NEW YORK, Aug. 3 /PRNewswire-FirstCall/ -- New Plan Excel Realty
Trust, Inc. (NYSE:NXL) today announced financial results for the
three and six months ended June 30, 2006. Total rental revenues for
the second quarter of 2006 were $111.5 million as compared with
$129.1 million in the second quarter of 2005. Net income available
to common stockholders was $29.4 million, or $0.27 per diluted
share, in the second quarter of 2006 compared with $35.5 million,
or $0.33 per diluted share, in the second quarter of 2005. Funds
from operations (FFO) for the second quarter of 2006 was $50.9
million, or $0.47 on a diluted per share basis, compared with $56.4
million, or $0.53 on a diluted per share basis, in the second
quarter of 2005. A reconciliation of net income to FFO is presented
in the attached table. Total rental revenues for the six months
ended June 30, 2006 were $225.1 million as compared with $254.8
million in the first six months of 2005. Net income available to
common stockholders was $62.6 million, or $0.58 per diluted share,
in the first six months of 2006 compared with $69.0 million, or
$0.65 per diluted share, in the first six months of 2005. FFO for
the first six months of 2006 was $104.8 million, or $0.96 on a
diluted per share basis, compared with $112.4 million, or $1.06 on
a diluted per share basis, in the first six months of 2005.
Portfolio Review At the end of the second quarter, the gross
leaseable area (GLA) for the Company's stabilized community and
neighborhood shopping centers, including its pro rata share of
unconsolidated joint venture properties, was approximately 93.2
percent leased. The GLA for the Company's total community and
neighborhood shopping center portfolio, which includes
redevelopment properties and the Company's pro rata share of
unconsolidated joint venture properties, was approximately 90.6
percent leased as of June 30, 2006. During the second quarter, 136
new leases, aggregating approximately 954,000 square feet, were
signed at an average annual base rent (ABR) of $10.06 per square
foot and 231 renewal leases, aggregating approximately 1.5 million
square feet, were signed at an average ABR of $8.64 per square
foot. The average increase in ABR on a cash-basis was 14.3 percent
for new leases signed on comparable space and 8.7 percent for
renewal leases. On a GAAP- basis, the average increase in ABR was
21.5 percent for new leases signed on comparable space and 13.3
percent for renewal leases. During the first six months of 2006,
the Company executed a total of 825 new and renewal leases
aggregating approximately 4.6 million square feet, including 292
new leases, aggregating approximately 1.7 million square feet,
which were signed at an average ABR of $10.56 per square foot and
533 renewal leases, aggregating approximately 3.0 million square
feet, which were signed at an average ABR of $9.70 per square foot.
The average increase in ABR on a cash-basis was 14.4 percent for
new leases signed on comparable space and 8.7 percent for renewal
leases. During the second quarter, the Company completed seven
redevelopment projects (including two Company outparcel development
projects) and added seven projects to its redevelopment pipeline
(including one joint venture redevelopment project). At June 30,
2006, the redevelopment pipeline was comprised of 44 redevelopment
projects (including five Company outparcel development projects and
an aggregate of eight joint venture redevelopment and outparcel
development projects), the aggregate cost of which (including costs
incurred in prior years on these projects) is expected to be
approximately $298.8 million. Acquisitions and Dispositions During
the second quarter of 2006, the Company acquired, through co-
investments with its joint venture partners, seven shopping centers
totaling approximately 1.5 million square feet of GLA for an
aggregate purchase price of approximately $137.7 million. During
the first six months of 2006, the Company acquired, including
through co-investments with its joint venture partners, an
aggregate of eleven shopping centers; three buildings adjacent to
shopping centers owned by the Company or a joint venture; and one
land parcel for an aggregate of approximately $216.2 million. The
acquisitions totaled approximately 2.5 million square feet of GLA
and approximately 18 acres. Acquisitions completed during the
second quarter are summarized below: CA New Plan Acquisition Fund,
LLC (aggregate purchase price of approximately $13.4 million) * On
June 13, 2006, CA New Plan Acquisition Fund, LLC, a joint venture
in which the Company holds a 10 percent interest, acquired Parmer
Crossing, a 169,517 square foot shopping center located in Austin,
