UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-K
(Mark One)
ý ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the fiscal year ended December 31, 2015
OR
¨ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from to
Commission file number 1-9876
Weingarten Realty Investors
(Exact name of registrant as specified in its charter)
TEXAS | 74-1464203 |
(State or other jurisdiction of incorporation or organization) | (I.R.S. Employer Identification No.) |
2600 Citadel Plaza Drive | |
P.O. Box 924133 | |
Houston, Texas | 77292-4133 |
(Address of principal executive offices) | (Zip Code) |
(713) 866-6000
(Registrant’s telephone number, including area code)
Securities registered pursuant to Section 12(b) of the Act:
Title of Each Class | Name of Each Exchange on Which Registered | |
Common Shares of Beneficial Interest, $.03 par value | New York Stock Exchange | |
Securities registered pursuant to Section 12(g) of the Act: None
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.
YES ý NO ¨
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.
YES ¨ NO ý
Indicate by check mark whether the Registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. YES ý NO ¨
Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).
YES ý NO ¨
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (§229.405 of this chapter) is not contained herein, and will not be contained, to the best of registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K. ý
Indicate by check mark whether the Registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act. (Check one):
Large accelerated filer ý | Accelerated filer ¨ |
Non-accelerated filer ¨ (Do not check if a smaller reporting company) | Smaller reporting company ¨ |
Indicate by check mark whether the Registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).
YES ¨ NO ý
The aggregate market value of the common shares of beneficial interest held by non-affiliates on June 30, 2015 (based upon the most recent closing sale price on the New York Stock Exchange as of such date of $32.69) was $3.7 billion.
As of January 31, 2016, there were 123,951,023 common shares of beneficial interest outstanding.
DOCUMENTS INCORPORATED BY REFERENCE
Portions of the Registrant’s Proxy Statement relating to its Annual Meeting of Shareholders to be held on April 21, 2016 have been incorporated by reference to Part III of this Form 10-K.
TABLE OF CONTENTS
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Forward-Looking Statements
This annual report on Form 10-K, together with other statements and information publicly disseminated by us, contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. We intend such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for purposes of complying with those safe harbor provisions. Forward-looking statements, which are based on certain assumptions and describe our future plans, strategies and expectations, are generally identifiable by use of the words “believe,” “expect,” “intend,” “anticipate,” “estimate,” “project,” or similar expressions. You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties and other factors, which are, in some cases, beyond our control and which could materially affect actual results, performances or achievements. Factors which may cause actual results to differ materially from current expectations include, but are not limited to, (i) disruptions in financial markets, (ii) general economic and local real estate conditions, (iii) the inability of major tenants to continue paying their rent obligations due to bankruptcy, insolvency or general downturn in their business, (iv) financing risks, such as the inability to obtain equity, debt, or other sources of financing on favorable terms, (v) changes in governmental laws and regulations, (vi) the level and volatility of interest rates, (vii) the availability of suitable acquisition opportunities, (viii) the ability to dispose properties, (ix) changes in expected development activity, (x) increases in operating costs, (xi) tax matters, including failure to qualify as a real estate investment trust, and (xii) investments through real estate joint ventures and partnerships, which involve risks not present in investments in which we are the sole investor. Accordingly, there is no assurance that our expectations will be realized. For further discussion of the factors that could materially affect the outcome of our forward-looking statements and our future results and financial condition, see “Item 1A. Risk Factors.”
PART I
ITEM 1. Business
General Development of Business. Weingarten Realty Investors is a real estate investment trust (“REIT”) organized under the Texas Business Organizations Code. We, and our predecessor entity, began the ownership and development of shopping centers and other commercial real estate in 1948. Our primary business is leasing space to tenants in the shopping centers we own or lease. We also provide property management services for which we charge fees to either joint ventures where we are partners or other outside owners.
See “Management’s Discussion and Analysis of Financial Condition and Results of Operations” included in Item 7 and the Consolidated Financial Statements and Notes thereto included in Item 8 of this Annual Report on Form 10-K for the year ended December 31, 2015, for information on certain recent developments of the Company.
Financial Information about Segments. We are in the business of owning, managing and developing retail shopping centers. As each of our centers has similar characteristics and amenities, our operations have been aggregated into one reportable segment. See the Consolidated Financial Statements and Notes thereto included in Item 8 of this Annual Report on Form 10-K for further information regarding reportable segments.
Narrative Description of Business. At December 31, 2015, we owned or operated under long-term leases, either directly or through our interest in real estate joint ventures or partnerships, a total of 232 properties, which are located in 18 states spanning the country from coast to coast. The portfolio of properties contains approximately 45.6 million square feet of gross leasable area that is either owned by us or others.
We also owned interests in 30 parcels of land held for development that totaled approximately 24.1 million square feet.
At December 31, 2015, we employed 312 full-time persons; our principal executive offices are located at 2600 Citadel Plaza Drive, Houston, Texas 77008; and our phone number is (713) 866-6000. We also have 10 regional offices located in various parts of the United States (“U.S.”).
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Investment and Operating Strategy. Our goal is to remain a leader in owning and operating top-tier neighborhood and community shopping centers in certain markets of the U.S. We expect to achieve this goal by:
• | strategic focus on core operating fundamentals through our decentralized operating platform built on local expertise in leasing and property management; |
• | selective redevelopment of the existing portfolio of properties in order to enhance and maintain high quality centers; |
• | disciplined growth from strategic acquisitions and new developments; |
• | disposition of assets that no longer meet our ownership criteria, in which proceeds may be recycled by repaying debt, purchasing new assets or reinvesting in currently owned assets or for other corporate purposes; and |
• | commitment to maintaining a conservatively leveraged balance sheet, a well-staggered debt maturity schedule and strong credit agency ratings. |
We may either purchase or lease income-producing properties in the future, and may also participate with other entities in property ownership through partnerships, joint ventures or similar types of co-ownership.
We may invest in mortgages; however, we have traditionally invested in first mortgages to real estate joint ventures or partnerships in which we own an equity interest or to obtain control over a real estate asset that we desire to own. We may also invest in securities of other issuers for the purpose, among others, of exercising control over such entities, subject to the gross income and asset tests necessary for REIT qualification.
In acquiring and developing properties, we attempt to accumulate enough properties in a geographic area to allow for the establishment of a regional office, which enables us to obtain in-depth knowledge of the market from a leasing perspective and to have easy access to the property and our tenants from a management viewpoint.
We expect to continue our focus on the future growth of the portfolio in neighborhood and community shopping centers in markets where we currently operate and may expand to other markets throughout the U.S. Our markets of interest reflect high income and job growth, as well as high barriers-to-entry. Our attention is also focused on high quality, supermarket-anchored and necessity-based centers.
Diversification from both a geographic and tenancy perspective is a critical component of our operating strategy. We continue to seek opportunities outside the Texas market, where approximately 28.7% of the gross leasable area of our properties is located, up from 27.8% in 2014. With respect to tenant diversification, our two largest tenants, The Kroger Co. and TJX Companies, Inc., accounted for 3.3% and 2.5%, respectively, of our total base minimum rental revenues for the year ended December 31, 2015. No other tenant accounted for more than 1.9% of our total base minimum rental revenues. Our anchor tenants are supermarkets, value-oriented apparel/discount stores and other retailers or service providers who generally sell basic necessity-type goods and services. We believe the stability of our anchor tenants, combined with convenient locations, attractive and well-maintained properties, high quality retailers and a strong tenant mix, should ensure the long-term success of our merchants and the viability of our portfolio.
Strategically, we strive to finance our growth and working capital needs in a conservative manner, including managing our debt maturities. Our senior debt credit ratings were BBB with a projected stable outlook from Standard & Poors and Baa1 with a projected stable outlook from Moody’s Investor Services as of December 31, 2015. We intend to maintain a conservative approach to managing our balance sheet, which, in turn, should give us many options for raising debt or equity capital when needed. At December 31, 2015 and 2014, our ratio of earnings to combined fixed charges and preferred dividends as defined by the Securities and Exchange Commission (“SEC”), not based on funds from operations attributable to common shareholders, was 2.65 to 1 and 3.09 to 1, respectively. Our debt to total assets before depreciation ratio was 42.2% and 39.9% at December 31, 2015 and 2014, respectively.
We established an at-the-market ("ATM") equity offering program under which we may, but not are not obligated to, sell up to $200 million of common shares of beneficial interest ("common shares") in amounts and at times as we determine, which enables us to efficiently raise equity capital when market conditions are favorable. We also established a $200 million share repurchase plan under which we may repurchase common shares from time-to-time in open-market or privately negotiated purchases based on management's evaluation of market conditions and other factors.
Our policies with respect to the investment and operating strategies discussed above are periodically reviewed by our Board of Trust Managers and may be modified without a vote of our shareholders.
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Location of Properties. Our properties are located in 18 states, primarily throughout the southern half of the country. As of December 31, 2015, we have 232 properties (including three properties under development) that were owned or operated under long-term leases, either directly or through our interest in real estate joint ventures or partnerships. Total revenues less operating expenses and real estate taxes from continuing operations ("net operating income from continuing operations") generated by our centers located in Houston and its surrounding areas was 17.9% of total net operating income from continuing operations for the year ended December 31, 2015, and an additional 10.2% of net operating income from continuing operations was generated in 2015 from centers that are located in other parts of Texas. As of December 31, 2015, we also had 30 parcels of land held for development, eight of which were located in Houston and its surrounding areas and 11 of which were located in other parts of Texas. Because of our investments in Houston and its surrounding areas, as well as in other parts of Texas, the Houston and Texas economies could affect our business and operations more so than in other geographic areas.
Competition. We compete with numerous other developers and real estate companies (both public and private), financial institutions and other investors engaged in the development, acquisition and operation of shopping centers in our trade areas. This results in competition for the acquisition of both existing income-producing properties and prime development sites.
We also compete for tenants to occupy the space that is developed, acquired and managed by our competitors. The principal competitive factors in attracting tenants in our market areas are location, price, anchor tenants and maintenance of properties. We believe our key competitive advantages include the favorable locations of our properties, the strong demographics surrounding our centers, knowledge of markets and customer bases, our ability to provide a retailer with multiple locations with quality anchor tenants and the practice of continuous maintenance and renovation of our properties.
Qualification as a Real Estate Investment Trust. As of December 31, 2015, we met the qualification requirements of a REIT under the Internal Revenue Code, as amended. As a result, we will not be subject to federal income tax to the extent we meet certain requirements of the Internal Revenue Code, with the exception of our taxable REIT subsidiary.
Materials Available on Our Website. Copies of our Annual Report on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports on Form 8-K, and any amendments to those reports, as well as Reports on Forms 3, 4, 5 and SC 13G regarding our officers, trust managers or 10% beneficial owners, filed or furnished pursuant to Section 13(a), 15(d) or 16(a) of the Securities Exchange Act of 1934 are available free of charge through our website (www.weingarten.com) as soon as reasonably practicable after we electronically file the material with, or furnish it to, the SEC. We have also made available on our website copies of our Audit Committee Charter, Executive Committee Charter, Management Development and Executive Compensation Committee Charter, Governance and Nominating Committee Charter, Code of Conduct and Ethics, Code of Ethical Conduct for Officers and Senior Financial Associates and Governance Policies. In the event of any changes to these charters, codes or policies, changed copies will also be made available on our website. You may also read and copy any materials we file with the SEC at the SEC’s Public Reference Room at 100 F Street, NE, Washington, D.C. 20549 or the SEC’s Internet site at www.sec.gov. Materials on our website are not part of our Annual Report on Form 10-K.
Financial Information. Additional financial information concerning us is included in the Consolidated Financial Statements located in Item 8 herein.
ITEM 1A. Risk Factors
The risks described below could materially and adversely affect our shareholders and our results of operations, financial condition, liquidity and cash flows. In addition to these risks, our operations may also be affected by additional factors not presently known or that we currently consider immaterial to our operations.
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Disruptions in the financial markets could affect our liquidity and have other adverse effects on us and the market price of our common shares of beneficial interest.
The U.S. and global equity and credit markets have experienced and may in the future experience significant price volatility, dislocations and liquidity disruptions, which could cause market prices of many stocks to fluctuate substantially and the spreads on prospective debt financings to widen considerably. These circumstances could materially impact liquidity in the financial markets, making terms for certain financings less attractive, and in certain cases result in the unavailability of certain types of financing. Uncertainties in the equity and credit markets may negatively impact our ability to access additional financing at reasonable terms or at all, which may negatively affect our ability to complete dispositions, form joint ventures or refinance our debt. A prolonged downturn in the equity or credit markets could cause us to seek alternative sources of potentially less attractive financing, and require us to adjust our business plan accordingly. In addition, these factors may make it more difficult for us to sell properties or adversely affect the price we receive for properties that we do sell, as prospective buyers may experience increased costs of financing or difficulties in obtaining financing. These events in the equity and credit markets may make it more difficult or costly for us to raise capital through the issuance of our common shares or preferred shares. These disruptions in the financial markets also may have a material adverse effect on the market value of our common shares and other adverse effects on us or the economy generally. There can be no assurances that government responses to the disruptions in the financial markets will continue to restore consumer confidence, maintain stabilized markets or continue to provide the availability of equity or credit financing.
Among the market conditions that may affect the value of our common shares and access to the capital markets are the following:
• | The attractiveness of REIT securities as compared to other securities, including securities issued by other real estate companies, fixed income equity securities and debt securities; |
• | Changes in revenues or earnings estimates or publication of research reports and recommendations by financial analysts or actions taken by rating agencies with respect to our securities or those of other REITs; |
• | The degree of interest held by institutional investors; |
• | The market's perception of the quality of our assets and our growth potential; |
• | The ability of our tenants to pay rent to us and meet their other obligations to us under current lease terms; |
• | Our ability to re-lease space as leases expire; |
• | Our ability to refinance our indebtedness as it matures; |
• | Actual or anticipated quarterly fluctuations in our operating results and financial condition; |
• | Any changes in our distribution policy; |
• | Any future issuances of equity securities; |
• | Strategic actions by us or our competitors, such as acquisitions or restructurings; |
• | General market conditions and, in particular, developments related to market conditions for the real estate industry; and |
• | Domestic and international economic and political factors unrelated to our performance. |
The volatility in the stock market can create price and volume fluctuations that may not necessarily be comparable to operating performance.
The economic performance and value of our shopping centers depend on many factors, each of which could have an adverse impact on our cash flows and operating results.
The economic performance and value of our properties can be affected by many factors, including the following:
• | Changes in the national, regional and local economic climate; |
• | Changes in environmental regulatory requirements including, but not limited to, legislation on global warming; |
• | Local conditions such as an oversupply of space or a reduction in demand for real estate in the area; |
• | The attractiveness of the properties to tenants; |
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• | Competition from other available space; |
• | Competition for our tenants from Internet sales; |
• | Our ability to provide adequate management services and to maintain our properties; |
• | Increased operating costs, if these costs cannot be passed through to tenants; |
• | The cost of periodically renovating, repairing and releasing spaces; |
• | The consequences of any armed conflict involving, or terrorist attack against, the U.S.; |
• | Our ability to secure adequate insurance; |
• | Fluctuations in interest rates; |
• | Changes in real estate taxes and other expenses; and |
• | Availability of financing on acceptable terms or at all. |
Our properties consist primarily of neighborhood and community shopping centers and, therefore, our performance is linked to general economic conditions in the market for retail space. The market for retail space has been and could in the future be adversely affected by weakness in the national, regional and local economies where our properties are located, the adverse financial condition of some large retail companies, the ongoing consolidation in the retail sector, the excess amount of retail space in a number of markets and increasing consumer purchases through the Internet. To the extent that any of these conditions exist, they are likely to affect market rents for retail space. In addition, we may face challenges in the management and maintenance of the properties or encounter increased operating costs, such as real estate taxes, insurance and utilities, which may make our properties unattractive to tenants. A significant decrease in rental revenue and an inability to replace such revenues may adversely affect our profitability, the ability to meet debt and other financial obligations and make distributions to shareholders.
We have a high concentration of properties in the state of Texas, and adverse economic or other conditions in that area could have a material adverse effect on us.
We are particularly susceptible to adverse economic or other conditions in the state of Texas, including increased unemployment, industry slowdowns, including declining oil prices, business layoffs or downsizing, decreases in consumer confidence, relocations of businesses, changes in demographics, increases in real estate and other taxes, increases in regulations and natural disasters, any of which could have an increased material adverse effect on us than if our portfolio was more geographically diverse.
Our acquisition activities may not produce the cash flows that we expect and may be limited by competitive pressures or other factors.
We intend to acquire existing commercial properties to the extent that suitable acquisitions can be made on advantageous terms. Acquisitions of commercial properties involve risks such as:
• | We may have difficulty identifying acquisition opportunities that fit our investment strategy; |
• | Our estimates on expected occupancy and rental rates may differ from actual conditions; |
• | Our estimates of the costs of any redevelopment or repositioning of acquired properties may prove to be inaccurate; |
• | We may be unable to operate successfully in new markets where acquired properties are located, due to a lack of market knowledge or understanding of local economies; |
• | We may be unable to successfully integrate new properties into our existing operations; or |
• | We may have difficulty obtaining financing on acceptable terms or paying the operating expenses and debt service associated with acquired properties prior to sufficient occupancy. |
In addition, we may not be in a position or have the opportunity in the future to make suitable property acquisitions on advantageous terms due to competition for such properties with others engaged in real estate investment. Our inability to successfully acquire new properties may have an adverse effect on our results of operations.
5
Turmoil in capital markets could adversely impact acquisition activities and pricing of real estate assets.
Volatility in the capital markets could impact the availability of debt financing due to numerous factors, including the tightening of underwriting standards by lenders and credit rating agencies. These factors directly affect a lender’s ability to provide debt financing as well as increase the cost of available debt financing. As a result, we may not be able to obtain debt financing on favorable terms or at all. This may result in future acquisitions generating lower overall economic returns, which may adversely affect our results of operations and distributions to shareholders. Furthermore, any turmoil in the capital markets could adversely impact the overall amount of capital available to invest in real estate, which may result in price or value decreases of real estate assets.
Our real estate assets may be subject to impairment charges.
Periodically, we assess whether there are any indicators that the value of our real estate assets, including any capitalized costs and any identifiable intangible assets, may be impaired. A property's value is impaired only if the estimate of the aggregate future undiscounted cash flows without interest charges to be generated by the property are less than the carrying value of the property. In estimating cash flows, we consider factors such as expected future operating income, trends and prospects, the effects of demand, competition and other factors. If we are evaluating the potential sale of an asset or development/redevelopment alternatives, the undiscounted future cash flows consider the most likely course of action at the balance sheet date based on current plans, intended holding periods and available market information. Determining whether a property is impaired and, if impaired, the amount of write-down to fair value requires a significant amount of judgment by management and is based on the best information available to management at the time of evaluation. If market conditions deteriorate or management’s plans for certain properties change, additional write-downs could be required in the future, and any future impairment could have a material adverse effect on our results of operations in the period in which the charge is taken.
Reduction of rental income would adversely affect our profitability, our ability to meet our debt obligations and our ability to make distributions to our shareholders.
