)
TENANTS(2) SOUTHEAST REGION County Park Plaza (3) Scottsboro, AL
60,750 Food World, Sportsmed Albany Plaza Albany, GA 114,169 Big
Lots, Harveys Perlis Plaza Americus, GA 165,315 Belk's, Harveys
Buena Vista Village (3) Columbus, GA 17,500 - Wal-Mart, Winn-Dixie
Cordele Square Cordele, GA 126,427 Belk's, Goody's, Harvey Foods
Northside Plaza Dalton, GA 73,931 BI-LO, Family Dollar Cosby
Station (3) Douglasville, GA 77,811 Publix Perry Marketplace Perry,
GA 179,973 Ace Hardware, Bealls Outlet, Fred's, Kroger Wisteria
Village Snellville, GA 173,152 Hobby Lobby, Kmart Bulloch Plaza (3)
Statesboro, GA 39,264 Harveys Statesboro Square (3) Statesboro, GA
41,000 Aaron Rents, Big Lots Northwoods Plaza(3) Albemarle, NC
32,705 Food Lion Devonshire Place(3) Cary, NC 104,414 Borders, Golf
Galaxy, Lowes Foods Henderson Square(3) Henderson, NC 165,929
Belk's, Goody's, Wal-Mart JC Penney Supercenter Longview
Crossing(3) Hickory, NC 40,598 Food Lion Springs Crossing(3)
Hickory, NC 42,920 Family Dollar, Food Lion Valley Crossing(3)
Hickory, NC 186,088 Circuit City, Goody's, Office Depot, TJ Maxx
Parkway Plaza Winston-Salem, NC 286,405 Lowes Foods, Office Depot
Stratford Commons Winston-Salem, NC 72,308 Michaels, Natural Health
Superstore, Office Max Lady's Island(3) Beaufort, SC 60,687 Eckerd
Drugs Conway Plaza(3) Conway, SC 32,875 Mighty Dollar Anderson
Plaza (3) Greenwood, SC 46,258 Food Lion Northridge Plaza(3) Hilton
Head, SC 79,570 Dollar General, Home Goods Island Plaza James
Island, SC 171,224 Dollar Tree, Fred's, Food Lion, Gold's Gym Beach
Crossing(3) Myrtle Beach, SC 45,790 Advance Auto, Dollar General,
Duron Paints, Imaginations Remount Village North Charleston, 60,238
BI-LO SC 58 Crossing (3) Chattanooga, TN 49,984 Food Lion, Goodwill
East Ridge Crossing (3) Chattanooga, TN 58,950 Food Lion Stone East
Plaza (3) Kingsport, TN 46,259 Auto Zone, Cal Spas and Pools,
Dollar General Kingston Overlook (3) Knoxville, TN 119,360 American
Signature Home, Babies R Us, Michaels Suburban Plaza(3) Knoxville,
TN 128,567 Barnes & Noble, Toys R Us Lion's Head Village (3)
Nashville, TN 99,165 Office Max, Stein Mart Briarcliffe Square (3)
Oak Ridge, TN 41,778 Food Lion Merchant's Central Winchester, TN
208,123 Wal-Mart Hunting Hills Roanoke, VA 166,207 Wal-Mart Valley
Commons(3) Salem , VA 45,580 Food Lion SOUTHWEST REGION Conway
Towne Center Conway, AR 180,519 JC Penney Office Depot Garden City
Plaza (3) Garden City, KS 102,648 JC Penney Sears Karam Shopping
Center Lafayette, LA 100,238 Conn's Appliance, Super 1 Foods
Jacksonian Plaza Jackson, MS 87,721 Books-A-Million, Georgia Carpet
Outlet, Office Depot Plantation Plaza Clute, TX 100,397 Kroger,
Walgreens Marketplace at Flower Mound (3) Flower Mound, TX 113,349
Sprouts Farmer Market Beltway South Houston, TX 107,174 Kroger
Inwood Forest Houston, TX 77,553 Randalls Jones Plaza Houston, TX
111,355 24 Hour Fitness, Hancock Fabrics Jones Square Houston, TX
169,003 Big Lots, Hobby Lobby Mount Houston Square Houston, TX
173,080 Fallas Paredes, La Canasta Furnishings Orange Grove
Houston, TX 186,446 Floor Decor, Office Max The Crossing at Fry
Road Katy, TX 225,403 Hobby Lobby, Kroger, Palais Royal, Stein Mart
Northshore Plaza Portland, TX 152,144 Bealls (Stage), Kmart H.E.B.
Keegan's Meadow Stafford, TX 125,298 Palais Royal, Randalls Tomball
Parkway Plaza Tomball, TX 133,629 Big Lots, Palais Royal Hobby
Lobby WEST REGION Glendale Galleria Glendale, AZ 119,461 Food City
Bally's Fitness Southern Village Mesa Mesa, AZ 84,054 Food City
Paradise Plaza Paradise, CA 198,484 Albertsons, Kmart, Rite Aid San
Dimas Plaza San Dimas, CA 119,161 T.J. Maxx Ralphs, Rite Aid Vail
Ranch Center Temecula, CA 203,904 Stater Bros., Stein Mart Aurora
Plaza Aurora, CO 161,541 Big Lots, King Soopers, Latino Cinema
Westminster City Center Westminster, CO 341,600 Babies R Us, Barnes
& Noble, Circuit City, CompUSA, Golfsmith, Gordmans Galleria
Commons Henderson, 276,460 Babies R Us, NV Burlington Coat Factory,
Stein Mart, T.J. Maxx (1) Includes building square footage for
ground leases. (2) Anchor tenants include 1) major discount stores,
2) major grocers, 3) tenants with square footage greater than
10,000 square feet if the shopping center GLA is less than 125,000
square feet and tenants with square footage greater than 25,000
square feet if the shopping center GLA is greater than 125,000
square feet and 4) tenants with square footage greater than 10
percent of the shopping center GLA, but not less than 5,000 square
feet. (3) Property currently owned by the US Partnership. All other
properties are to be contributed by New Plan. DATASOURCE: New Plan
Excel Realty Trust, Inc. CONTACT: Stacy Slater, Senior Vice
President - Corporate Communications, New Plan Excel Realty Trust,
Inc., +1-212-869-3000, Web site: http://www.newplan.com/
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