Texas and anchored by Big Lots, Fry's Electronics (non-owned) and
Room Store, for approximately $13.4 million. Galileo America LLC
(aggregate purchase price of approximately $105.3 million) * On May
4, 2006, Galileo America LLC, a joint venture in which the Company
holds a 5 percent interest, acquired a portfolio of five shopping
centers for an aggregate of approximately $105.3 million. The
portfolio includes: Springdale Center, a 612,616 square foot
shopping center located in Mobile, Alabama and anchored by Best
Buy, Burlington Coat Factory, Goody's, Linens 'n Things, McRae's
and SAM's CLUB (non- owned); Fashion Square, a 36,029 square foot
shopping center located in Orange Park, Florida and anchored by
American Flooring (non-owned), Carrabba's Italian Grill, Miller's
Orange Park Ale House, Ruby Tuesday and Takeya Japanese Steakhouse;
Cobblestone Village, a 33,207 square foot shopping center located
in Royal Palm Beach, Florida and anchored by Crispers and
SuperTarget (non-owned); Chicopee Marketplace, a 116,220 square
foot shopping center located in Chicopee, Massachusetts and
anchored by Home Depot (non-owned), Marshalls, Staples and Wal-Mart
(non-owned); and Wilkes-Barre Township Marketplace, a 309,770
square foot shopping center located in Wilkes-Barre, Pennsylvania
and anchored by a Wal-Mart Supercenter. NewSem Tyrone Gardens LLC
(aggregate purchase price of approximately $19.0 million) * On June
20, 2006, NewSem Tyrone Gardens LLC, a joint venture with The
Sembler Company in which the Company holds a 90 percent interest,
acquired Tyrone Gardens, a 209,337 square foot shopping center
located in St. Petersburg, Florida and anchored by Big Lots and
Winn-Dixie, for approximately $19.0 million, including
approximately $9.0 million of assumed mortgage indebtedness. During
the second quarter of 2006, the Company generated an aggregate of
approximately $9.5 million of proceeds through the sale of three
shopping centers and one land parcel. Properties sold during the
quarter include: Westgate Plaza, a 71,952 square foot shopping
center located in Oneonta, New York; Long Point Square, a 74,329
square foot shopping center located in Houston, Texas; Mint Hill
Festival, a 59,997 square foot shopping center located in
Charlotte, North Carolina and sold by CA New Plan Venture Fund,
LLC, a joint venture in which the Company holds a 10 percent
interest; and 5.6 acres of land at Central Avenue Marketplace in
Toledo, Ohio. During the first six months of 2006, the Company
generated an aggregate of approximately $28.9 million of proceeds
through the culling of non-core and non-strategic properties and
the disposition of one property and one land parcel held through
joint ventures. Balance Sheet Position As of June 30, 2006, the
Company had total book assets of approximately $3.4 billion and a
total debt / undepreciated book value ratio of 43.8 percent. The
Company's debt for the three months ended June 30, 2006 had an
overall weighted average current interest rate of 6.2 percent and a
weighted average maturity of 7.2 years. Approximately 80 percent of
the Company's total debt is fixed rate debt, including the impact
of the Company's interest rate swaps. Dividend For the third
quarter of 2006, the Company's Board of Directors declared a cash
dividend of $0.3125 per common share (CUSIP #648053106). On an
annualized basis, this is the equivalent of $1.25 per share. The
dividend is payable on October 16, 2006 to common stockholders of
record on October 2, 2006. The Company's shares go ex-dividend on
September 28, 2006. The Board of Directors also declared a dividend
of $0.975 per depositary share on its 7.8 percent Series D
Cumulative Voting Step-Up Premium Rate Preferred Stock (CUSIP
#648053700) to stockholders of record on October 2, 2006, payable
on October 16, 2006. In addition, the Board of Directors declared a
dividend of $0.47656 per depositary share on its 7.625 percent
Series E Cumulative Redeemable Preferred Stock (CUSIP #6480538090)
to stockholders of record on October 2, 2006, payable on October
16, 2006. Management Comment "Since last year's portfolio sale, our
total debt / undepreciated book value ratio has remained at
approximately 44 percent as a result of utilizing strategic
dispositions and free cash flow to fund our acquisitions and
redevelopments. We continue to co-invest in our joint ventures,
providing us with a higher return on capital. Our expansive
redevelopment program continues to be an effective means for us to
remerchandise and upgrade a variety of space and our portfolio on a
whole, while also enhancing them with lifestyle tenants when
appropriate. We also continue to demonstrate healthy leasing
productivity," commented Glenn J. Rufrano, Chief Executive Officer.