The substantial majority of our income is derived from rental income from real property. As a result, our performance depends on our ability to collect rent from tenants. Our income and funds for distribution would be negatively affected if a significant number of our tenants, or any of our major tenants (as discussed in more detail below):
• | Delay lease commencements; |
• | Decline to extend or renew leases upon expiration; |
• | Fail to make rental payments when due; or |
• | Close stores or declare bankruptcy. |
Any of these actions could result in the termination of the tenants’ lease and the loss of rental income attributable to the terminated leases. In addition, lease terminations by an anchor tenant or a failure by that anchor tenant to occupy the premises could also result in lease terminations or reductions in rent by other tenants in the same shopping center under the terms of some leases. In these events, we cannot be sure that any tenant whose lease expires will renew that lease or that we will be able to re-lease space on economically advantageous terms. Furthermore, certain costs remain fixed even though a property may not be fully occupied. The loss of rental revenues from a number of our tenants and our inability to replace such tenants, particularly in the case of a substantial tenant with leases in multiple locations, may adversely affect our profitability, our ability to meet debt and other financial obligations and our ability to make distributions to the shareholders.
Adverse effects on the success and stability of our anchor tenants, could lead to reductions of rental income.
Our rental income could be adversely affected in the event of a downturn in the business, or the bankruptcy or insolvency of any anchor store or anchor tenant. Anchor tenants generally occupy large amounts of square footage, pay a significant portion of the total rents at a property and contribute to the success of other tenants by drawing significant numbers of customers to a property. The closing of one or more anchor stores at a property could adversely affect that property and result in lease terminations or reductions in rent from other tenants, whose leases may permit termination or rent reduction in those circumstances or whose own operations may suffer as a result. Furthermore, tenant demand for certain of our anchor spaces may decrease, and as a result, we may see an increase in vacancy and/or a decrease in rents for those spaces, which could have a negative impact to our rental income.
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We face significant competition in the leasing market, which may decrease or prevent increases in the occupancy and rental rates of our properties.
We compete with numerous developers, owners and operators of retail properties, many of which own properties similar to, and in the same market sectors as, our properties. If our competitors offer space at rental rates below current market rates, or below the rental rates we currently charge our tenants, we may lose existing or potential tenants, or we may be forced to reduce rental rates in order to attract new tenants and retain existing tenants when their leases expire.
Also, if our competitors develop additional retail properties in locations near our properties, there may be increased competition for customer traffic and creditworthy tenants, which may result in fewer tenants or decreased cash flows from tenants, or both, and may require us to make capital improvements to properties that we would not have otherwise made. Our tenants also face increasing competition from other forms of marketing of goods, such as direct mail and Internet marketing, which may decrease cash flow from such tenants. As a result, our financial condition and our ability to make distributions to our shareholders may be adversely affected.
We may be unable to collect balances due from tenants in bankruptcy.
A tenant that files for bankruptcy protection may not continue to pay us rent. A bankruptcy filing by or relating to one of our tenants or a lease guarantor would bar all efforts by us to collect pre-bankruptcy debts from the tenant or the lease guarantor, or their property, unless the bankruptcy court permits us to do so. A tenant or lease guarantor bankruptcy could delay our efforts to collect past due balances under the relevant leases and could ultimately preclude collection of these sums. If a lease is rejected by a tenant in bankruptcy, we would have only a general unsecured claim for damages. As a result, it is likely that we would recover substantially less than the full value of any unsecured claims it holds, if at all.
Our development, redevelopment and construction activities could adversely affect our operating results.
We intend to continue the selective development, redevelopment and construction of retail properties in accordance with our development and underwriting policies as opportunities arise. Our development, redevelopment and construction activities include risks that:
• | We may abandon development opportunities after expending resources to determine feasibility; |
• | Construction costs of a project may exceed our original estimates; |
• | Occupancy rates and rents at a newly completed or redeveloped property may not be sufficient to make the property profitable; |
• | Rental rates could be less than projected; |
• | Project completion may be delayed because of a number of factors, including weather, labor disruptions, construction delays or delays in receipt of zoning or other regulatory approvals, adverse economic conditions, acts of terror or other acts of violence, or acts of God (such as fires, earthquakes or floods); |
• | Financing may not be available to us on favorable terms for development or redevelopment of a property; and |
• | We may not complete construction and lease-up on schedule, resulting in increased debt service expense and construction costs. |
Additionally, the time frame required for development, redevelopment, construction and lease-up of these properties means that we may have to wait years for a significant cash return. If any of the above events occur, the development and redevelopment of properties may hinder our growth and have an adverse effect on our results of operations, including additional impairment charges. Also, new development activities, regardless of whether or not they are ultimately successful, typically require substantial time and attention from management.
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There is a lack of operating history with respect to any recent acquisitions and redevelopment or development of properties, and we may not succeed in the integration or management of additional properties.
These properties may have characteristics or deficiencies currently unknown to us that affect their value or revenue potential. It is also possible that the operating performance of these properties may decline under our management. As we acquire additional properties, we will be subject to risks associated with managing new properties, including lease-up and tenant retention. In addition, our ability to manage our growth effectively will require us to successfully integrate any new acquisitions into our existing management structure. We may not succeed with this integration or effectively manage additional properties. Also, newly acquired properties may not perform as expected.
Real estate property investments are illiquid, and therefore, we may not be able to dispose of properties when desirable or on favorable terms.
Real estate property investments generally cannot be disposed of quickly. In addition, the Internal Revenue Code imposes restrictions on the ability of a REIT to dispose of properties that are not applicable to other types of real estate companies. Our ability to dispose of properties on advantageous terms depends on factors beyond our control, including competition from other sellers and the availability of attractive financing for potential buyers of our properties, and we cannot predict the various market conditions affecting real estate investments that will exist at any particular time in the future. Therefore, we may not be able to quickly vary our portfolio in response to economic or other conditions promptly or on favorable terms, which could cause us to incur extended losses and reduce our cash flows and adversely affect distributions to shareholders.
As part of our capital recycling program, we intend to sell our non-core assets and may not be able to recover our investments, which may result in losses to us.
There can be no assurance that we will be able to recover the current carrying amount of all of our owned and partially owned non-core properties and investments in the future. Our failure to do so would require us to recognize impairment charges in the period in which we reached that conclusion, which could adversely affect our business, financial condition, operating results and cash flows.
Our cash flows and operating results could be adversely affected by required payments of debt or related interest and other risks of our debt financing.
We are generally subject to risks associated with debt financing. These risks include:
• | Our cash flow may not satisfy required payments of principal and interest; |
• | We may not be able to refinance existing indebtedness on our properties as necessary or the terms of the refinancing may be less favorable to us than the terms of existing debt; |
• | Required debt payments are not reduced if the economic performance of any property declines; |
• | Debt service obligations could reduce funds available for distribution to our shareholders and funds available for capital investment; |
• | Any default on our indebtedness could result in acceleration of those obligations and possible loss of property to foreclosure; and |
• | The risk that necessary capital expenditures for purposes such as re-leasing space cannot be financed on favorable terms. |
If a property is mortgaged to secure payment of indebtedness and we cannot make the mortgage payments, we may have to surrender the property to the lender with a consequent loss of any prospective income and equity value from such property. Any of these risks can place strains on our cash flows, reduce our ability to grow and adversely affect our results of operations.
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Credit ratings may not reflect all the risks of an investment in our debt or equity securities and rating changes could adversely effect our revolving credit facility.
Our credit ratings are an assessment by rating agencies of our ability to pay our debts when due. Consequently, real or anticipated changes in our credit ratings will generally affect the market value of our debt. Credit ratings may be revised or withdrawn at any time by the rating agency at its sole discretion. Additionally, our revolving credit facility fees are based on our credit ratings. We do not undertake any obligation to maintain the ratings or to advise holders of our debt of any change in ratings. Each agency's rating should be evaluated independently of any other agency's rating.
There can be no assurance that we will be able to maintain our current credit ratings. Adverse changes in our credit ratings could impair our ability to obtain additional debt and equity financing on favorable terms, if at all, and could significantly reduce the market price of our publicly-traded securities.
Rising interest rates could adversely affect our cash flows and adversely affect the market price of our debt and issuance of securities.
We have indebtedness with interest rates that vary depending on market indices. Also, our credit facilities bear interest at variable rates. We may incur variable-rate debt in the future. Increases in interest rates on variable-rate debt would increase our interest expense, which would negatively affect net income and cash available for payment of our debt obligations and distributions to shareholders. In addition, an increase in interest rates could adversely affect the market value of our outstanding debt, as well as increase the cost of refinancing and the issuance of new debt or securities.
Our financial condition could be adversely affected by financial covenants.
Our credit facilities and public debt indentures under which our indebtedness is, or may be, issued contain certain financial and operating covenants, including, among other things, certain coverage ratios, as well as limitations on our ability to incur secured and unsecured indebtedness, restrictions on our ability to sell all or substantially all of our assets and engage in mergers and consolidations and certain acquisitions. These covenants could limit our ability to obtain additional funds needed to address cash shortfalls or pursue growth opportunities or transactions that would provide substantial return to our shareholders. In addition, a breach of these covenants could cause a default under or accelerate some or all of our indebtedness, which could have a material adverse effect on our financial condition.
Property ownership through real estate partnerships and joint ventures could limit our control of those investments and reduce our expected return.
Real estate partnership or joint venture investments may involve risks not otherwise present for investments made solely by us, including the possibility that our partner or co-venturer might become bankrupt, that our partner or co-venturer might at any time have different interests or goals than us, and that our partner or co-venturer may take action contrary to our instructions, requests, policies or objectives. Other risks of joint venture investments could include impasse on decisions, such as a sale or refinance, because neither our partner or co-venturer nor we would have full control over the partnership or joint venture. These factors could limit the return that we receive from those investments or cause our cash flows to be lower than our estimates.
Volatility in market and economic conditions may impact our partners’ ability to perform in accordance with our real estate joint venture and partnership agreements resulting in a change in control or the liquidation plans of its underlying properties.
Changes in control of our investments could result if any reconsideration events occur, such as amendments to our real estate joint venture and partnership agreements, changes in debt guarantees or changes in ownership due to required capital contributions. Any changes in control will result in the revaluation of our investments to fair value, which could lead to an impairment. We are unable to predict whether, or to what extent, a change in control may result or the impact of adverse market and economic conditions may have to our partners.
9
If we fail to qualify as a REIT in any taxable year, we will be subject to U.S. federal income tax as a regular corporation and could have significant tax liability.
We intend to operate in a manner that allows us to qualify as a REIT for U.S. federal income tax purposes. However, REIT qualification requires us to satisfy numerous requirements (some on an annual or quarterly basis) established under highly technical and complex provisions of the Internal Revenue Code, for which there are a limited number of judicial or administrative interpretations. Our status as a REIT requires an analysis of various factual matters and circumstances that are not entirely within our control. Accordingly, it is not certain we will be able to qualify and remain qualified as a REIT for U.S. federal income tax purposes. Even a technical or inadvertent violation of the REIT requirements could jeopardize our REIT qualification. Furthermore, Congress or the Internal Revenue Service (“IRS”) might change the tax laws or regulations and the courts might issue new rulings, in each case potentially having retroactive effect that could make it more difficult or impossible for us to qualify as a REIT. If we fail to qualify as a REIT in any tax year, then:
• | We would be taxed as a regular domestic corporation, which, among other things, means that we would be unable to deduct distributions to our shareholders in computing our taxable income and would be subject to U.S. federal income tax on our taxable income at regular corporate rates; |
• | Any resulting tax liability could be substantial and would reduce the amount of cash available for distribution to shareholders, and could force us to liquidate assets or take other actions that could have a detrimental effect on our operating results; and |
• | Unless we were entitled to relief under applicable statutory provisions, we would be disqualified from treatment as a REIT for the four taxable years following the year during which we lost our qualification, and our cash available for distribution to our shareholders would, therefore, be reduced for each of the years in which we do not qualify as a REIT. |
Even if we remain qualified as a REIT, we may face other tax liabilities that reduce our cash flow. We may also be subject to certain U.S. federal, state and local taxes on our income and property either directly or at the level of our subsidiaries. Any of these taxes would decrease cash available for distribution to our shareholders.
Compliance with REIT requirements may negatively affect our operating decisions.
To maintain our status as a REIT for U.S. federal income tax purposes, we must meet certain requirements, on an ongoing basis, including requirements regarding our sources of income, the nature and diversification of our assets, the amounts we distribute to our shareholders and the ownership of our common shares. We may also be required to make distributions to our shareholders when we do not have funds readily available for distribution or at times when our funds are otherwise needed to fund capital expenditures or debt service obligations.
As a REIT, we must distribute at least 90% of our annual net taxable income (excluding net capital gains) to our shareholders. To the extent that we satisfy this distribution requirement, but distribute less than 100% of our net taxable income, we will be subject to U.S. federal corporate income tax on our undistributed taxable income. From time to time, we may generate taxable income greater than our income for financial reporting purposes, or our net taxable income may be greater than our cash flow available for distribution to our shareholders. If we do not have other funds available in these situations, we could be required to borrow funds, sell a portion of our securities at unfavorable prices or find other sources of funds in order to meet the REIT distribution requirements.
Dividends paid by REITs generally do not qualify for reduced tax rates.
In general, the maximum U.S. federal income tax rate for qualified dividends paid to individual U.S. shareholders is 20%. Unlike dividends received from a corporation that is not a REIT, our distributions to individual shareholders generally are not eligible for the reduced rates and are, consequently, taxed at ordinary income rates.
Our common shares dividend policy may change in the future.
The timing, amount and composition of any future dividends to our common shareholders will be at the sole discretion of our Board of Trust Managers and will depend upon a variety of factors as to which no assurance can be given. Our ability to make dividends to our common shareholders depends, in part, upon our operating results, overall financial condition, the performance of our portfolio (including occupancy levels and rental rates), our capital requirements, access to capital, our ability to qualify for taxation as a REIT and general business and market conditions. Any change in our dividend policy could have an adverse effect on the market price of our common shares.
10
Our declaration of trust contains certain limitations associated with share ownership.
To maintain our status as a REIT, our declaration of trust prohibits any individual from owning more than 9.8% of our outstanding common shares. This restriction is likely to discourage third parties from acquiring control without the consent of our Board of Trust Managers, even if a change in control were in the best interests of our shareholders.
Also, our declaration of trust requires the approval of the holders of 80% of our outstanding common shares and the approval by not less than 50% of the outstanding common shares not owned by any related person (a person owning more than 50% of our common shares) to consummate a business transaction such as a merger. There are certain exceptions to this requirement; however, the 80% approval requirement could make it difficult for us to consummate a business transaction even if it is in the best interest of our shareholders.
There may be future dilution of our common shares.
Our declaration of trust authorizes our Board of Trust Managers to, among other things, issue additional common or preferred shares or securities convertible or exchangeable into equity securities, without shareholder approval. We may issue such additional equity or convertible securities to raise additional capital. The issuance of any additional common or preferred shares or convertible securities could be substantially dilutive to holders of our common shares. Moreover, to the extent that we issue restricted shares, options, or warrants to purchase our common shares in the future and those options or warrants are exercised or the restricted shares vest, our shareholders may experience further dilution. Holders of our common shares have no preemptive rights that entitle them to purchase a pro rata share of any offering of shares of any class or series and, therefore, such sales or offerings could result in increased dilution to our shareholders.
We may issue debt and equity securities or securities convertible into equity securities, any of which may be senior to our common shares as to distributions and in liquidation, which could negatively affect the value of our common shares.
In the future, we may attempt to increase our capital resources by entering into unsecured or secured debt or debt-like financings, or by issuing additional debt or equity securities, which could include issuances of medium-term notes, senior notes, subordinated notes, secured debt, guarantees, preferred shares, hybrid securities, or securities convertible into or exchangeable for equity securities. In the event of our liquidation, our lenders and holders of our debt and,if any, preferred securities would receive distributions of our available assets before distributions to the holders of our common shares. Because any decision to incur debt and issue securities in future offerings may be influenced by market conditions and other factors beyond our control, we cannot predict or estimate the amount, timing, or nature of our future financings. Further, market conditions could require us to accept less favorable terms for the issuance of our securities in the future.
Loss of our key personnel could adversely affect the value of our common shares and operations.
We are dependent on the efforts of our key executive personnel. Although we believe qualified replacements could be found for these key executives, the loss of their services could adversely affect the value of our common shares and operations.
Changes in accounting standards may adversely impact our reported financial condition and results of operations.
The Financial Accounting Standards Board (“FASB”), in conjunction with the SEC, has several key projects on their agenda that could impact how we currently account for our material transactions, including lease accounting and other convergence projects with the International Accounting Standards Board. We believe that these and other potential proposals could have varying degrees of impact on us ranging from minimal to material. At this time, we are unable to predict with certainty which, if any, proposals may be passed or what level of impact any such proposal could have on us.
We could be subject to litigation that may negatively impact our cash flows, financial condition and results of operations.
From time to time, we may be a defendant in lawsuits and regulatory proceedings relating to our business. Due to the inherent uncertainties of litigation and regulatory proceedings, we cannot accurately predict the ultimate outcome of any such litigation or proceedings. We could experience a negative impact to our cash flows, financial condition and results of operations due to an unfavorable outcome.
11
Compliance with certain laws and governmental rules and regulations may require us to make unintended expenditures that adversely affect our cash flows.
All of our properties are required to comply with certain laws and governmental rules and regulations, including the Americans with Disabilities Act, fire and safety regulations, building codes and other land use regulations, as they may be in effect or adopted by governmental agencies and bodies and become applicable to our properties. We may be required to make substantial capital expenditures to comply with those requirements, and these expenditures could have a material adverse effect on our ability to meet the financial obligations and make distributions to our shareholders.
An uninsured loss or a loss that exceeds the policies on our properties could subject us to lost capital or revenue on those properties.
Under the terms and conditions of the leases currently in force on our properties, tenants generally are required to indemnify and hold us harmless from liabilities resulting from injury to persons, air, water, land or property, on or off the premises, due to activities conducted on the properties, except for claims arising from our negligence or intentional misconduct or that of our agents. Tenants are generally required, at the tenant’s expense, to obtain and keep in full force during the term of the lease, liability and tenant's property damage insurance policies. We have obtained comprehensive liability, casualty, property, flood and rental loss insurance policies on our properties. All of these policies may involve substantial deductibles and certain exclusions. In addition, we cannot assure the shareholders that the tenants will properly maintain their insurance policies or have the ability to pay the deductibles. Should a loss occur that is uninsured or in an amount exceeding the combined aggregate limits for the policies noted above, or in the event of a loss that is subject to a substantial deductible under an insurance policy, we could lose all or part of our capital invested in, and anticipated revenue from, one or more of the properties, which could have a material adverse effect on our operating results and financial condition, as well as our ability to make distributions to the shareholders.
We may be subject to liability under environmental laws, ordinances and regulations.
Under various federal, state and local laws, ordinances and regulations, we may be considered an owner or operator of real property or have arranged for the disposal or treatment of hazardous or toxic substances. As a result, we may become liable for the costs of disposal or treatment of hazardous or toxic substances released on or in our property. We may also be liable for certain other potential costs that could relate to hazardous or toxic substances (including governmental fines and injuries to persons and property). We may incur such liability whether or not we knew of, or were responsible for, the presence of such hazardous or toxic substances.
Natural disasters and severe weather conditions could have an adverse effect on our cash flow and operating results.
Changing weather patterns and climatic conditions, such as global warming, may have added to the unpredictability and frequency of natural disasters in some parts of the world and created additional uncertainty as to future trends and exposures. Our operations are located in many areas that are subject to natural disasters and severe weather conditions such as hurricanes, tornadoes, earthquakes, droughts, floods and fires. The occurrence of natural disasters or severe weather conditions can delay new development and redevelopment projects, increase investment costs to repair or replace damaged properties, increase future property insurance costs, and negatively impact the tenant demand for lease space. If insurance is unavailable to us or is unavailable on acceptable terms, or if our insurance is not adequate to cover business interruption or losses from these events, our earnings, liquidity or capital resources could be adversely affected.
Our business and operations would suffer in the event of system failures.
Despite the implementation of security measures and the existence of a disaster recovery plan for our internal information technology systems, our systems are vulnerable to damages from any number of sources, including computer viruses, unauthorized access, energy blackouts, natural disasters, terrorism, war and telecommunication failures. Any system failure or accident that causes interruptions in our operations could result in a material disruption to our business. We may also incur additional costs to remedy damages caused by such disruptions.
12
We face risks relating to cybersecurity attacks, loss of confidential information and other business disruptions.
Our business is at risk from and may be impacted by cybersecurity attacks, including attempts to gain unauthorized access to our confidential data and other electronic security breaches. Such cybersecurity attacks can range from individual attempts to gain unauthorized access to our information technology systems to more sophisticated security threats. While we employ a number of measures to prevent, detect and mitigate these threats including a defense in depth strategy of malware detection, password protection, backup servers and periodic penetration testing, there is no guarantee such efforts will be successful in preventing a cybersecurity attack. As our reliance on technology has increased, so have the risks posed to our systems, both internal and those we have outsourced. Cybersecurity incidents could compromise the confidential information of our tenants, employees and third-party vendors and disrupt and affect the efficiency of our business operations.
ITEM 1B. Unresolved Staff Comments
None.
ITEM 2. Properties
At December 31, 2015, we owned or operated under long-term leases, either directly or through our interest in real estate joint ventures or partnerships, a total of 232 centers, primarily neighborhood and community shopping centers, which are located in 18 states spanning the country from coast to coast with approximately 45.6 million square feet of gross leasable area. Our centers are located principally in the South, West Coast and Southeast Coast of the U.S. with significant concentrations in Arizona, California, Florida, and Texas. We also owned interests in 30 parcels of land that totaled approximately 24.1 million square feet at December 31, 2015. These land parcels include approximately 1.6 million square feet of land adjacent to certain of our existing operating centers, which may be used for expansion of these centers, as well as approximately 22.5 million square feet of land, which may be used for new development.
In 2015, no single center accounted for more than 3.2% of our total assets or 2.1% of base minimum rental revenues. The five largest centers, in the aggregate, represented approximately 9.9% of our base minimum rental revenues for the year ended December 31, 2015; otherwise, none of the remaining centers accounted for more than 1.9% of our base minimum rental revenues during the same period.
Our centers are designed to attract local area customers and are typically anchored by a supermarket or other national tenants (such as Kroger, Target or T.J. Maxx). The centers are primarily neighborhood and community shopping centers that often include discounters, warehouse clubs, dollar stores and specialty grocers as additional anchors or tenants, and typically range in size from 50,000 to 650,000 square feet of building area. Very few of the centers have climate-controlled common areas, but are designed to allow retail customers to park their automobiles in close proximity to any retailer in the center. Our centers are customarily constructed of masonry, steel and glass, and all have lighted, paved parking areas, which are typically landscaped with berms, trees and shrubs. They are generally located at major intersections in close proximity to neighborhoods that have existing populations sufficient to support retail activities of the types conducted in our centers.
We actively embrace various initiatives that support the future of environmentally friendly shopping centers. Our primary areas of focus include energy efficiency, waste recycling, water conservation and construction/development best practices. We recognize there are economic, environmental and social implications associated with the full range of our sustainability efforts, and that a commitment to incorporating sustainable practices will add long-term value to our centers.
As of December 31, 2015, the weighted average occupancy rate for our centers was 95.2% compared to 95.5% as of December 31, 2014. The average base rent per square foot was approximately $16.92 in 2015, $16.24 in 2014, $15.66 in 2013, $15.14 in 2012 and $13.79 in 2011 for our centers.
We have approximately 5,800 separate leases with 3,800 different tenants. Included among our top revenue-producing tenants are: The Kroger Co., TJX Companies, Inc., Ross Stores, Inc., H-E-B Grocery Company, LP, Albertsons Companies, Inc., Office Depot, Inc., PetSmart, Inc., Bed, Bath & Beyond Inc., Home Depot, Inc. and Whole Foods Market, Inc. The diversity of our tenant base is also evidenced by the fact that our largest tenant, The Kroger Co., accounted for only 3.3% of base minimum rental revenues during 2015.
13
Tenant Lease Expirations
As of December 31, 2015, lease expirations for the next 10 years, assuming tenants do not exercise renewal options, are as follows:
Annual Rent of Expiring Leases | ||||||||||||||||||||
Year | Number of Expiring Leases | Square Feet of Expiring Leases (000’s) | Percentage of Leaseable Square Feet | Total (000’s) | Per Square Foot | Percentage of Total Annual Net Rent | ||||||||||||||
2016 | 654 | 2,341 | 5.13 | % | $ | 42,524 | $ | 18.16 | 11.10 | % | ||||||||||
2017 | 693 | 3,592 | 7.87 | % | 61,343 | 17.08 | 16.01 | % | ||||||||||||
2018 | 660 | 3,522 | 7.72 | % | 56,171 | 15.95 | 14.66 | % | ||||||||||||
2019 | 502 | 3,306 | 7.24 | % | 49,248 | 14.90 | 12.85 | % | ||||||||||||
2020 | 541 | 3,302 | 7.24 | % | 52,171 | 15.80 | 13.62 | % | ||||||||||||
2021 | 239 | 2,351 | 5.15 | % | 33,556 | 14.27 | 8.76 | % | ||||||||||||
2022 | 97 | 1,102 | 2.41 | % | 17,372 | 15.76 | 4.53 | % | ||||||||||||
2023 | 90 | 753 | 1.65 | % | 12,719 | 16.89 | 3.32 | % | ||||||||||||
2024 | 108 | 1,027 | 2.25 | % | 17,006 | 16.56 | 4.44 | % | ||||||||||||
2025 | 83 | 670 | 1.47 | % | 12,132 | 18.11 | 3.17 | % | ||||||||||||
New Development
At December 31, 2015, we had four projects in various stages of development, of which we own, partially or wholly, three properties and have a contractual commitment to purchase the retail portion of a mixed-use property. We have funded $110.3 million to date on these projects. We estimate our aggregate net investment upon completion to be $164.4 million. These projects are forecasted to have an average stabilized return on investment of approximately 7.8% when completed. Effective January 1, 2016, we stabilized our development in Alexandria, Virginia, moving it to our operating property portfolio, which has added 249,000 square feet to the portfolio at an estimated cost per square foot of $261.83.
Upon completion, the square footage to be added to the portfolio and the estimated cost per square foot of the remaining three projects are as follows:
Estimated Year of Completion | Square Feet (000’s) | Estimated Cost per Square Foot | ||||
2016 | 136 | $ | 328.68 | |||
2017 | 130 | 188.21 | ||||
2018 | 65 | 465.76 | ||||
14
Property Listing
The following table is a list of centers, summarized by state and includes our share of both consolidated and unconsolidated real estate partnerships and joint ventures as of December 31, 2015:
ALL PROPERTIES BY STATE | Number of Properties | Gross Leasable Area (GLA) | % of Total GLA | ||||||
Arizona | 22 | 3,979,119 | 8.7 | % | |||||
Arkansas | 1 | 180,200 | 0.4 | % | |||||
California | 28 | 5,123,607 | 11.2 | % | |||||
Colorado | 9 | 2,782,510 | 6.1 | % | |||||
Florida | 34 | 7,259,648 | 15.9 | % | |||||
Georgia | 14 | 2,681,066 | 5.9 | % | |||||
Kentucky | 4 | 761,919 | 1.7 | % | |||||
Louisiana | 2 | 361,516 | 0.8 | % | |||||
Maryland | 2 | 94,123 | 0.2 | % | |||||
Nevada | 12 | 3,880,822 | 8.5 | % | |||||
New Mexico | 2 | 257,002 | 0.6 | % | |||||
North Carolina | 17 | 2,832,719 | 6.2 | % | |||||
Oregon | 3 | 276,924 | 0.6 | % | |||||
Tennessee | 5 | 848,345 | 1.9 | % | |||||
Texas | 69 | 13,070,251 | 28.6 | % | |||||
Utah | 2 | 443,906 | 1.0 | % | |||||
Virginia | 1 | 233,843 | 0.5 | % | |||||
Washington | 5 | 567,228 | 1.2 | % | |||||
Total | 232 | 45,634,748 | 100 | % | |||||
___________________
Total square footage includes 518,056 square feet of leased from others and 11.7 million square feet not owned or managed by us. Additionally, encumbrances on our properties total $.4 billion. See Schedule III for additional information.
The following table is a detailed list of centers by state and includes our share of both consolidated and unconsolidated real estate partnerships and joint ventures as of December 31, 2015:
Center | CBSA (5) | Owned % | Foot Notes | GLA | Grocer Anchor ( ) indicates owned by others | Other Anchors ( ) indicates owned by others | ||||||||
Operating Properties | ||||||||||||||
Arizona | ||||||||||||||
Mohave Crossroads | Lake Havasu City-Kingman, AZ | 100.0 | % | 395,477 | (Target), (Kohl's), PetSmart, Bed Bath & Beyond, Ross Dress for Less, 99 Cents Only | |||||||||
Arrowhead Festival Shopping Center | Phoenix-Mesa-Scottsdale, AZ | 100.0 | % | 194,309 | (Sports Authority), (Toys “R” Us), (Bed Bath & Beyond) | |||||||||
Broadway Marketplace | Phoenix-Mesa-Scottsdale, AZ | 100.0 | % | 87,379 | Office Max, Ace Hardware | |||||||||
Camelback Village Square | Phoenix-Mesa-Scottsdale, AZ | 100.0 | % | 240,951 | Fry’s Supermarket | Office Max | ||||||||
Desert Village Shopping Center | Phoenix-Mesa-Scottsdale, AZ | 100.0 | % | 107,071 | AJ Fine Foods | CVS | ||||||||
Fountain Plaza | Phoenix-Mesa-Scottsdale, AZ | 100.0 | % | 305,588 | Fry’s Supermarket | Dollar Tree, (Lowe's) | ||||||||
Laveen Village Marketplace | Phoenix-Mesa-Scottsdale, AZ | 100.0 | % | 318,805 | (Fry’s Supermarket) | (Home Depot) | ||||||||
Monte Vista Village Center | Phoenix-Mesa-Scottsdale, AZ | 100.0 | % | 108,551 | (Safeway) | |||||||||
Palmilla Center | Phoenix-Mesa-Scottsdale, AZ | 100.0 | % | 178,219 | (Fry’s Supermarket) | Office Max, PetSmart, Dollar Tree | ||||||||
Phoenix Office Building | Phoenix-Mesa-Scottsdale, AZ | 100.0 | % | 21,122 | Weingarten Realty Regional Office, Endurance Rehab | |||||||||
Pueblo Anozira Shopping Center | Phoenix-Mesa-Scottsdale, AZ | 100.0 | % | 157,607 | Fry’s Supermarket | Petco, Dollar Tree | ||||||||
15
Center | CBSA (5) | Owned % | Foot Notes | GLA | Grocer Anchor ( ) indicates owned by others | Other Anchors ( ) indicates owned by others | ||||||||
Raintree Ranch Center | Phoenix-Mesa-Scottsdale, AZ | 100.0 | % | 133,020 | Whole Foods | |||||||||
Red Mountain Gateway | Phoenix-Mesa-Scottsdale, AZ | 100.0 | % | 199,013 | (Target), Bed Bath & Beyond, Famous Footwear | |||||||||
Scottsdale Horizon | Phoenix-Mesa-Scottsdale, AZ | 100.0 | % | 155,006 | Safeway | CVS | ||||||||
Squaw Peak Plaza | Phoenix-Mesa-Scottsdale, AZ | 100.0 | % | 60,728 | Sprouts Farmers Market | |||||||||
Summit at Scottsdale | Phoenix-Mesa-Scottsdale, AZ | 51.0 | % | (1)(3) | 322,999 | Safeway | (Target), CVS, OfficeMax, PetSmart | |||||||
The Shoppes at Parkwood Ranch | Phoenix-Mesa-Scottsdale, AZ | 100.0 | % | 106,738 | Hobby Lobby, Dollar Tree | |||||||||
Entrada de Oro Plaza Shopping Center | Tucson, AZ | 100.0 | % | 109,075 | Walmart Neighborhood Market | |||||||||
Madera Village Shopping Center | Tucson, AZ | 100.0 | % | 106,858 | Safeway | Dollar Tree | ||||||||
Oracle Crossings | Tucson, AZ | 100.0 | % | 261,194 | Sprouts Farmers Market | Kohl's, Home Goods | ||||||||
Oracle Wetmore Shopping Center | Tucson, AZ | 100.0 | % | 343,278 | (Home Depot), (Nordstrom Rack), Jo Ann Fabric, Cost Plus, PetSmart, Walgreens, Ulta Beauty | |||||||||
Shoppes at Bears Path | Tucson, AZ | 100.0 | % | 66,131 | (CVS Drug) | |||||||||
Arizona Total: | 3,979,119 | |||||||||||||
Arkansas | ||||||||||||||
Markham West Shopping Center | Little Rock-North Little Rock-Conway, AR | 100.0 | % | 180,200 | Academy, Office Depot, Michaels, Dollar Tree | |||||||||
Arkansas Total: | 180,200 | |||||||||||||
California | ||||||||||||||
8000 Sunset Strip Shopping Center | Los Angeles-Long Beach-Anaheim, CA | 100.0 | % | 169,797 | Trader Joe's | Crunch, Sundance Cinemas, CB2 | ||||||||
Buena Vista Marketplace | Los Angeles-Long Beach-Anaheim, CA | 100.0 | % | 91,846 | Smart & Final Stores LLC | Dollar Tree | ||||||||
Centerwood Plaza | Los Angeles-Long Beach-Anaheim, CA | 100.0 | % | 75,486 | Superior Grocers | Dollar Tree | ||||||||
The Westside Center | Los Angeles-Long Beach-Anaheim, CA | 100.0 | % | 36,540 | Guitar Center | |||||||||
Westminster Center | Los Angeles-Long Beach-Anaheim, CA | 100.0 | % | 440,437 | Albertsons | Home Depot, Ross Dress for Less, Petco, Rite Aid, Dollar Tree, 24 Hour Fitness | ||||||||
Hallmark Town Center | Madera, CA | 100.0 | % | 98,359 | Food 4 Less | |||||||||
Marshall's Plaza | Modesto, CA | 100.0 | % | 85,952 | Marshalls, Dress Barn, Guitar Center | |||||||||
Chino Hills Marketplace | Riverside-San Bernardino-Ontario, CA | 100.0 | % | 310,913 | Dollar Tree, 24 Hour Fitness, Rite Aid | |||||||||
Jess Ranch Marketplace | Riverside-San Bernardino-Ontario, CA | 100.0 | % | 307,826 | (Winco Foods) | Burlington Coat Factory, PetSmart, Rite Aid, Big 5 | ||||||||
Jess Ranch Marketplace Phase III | Riverside-San Bernardino-Ontario, CA | 100.0 | % | 194,342 | (Winco Foods) | Best Buy, Cinemark Theatres, Bed Bath & Beyond, 24 Hour Fitness | ||||||||
Menifee Town Center | Riverside-San Bernardino-Ontario, CA | 100.0 | % | 258,734 | Ralph's | Ross Dress for Less, Dollar Tree | ||||||||
Stoneridge Town Centre | Riverside-San Bernardino-Ontario, CA | 67.0 | % | (1)(3) | 434,450 | (Super Target) | (Kohl's) | |||||||
Discovery Plaza | Sacramento--Roseville--Arden-Arcade, CA | 100.0 | % | 93,398 | Bel Air Market | |||||||||
Prospector's Plaza | Sacramento--Roseville--Arden-Arcade, CA | 100.0 | % | 252,521 | SaveMart | Kmart, CVS, Ross Dress for Less | ||||||||
Summerhill Plaza | Sacramento--Roseville--Arden-Arcade, CA | 100.0 | % | 128,835 | Raley’s | Dollar Tree | ||||||||
Valley Shopping Center | Sacramento--Roseville--Arden-Arcade, CA | 100.0 | % | 107,005 | ||||||||||
El Camino Promenade | San Diego-Carlsbad, CA | 100.0 | % | 129,676 | T.J. Maxx, Staples, Dollar Tree | |||||||||
Rancho San Marcos Village | San Diego-Carlsbad, CA | 100.0 | % | 134,628 | 24 Hour Fitness | |||||||||
San Marcos Plaza | San Diego-Carlsbad, CA | 100.0 | % | 81,086 | (Albertsons) | |||||||||
580 Market Place | San Francisco-Oakland-Hayward, CA | 100.0 | % | 100,097 | Safeway | 24 Hour Fitness, Petco | ||||||||
Gateway Plaza | San Francisco-Oakland-Hayward, CA | 100.0 | % | 352,690 | Raley’s | 24 Hour Fitness | ||||||||
Greenhouse Marketplace | San Francisco-Oakland-Hayward, CA | 100.0 | % | 236,427 | (Safeway) | (CVS), Jo-Ann Fabrics, 99 Cents Only, Factory 2 U, Petco | ||||||||
Cambrian Park Plaza | San Jose-Sunnyvale-Santa Clara, CA | 100.0 | % | 170,449 | Beverages & More, Dollar Tree, Cambrian Bowl | |||||||||
Silver Creek Plaza | San Jose-Sunnyvale-Santa Clara, CA | 100.0 | % | 202,820 | Safeway | Walgreens, (Orchard Supply) | ||||||||
Freedom Centre | Santa Cruz-Watsonville, CA | 100.0 | % | 150,865 | Safeway | Rite Aid, Big Lots | ||||||||
Stony Point Plaza | Santa Rosa, CA | 100.0 | % | 200,011 | Food Maxx | Ross Dress for Less, Fallas Paredes | ||||||||
Creekside Center | Vallejo-Fairfield, CA | 100.0 | % | 115,991 | Raley’s | |||||||||
Southampton Center | Vallejo-Fairfield, CA | 100.0 | % | 162,426 | Raley’s | Ace Hardware, Dollar Tree | ||||||||
California Total: | 5,123,607 | |||||||||||||
Colorado | ||||||||||||||
Aurora City Place | Denver-Aurora-Lakewood, CO | 50.0 | % | (1)(3) | 542,956 | (Super Target) | Sports Authority, Barnes & Noble, Ross Dress For Less, PetSmart | |||||||
Cherry Creek Retail Center | Denver-Aurora-Lakewood, CO | 100.0 | % | 272,658 | (Super Target) | Sports Authority, PetSmart | ||||||||
16
Center | CBSA (5) | Owned % | Foot Notes | GLA | Grocer Anchor ( ) indicates owned by others | Other Anchors ( ) indicates owned by others | ||||||||
CityCenter Englewood | Denver-Aurora-Lakewood, CO | 51.0 | % | (1)(3) | 358,374 | (Walmart), Ross Dress for Less, Petco, Office Depot, 24 Hour Fitness | ||||||||
Crossing at Stonegate | Denver-Aurora-Lakewood, CO | 51.0 | % | (1)(3) | 109,082 | King Sooper’s | ||||||||
Edgewater Marketplace | Denver-Aurora-Lakewood, CO | 100.0 | % | 270,548 | King Sooper's | Ace Hardware, (Target) | ||||||||
Green Valley Ranch Towne Center | Denver-Aurora-Lakewood, CO | 50.0 | % | (1)(3) | 114,881 | (King Sooper’s) | ||||||||
Lowry Town Center | Denver-Aurora-Lakewood, CO | 50.0 | % | (1)(3) | 129,398 | (Albertsons) | ||||||||
River Point at Sheridan | Denver-Aurora-Lakewood, CO | 100.0 | % | 598,486 | (Target), (Costco), Regal Cinema, Michaels, Conn's | |||||||||