Conference Call The Company will be hosting a teleconference on
Thursday, August 3, 2006 at 2:00 PM ET. The teleconference can be
accessed by dialing 1-866-770-7129 (International: 1-617-213-8067)
or via the web at http://www.newplan.com/ under Investor
Information; Audio Archives. Please refer to passcode #22932257. A
replay of the teleconference will be available through midnight ET
on August 10, 2006 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
#29353217. The Company's Supplemental Disclosure package will be
furnished today on a Current Report on Form 8-K and will also be
available on the Company's website at http://www.newplan.com/ under
Investor Information; Financial Reports. These materials are also
available in e-mail or hard copy formats by contacting New Plan
Corporate Communications at or 1-800-468-7526. New Plan is one of
the nation's largest real estate companies, focusing on the
ownership, management and development of community and neighborhood
shopping centers. The Company operates as a self-administered and
self- managed REIT, with a national portfolio of 480 properties,
including 175 properties held through joint ventures, and total
assets of approximately $3.4 billion. The properties are
strategically located across 39 states and include 463 community
and neighborhood shopping centers, primarily grocery or name-brand
discount chain anchored, with approximately 67.9 million square
feet of gross leasable area, and 17 related retail real estate
assets, with approximately 1.1 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 or 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; governmental
approvals, actions and initiatives; 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 "Risk Factors" in the
Company's Annual Report on Form 10-K for the year ended December
31, 2005, which discuss these and other factors that could
adversely affect the Company's results. NEW PLAN EXCEL REALTY
TRUST, INC. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF INCOME (In
thousands, except per share amounts and footnotes) Three Months
Ended Six Months Ended June 30, June 30, June 30, June 30, 2006
2005 2006 2005 Rental Revenues: Rental income $83,671 $98,957
$173,035 $197,186 Percentage rents 1,030 1,539 3,391 4,046 Expense
reimbursements 26,800 28,567 48,714 53,607 TOTAL RENTAL REVENUES
111,501 129,063 225,140 254,839 Rental Operating Expenses:
Operating costs 18,306 20,494 37,007 41,832 Real estate taxes
14,256 18,230 28,537 34,220 Provision for doubtful accounts 2,273
2,012 4,452 4,667 TOTAL RENTAL OPERATING EXPENSES 34,835 40,736
69,996 80,719 NET OPERATING INCOME(1) 76,666 88,327 155,144 174,120
Other Income: Fee income 3,769 1,346 8,052 2,925 Interest, dividend
and other income 843 780 1,678 1,735 Equity in income of
unconsolidated ventures 883 441 2,063 1,130 TOTAL OTHER INCOME
5,495 2,567 11,793 5,790 Other Expenses: Interest expense 22,894
28,178 45,675 55,509 Depreciation and amortization 22,138 24,389
45,259 49,498 General and administrative 7,327 4,606 14,338 9,191
TOTAL OTHER EXPENSES 52,359 57,173 105,272 114,198 Income before
real estate sales, impairment of real estate and minority interest
29,802 33,721 61,665 65,712 Minority interest in income of
consolidated partnership and joint ventures (201) (1,134) (351)
(1,416) INCOME FROM CONTINUING OPERATIONS 29,601 32,587 61,314
64,296 Discontinued Operations: Results of discontinued operations
856 1,417 2,030 3,390 Gain on sale of discontinued operations(2)
4,419 6,693 10,139 11,697 Impairment of real estate held for sale
(207) - (305) - INCOME FROM DISCONTINUED OPERATIONS 5,068 8,110
11,864 15,087 NET INCOME $34,669 $40,697 $73,178 $79,383 Preferred
dividends (5,489) (5,471) (10,973) (10,938) NET INCOME AVAILABLE TO
COMMON STOCKHOLDERS - BASIC 29,180 35,226 62,205 68,445 Minority
interest in income of consolidated partnership 201 251 351 533 NET
INCOME AVAILABLE TO COMMON STOCKHOLDERS - DILUTED $29,381 $35,477
$62,556 $68,978 Net income per common share - basic $0.28 $0.34
$0.60 $0.66 Net income per common share - diluted 0.27 0.33 0.58
0.65 Funds from operations:(3) Net income available to common
stockholders - diluted $29,381 $35,477 $62,556 $68,978 Deduct:
Minority interest in income of consolidated partnership, excluding
gain allocation (201) (251) (351) (533) Net income available to
common stockholders - basic 29,180 35,226 62,205 68,445 Add:
Depreciation and amortization: Continuing operations real estate
assets 21,317 24,013 43,545 48,713 Discontinued operations real
estate assets 133 853 287 1,841 Pro rata share of joint venture
real estate assets 2,049 627 5,896 1,192 Deduct: Gain on sale of
discontinued operations(2)(4) (1,923) (4,611) (7,455) (8,343) Pro
rata share of joint venture gain on sale of real estate(4) (78) -
(78) - FUNDS FROM OPERATIONS - BASIC 50,678 56,108 104,400 111,848
Add: Minority interest in income of consolidated partnership,
excluding gain allocation 201 251 351 533 FUNDS FROM OPERATIONS -
DILUTED $50,879 $56,359 $104,751 $112,381 NEW PLAN EXCEL REALTY
TRUST, INC. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF INCOME (In
thousands, except per share amounts and footnotes) Three Months
Ended Six Months Ended June 30, June 30, June 30, June 30, 2006
2005 2006 2005 Funds from operations per share - basic $0.48 $0.54
$1.00 $1.09 Funds from operations per share - diluted 0.47 0.53
0.96 1.06 Funds from operations - diluted $50,879 $56,359 $104,751
$112,381 Add: Impairment of real estate - - - - Impairment of real
estate held for sale 207 - (305) - FUNDS FROM OPERATIONS - DILUTED
(prior calculation) $51,086 $56,359 $104,446 $112,381 Funds from
operations per share - diluted (prior calculation) $0.47 $0.53
$0.96 $1.06 Weighted average common shares outstanding - basic
104,493 103,164 104,376 103,002 ERP partnership units 2,924 2,264
2,924 2,145 Options and contingently issuable shares 1,425 982
1,390 1,016 Convertible debt - 231 - 199 Restricted stock 52 44 60
42 Weighted average common shares outstanding - diluted 108,894
106,685 108,750 106,404 (1) Net operating income ("NOI") is
provided here as a supplemental measure of operating performance.