Thorncreek Crossing | Denver-Aurora-Lakewood, CO | 51.0 | % | (1)(3) | 386,127 | Sprouts Farmers Market, (Super Target) | Barnes & Noble, Cost Plus, Michaels, OfficeMax, Dollar Tree | |||||||
Colorado Total: | 2,782,510 | |||||||||||||
Florida | ||||||||||||||
Argyle Village Shopping Center | Jacksonville, FL | 100.0 | % | 306,469 | Publix | Bed Bath & Beyond, T.J. Maxx, Babies “R” Us, Jo-Ann’s Fabrics, Michaels | ||||||||
Atlantic West | Jacksonville, FL | 50.0 | % | (1)(3) | 180,578 | (Walmart Supercenter) | T.J. Maxx, Dollar Tree, Shoe Carnival, (Kohl's) | |||||||
Epic Village St. Augustine | Jacksonville, FL | 70.0 | % | (1) | 64,180 | (Epic Theaters) | ||||||||
Kernan Village | Jacksonville, FL | 50.0 | % | (1)(3) | 288,780 | (Walmart Supercenter) | Ross Dress for Less, Petco | |||||||
Flamingo Pines | Miami-Fort Lauderdale et al, FL | 20.0 | % | (1)(3) | 148,840 | Publix | ||||||||
Boca Lyons Plaza | Miami-Fort Lauderdale-West Palm Beach, FL | 100.0 | % | 117,423 | 4th Generation Market | Ross Dress for Less | ||||||||
Embassy Lakes Shopping Center | Miami-Fort Lauderdale-West Palm Beach, FL | 100.0 | % | 179,937 | Winn Dixie | Tuesday Morning, Dollar Tree | ||||||||
Flamingo Pines Plaza | Miami-Fort Lauderdale-West Palm Beach, FL | 100.0 | % | 266,761 | (Walmart Supercenter) | U.S. Post Office, Florida Technical College | ||||||||
Hollywood Hills Plaza | Miami-Fort Lauderdale-West Palm Beach, FL | 20.0 | % | (1)(3) | 405,145 | Publix | Target, CVS | |||||||
Northridge | Miami-Fort Lauderdale-West Palm Beach, FL | 20.0 | % | (1)(3) | 236,628 | Publix | Petco, Ross Dress for Less, Dollar Tree | |||||||
Pembroke Commons | Miami-Fort Lauderdale-West Palm Beach, FL | 20.0 | % | (1)(3) | 318,184 | Publix | Marshalls, Office Depot, LA Fitness, Dollar Tree | |||||||
Sea Ranch Centre | Miami-Fort Lauderdale-West Palm Beach, FL | 100.0 | % | 98,959 | Publix | CVS, Dollar Tree | ||||||||
Sunrise West Shopping Center | Miami-Fort Lauderdale-West Palm Beach, FL | 25.0 | % | (1)(3) | 84,597 | Publix | ||||||||
Tamiami Trail Shops | Miami-Fort Lauderdale-West Palm Beach, FL | 20.0 | % | (1)(3) | 132,564 | Publix | CVS | |||||||
TJ Maxx Plaza | Miami-Fort Lauderdale-West Palm Beach, FL | 100.0 | % | 161,429 | Winn Dixie | T.J. Maxx, Dollar Tree | ||||||||
Vizcaya Square Shopping Center | Miami-Fort Lauderdale-West Palm Beach, FL | 100.0 | % | 110,081 | Winn Dixie | |||||||||
Wellington Green Commons | Miami-Fort Lauderdale-West Palm Beach, FL | 100.0 | % | 96,774 | Whole Foods Market | |||||||||
Wellington Green Pad Sites | Miami-Fort Lauderdale-West Palm Beach, FL | 100.0 | % | 38,080 | ||||||||||
Clermont Landing | Orlando-Kissimmee-Sanford, FL | 65.1 | % | (1)(3) | 346,293 | (J.C. Penney), (Epic Theater), T.J. Maxx, Ross Dress for Less, Michaels | ||||||||
Colonial Plaza | Orlando-Kissimmee-Sanford, FL | 100.0 | % | 498,894 | Staples, Ross Dress for Less, Marshalls, Old Navy, Stein Mart, Barnes & Noble, Petco, Big Lots, Hobby Lobby | |||||||||
Marketplace at Seminole Towne | Orlando-Kissimmee-Sanford, FL | 100.0 | % | 500,536 | (Super Target) | Marshalls, Ross Dress for Less, Old Navy, Sports Authority, Petco | ||||||||
Phillips Crossing | Orlando-Kissimmee-Sanford, FL | 100.0 | % | 145,644 | Whole Foods | Golf Galaxy, Michaels | ||||||||
Shoppes of South Semoran | Orlando-Kissimmee-Sanford, FL | 100.0 | % | 101,611 | Walmart Neighborhood Market | Dollar Tree | ||||||||
The Marketplace at Dr. Phillips | Orlando-Kissimmee-Sanford, FL | 20.0 | % | (1)(3) | 326,890 | Publix | Stein Mart, Home Goods, Morton's of Chicago, Office Depot | |||||||
Winter Park Corners | Orlando-Kissimmee-Sanford, FL | 100.0 | % | 102,382 | Whole Foods Market | |||||||||
Indian Harbour Place | Palm Bay-Melbourne-Titusville, FL | 25.0 | % | (1)(3) | 177,471 | Publix | Bealls | |||||||
Pineapple Commons | Port St. Lucie, FL | 20.0 | % | (1)(3) | 269,451 | Ross Dress for Less, Best Buy, PetSmart, Marshalls, (CVS) | ||||||||
Quesada Commons | Punta Gorda, FL | 25.0 | % | (1)(3) | 58,890 | Publix | (Walgreens) | |||||||
Shoppes of Port Charlotte | Punta Gorda, FL | 25.0 | % | (1)(3) | 63,108 | (Publix) | Petco, (Walgreens) | |||||||
Countryside Centre | Tampa-St. Petersburg-Clearwater, FL | 100.0 | % | 248,253 | T.J. Maxx, Home Goods, Dick's Sporting Goods, Ross Dress for Less | |||||||||
East Lake Woodlands | Tampa-St. Petersburg-Clearwater, FL | 20.0 | % | (1)(3) | 106,344 | Walmart Neighborhood Market | Walgreens | |||||||
Largo Mall | Tampa-St. Petersburg-Clearwater, FL | 100.0 | % | 610,047 | (Albertsons) | Bealls, Marshalls, PetSmart, Bed Bath & Beyond, Staples, Michaels, (Target) | ||||||||
Palms of Carrollwood | Tampa-St. Petersburg-Clearwater, FL | 100.0 | % | 156,118 | The Fresh Market | Bed Bath & Beyond, Petco | ||||||||
Sunset 19 Shopping Center | Tampa-St. Petersburg-Clearwater, FL | 100.0 | % | 275,407 | Bed Bath & Beyond, Staples, Barnes & Noble, Sports Authority, Old Navy | |||||||||
17
Center | CBSA (5) | Owned % | Foot Notes | GLA | Grocer Anchor ( ) indicates owned by others | Other Anchors ( ) indicates owned by others | ||||||||
Whole Foods @ Carrollwood | Tampa-St. Petersburg-Clearwater, FL | 100.0 | % | (4) | 36,900 | Whole Foods Market | ||||||||
Florida Total: | 7,259,648 | |||||||||||||
Georgia | ||||||||||||||
Brookwood Marketplace | Atlanta-Sandy Springs-Roswell, GA | 100.0 | % | 397,295 | (Super Target) | Home Depot, Bed Bath & Beyond, Office Max | ||||||||
Brookwood Square Shopping Center | Atlanta-Sandy Springs-Roswell, GA | 100.0 | % | 181,333 | Marshalls, LA Fitness | |||||||||
Brownsville Commons | Atlanta-Sandy Springs-Roswell, GA | 100.0 | % | 81,913 | (Kroger) | |||||||||
Camp Creek Marketplace II | Atlanta-Sandy Springs-Roswell, GA | 100.0 | % | 228,003 | DSW, LA Fitness, Shopper's World, American Signature | |||||||||
Dallas Commons Shopping Center | Atlanta-Sandy Springs-Roswell, GA | 100.0 | % | 95,262 | (Kroger) | |||||||||
Grayson Commons | Atlanta-Sandy Springs-Roswell, GA | 100.0 | % | 76,611 | Kroger | |||||||||
Lakeside Marketplace | Atlanta-Sandy Springs-Roswell, GA | 100.0 | % | 332,889 | (Super Target) | Ross Dress for Less, Petco | ||||||||
Mansell Crossing | Atlanta-Sandy Springs-Roswell, GA | 20.0 | % | (1)(3) | 102,931 | buybuy BABY, Ross Dress for Less, Rooms to Go | ||||||||
Perimeter Village | Atlanta-Sandy Springs-Roswell, GA | 100.0 | % | 380,686 | Walmart Supercenter | Cost Plus World Market, DSW, Hobby Lobby | ||||||||
Publix at Princeton Lakes | Atlanta-Sandy Springs-Roswell, GA | 20.0 | % | (1)(3) | 72,207 | Publix | ||||||||
Reynolds Crossing | Atlanta-Sandy Springs-Roswell, GA | 100.0 | % | 115,983 | (Kroger) | |||||||||
Roswell Corners | Atlanta-Sandy Springs-Roswell, GA | 100.0 | % | 318,387 | (Super Target), Fresh Market | T.J. Maxx | ||||||||
Roswell Crossing Shopping Center | Atlanta-Sandy Springs-Roswell, GA | 100.0 | % | 201,979 | Trader Joe's | Office Max, PetSmart, Walgreens | ||||||||
Thompson Bridge Commons | Gainesville, GA | 100.0 | % | (4) | 95,587 | (Kroger) | ||||||||
Georgia Total: | 2,681,066 | |||||||||||||
Kentucky | ||||||||||||||
Millpond Center | Lexington-Fayette, KY | 100.0 | % | 151,498 | Kroger | |||||||||
Regency Centre | Lexington-Fayette, KY | 100.0 | % | 188,782 | (Kroger) | T.J. Maxx, Michaels | ||||||||
Tates Creek Centre | Lexington-Fayette, KY | 100.0 | % | 203,532 | Kroger | Rite Aid | ||||||||
Festival on Jefferson Court | Louisville/Jefferson County, KY-IN | 100.0 | % | 218,107 | Kroger | (PetSmart), (T.J. Maxx), Staples, Party City | ||||||||
Kentucky Total: | 761,919 | |||||||||||||
Louisiana | ||||||||||||||
K-Mart Plaza | Lake Charles, LA | 50.0 | % | (1)(3) | 225,148 | Albertsons | Kmart, Planet Fitness | |||||||
Danville Plaza Shopping Center | Monroe, LA | 100.0 | % | 136,368 | County Market | Citi Trends, Surplus Warehouse | ||||||||
Louisiana Total: | 361,516 | |||||||||||||
Maryland | ||||||||||||||
Pike Center | Washington-Arlington-Alexandria, DC-VA-MD-WV | 100.0 | % | 80,841 | Pier 1, Ethan Allen | |||||||||
Maryland Total: | 80,841 | |||||||||||||
Nevada | ||||||||||||||
Best in the West | Las Vegas-Henderson-Paradise, NV | 100.0 | % | 428,066 | Best Buy, T. J. Maxx, Babies "R" Us, Bed Bath & Beyond, Petsmart, Office Depot | |||||||||
Charleston Commons Shopping Center | Las Vegas-Henderson-Paradise, NV | 100.0 | % | 366,952 | Walmart | Ross Dress for Less, Office Max, 99 Cents Only, PetSmart | ||||||||
College Park Shopping Center | Las Vegas-Henderson-Paradise, NV | 100.0 | % | 195,367 | El Super | Factory 2 U, CVS | ||||||||
Decatur 215 | Las Vegas-Henderson-Paradise, NV | 100.0 | % | 304,720 | (WinCo Foods) | (Target), Hobby Lobby, Ross Dress for Less | ||||||||
Eastern Horizon | Las Vegas-Henderson-Paradise, NV | 100.0 | % | 353,507 | Trader Joe's, (Kmart) | |||||||||
Francisco Center | Las Vegas-Henderson-Paradise, NV | 100.0 | % | 148,815 | La Bonita Grocery | (Ross Dress for Less), Fallas Paredes | ||||||||
Paradise Marketplace | Las Vegas-Henderson-Paradise, NV | 100.0 | % | 152,672 | (Smith’s Food) | Dollar Tree | ||||||||
Rainbow Plaza | Las Vegas-Henderson-Paradise, NV | 100.0 | % | 273,916 | Albertsons | Ross Dress for Less, JC Penney, Home Depot, 24 Hour Fitness | ||||||||
Rainbow Plaza I | Las Vegas-Henderson-Paradise, NV | 100.0 | % | 136,339 | Albertsons | Ross Dress for Less, JC Penney, Home Depot, 24 Hour Fitness | ||||||||
Rancho Towne & Country | Las Vegas-Henderson-Paradise, NV | 100.0 | % | 161,837 | Smith’s Food | |||||||||
Tropicana Beltway Center | Las Vegas-Henderson-Paradise, NV | 100.0 | % | 617,821 | (Walmart Supercenter) | (Lowe’s), Ross Dress for Less, PetSmart, Office Depot, 99 Cents Only | ||||||||
Tropicana Marketplace | Las Vegas-Henderson-Paradise, NV | 100.0 | % | 142,597 | (Smith’s Food) | Family Dollar | ||||||||
18
Center | CBSA (5) | Owned % | Foot Notes | GLA | Grocer Anchor ( ) indicates owned by others | Other Anchors ( ) indicates owned by others | ||||||||
Westland Fair | Las Vegas-Henderson-Paradise, NV | 100.0 | % | 598,213 | (Walmart Supercenter) | (Lowe’s), PetSmart, Office Depot, Michaels | ||||||||
Nevada Total: | 3,880,822 | |||||||||||||
New Mexico | ||||||||||||||
Eastdale Shopping Center | Albuquerque, NM | 100.0 | % | 117,006 | Albertsons | Family Dollar | ||||||||
North Towne Plaza | Albuquerque, NM | 100.0 | % | 139,996 | Whole Foods Market | Home Goods | ||||||||
New Mexico Total: | 257,002 | |||||||||||||
North Carolina | ||||||||||||||
Galleria Shopping Center | Charlotte-Concord-Gastonia, NC-SC | 100.0 | % | 328,276 | (Walmart Supercenter) | Off Broadway Shoes | ||||||||
Whitehall Commons | Charlotte-Concord-Gastonia, NC-SC | 100.0 | % | 444,803 | (Walmart Supercenter), (Publix) | (Lowe's) | ||||||||
Bull City Market | Durham-Chapel Hill, NC | 100.0 | % | 40,875 | Whole Foods Market | |||||||||
Chatham Crossing | Durham-Chapel Hill, NC | 25.0 | % | (1)(3) | 96,155 | Lowes Foods | CVS | |||||||
Hope Valley Commons | Durham-Chapel Hill, NC | 100.0 | % | 81,371 | Harris Teeter | |||||||||
Avent Ferry Shopping Center | Raleigh, NC | 100.0 | % | 119,652 | Food Lion | Family Dollar | ||||||||
Capital Square | Raleigh, NC | 100.0 | % | 143,063 | Food Lion | |||||||||
Falls Pointe Shopping Center | Raleigh, NC | 100.0 | % | 198,549 | Harris Teeter | (Kohl’s) | ||||||||
High House Crossing | Raleigh, NC | 100.0 | % | 90,155 | Harris Teeter | |||||||||
Leesville Towne Centre | Raleigh, NC | 100.0 | % | 127,106 | Harris Teeter | Rite Aid | ||||||||
Northwoods Shopping Center | Raleigh, NC | 100.0 | % | 77,802 | Walmart Neighborhood Market | Dollar Tree | ||||||||
Six Forks Shopping Center | Raleigh, NC | 100.0 | % | 467,914 | Food Lion | Kmart, Home Depot, Bed Bath & Beyond, PetSmart | ||||||||
Stonehenge Market | Raleigh, NC | 100.0 | % | 188,437 | Harris Teeter | Stein Mart, Rite Aid | ||||||||
Wake Forest Crossing I | Raleigh, NC | 100.0 | % | 87,654 | Lowes Foods | (Kohl's), T.J. Maxx, Michaels, Ross Dress for Less, Petco | ||||||||
Surf City Crossing | Wilmington, NC | 100.0 | % | 63,016 | Harris Teeter | |||||||||
Waterford Village | Wilmington, NC | 100.0 | % | 89,483 | Harris Teeter | |||||||||
North Carolina Total: | 2,644,311 | |||||||||||||
Oregon | ||||||||||||||
Clackamas Square | Portland-Vancouver-Hillsboro, OR-WA | 20.0 | % | (1)(3) | 140,227 | (Winco Foods) | T.J. Maxx | |||||||
Oak Grove Market Center | Portland-Vancouver-Hillsboro, OR-WA | 100.0 | % | 97,177 | Safeway | |||||||||
Raleigh Hills Plaza | Portland-Vancouver-Hillsboro, OR-WA | 20.0 | % | (1)(3) | 39,520 | New Seasons Market | Walgreens | |||||||
Oregon Total: | 276,924 | |||||||||||||
Tennessee | ||||||||||||||
Bartlett Towne Center | Memphis, TN-MS-AR | 100.0 | % | 192,624 | Kroger | Petco, Dollar Tree, Shoe Carnival | ||||||||
Highland Square | Memphis, TN-MS-AR | 100.0 | % | (4) | 14,490 | Walgreens | ||||||||
Mendenhall Commons | Memphis, TN-MS-AR | 100.0 | % | 88,108 | Kroger | |||||||||
Ridgeway Trace | Memphis, TN-MS-AR | 100.0 | % | 307,727 | (Target), Best Buy, Sports Authority, PetSmart | |||||||||
The Commons at Dexter Lake | Memphis, TN-MS-AR | 100.0 | % | 178,558 | Kroger | Stein Mart, Marshalls, HomeGoods | ||||||||
The Commons at Dexter Lake II | Memphis, TN-MS-AR | 100.0 | % | 66,838 | Kroger | Stein Mart, Marshalls, HomeGoods | ||||||||
Tennessee Total: | 848,345 | |||||||||||||
Texas | ||||||||||||||
Bell Plaza | Amarillo, TX | 15.0 | % | (1) | 130,631 | United Supermarkets | Dollar Tree | |||||||
Mueller Regional Retail Center | Austin-Round Rock, TX | 100.0 | % | 351,099 | Marshalls, PetSmart, Bed Bath & Beyond, Home Depot, Best Buy | |||||||||
North Park Plaza | Beaumont-Port Arthur, TX | 50.0 | % | (1)(3) | 302,460 | (Target), (Toys “R” Us), Spec's, Kirkland's | ||||||||
North Towne Plaza | Brownsville-Harlingen, TX | 100.0 | % | 153,000 | (Lowe's) | |||||||||
Rock Prairie Marketplace | College Station-Bryan, TX | 100.0 | % | (4) | 4,683 | |||||||||
Moore Plaza | Corpus Christi, TX | 100.0 | % | 599,415 | (H-E-B) | Office Depot, Marshalls, (Target), Old Navy, Hobby Lobby, Stein Mart | ||||||||
Boswell Towne Center | Dallas-Fort Worth-Arlington, TX | 100.0 | % | 66,718 | (Albertsons) | |||||||||
Gateway Station | Dallas-Fort Worth-Arlington, TX | 70.0 | % | (1) | 81,095 | Conn's | ||||||||
Overton Park Plaza | Dallas-Fort Worth-Arlington, TX | 100.0 | % | 463,431 | Sprouts Farmers Market | Sports Authority, PetSmart, T.J. Maxx, (Home Depot), Goody Goody Wines, buybuy BABY | ||||||||
Preston Shepard Place | Dallas-Fort Worth-Arlington, TX | 20.0 | % | (1)(3) | 361,832 | Stein Mart, Nordstrom, Marshalls, Office Depot, Petco, Golfsmith | ||||||||
HEB - Dairy Ashford & Memorial | Houston-Baytown-Sugar Land, TX | 100.0 | % | (4) | 36,874 | H-E-B | ||||||||
10-Federal Shopping Center | Houston-The Woodlands-Sugar Land, TX | 15.0 | % | (1) | 132,472 | Sellers Bros. | Palais Royal, Harbor Freight Tools | |||||||
19
Center | CBSA (5) | Owned % | Foot Notes | GLA | Grocer Anchor ( ) indicates owned by others | Other Anchors ( ) indicates owned by others | ||||||||
1919 North Loop West | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 138,081 | State of Texas | |||||||||
1935 West Gray | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | (4) | 7,970 | Pier 1 | ||||||||
Alabama Shepherd Shopping Center | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 59,120 | Trader Joe's | PetSmart | ||||||||
Baybrook Gateway | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 240,537 | Ashley Furniture, Cost Plus World Market, Barnes & Noble, Michaels | |||||||||
Bellaire Blvd. Shopping Center | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 43,891 | Randall’s | |||||||||
Blalock Market at I-10 | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 97,277 | 99 Ranch Market | |||||||||
Braeswood Square Shopping Center | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 104,778 | Belden’s | Walgreens | ||||||||
Broadway Shopping Center | Houston-The Woodlands-Sugar Land, TX | 15.0 | % | (1) | 74,604 | Big Lots, Family Dollar | ||||||||
Citadel Building | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 121,000 | Weingarten Realty Investors Corporate Office | |||||||||
Cullen Plaza Shopping Center | Houston-The Woodlands-Sugar Land, TX | 15.0 | % | (1) | 84,517 | Fiesta | Family Dollar | |||||||
Cypress Pointe | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 283,381 | Kroger | Babies “R” Us | ||||||||
Fiesta Market Place | Houston-The Woodlands-Sugar Land, TX | 15.0 | % | (1) | 30,249 | Fiesta | ||||||||
Galveston Place | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 210,370 | Randall’s | Office Depot, Palais Royal, Spec's | ||||||||
Glenbrook Square Shopping Center | Houston-The Woodlands-Sugar Land, TX | 15.0 | % | (1) | 77,890 | Kroger | ||||||||
Griggs Road Shopping Center | Houston-The Woodlands-Sugar Land, TX | 15.0 | % | (1) | 80,116 | 99 Cents Only, Family Dollar, Citi Trends | ||||||||
Harrisburg Plaza | Houston-The Woodlands-Sugar Land, TX | 15.0 | % | (1) | 93,438 | Fallas Paredes | ||||||||
Heights Plaza Shopping Center | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 71,277 | Kroger | |||||||||
Humblewood Shopping Center | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 279,226 | Conn’s, Walgreens, (Michaels), (DSW) | |||||||||
I45/Telephone Rd. | Houston-The Woodlands-Sugar Land, TX | 15.0 | % | (1) | 171,599 | Sellers Bros. | Famsa, Fallas Paredes, Harbor Freight Tools | |||||||
Lawndale Shopping Center | Houston-The Woodlands-Sugar Land, TX | 15.0 | % | (1) | 52,127 | LaMichoacana Meat Market, Family Dollar, 99 Cents Only | ||||||||
League City Plaza | Houston-The Woodlands-Sugar Land, TX | 15.0 | % | (1) | 126,990 | Kroger | ||||||||
Little York Plaza Shopping Center | Houston-The Woodlands-Sugar Land, TX | 15.0 | % | (1) | 113,878 | Sellers Bros. | Fallas Paredes | |||||||
Lyons Avenue Shopping Center | Houston-The Woodlands-Sugar Land, TX | 15.0 | % | (1) | 67,629 | Fiesta | Fallas Paredes | |||||||
Market at Town Center - Sugarland | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 388,865 | Old Navy, Home Goods, Marshalls, Ross Dress for Less, Nordstrom Rack, Saks Fifth Avenue OFF 5TH | |||||||||
Market at Westchase Shopping Center | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 84,084 | Whole Foods Market | |||||||||
Northbrook Shopping Center | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 174,181 | Randall’s | Office Depot, Citi Trends, Dollar Tree | ||||||||
Oak Forest Shopping Center | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 154,256 | Kroger | Ross Dress for Less, Dollar Tree, Petsmart | ||||||||
Randalls Center/Kings Crossing | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 126,397 | Randall’s | CVS | ||||||||
Richmond Square | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 92,356 | Best Buy, Cost Plus | |||||||||
River Oaks Shopping Center - East | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 71,265 | Kroger | |||||||||
River Oaks Shopping Center - West | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 247,673 | Kroger | Barnes & Noble, Talbots, Ann Taylor, GAP, JoS. A. Bank | ||||||||
Shoppes at Memorial Villages | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 184,354 | Rexel | |||||||||
Shops at Kirby Drive | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 55,460 | (Toys R Us), Freebirds Burrito | |||||||||
Shops at Three Corners | Houston-The Woodlands-Sugar Land, TX | 70.0 | % | (1) | 277,871 | Fiesta | Ross Dress for Less, PetSmart, Office Depot, Big Lots | |||||||
Southgate Shopping Center | Houston-The Woodlands-Sugar Land, TX | 15.0 | % | (1) | 124,454 | Food-A-Rama | CVS, Family Dollar, Palais Royal | |||||||
Stella Link Shopping Center | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 70,087 | Spec’s | |||||||||
The Centre at Post Oak | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 183,940 | Marshalls, Old Navy, Grand Lux Café, Nordstrom Rack, Arhaus | |||||||||
Tomball Marketplace | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 298,857 | (Academy), (Kohl's), Ross Dress For Less, Marshalls | |||||||||
Village Plaza at Bunker Hill | Houston-The Woodlands-Sugar Land, TX | 57.8 | % | (1)(3) | 490,734 | H-E-B | PetSmart, Babies "R" Us, Academy, Nordstrom Rack | |||||||
Westchase Shopping Center | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 361,501 | Whole Foods Market | (Target), Ross Dress for Less, Golfsmith, Palais Royal, Petco | ||||||||
Westhill Village Shopping Center | Houston-The Woodlands-Sugar Land, TX | 100.0 | % | 130,851 | Ross Dress for Less, Office Depot, 99 Cents Only | |||||||||
20
Center | CBSA (5) | Owned % | Foot Notes | GLA | Grocer Anchor ( ) indicates owned by others | Other Anchors ( ) indicates owned by others | ||||||||
Independence Plaza | Laredo, TX | 100.0 | % | 347,302 | H-E-B | T.J. Maxx, Ross, Hobby Lobby, Petco, Ulta Beauty | ||||||||
North Creek Plaza | Laredo, TX | 100.0 | % | 485,463 | (H-E-B) | (Target), Marshalls, Old Navy, Best Buy, Bed Bath & Beyond | ||||||||
Plantation Centre | Laredo, TX | 100.0 | % | 143,015 | H-E-B | |||||||||
Las Tiendas Plaza | McAllen-Edinburg-Mission, TX | 50.0 | % | (1)(3) | 500,084 | (Target), Academy, Conn’s, Ross Dress for Less, Marshalls, Office Depot | ||||||||
Market at Nolana | McAllen-Edinburg-Mission, TX | 50.0 | % | (1)(3) | 243,821 | (Walmart Supercenter) | ||||||||
Market at Sharyland Place | McAllen-Edinburg-Mission, TX | 50.0 | % | (1)(3) | 301,174 | (Walmart Supercenter) | Kohl's, Dollar Tree | |||||||
Northcross | McAllen-Edinburg-Mission, TX | 50.0 | % | (1)(3) | 75,065 | Barnes & Noble | ||||||||
Old Navy Building | McAllen-Edinburg-Mission, TX | 50.0 | % | (1)(3)(4) | 15,000 | Old Navy | ||||||||
Sharyland Towne Crossing | McAllen-Edinburg-Mission, TX | 50.0 | % | (1)(3) | 484,949 | H-E-B | (Target), T.J. Maxx, Petco, Office Depot, Ross Dress for Less | |||||||
South 10th St. HEB | McAllen-Edinburg-Mission, TX | 50.0 | % | (1)(3) | 103,702 | H-E-B | ||||||||
Trenton Crossing | McAllen-Edinburg-Mission, TX | 100.0 | % | 569,881 | (Target), Hobby Lobby, Ross Dress for Less, Marshalls, Petsmart | |||||||||
Starr Plaza | Rio Grande City, TX | 50.0 | % | (1)(3) | 176,693 | H-E-B | Bealls | |||||||
Fiesta Trails | San Antonio-New Braunfels, TX | 100.0 | % | 485,370 | (H-E-B) | (Target), Act III Theatres, Marshalls, Office Max, Stein Mart, Petco | ||||||||
Parliament Square II | San Antonio-New Braunfels, TX | 100.0 | % | (4) | 54,541 | Incredible Pizza | ||||||||
Thousand Oaks Shopping Center | San Antonio-New Braunfels, TX | 15.0 | % | (1) | 161,806 | H-E-B | Bealls, Tuesday Morning | |||||||
Valley View Shopping Center | San Antonio-New Braunfels, TX | 100.0 | % | 91,544 | Marshalls, Dollar Tree | |||||||||
Texas Total: | 13,070,251 | |||||||||||||
Utah | ||||||||||||||
Taylorsville Town Center | Salt Lake City, UT | 100.0 | % | 139,007 | The Fresh Market | Rite Aid | ||||||||
West Jordan Town Center | Salt Lake City, UT | 100.0 | % | 304,899 | (Target), Petco | |||||||||
Utah Total: | 443,906 | |||||||||||||
Washington | ||||||||||||||
Meridian Town Center | Seattle-Tacoma-Bellevue, WA | 20.0 | % | (1)(3) | 143,237 | (Safeway) | Jo-Ann Fabric & Craft Store, Tuesday Morning | |||||||
Promenade 23 | Seattle-Tacoma-Bellevue, WA | 100.0 | % | 96,860 | Red Apple Grocers | Walgreens | ||||||||
Queen Anne Marketplace | Seattle-Tacoma-Bellevue, WA | 51.0 | % | (1)(3) | 81,385 | Metropolitan Market | Bartell's Drug | |||||||
Rainer Square Plaza | Seattle-Tacoma-Bellevue, WA | 20.0 | % | (1)(3) | 111,736 | Safeway | Ross Dress for Less | |||||||
South Hill Center | Seattle-Tacoma-Bellevue, WA | 20.0 | % | (1)(3) | 134,010 | Bed Bath & Beyond, Ross Dress for Less, Best Buy | ||||||||
Washington Total: | 567,228 | |||||||||||||
Total Operating Properties | 45,199,215 | |||||||||||||
New Development | ||||||||||||||
Maryland | ||||||||||||||
Nottingham Commons | Baltimore-Columbia-Towson, MD | 100.0 | % | (2) | 13,282 | MOM's Organic Market | T.J. Maxx, Petco | |||||||
Maryland Total: | 13,282 | |||||||||||||
North Carolina | ||||||||||||||
Wake Forest Crossing II | Raleigh, NC | 100.0 | % | (2) | 188,408 | Lowes Foods | (Kohl's), T.J. Maxx, Michaels, Ross Dress for Less, Petco | |||||||
North Carolina Total: | 188,408 | |||||||||||||
Virginia | ||||||||||||||
Hilltop Village Center | Washington-Arlington-Alexandria, DC-VA-MD-WV | 50.0 | % | (1)(2) | 233,843 | Wegmans | L.A. Fitness | |||||||
Virginia Total: | 233,843 | |||||||||||||
Total New Developments | 435,533 | |||||||||||||
Operating & New Development Properties | 45,634,748 | |||||||||||||
___________________
(1) | Denotes property is held by a real estate joint venture or partnership; however, the gross leasable area square feet figures include our partners’ ownership interest in the property and property owned by others. |
(2) | Denotes property currently under development. |
(3) | Denotes properties that are not consolidated under generally accepted accounting principles. |
(4) | Denotes single tenant property. |
(5) | CBSA represents the Core Based Statistical Area. |
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ITEM 3. Legal Proceedings
We are involved in various matters of litigation arising in the normal course of business. While we are unable to predict the amounts involved, our management and counsel believe that when such litigation is resolved, our resulting liability, if any, will not have a material effect on our consolidated financial statements.
ITEM 4. Mine Safety Disclosures
Not applicable.
PART II
ITEM 5. Market for Registrant’s Common Shares of Beneficial Interest, Related Shareholder Matters and Issuer Purchases of Equity Securities
Our common shares are listed and traded on the New York Stock Exchange under the symbol “WRI.” As of January 31, 2016, the number of holders of record of our common shares was 1,980. The closing high and low sale prices per common share as reported on the New York Stock Exchange, and dividends per share paid for the fiscal quarters indicated were as follows:
High | Low | Dividends | ||||||||||
2015: | ||||||||||||
Fourth | $ | 36.24 | $ | 33.17 | $ | .345 | ||||||
Third | 35.56 | 30.43 | .345 | |||||||||
Second | 36.20 | 32.30 | .345 | |||||||||
First | 38.41 | 34.26 | .345 | |||||||||
2014: | ||||||||||||
Fourth | $ | 36.96 | $ | 31.79 | $ | .575 | (1) | |||||
Third | 34.47 | 31.28 | .325 | |||||||||
Second | 32.86 | 30.13 | .325 | |||||||||
First | 31.09 | 27.75 | .325 | |||||||||
___________________
(1) | Comprised of a regular dividend of $.325 per common share and a special dividend of $.25 per common share. |
The following table summarizes the equity compensation plans under which our common shares may be issued as of December 31, 2015:
Plan category | Number of shares to be issued upon exercise of outstanding options, warrants and rights | Weighted average exercise price of outstanding options, warrants and rights | Number of shares remaining available for future issuance | |||
Equity compensation plans approved by shareholders | 2,366,650 | $27.26 | 1,139,623 | |||
Equity compensation plans not approved by shareholders | — | — | — | |||
Total | 2,366,650 | $27.26 | 1,139,623 | |||
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Performance Graph
The graph and table below provides an indicator of cumulative total shareholder returns for us as compared with the S&P 500 Stock Index and the FTSE NAREIT Equity Shopping Centers Index, weighted by market value at each measurement point. The graph assumes that on December 31, 2010, $100 was invested in our common shares and that all dividends were reinvested by the shareholder.
Comparison of Five Year Cumulative Return
*$100 invested on December 31, 2010 in stock or index, including reinvestment of dividends.
Fiscal year ending December 31.
Source: SNL Financial LC
Fiscal year ending December 31.
Source: SNL Financial LC
2011 | 2012 | 2013 | 2014 | 2015 | |||||||||||||||
Weingarten Realty Investors | $ | 96.17 | $ | 123.31 | $ | 131.61 | $ | 175.60 | $ | 181.19 | |||||||||
S&P 500 Index | 102.11 | 118.45 | 156.82 | 178.28 | 180.75 | ||||||||||||||
FTSE NAREIT Equity Shopping Centers Index | 99.27 | 124.11 | 130.31 | 169.35 | 177.34 | ||||||||||||||
There can be no assurance that our share performance will continue into the future with the same or similar trends depicted in the graph above. We do not make or endorse any predications as to future share performance.
In October 2015, our Board of Trust Managers approved a $200 million share repurchase plan. Under this plan, we may repurchase common shares from time-to-time in open-market or in privately negotiated purchases. The timing and amount of any shares repurchased will be determined by management based on its evaluation of market conditions and other factors. The repurchase plan may be suspended or discontinued at any time, and we have no obligations to repurchase any amount of our common shares under the plan. As of the date of this filing, we have not repurchased any shares under this plan.
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ITEM 6. Selected Financial Data
The following table sets forth our selected consolidated financial data and should be read in conjunction with “Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations,” the Consolidated Financial Statements and accompanying Notes in “Item 8. Financial Statements and Supplementary Data” and the financial schedules included elsewhere in this Form 10-K.
(Amounts in thousands, except per share amounts) Year Ended December 31, | |||||||||||||||||||
2015 | 2014 | 2013 | 2012 | 2011 | |||||||||||||||
Operating Data: | |||||||||||||||||||
Revenues (primarily real estate rentals) | $ | 512,844 | $ | 514,406 | $ | 489,195 | $ | 451,177 | $ | 428,294 | |||||||||
Depreciation and Amortization | 145,940 | 150,356 | 146,763 | 127,703 | 118,890 | ||||||||||||||
Impairment Loss | 153 | 1,024 | 2,579 | 9,585 | 49,671 | ||||||||||||||
Operating Income | 184,694 | 182,038 | 159,868 | 144,361 | 103,314 | ||||||||||||||
Interest Expense, net | 87,783 | 94,725 | 96,312 | 106,248 | 130,298 | ||||||||||||||
Gain on Sale and Acquisition of Real Estate Joint Venture and Partnership Interests | 879 | 1,718 | 33,670 | 14,203 | — | ||||||||||||||
Equity in Earnings (Losses) of Real Estate Joint Ventures and Partnerships, net | 19,300 | 22,317 | 35,112 | (1,558 | ) | 7,834 | |||||||||||||
(Provision) Benefit for Income Taxes | (52 | ) | 1,261 | (7,046 | ) | 75 | 3 | ||||||||||||
Income (Loss) from Continuing Operations | 121,601 | 116,365 | 132,977 | 56,880 | (14,088 | ) | |||||||||||||
Gain on Sale of Property | 59,621 | 146,290 | 762 | 1,004 | 1,304 | ||||||||||||||
Net Income | 181,222 | 307,579 | 265,156 | 152,421 | 16,739 | ||||||||||||||
Net Income Adjusted for Noncontrolling Interests | 174,352 | 288,008 | 220,262 | 146,640 | 15,621 | ||||||||||||||
Net Income (Loss) Attributable to Common Shareholders | $ | 160,835 | $ | 277,168 | $ | 184,145 | $ | 109,210 | $ | (19,855 | ) | ||||||||
Per Share Data - Basic: | |||||||||||||||||||
Income (Loss) from Continuing Operations Attributable to Common Shareholders | $ | 1.31 | $ | 1.91 | $ | .76 | $ | .13 | $ | (.40 | ) | ||||||||
Net Income (Loss) Attributable to Common Shareholders | $ | 1.31 | $ | 2.28 | $ | 1.52 | $ | .90 | $ | (.17 | ) | ||||||||
Weighted Average Number of Shares - Basic | 123,037 | 121,542 | 121,269 | 120,696 | 120,331 | ||||||||||||||
Per Share Data - Diluted: | |||||||||||||||||||
Income (Loss) from Continuing Operations Attributable to Common Shareholders | $ | 1.29 | $ | 1.89 | $ | .75 | $ | .13 | $ | (.40 | ) | ||||||||
Net Income (Loss) Attributable to Common Shareholders | $ | 1.29 | $ | 2.25 | $ | 1.50 | $ | .90 | $ | (.17 | ) | ||||||||
Weighted Average Number of Shares - Diluted | 124,329 | 124,370 | 122,460 | 121,705 | 120,331 | ||||||||||||||
Balance Sheet Data: | |||||||||||||||||||
Property (at cost) | $ | 4,262,959 | $ | 4,076,094 | $ | 4,289,276 | $ | 4,399,850 | $ | 4,688,526 | |||||||||
Total Assets (1) | 3,901,945 | 3,805,915 | 4,212,520 | 4,174,875 | 4,578,618 | ||||||||||||||
Debt, net (1) | $ | 2,113,277 | $ | 1,930,009 | $ | 2,288,435 | $ | 2,194,121 | $ | 2,522,229 | |||||||||
Other Data: | |||||||||||||||||||
Cash Flows from Operating Activities | $ | 244,416 | $ | 240,769 | $ | 233,992 | $ | 227,330 | $ | 214,731 | |||||||||
Cash Flows from Investing Activities | (120,976 | ) | 218,077 | 134,654 | 370,308 | (3,745 | ) | ||||||||||||
Cash Flows from Financing Activities | (124,461 | ) | (527,233 | ) | (296,674 | ) | (591,676 | ) | (221,203 | ) | |||||||||
Cash Dividends per Common Share | 1.38 | 1.55 | 1.22 | 1.16 | 1.10 | ||||||||||||||
Funds from Operations Attributable to Common Shareholders- Basic (2) | $ | 258,126 | $ | 254,518 | $ | 222,732 | $ | 222,128 | $ | 173,325 | |||||||||
___________________
(1) | Effective December 31, 2015, we adopted Accounting Standard Update ("ASU") No. 2015-03, "Simplifying the Presentation of Debt Issuance Costs." Reclassification of prior year's amounts was made to conform to the current year presentation. See Note 2 to our consolidated financial statements in Item 8 for additional information. |
(2) | See Item 7 for the National Association of Real Estate Investment Trusts definition of funds from operations attributable to common shareholders. |
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ITEM 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations
The following discussion should be read in conjunction with the consolidated financial statements and notes thereto and the comparative summary of selected financial data appearing elsewhere in this report. Historical results and trends which might appear should not be taken as indicative of future operations. Our results of operations and financial condition, as reflected in the accompanying consolidated financial statements and related footnotes, are subject to management’s evaluation and interpretation of business conditions, retailer performance, changing capital market conditions and other factors which could affect the ongoing viability of our tenants.