NOI is defined as property revenues less property operating
expenses, excluding depreciation and amortization and interest
expense, and excludes NOI from properties classified as
discontinued operations under Statement of Financial Accounting
Standards No. 144, Accounting for the Impairment or Disposal of
Long-Lived Assets. The Company believes that this presentation of
NOI is helpful to investors as a measure of its operational
performance because it excludes various items included in net
income that do not relate to or are not indicative of its operating
performance, such as depreciation and amortization and interest
expense, which can make periodic and peer analyses of operating
performance more difficult to compare. NOI should not, however, be
considered as an alternative to net income (calculated in
accordance with generally accepted accounting principles ("GAAP"))
as an indicator of the Company's financial performance. (2) For the
three months and six months ended June 30, 2005, balance includes
approximately $140,000 of final distributions from Benbrooke
Ventures, a joint venture in which the Company previously held a 50
percent interest. For the six months ended June 30, 2005, balance
includes approximately $3.314 million, which represents the
Company's pro rata share of the gain on the sale of Rodney Village,
a property previously owned by Benbrooke Ventures. (3) Funds from
Operations ("FFO") is a widely used performance measure for real
estate companies and is provided here as a supplemental measure of
operating performance. The Company calculates FFO in accordance
with the best practices described in the April 2002 National Policy
Bulletin of the National Association of Real Estate Investment
Trusts (the "White Paper"). The White Paper defines FFO as net
income (computed in accordance with GAAP), excluding gains (or
losses) from sales of property, plus depreciation and amortization
on real estate assets, and after adjustments for unconsolidated
partnerships and joint ventures. On October 1, 2003, the National
Association of Real Estate Investment Trusts ("NAREIT"), based on
discussions with the Securities and Exchange Commission ("SEC"),
provided revised guidance regarding the calculation of FFO. This
revised guidance provides that impairments should not be added back
to net income in calculating FFO and that original issuance costs
associated with preferred stock that has been redeemed should be
factored into the calculation of FFO. Prior to this pronouncement,
the Company had added back impairments in calculating FFO, in
accordance with prior NAREIT guidance, and had not factored in
original issuance costs of preferred stock that had been redeemed
in the calculation of FFO. The Company presents FFO in accordance
with NAREIT's revised guidance. To assist investors in
understanding the impact of these changes, the Company also is
presenting FFO in accordance with the methodology historically used
by the Company ("prior calculation"). Given the nature of the
Company's business as a real estate owner and operator, the Company
believes that FFO is helpful to investors as a starting point in
measuring its operational performance because it excludes various
items included in net income that do not relate to or are not
indicative of its operating performance such as gains (or losses)
from sales of property and depreciation and amortization on real
estate assets, which can make periodic and peer analyses of
operating performance more difficult to compare. The Company also
believes that the presentation of FFO consistent with the guidance
that was in effect until October 1, 2003 is further helpful to
investors because it assists investors in evaluating the Company's
historic operational performance and because it excludes other
items included in the revised calculation of FFO such as
impairments, which also do not relate to and are not indicative of
the Company's operating performance. FFO should not, however, be
considered as an alternative to net income (determined in
accordance with GAAP) as an indicator of the Company's financial
performance, is not an alternative to cash flow from operating
activities (determined in accordance with GAAP) as a measure of the
Company's liquidity, and is not indicative of funds available to
fund the Company's cash needs, including its ability to make
distributions. In addition, the Company's computation of FFO may
differ in certain respects from the methodology utilized by other
REITs to calculate FFO and, therefore, may not be comparable to
such other REITs. (4) Excludes gain / loss on sale of land. The
above does not purport to disclose all items required under GAAP.
The Company's Form 10-Q for the quarter ended June 30, 2006 should
be read in conjunction with the above information. 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.newplanexcel.com/
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