Executive Overview
Weingarten Realty Investors is a REIT organized under the Texas Business Organizations Code. We, and our predecessor entity, began the ownership and development of shopping centers and other commercial real estate in 1948. Our primary business is leasing space to tenants in the shopping centers we own or lease. We also provide property management services for which we charge fees to either joint ventures where we are partners or other outside owners.
We operate a portfolio of rental properties, primarily neighborhood and community shopping centers, totaling approximately 45.6 million square feet of gross leasable area, that is either owned by us or others. We have a diversified tenant base with our largest tenant comprising only 3.3% of base minimum rental revenues during 2015.
At December 31, 2015, we owned or operated under long-term leases, either directly or through our interest in real estate joint ventures or partnerships, a total of 232 properties, which are located in 18 states spanning the country from coast to coast.
We also owned interests in 30 parcels of land held for development that totaled approximately 24.1 million square feet at December 31, 2015.
We had approximately 5,800 leases with 3,800 different tenants at December 31, 2015. Leases for our properties range from less than a year for smaller spaces to over 25 years for larger tenants. Rental revenues generally include minimum lease payments, which often increase over the lease term, reimbursements of property operating expenses, including real estate taxes, and additional rent payments based on a percentage of the tenants’ sales. Our anchor tenants are supermarkets, value-oriented apparel/discount stores and other retailers or service providers who generally sell basic necessity-type goods and services. We believe the stability of our anchor tenants, combined with convenient locations, attractive and well-maintained properties, high quality retailers and a strong tenant mix, should ensure the long-term success of our merchants and the viability of our portfolio.
Our goal is to remain a leader in owning and operating top-tier neighborhood and community shopping centers in certain markets of the United States. Our strategic initiatives include: (1) raising net asset value and cash flow through quality acquisitions, redevelopments and new developments, (2) maintaining a strong, flexible consolidated balance sheet and a well-managed debt maturity schedule and (3) growing net operating income from our existing portfolio by increasing occupancy and rental rates. We believe these initiatives will keep our portfolio of properties among the strongest in our sector. Due to the recent volatility of our share price, very low capitalization rates in the market along with the uncertainty of increasing interest rates, we will continue to be very prudent in our evaluation of all investment opportunities. While we effectively completed our portfolio transformation initiative in 2014, we may consider a higher than normal volume of dispositions in 2016 if market conditions remain favorable. However, we expect our acquisitions and dispositions to be generally capital neutral for 2016.
We intend to recycle non-core operating centers that no longer meet our ownership criteria and that will provide capital for growth opportunities. During 2015, we successfully disposed of real estate assets, which were owned by us either directly or through our interest in real estate joint ventures or partnerships, with our share of aggregate gross sales proceeds totaling $126.4 million. We expect to complete dispositions in the range of $125 million to $225 million in 2016, but we can give no assurances that this will actually occur. Subsequent to December 31, 2015, we sold real estate assets with aggregate gross sales proceeds totaling $66.2 million. We have approximately $73.3 million of dispositions currently under contracts or letters of intent; however, there are no assurances that these transactions will close.
With respect to future dispositions, potential buyers requiring financing for such acquisitions may find access to capital an issue, especially if long-term interest rates rise, but conditions are currently very good. We intend to continue to recycle capital according to our business plan, although a number of factors, including weaknesses in the secured lending markets or a downturn in the economy, could adversely impact our ability to execute this plan.
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We intend to continue to actively seek acquisition opportunities to grow our operations. Despite substantial competition for quality opportunities, we intend to continue to identify select acquisition properties that meet our return hurdles and to actively evaluate other opportunities as they enter the market. During 2015, we acquired eight centers and other property, which are owned by us either directly or through our interest in real estate joint ventures or partnerships, with a total gross purchase price of $267.8 million. For 2016, we expect to invest in acquisitions in the range of $125 million to $225 million, but we can give no assurances that this will actually occur.
As of December 31, 2015, we held a combined 51% interest in an unconsolidated real estate joint venture that owns three centers in Colorado with total assets and debt of $43.7 million and $72.4 million, respectively. In February 2016, in exchange for our partners' aggregate 49% interest in this venture and $2.5 million in cash, we distributed one center to our partners. We will consolidate this venture as of the transaction date and re-measure our investment in this venture to its fair value, and recognize a gain, if applicable. The fair value of the acquired properties will primarily be allocated to building, land and other identifiable intangible assets and liabilities.
We intend to continue to focus on identifying new development projects as another source of growth. Although we have only seen a few viable projects, a lack of supply in new retail space, combined with an increase in supermarket sales, has driven a slight increase in new development activity and retailer interest, which we believe is a positive trend. During 2015, we invested $27.5 million in four new development projects.
In addition, we intend to continue to look for internal growth opportunities. Currently, we have 11 redevelopment projects in which we plan to invest approximately $56.2 million over the next 24 months. Additionally, during 2015, we completed seven redevelopment projects, which has added approximately 142,450 incremental square feet to the total portfolio, with an incremental investment totaling $21.7 million. Upon completion, the average projected stabilized return on our incremental investment on these redevelopment projects is expected to average 14%.
For 2016, we expect to invest in new development and redevelopments in the range of $50 million to $100 million, but we can give no assurances that this will actually occur.
We strive to maintain a strong, conservative capital structure which should provide ready access to a variety of attractive long and short-term capital sources. We carefully balance lower cost, short-term financing with long-term liabilities associated with acquired or developed long-term assets. In May 2015, we issued $250 million of 3.85% senior unsecured notes maturing in 2025. The notes were issued at 99.23% of the principal amount with a yield to maturity of 3.94%. The net proceeds received of $246.5 million were used to reduce the amount outstanding under our $500 million unsecured revolving credit facility. Associated with this transaction, we entered into and settled two forward-starting interest rate swap contracts with an aggregate notional amount of $215 million hedging future fixed-rate debt issuances, which fixed the 10-year swap rates at 2.0% per annum. Including the impact of the gain on the settlement of the two forward-starting contracts, the all-in cost of this financing was 3.77%.
In April 2015, we called for the redemption our remaining outstanding 6.5% Series F Cumulative Redeemable Preferred Shares of Beneficial Interest with an aggregate redemption value of $150 million, which settled on May 8, 2015 and was funded through existing resources, including cash on hand, proceeds from our ATM equity offering program, and borrowings under our revolving credit facilities. Upon the redemption of these shares, $9.7 million was reported as a deduction in arriving at net income attributable to common shareholders.
In March 2015, we entered into a $200 million unsecured term loan with floating borrowing rates at a margin above LIBOR, which have been swapped to a fixed rate of 2.5%. The term loan matures in March 2020, and we have the option to repay the loan without penalty at any time. Additionally, this loan contains an accordion feature which allows us to increase the loan amount up to an additional $100 million. We used the proceeds from the loan to repay amounts outstanding under our unsecured revolving credit facility. Additionally, we extended the maturity of an existing $66 million secured note to 2025 and reduced the interest rate associated with this note from 7.4% to 3.5% with approximately $6.1 million of debt extinguishment costs being realized. These transactions have decreased our interest costs by replacing high-cost debt with considerably lower rate debt.
In February 2015, we established an ATM equity offering program under which we may, but are not obligated to, sell up to $200 million of common shares, in amounts and at times as we determine, at prices determined by the market at the time of sale. We intend to use the net proceeds from future sales for general trust purposes, which may include reducing borrowings under our $500 million unsecured revolving credit facility, repaying other indebtedness or repurchasing outstanding debt. As of December 31, 2015, we sold 1,128,700 shares with gross proceeds totaling $40.8 million. In October 2015, our Board of Trust Managers approved a $200 million share repurchase plan. Under this plan, we may repurchase common shares from time-to-time in open-market or in privately negotiated purchases based on management's evaluation of market conditions and other factors.
26
We believe that these transactions should continue to strengthen our consolidated balance sheet and further enhance our access to various sources of capital, while reducing our cost of capital. Due to the variability in the capital markets, there can be no assurance that favorable pricing and availability will be available in the future.
Operational Metrics
In assessing the performance of our centers, management carefully monitors various operating metrics of the portfolio. As a result of our strong leasing activity, low tenant fallout and lack of quality retail space in the market, the operating metrics of our portfolio remained very strong in 2015 as we focused on increasing rental rates and same property net operating income ("SPNOI" and see Non-GAAP Financial Measures for additional information). Our portfolio delivered solid operating results with:
• | Occupancy of 95.1% at December 31, 2015; |
• | an increase of 3.3% in SPNOI for the twelve months ended December 31, 2015 over the same period of 2014; and |
• | rental rate increases of 21.2% for new leases and 9.9% for renewals were realized for the twelve months ended December 31, 2015. |
Below are performance metrics associated with our signed occupancy, SPNOI growth and leasing activity on a pro rata basis:
December 31, | |||||
2015 | 2014 | ||||
Anchor (space of 10,000 square feet or greater) | 98.2 | % | 98.9 | % | |
Non-Anchor | 90.2 | % | 89.8 | % | |
Total Occupancy | 95.1 | % | 95.4 | % | |
Three Months Ended December 31, 2015 | Twelve Months Ended December 31, 2015 | ||||
SPNOI Growth (1) | 2.1 | % | 3.3 | % | |
_______________
(1) | See Non-GAAP Financial Measures for a definition of the measurement of SPNOI and a reconciliation to operating income within this section of Item 7. |
Number of Leases | Square Feet ('000's) | Average New Rent per Square Foot ($) | Average Prior Rent per Square Foot ($) | Average Cost of Tenant Improvements per Square Foot ($) | Change in Base Rent on Cash Basis | |||||||||||||||
Leasing Activity: | ||||||||||||||||||||
Three Months Ended December 31, 2015 | ||||||||||||||||||||
New leases (1) | 54 | 168 | $ | 26.63 | $ | 19.51 | $ | 35.03 | 36.5 | % | ||||||||||
Renewals | 152 | 514 | 19.53 | 17.58 | .13 | 11.1 | % | |||||||||||||
Not comparable spaces | 43 | 151 | ||||||||||||||||||
Total | 249 | 833 | $ | 21.28 | $ | 18.05 | $ | 8.71 | 17.9 | % | ||||||||||
Twelve Months Ended December 31, 2015 | ||||||||||||||||||||
New leases (1) | 236 | 669 | $ | 22.07 | $ | 18.21 | $ | 26.73 | 21.2 | % | ||||||||||
Renewals | 644 | 2,690 | 16.69 | 15.19 | .05 | 9.9 | % | |||||||||||||
Not comparable spaces | 192 | 556 | ||||||||||||||||||
Total | 1,072 | 3,915 | $ | 17.76 | $ | 15.80 | $ | 5.36 | 12.5 | % | ||||||||||
_______________
(1) | Average external lease commissions per square foot for the three and twelve months ended December 31, 2015 were $7.41 and $6.55, respectively. |
27
While we will continue to monitor the economy and the effects on our tenants, over the long-term, we believe the significant diversification of our portfolio, both geographically and by tenant base, and the quality of our portfolio will allow future increases to occupancy levels; however, occupancy may oscillate over the next several quarters as we continue to maximize our long-term portfolio value by repositioning some of our anchor space. A reduction in quality retail space available, as well as improving retailer demand, contributed to the increase in overall rental rates on a same-space basis as we completed new leases and renewed existing leases. Leasing volume is anticipated to decline as we have less vacant space available for leasing. Our expectation is that SPNOI growth with redevelopments will average between 3.5% to 4.5% for 2016.
New Development/Redevelopment
At December 31, 2015, we had four projects under development. We have funded $110.3 million through December 31, 2015 on these projects, and we estimate our aggregate net investment upon completion to be $164.4 million. Overall, the average projected stabilized return on investment for these properties is expected to be approximately 7.8% upon completion. Effective January 1, 2016, we stabilized our development in Alexandria, Virginia, moving it to our operating property portfolio.
We have 11 redevelopment projects in which we plan to invest approximately $56.2 million over the next 24 months. Additionally, during 2015, we completed seven redevelopment projects, which has added approximately 142,450 incremental square feet to the total portfolio, with an incremental investment totaling $21.7 million. Upon completion, the average projected stabilized return on our incremental investment on these redevelopment projects is expected to average 14%.
We had approximately $95.5 million in land held for development at December 31, 2015 that may either be developed or sold. While we are experiencing a greater interest from retailers and other market participants in our land held for development, opportunities for economically viable developments remain limited. We intend to continue to pursue additional development and redevelopment opportunities in multiple markets; however, finding the right opportunities remains challenging.
Acquisitions
Acquisitions are a key component of our long-term growth strategy. The availability of quality acquisition opportunities in the market remains sporadic in our targeted markets. Intense competition, along with a decline in the volume of high-quality core properties on the market, has in many cases driven pricing to pre-recession highs. We remain disciplined in approaching these opportunities, pursuing only those that provide appropriate risk-adjusted returns.
Dispositions
Dispositions are also a key component of our ongoing management process where we selectively prune properties from our portfolio that no longer meet our geographic or growth targets. Dispositions provide capital, which may be recycled into properties that are high barrier-to-entry locations within high growth metropolitan markets, and thus have higher long-term growth potential. Additionally, proceeds from dispositions may be used to reduce outstanding debt, further deleveraging our consolidated balance sheet.
28
Summary of Critical Accounting Policies
Our discussion and analysis of financial condition and results of operations is based on our consolidated financial statements, which have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”). The preparation of these consolidated financial statements requires us to make estimates and judgments that affect the reported amounts of assets, liabilities and contingencies as of the date of the consolidated financial statements and the reported amounts of revenues and expenses during the reporting periods. We evaluate our assumptions and estimates on an ongoing basis. We base our estimates on historical experience and on various other assumptions that we believe to be reasonable under the circumstances, the results of which form the basis for making judgments about the carrying values of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates under different assumptions or conditions. We believe the following critical accounting policies require more significant judgments and estimates used in the preparation of our consolidated financial statements.
Property
Acquisitions of properties are accounted for utilizing the acquisition method and, accordingly, the results of operations of an acquired property are included in our results of operations from the date of acquisition. Estimates of fair values are based upon future cash flows and other valuation techniques in accordance with our fair value measurements accounting policy. Fair values are used to record the purchase price of acquired property among land, buildings on an “as if vacant” basis, tenant improvements, other identifiable intangibles and any goodwill or gain on purchase. Other identifiable intangible assets and liabilities include the effect of out-of-market leases, the value of having leases in place (“as is” versus “as if vacant” and absorption costs), out-of-market assumed mortgages and tenant relationships. Depreciation and amortization is computed using the straight-line method, generally over estimated useful lives of 40 years for buildings and over the lease term which includes bargain renewal options for other identifiable intangible assets. The impact of these estimates, including incorrect estimates in connection with acquisition values and estimated useful lives, could result in significant differences related to the purchased assets, liabilities and resulting depreciation or amortization. Acquisition costs are expensed as incurred.
Real Estate Joint Ventures and Partnerships
To determine the method of accounting for partially owned real estate joint ventures and partnerships, management evaluates the characteristics of associated entities and determines whether an entity is a variable interest entity (“VIE”) and, if so, determines which party is the primary beneficiary by analyzing whether we have both the power to direct the entity’s significant economic activities and the obligation to absorb potentially significant losses or receive potentially significant benefits. Significant judgments and assumptions inherent in this analysis include the design of the entity structure, the nature of the entity’s operations, future cash flow projections, the entity’s financing and capital structure, and contractual relationships and terms. We consolidate a VIE when we have determined that we are the primary beneficiary.
Primary risks associated with our VIEs include the potential funding of the entities’ debt obligations or making additional contributions to fund the entities’ operations.
Partially owned, non-variable interest real estate joint ventures and partnerships over which we have a controlling financial interest are consolidated in our consolidated financial statements. In determining whether we have a controlling financial interest, we consider factors such as ownership interest, authority to make decisions, kick-out rights and substantive participating rights. Partially owned real estate joint ventures and partnerships where we do not have a controlling financial interest, but have the ability to exercise significant influence, are accounted for using the equity method.
Management continually analyzes and assesses reconsideration events, including changes in the factors mentioned above, to determine if the consolidation treatment remains appropriate. Decisions regarding consolidation of partially owned entities frequently require significant judgment by our management. Errors in the assessment of consolidation could result in material changes to our consolidated financial statements.
Impairment
Our property is reviewed for impairment if events or changes in circumstances indicate that the carrying amount of the property, including any capitalized costs and any identifiable intangible assets, may not be recoverable.
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If such an event occurs, a comparison is made of the current and projected operating cash flows of each such property into the foreseeable future, with consideration of applicable holding periods, on an undiscounted basis to the carrying amount of such property. If we determine the carrying amount is not recoverable, our basis in the property is reduced to its estimated fair value to reflect impairment in the value of the asset. Fair values are determined by management utilizing cash flow models, market capitalization and discount rates, or by obtaining third-party broker or appraisal estimates in accordance with our fair value measurements accounting policy.
We review current economic considerations each reporting period, including the effects of tenant bankruptcies, the suspension of tenant expansion plans for new development projects, declines in real estate values and any changes to plans related to our new development projects including land held for development, to identify properties where we believe market values may be deteriorating. Determining whether a property is impaired and, if impaired, the amount of write-down to fair value requires a significant amount of judgment by management and is based on the best information available to management at the time of evaluation. The evaluations used in these analyses could result in incorrect estimates when determining carrying values that could be material to our consolidated financial statements.
Our investment in partially owned real estate joint ventures and partnerships is reviewed for impairment each reporting period. The ultimate realization is dependent on a number of factors, including the performance of each investment and market conditions. We will record an impairment charge if we determine that a decline in the estimated fair value of an investment below its carrying amount is other than temporary. A considerable amount of judgment by our management is used in this evaluation. Our overall future plans for the investment, our investment partner’s financial outlook and our views on current market and economic conditions may have a significant impact on the resulting factors analyzed for these purposes.
Our investments in tax increment revenue bonds are reviewed for impairment, including the evaluation of changes in events or circumstances that may indicate that the carrying amount of the investment may not be recoverable. Realization is dependent on a number of factors, including investment performance, market conditions and payment structure. We will record an impairment charge if we determine that a decline in the value of the investment below its carrying amount is other than temporary, recovery of its cost basis is uncertain, and/or it is uncertain if the investment will be held to maturity. A considerable amount of judgment by our management is used in this evaluation, which may produce incorrect estimates that could be material to our consolidated financial statements.
Results of Operations
Comparison of the Year Ended December 31, 2015 to the Year Ended December 31, 2014
The following table is a summary of certain items from our Consolidated Statements of Operations, which we believe represent items that significantly changed during 2015 as compared to the same period in 2014:
Year Ended December 31, | ||||||||||||||
2015 | 2014 | Change | % Change | |||||||||||
Revenues | $ | 512,844 | $ | 514,406 | $ | (1,562 | ) | (0.3 | )% | |||||
Depreciation and amortization | 145,940 | 150,356 | (4,416 | ) | (2.9 | ) | ||||||||
General and administrative expenses | 27,524 | 24,902 | 2,622 | 10.5 | ||||||||||
Interest expense, net | 87,783 | 94,725 | (6,942 | ) | (7.3 | ) | ||||||||
Gain on sale and acquisition of real estate joint venture and partnership interests | 879 | 1,718 | (839 | ) | (48.8 | ) | ||||||||
Equity in earnings of real estate joint ventures and partnerships, net | 19,300 | 22,317 | (3,017 | ) | (13.5 | ) | ||||||||
(Provision) benefit for income taxes | (52 | ) | 1,261 | (1,313 | ) | 104.1 | ||||||||
Revenues
The decrease in revenues of $1.6 million is primarily attributable to our dispositions in 2015 and 2014 that totaled $37.6 million and slight changes in occupancy, which is offset by an increase in rental rates and $23.1 million from our acquisitions and redevelopment and new development completions.
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Depreciation and Amortization
The decrease of $4.4 million is primarily attributable to the acceleration of depreciation totaling $3.6 million in 2014 for a redevelopment project and our dispositions in 2015 and 2014, which is offset by acquisitions, new development completions and other capital activities.
General and Administrative Expenses
The increase in general and administrative expenses of $2.6 million is primarily attributable to consulting and maintenance costs associated with a new enterprise resource planning system; consulting costs related to the new tangible property regulations property review; and a reduction in the capitalization allocation of overhead primarily associated with our leasing department.
Interest Expense, net
Net interest expense decreased $6.9 million or 7.3%. The components of net interest expense were as follows (in thousands):
Year Ended December 31, | |||||||
2015 | 2014 | ||||||
Gross interest expense | $ | 82,385 | $ | 93,533 | |||
Extinguishment of debt | 6,100 | 2,193 | |||||
Amortization of debt deferred costs, net | 3,333 | 3,247 | |||||
Over-market mortgage adjustment | (783 | ) | (946 | ) | |||
Capitalized interest | (3,252 | ) | (3,302 | ) | |||
Total | $ | 87,783 | $ | 94,725 | |||
Gross interest expense totaled $82.4 million in 2015, down $11.1 million or 11.9% from 2014. The decrease in gross interest expense is primarily attributable to a reduction in both the weighted average debt outstanding and interest rates as a result of various maturities of higher-rate debt and the issuance of lower-rate unsecured notes, including a term loan. In 2015, the weighted average debt outstanding was $2.0 billion at a weighted average interest rate of 4.2% as compared to $2.1 billion outstanding at a weighted average interest rate of 4.7% in the same period of 2014. The increase in extinguishment of debt of $3.9 million is attributable primarily to $6.1 million in 2015 associated with the refinancing of a $66 million secured note and $1.2 million in 2014 associated with the redemption of 8.1% senior unsecured notes.
Gain on Sale and Acquisition of Real Estate Joint Venture and Partnership Interests
The gain in 2015 is primarily attributable to our return of equity associated with an unconsolidated joint venture's disposition of its real estate property as compared to the gain in 2014 associated with the partial disposition of an unconsolidated real estate joint venture interest.
Equity in Earnings of Real Estate Joint Ventures and Partnerships, net
The decrease of $3.0 million is primarily attributable to the reduction in our share of the gain on sale associated with the disposition of centers in 2015 and 2014.
(Provision) Benefit for Income Taxes
The increase of $1.3 million in the provision for income taxes is attributable to the realization of a $2.1 million tax benefit in 2014 associated with the sale of unimproved land in our taxable REIT subsidiary, which was previously impaired and did not recur in 2015. Additionally, Texas franchise taxes decreased from the prior year as a result of a reduction in both the tax rate and our apportionment percentage.
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Comparison of the Year Ended December 31, 2014 to the Year Ended December 31, 2013
The following table is a summary of certain items from our Consolidated Statements of Operations, which we believe represent items that significantly changed during 2014 as compared to the same period in 2013:
Year Ended December 31, | ||||||||||||||
2014 | 2013 | Change | % Change | |||||||||||
Revenues | $ | 514,406 | $ | 489,195 | $ | 25,211 | 5.2 | % | ||||||
Interest expense, net | 94,725 | 96,312 | (1,587 | ) | (1.6 | ) | ||||||||
Interest and other income, net | 3,756 | 7,685 | (3,929 | ) | (51.1 | ) | ||||||||
Gain on sale and acquisition of real estate joint venture and partnership interests | 1,718 | 33,670 | (31,952 | ) | (94.9 | ) | ||||||||
Equity in earnings of real estate joint ventures and partnerships, net | 22,317 | 35,112 | (12,795 | ) | (36.4 | ) | ||||||||
Benefit (provision) for income taxes | 1,261 | (7,046 | ) | 8,307 | 117.9 | |||||||||
Revenues
The increase in revenues of $25.2 million is primarily attributable to an increase in net rental revenues from acquisitions and new development completions, which contributed $18.7 million, as well as increases in occupancy and rental rates, which is offset by our dispositions in the third and fourth quarters of 2014.
Interest Expense, net
Net interest expense decreased $1.6 million or 1.6%. The components of net interest expense were as follows (in thousands):
Year Ended December 31, | |||||||
2014 | 2013 | ||||||
Gross interest expense (1) | $ | 98,973 | $ | 108,333 | |||
Over-market mortgage adjustment | (946 | ) | (9,618 | ) | |||
Capitalized interest | (3,302 | ) | (2,403 | ) | |||
Total | $ | 94,725 | $ | 96,312 | |||
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(1) | Includes cost associated with the extinguishment of debt and the net amortization of debt deferred costs in the respective periods. |
Gross interest expense totaled $99.0 million in 2014, down $9.4 million or 8.6% from 2013. The decrease in gross interest expense is primarily attributable to a reduction in both the weighted average debt outstanding and interest rates as a result of the repayment of notes through the revolving credit facility, disposition proceeds and short-term investments from the October 2013 note issuance, all of which totaled $11.6 million. In 2014, the weighted average debt outstanding was $2.08 billion at a weighted average interest rate of 4.65% as compared to $2.14 billion outstanding at a weighted average interest rate of 5.06% in 2013. Offsetting this decrease is a $1.2 million write-off of debt costs in 2014 associated with the redemption of the 8.1% senior unsecured notes. The decrease in the over-market mortgage adjustment of $8.7 million is primarily attributable to a $9.7 million write-off in 2013 of an above-market mortgage intangible from the early payoff of the associated mortgage.
Interest and Other Income, net
The decrease of $3.9 million is attributable primarily a $2.0 million decrease in the fair value of assets held in a grantor trust related to our deferred compensation plan and the repayment of various notes receivable.
Gain on Sale and Acquisition of Real Estate Joint Venture and Partnership Interests
The decrease of $32.0 million is attributable to the gains in 2013 associated with the liquidation of an unconsolidated real estate joint venture that owned industrial properties of $11.5 million and the acquisition of an unconsolidated real estate joint venture interest totaling $20.2 million.
Equity in Earnings of Real Estate Joint Ventures and Partnerships, net
The decrease of $12.8 million is primarily attributable to a decrease in the gain on sales from the 2014 and 2013 dispositions, of which our share totaled $11.0 million and the purchase of a 50% equity interest in December 2013.
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Benefit (Provision) for Income Taxes
The increase of $8.3 million is primarily attributable to the tax effect of the gain in 2013 associated with the purchase of a 50% unconsolidated joint venture interest by our taxable REIT subsidiary.
Effects of Inflation
We have structured our leases in such a way as to remain largely unaffected should significant inflation occur. Most of the leases contain percentage rent provisions whereby we receive increased rentals based on the tenants’ gross sales. Many leases provide for increasing minimum rental rates during the terms of the leases through escalation provisions. In addition, many of our leases are for terms of less than 10 years, allowing us to adjust rental rates to changing market conditions when the leases expire. Most of our leases also require the tenants to pay their proportionate share of operating expenses and real estate taxes. As a result of these lease provisions, increases in operating expenses due to inflation, as well as real estate tax rate increases, generally do not have a significant adverse effect upon our operating results as they are absorbed by our tenants. Under the current economic climate, little to no inflation is occurring.
Economic Conditions
Underlying economic fundamentals continue to show positive, albeit slow, gains as the economic recovery continues to stabilize. Consumer confidence continues to fluctuate, although it is generally positive in a number of markets as oil prices decline and the labor market improves. Furthermore, personal income and housing prices are continuing to increase in our primary markets. We believe there is a direct correlation between housing wealth and consumption, and we expect rebounding home prices will further strengthen retail fundamentals, including rent growth and net operating income. Our focus on supermarket-anchored centers in densely populated major metropolitan areas should position our portfolio to capitalize on the improving retail landscape.
With respect to Houston and other markets that are energy dependent, the reduction in oil prices is having a negative impact on the local economy and is adversely affecting the office and multifamily real estate sectors. An extended duration of this low oil price environment could impact the performance of our centers; however, our transformation strategy resulted in the sale of most of our lower quality assets in Houston and other energy dependent markets, which we believe reduces the potential negative impact to us of low oil prices.
As strengthening retail fundamentals drive demand for investments in top-tier retail real estate, we continue to dedicate internal resources to identify and evaluate available assets in our markets so that we may purchase the best assets and properties with the strongest upside potential. Also, we continue to look for redevelopment opportunities within our existing portfolio by repositioning our anchor tenants and new development opportunities to spur growth.
Capital Resources and Liquidity
Our primary operating liquidity needs are paying our share dividends, maintaining and operating our existing properties, paying our debt service costs, excluding debt maturities, and funding capital expenditures. Under our 2016 business plan, cash flows from operating activities are expected to meet these planned capital needs.
The primary sources of capital for funding any debt maturities, acquisitions and new development are our excess cash flow generated by our operating properties; credit facilities; proceeds from both secured and unsecured debt issuances; proceeds from common and preferred equity issuances; and cash generated from the sale of property and the formation of joint ventures. Amounts outstanding under the unsecured revolving credit facility are retired as needed with proceeds from the issuance of long-term debt, common and preferred equity, cash generated from the disposition of properties and cash flow generated by our operating properties.
As of December 31, 2015, we had an available borrowing capacity of $355.2 million under our unsecured revolving credit facility, and our debt maturities for 2016 total $161.9 million. We repaid $90 million of medium term notes during 2015, which was funded through our unsecured revolving credit facility.
In May 2015, we issued $250 million of 3.85% senior unsecured notes maturing in 2025. The notes were issued at 99.23% of the principal amount with a yield to maturity of 3.94%. The net proceeds received of $246.5 million were used to reduce the amount outstanding under our $500 million unsecured revolving credit facility. Associated with this transaction, we entered into and settled two forward-starting interest rate swap contracts with an aggregate notional amount of $215 million hedging future fixed-rate debt issuances, which fixed the 10-year swap rates at 2.0% per annum.
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In March 2015, we entered into a $200 million unsecured term loan with floating borrowing rates at a margin above LIBOR, which have been swapped to a fixed rate of 2.5%. The term loan matures in March 2020, and we have the option to repay the loan without penalty at any time. Additionally, this loan contains an accordion feature which allows us to increase the loan amount up to an additional $100 million. We used the proceeds from the loan to repay amounts outstanding under our unsecured revolving credit facility.
In April 2015, we called for the redemption our remaining outstanding 6.5% Series F Cumulative Redeemable Preferred Shares of Beneficial Interest with an aggregate redemption value of $150 million, which settled on May 8, 2015 and was funded through existing resources, including cash on hand, proceeds from our ATM equity offering program, and borrowings under our revolving credit facilities.
In October 2015, our Board of Trust Managers approved a $200 million share repurchase plan. Under this plan, we may repurchase common shares from time-to-time in open-market or in privately negotiated purchases based on management's evaluation of market conditions and other factors.
In February 2015, we established an ATM equity offering program under which we may, but are not obligated to, sell up to $200 million of common shares, in amounts and at times as we determine, at prices determined by the market at the time of sale. We intend to use the net proceeds from future sales for general trust purposes, which may include reducing borrowings under our $500 million unsecured revolving credit facility, repaying other indebtedness or repurchasing outstanding debt. As of December 31, 2015, we received gross proceeds of $40.8 million for common shares sold under this ATM equity offering program.
We believe net proceeds from these transactions and planned capital recycling, combined with our available capacity under the credit facilities, will provide adequate liquidity to fund our capital needs, including acquisitions, redevelopments and new development activities. In the event our capital recycling program does not progress as expected, we believe other debt and equity alternatives are available to us. Although external market conditions are not within our control, we do not currently foresee any reason that would prevent us from entering the capital markets if needed.
During 2015, aggregate gross sales proceeds from our dispositions totaled $126.4 million, which were owned by us either directly or through our interest in real estate joint ventures or partnerships. Operating cash flows from dispositions are included in net cash from operating activities in our Consolidated Statements of Cash Flows, while proceeds from dispositions are included as investing activities.
We have non-recourse debt secured by acquired or developed properties held in several of our real estate joint ventures and partnerships. Off-balance sheet mortgage debt for our unconsolidated real estate joint ventures and partnerships totaled $345.2 million, of which our pro rata ownership is $145.7 million, at December 31, 2015. Scheduled principal mortgage payments on this debt, excluding deferred debt costs and non-cash related items totaling $(.1) million, at 100% are as follows (in millions):
2016 | $ | 154.1 | |
2017 | 56.8 | ||
2018 | 6.3 | ||
2019 | 6.6 | ||
2020 | 93.1 | ||
Thereafter | 28.4 | ||
Total | $ | 345.3 | |
We hedge the future cash flows of certain debt transactions, as well as changes in the fair value of our debt instruments, principally through interest rate swap contracts with major financial institutions. We generally have the right to sell or otherwise dispose of our assets except in certain cases where we are required to obtain our joint venture partners’ consent or a third party consent for assets held in special purpose entities that are 100% owned by us.
Investing Activities
Acquisitions
During 2015, we acquired eight centers and other property with an aggregate gross purchase price of $267.8 million, which are owned by us either directly or through our interest in real estate joint ventures or partnerships.
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Dispositions
During 2015, we sold 15 centers and other property, including real estate assets through our interest in unconsolidated real estate joint ventures and partnerships. Our share of aggregate gross sales proceeds from these transactions totaled $126.4 million and generated our share of the gains of approximately $61.9 million.
New Development
At December 31, 2015, we had four projects under development with a total square footage of approximately .6 million, of which we have funded $110.3 million through December 31, 2015 on these projects. Upon completion, we expect our aggregate net investment in these projects to be $164.4 million. Effective January 1, 2016, we stabilized our development in Alexandria, Virginia, moving it to our operating property portfolio.
Our new development projects are financed generally under our unsecured revolving credit facility, as it is our general practice not to use third party construction financing. Management monitors amounts outstanding under our unsecured revolving credit facility and periodically pays down such balances using cash generated from operations, from debt issuances, from common and preferred share issuances and from the disposition of properties.
Capital Expenditures
Capital expenditures for additions to the existing portfolio, acquisitions, tenant improvements, new development and our share of investments in unconsolidated real estate joint ventures and partnerships are as follows (in thousands):
Year Ended December 31, | |||||||
2015 | 2014 | ||||||
Acquisitions | $ | 249,039 | $ | 43,587 | |||
Tenant Improvements | 31,248 | 24,432 | |||||
New Development | 26,077 | 47,402 | |||||
Capital Improvements | 13,806 | 15,202 | |||||
Other (includes certain redevelopment costs) | 12,571 | 14,681 | |||||
Total | $ | 332,741 | $ | 145,304 | |||
The increase in capital expenditures is attributable primarily to the 2015 acquisition activity. The decrease in new development is attributable primarily to the acquisition of two new development projects in 2014 with no such activity in 2015.
For 2016, we anticipate our acquisitions to total between $125 million and $225 million, but we can give no assurances that this will actually occur. Our new development and redevelopment investment for 2016 is estimated to be approximately $50 million to $100 million. For 2016, capital and tenant improvements is expected to be consistent with 2015 expenditures. No assurances can be provided that our planned capital activities will occur. Further, we have entered into commitments aggregating $63.9 million comprised principally of construction contracts which are generally due in 12 to 36 months and anticipated to be funded under our unsecured revolving credit facility.
Capital expenditures for additions described above relate to cash flows from investing activities as follows(in thousands):
Year Ended December 31, | |||||||
2015 | 2014 | ||||||
Acquisition of real estate and land | $ | 221,779 | $ | 43,587 | |||
Development and capital improvements | 83,702 | 100,926 | |||||
Real estate joint ventures and partnerships - Investments | 27,260 | 791 | |||||
Total | $ | 332,741 | $ | 145,304 | |||
Capitalized soft costs, including payroll and other general and administrative costs, interest and real estate taxes, totaled $10.9 million and $10.7 million for the year ended December 31, 2015 and 2014, respectively.
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Financing Activities
Debt
Total debt outstanding was $2.1 billion at December 31, 2015 and included $1.9 billion which bears interest at fixed rates and $243.6 million, including the effect of $63.7 million of interest rate swap contracts, which bears interest at variable rates. Additionally, of our total debt, $462.8 million was secured by operating centers while the remaining $1.7 billion was unsecured.
At December 31, 2015, we have a $500 million unsecured revolving credit facility which expires in April 2017 and provides borrowing rates that float at a margin over LIBOR plus a facility fee. At December 31, 2015, the borrowing margin and facility fee, which are priced off a grid that is tied to our senior unsecured credit ratings, were 105 and 15 basis points, respectively. The facility also contains a competitive bid feature that allows us to request bids for up to $250 million. Additionally, an accordion feature allows us to increase the facility amount up to $700 million. As of January 31, 2016, we had $130.0 million outstanding, and the available balance was $365.2 million, net of $4.8 million in outstanding letters of credit.
Effective March 2015, we entered into an agreement with a bank for an unsecured short-term facility totaling $20 million that we maintain for cash management purposes which matures in March 2016. The facility provides for fixed interest rate loans at a 30-day LIBOR rate plus a borrowing margin and facility fee of 125 and 10 basis points, respectively. As of January 31, 2016, we had no amounts outstanding.
For the year ended December 31, 2015, the maximum balance and weighted average balance outstanding under both facilities combined were $244.5 million and $100.5 million, respectively, at a weighted average interest rate of 0.9%.
In May 2015, we issued $250 million of 3.85% senior unsecured notes maturing in 2025. The notes were issued at 99.23% of the principal amount with a yield to maturity of 3.94%. The net proceeds received of $246.5 million were used to reduce the amount outstanding under our $500 million unsecured revolving credit facility.
In March 2015, we entered into a $200 million unsecured term loan with floating borrowing rates at a margin above LIBOR, which have been swapped to a fixed rate of 2.5%. The term loan matures in March 2020, and we have the option to repay the loan without penalty at any time. Additionally, this loan contains an accordion feature which allows us to increase the loan amount up to an additional $100 million. We used the proceeds from the loan to repay amounts outstanding under our unsecured revolving credit facility.
During 2015, we repaid $90 million of medium term notes, which was funded through our unsecured revolving credit facility. Additionally, we amended an existing $66 million secured note by extending the maturity to 2025 and by reducing the interest rate from 7.4% to 3.5%. In connection with this transaction, we have recorded $6.1 million of debt extinguishment costs.
Our five most restrictive covenants include debt to assets, secured debt to assets, fixed charge and unencumbered interest coverage and debt yield ratios. We are not aware of any non-compliance with our public debt and revolving credit facility covenants as of December 31, 2015.
Our most restrictive public debt covenant ratios, as defined in our indenture and supplemental indenture agreements, were as follows at December 31, 2015:
Covenant | Restriction | Actual | ||
Debt to Asset Ratio | Less than 60.0% | 44.0% | ||
Secured Debt to Asset Ratio | Less than 40.0% | 9.6% | ||
Annual Service Charge Ratio | Greater than 1.5 | 4.1 | ||
Unencumbered Asset Test | Greater than 150% | 227.4% | ||
At December 31, 2015, we had two interest rate swap contracts, maturing through October 2017, with an aggregate notional amount of $63.7 million that were designated as fair value hedges and convert fixed interest payments at rates of 7.5% to variable interest payments ranging from 4.41% to 4.44%.
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At December 31, 2015, we had three interest rate swap contracts with an aggregate notional amount of $200.0 million that were designated as cash flow hedges. These contracts mature through March 2020 and fixed the interest rate at 1.5%. We have determined that these contracts are highly effective in offsetting future variable interest cash flows.
During 2015, we entered into and settled two forward-starting interest rate swap contracts with an aggregate notional amount of $215 million hedging future fixed-rate debt issuances. These contracts fixed the 10-year swap rates at 2.0% per annum. Upon settlement of these contracts, we received $5.0 million resulting in a gain in accumulated other comprehensive loss.
We could be exposed to losses in the event of nonperformance by the counter-parties related to our interest rate swap contracts; however, management believes such nonperformance is unlikely.
Equity
Our Board of Trust Managers approved an increase in our quarterly dividend rate for our common shares from $.345 to $.365 per share commencing with the first quarter 2016 distribution. Common and preferred dividends paid totaled $174.6 million during 2015. Our dividend payout ratio (as calculated as dividends paid on common shares divided by funds from operations attributable to common shareholders (“FFO”) - basic) for the year ended December 31, 2015 approximated 66.2%. FFO - basic for the year ended December 31, 2015 included the following transactions: the extinguishment of debt costs and other non-cash items.
In April 2015, we called for the redemption our remaining outstanding 6.5% Series F Cumulative Redeemable Preferred Shares of Beneficial Interest with an aggregate redemption value of $150 million, which settled on May 8, 2015 and was funded through existing resources, including cash on hand, proceeds from our ATM equity offering program, and borrowings under our revolving credit facilities. Upon the redemption of these shares, $9.7 million was reported as a deduction in arriving at net income attributable to common shareholders.
In February 2015, we established an ATM equity offering program under which we may, but are not obligated to, sell up to $200 million of common shares, in amounts and at times as we determine, at prices determined by the market at the time of sale. We intend to use the net proceeds from future sales for general trust purposes, which may include reducing borrowings under our $500 million unsecured revolving credit facility, repaying other indebtedness or repurchasing outstanding debt. As of the date of this filing, $159.2 million of common shares remained available for sale under this ATM equity offering program.
In October 2015, our Board of Trust Managers approved a $200 million share repurchase plan. Under this plan, we may repurchase common shares from time-to-time in open-market or in privately negotiated purchases. The timing and amount of any shares repurchased will be determined by management based on its evaluation of market conditions and other factors. The repurchase plan may be suspended or discontinued at any time, and we have no obligations to repurchase any amount of our common shares under the plan. As of the date of this filing, we have not repurchased any shares under this plan.
We have an effective universal shelf registration statement which expires in September 2017. We will continue to closely monitor both the debt and equity markets and carefully consider our available financing alternatives, including both public offerings and private placements.
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Contractual Obligations
We have debt obligations related to our mortgage loans and unsecured debt, including any draws on our credit facilities. We have shopping centers that are subject to non-cancelable long-term ground leases where a third party owns and has leased the underlying land to us to construct and/or operate a shopping center. In addition, we have non-cancelable operating leases pertaining to office space from which we conduct our business. The table below excludes obligations related to our new development projects because such amounts are not fixed or determinable, and commitments aggregating $63.9 million comprised principally of construction contracts which are generally due in 12 to 36 months. The following table summarizes our primary contractual obligations as of December 31, 2015 (in thousands):
2016 | 2017 | 2018 | 2019 | 2020 | Thereafter | Total | |||||||||||||||||||||
Mortgages and Notes Payable (1) | |||||||||||||||||||||||||||
Unsecured Debt | $ | 143,134 | $ | 75,209 | $ | 208,207 | $ | 48,759 | $ | 244,374 | $ | 1,262,584 | $ | 1,982,267 | |||||||||||||
Secured Debt | 110,983 | 136,255 | 63,374 | 64,778 | 41,477 | 126,845 | 543,712 | ||||||||||||||||||||
Lease Payments | 3,007 | 3,016 | 2,980 | 2,916 | 2,681 | 116,249 | 130,849 | ||||||||||||||||||||
Other Obligations (2) | 62,571 | 59,049 | — | — | — | — | 121,620 | ||||||||||||||||||||
Total Contractual Obligations | $ | 319,695 | $ | 273,529 | $ | 274,561 | $ | 116,453 | $ | 288,532 | $ | 1,505,678 | $ | 2,778,448 | |||||||||||||
_______________
(1) | Includes principal and interest with interest on variable-rate debt calculated using rates at December 31, 2015, excluding the effect of interest rate swaps. Also, excludes a $69.8 million debt service guaranty liability. See Note 6 for additional information. |
(2) | Other obligations include income and real estate tax payments, commitments associated with our secured debt and other employee payments. Included in 2016, is the estimated contribution to our pension plan, which meets or exceeds the minimum statutory funding requirements. See Note 18 for additional information. Included in 2017 is a purchase obligation of $24.0 million. See Note 20 for additional information. |
Related to a development project in Sheridan, Colorado, we have provided a guaranty for the payment of any debt service shortfalls on tax increment revenue bonds issued in connection with the project. The Sheridan Redevelopment Agency ("Agency") issued Series A bonds used for an urban renewal project, of which $69.8 million remain outstanding at December 31, 2015. The bonds are to be repaid with incremental sales and property taxes and a public improvement fee ("PIF") to be assessed on current and future retail sales and, to the extent necessary, any amounts we may have to provide under a guaranty. The incremental taxes and PIF are to remain intact until the earlier of the payment of the bond liability in full or 2040. The debt associated with this guaranty has been recorded in our consolidated financial statements as of December 31, 2015.
Off Balance Sheet Arrangements
As of December 31, 2015, none of our off-balance sheet arrangements had a material effect on our liquidity or availability of, or requirement for, our capital resources. Letters of credit totaling $4.8 million were outstanding under the unsecured revolving credit facility at December 31, 2015.
We have entered into several unconsolidated real estate joint ventures and partnerships. Under many of these agreements, we and our joint venture partners are required to fund operating capital upon shortfalls in working capital. As operating manager of most of these entities, we have considered these funding requirements in our business plan.
Reconsideration events, including changes in variable interests, could cause us to consolidate these joint ventures and partnerships. We continuously evaluate these events as we become aware of them. Some triggers to be considered are additional contributions required by each partner and each partner’s ability to make those contributions. Under certain of these circumstances, we may purchase our partner’s interest. Our material unconsolidated real estate joint ventures are with entities which appear sufficiently stable; however, if market conditions were to deteriorate and our partners are unable to meet their commitments, there is a possibility we may have to consolidate these entities. If we were to consolidate all of our unconsolidated real estate joint ventures, we would continue to be in compliance with our debt covenants.
38
As of December 31, 2015, one unconsolidated real estate joint venture was determined to be a VIE through the issuance of a secured loan, since the lender had the ability to make decisions that could have a significant impact on the profitability of the entity. Our maximum risk of loss associated with this VIE was limited to $11.0 million at December 31, 2015.
We are working with a developer of a mixed-use project in the state of Washington and have executed an agreement to purchase the retail portion of the project for approximately $24.0 million at closing, which is estimated to be in early 2017.
We have a real estate limited partnership agreement with a foreign institutional investor with a remaining potential obligation to purchase up to approximately $46 million through March 31, 2016. Our ownership in this unconsolidated real estate limited partnership is 51%. As of December 31, 2015, two centers have been purchased.
Non-GAAP Financial Measures
Certain of our key performance indicators are considered non-GAAP financial measures. Management uses these measures along with our GAAP financial statements in order to evaluate our operating results. We believe these additional measures provide users of our financial information additional comparable indicators of our industry, as well as, our performance.
Funds from Operations Attributable to Common Shareholders
The National Association of Real Estate Investment Trusts (“NAREIT”) defines FFO as net income (loss) attributable to common shareholders computed in accordance with GAAP, excluding extraordinary items and gains or losses from sales of operating real estate assets and interests in real estate equity investments, plus depreciation and amortization of operating properties and impairment of depreciable real estate and in substance real estate equity investments, including our share of unconsolidated real estate joint ventures and partnerships. We calculate FFO in a manner consistent with the NAREIT definition.
We believe FFO is a widely recognized measure of REIT operating performance which provides our shareholders with a relevant basis for comparison among other REITs. Management uses FFO as a supplemental internal measure to conduct and evaluate our business because there are certain limitations associated with using GAAP net income by itself as the primary measure of our operating performance. Historical cost accounting for real estate assets in accordance with GAAP implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values instead have historically risen or fallen with market conditions, management believes that the presentation of operating results for real estate companies that uses historical cost accounting is insufficient by itself. There can be no assurance that FFO presented by us is comparable to similarly titled measures of other REITs.
FFO should not be considered as an alternative to net income or other measurements under GAAP as an indicator of our operating performance or to cash flows from operating, investing or financing activities as a measure of liquidity. FFO does not reflect working capital changes, cash expenditures for capital improvements or principal payments on indebtedness.
39
FFO is calculated as follows (in thousands):
Year Ended December 31, | |||||||||||
2015 | 2014 | 2013 | |||||||||
Net income attributable to common shareholders | $ | 160,835 | $ | 277,168 | $ | 184,145 | |||||
Depreciation and amortization | 143,067 | 145,660 | 152,075 | ||||||||
Depreciation and amortization of unconsolidated real estate joint ventures and partnerships | 14,451 | 14,793 | 17,550 | ||||||||
Impairment of operating properties and real estate equity investments | 153 | 895 | 457 | ||||||||
Impairment of operating properties of unconsolidated real estate joint ventures and partnerships | 1,497 | 305 | 366 | ||||||||
Gain on acquisition including associated real estate equity investment | — | — | (20,234 | ) | |||||||
Gain on sale of property and interests in real estate equity investments | (60,309 | ) | (179,376 | ) | (95,675 | ) | |||||
Gain on dispositions of unconsolidated real estate joint ventures and partnerships | (1,558 | ) | (4,919 | ) | (15,951 | ) | |||||
Other | (10 | ) | (8 | ) | (1 | ) | |||||
Funds from operations attributable to common shareholders – basic | 258,126 | 254,518 | 222,732 | ||||||||
Income attributable to operating partnership units | 1,903 | 2,171 | 1,780 | ||||||||
Funds from operations attributable to common shareholders – diluted | $ | 260,029 | $ | 256,689 | $ | 224,512 | |||||
Weighted average shares outstanding – basic | 123,037 | 121,542 | 121,269 | ||||||||
Effect of dilutive securities: | |||||||||||
Share options and awards | 1,292 | 1,331 | 1,191 | ||||||||
Operating partnership units | 1,472 | 1,497 | 1,554 | ||||||||
Weighted average shares outstanding – diluted | 125,801 | 124,370 | 124,014 | ||||||||
Funds from operations attributable to common shareholders per common share – basic | $ | 2.10 | $ | 2.09 | $ | 1.84 | |||||
Funds from operations attributable to common shareholders per common share – diluted | $ | 2.07 | $ | 2.06 | $ | 1.81 | |||||
Same Property Net Operating Income
We consider SPNOI to be a key indicator of our financial performance as it provides a better indication of the recurring cash return on our properties by excluding certain non-cash revenues and expenses, as well as other infrequent or one-time items. We believe a pro rata basis is the most useful measurement as it provides our proportional share of SPNOI from all owned properties, including our share of SPNOI from unconsolidated joint ventures and partnerships, which cannot be readily determined under GAAP measurements and presentation. Although SPNOI is a widely used measure among REITs, there can be no assurance that SPNOI presented by us is comparable to similarly titled measures of other REITs.
40
Properties are included in the SPNOI calculation if they are owned and operated for the entirety of the most recent two fiscal year periods, except for properties for which significant redevelopment or expansion occurred during either of the periods presented, and properties classified as discontinued operations. While there is judgment surrounding changes in designations, we move new development and redevelopment properties once they have stabilized, which is typically upon attainment of 90% occupancy. A rollforward of the properties included in our same property designation is as follows:
Three Months Ended December 31, 2015 | Twelve Months Ended December 31, 2015 | ||||
Beginning of the period | 210 | 218 | |||
Properties added: | |||||
Acquisitions | — | 4 | |||
New Developments | — | 1 | |||
Redevelopments | — | 1 | |||
Properties removed: | |||||
Dispositions | (4 | ) | (13 | ) | |
Redevelopments | — | (5 | ) | ||
End of the period | 206 | 206 | |||
We calculate SPNOI using operating income as defined by GAAP excluding property management fees, certain non-cash revenues and expenses such as straight-line rental revenue and the related reversal of such amounts upon early lease termination, depreciation, amortization, impairment losses, general and administrative expenses, acquisition costs and other nonrecurring items such as lease cancellation income, environmental abatement costs and demolition expenses. Consistent with the capital treatment of such costs under GAAP, tenant improvements, leasing commissions and other direct leasing costs are excluded from SPNOI. A reconciliation of operating income to SPNOI is as follows (in thousands):
Three Months Ended December 31, | Twelve Months Ended December 31, | ||||||||||||||
2015 | 2014 | 2015 | 2014 | ||||||||||||
Operating Income | $ | 45,578 | $ | 43,969 | $ | 184,694 | $ | 182,038 | |||||||
Less: | |||||||||||||||
Revenue adjustments (1) | (2,870 | ) | (2,259 | ) | (11,973 | ) | (7,213 | ) | |||||||
Add: | |||||||||||||||
Property management fees | 665 | 662 | 2,928 | 2,847 | |||||||||||
Depreciation and amortization | 37,011 | 36,408 | 145,940 | 150,356 | |||||||||||
Impairment loss | — | 1,024 | 153 | 1,024 | |||||||||||
General and administrative | 7,503 | 7,023 | 27,524 | 24,902 | |||||||||||
Acquisition costs | 303 | 185 | 968 | 254 | |||||||||||
Other (2) | 188 | 98 | 471 | 570 | |||||||||||
Net Operating Income | 88,378 | 87,110 | 350,705 | 354,778 | |||||||||||
Less: NOI related to consolidated entities not defined as same property and noncontrolling interests | (9,708 | ) | (9,811 | ) | (36,686 | ) | (50,255 | ) | |||||||
Add: Pro rata share of unconsolidated entities defined as same property | 9,475 | 9,059 | 37,829 | 36,182 | |||||||||||
Same Property Net Operating Income | $ | 88,145 | $ | 86,358 | $ | 351,848 | $ | 340,705 | |||||||
___________________
(1) | Revenue adjustments consist primarily of straight-line rentals, lease cancellation income and fee income primarily from real estate joint ventures and partnerships. |
(2) | Other includes items such as environmental abatement costs and demolition expenses. |
41
Newly Issued Accounting Pronouncements
See Note 2 to our consolidated financial statements in Item 8 for additional information related to recent accounting pronouncements.
ITEM 7A. Quantitative and Qualitative Disclosures About Market Risk
We use fixed and floating-rate debt to finance our capital requirements. These transactions expose us to market risk related to changes in interest rates. Derivative financial instruments are used to manage a portion of this risk, primarily interest rate contracts with major financial institutions. These agreements expose us to credit risk in the event of non-performance by the counter-parties. We do not engage in the trading of derivative financial instruments in the normal course of business. At December 31, 2015, we had fixed-rate debt of $1.9 billion and variable-rate debt of $243.6 million, after adjusting for the net effect of $63.7 million notional amount of interest rate contracts. In the event interest rates were to increase 100 basis points and holding all other variables constant, annual net income and cash flows for the following year would decrease by approximately $2.4 million associated with our variable-rate debt, including the effect of the interest rate contracts. The effect of the 100 basis points increase would decrease the fair value of our variable-rate and fixed-rate debt by approximately $2.4 million and $128.4 million, respectively.
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ITEM 8. Financial Statements and Supplementary Data
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Board of Trust Managers and Shareholders of
Weingarten Realty Investors
Houston, Texas
We have audited the accompanying consolidated balance sheets of Weingarten Realty Investors and subsidiaries (the "Company") as of December 31, 2015 and 2014, and the related consolidated statements of operations, comprehensive income, equity, and cash flows for each of the three years in the period ended December 31, 2015. Our audits also included the financial statement schedules listed in the Index at Item 15. These financial statements and financial statement schedules are the responsibility of the Company’s management. Our responsibility is to express an opinion on the financial statements and financial statement schedules based on our audits.
We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.
In our opinion, such consolidated financial statements present fairly, in all material respects, the financial position of Weingarten Realty Investors and subsidiaries as of December 31, 2015 and 2014, and the results of their operations and their cash flows for each of the three years in the period ended December 31, 2015, in conformity with accounting principles generally accepted in the United States of America. Also, in our opinion, such financial statement schedules, when considered in relation to the basic consolidated financial statements taken as a whole, present fairly, in all material respects, the information set forth therein.
As discussed in Notes 2 and 14 to the consolidated financial statements, the Company has changed its method of accounting for and disclosure of discontinued operations for the year ended December 31, 2014 due to the adoption of Accounting Standards Update 2014-08, "Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity."
We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the Company’s internal control over financial reporting as of December 31, 2015, based on the criteria established in Internal Control—Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission and our report dated February 24, 2016 expressed an unqualified opinion on the Company’s internal control over financial reporting.
/s/ Deloitte & Touche LLP
Houston, Texas
February 24, 2016
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WEINGARTEN REALTY INVESTORS CONSOLIDATED STATEMENTS OF OPERATIONS (In thousands, except per share amounts) | |||||||||||
Year Ended December 31, | |||||||||||
2015 | 2014 | 2013 | |||||||||
Revenues: | |||||||||||
Rentals, net | $ | 502,464 | $ | 503,128 | $ | 477,340 | |||||
Other | 10,380 | 11,278 | 11,855 | ||||||||
Total | 512,844 | 514,406 | 489,195 | ||||||||
Expenses: | |||||||||||
Depreciation and amortization | 145,940 | 150,356 | 146,763 | ||||||||
Operating | 94,244 | 95,318 | 97,099 | ||||||||
Real estate taxes, net | 60,289 | 60,768 | 57,515 | ||||||||
Impairment loss | 153 | 1,024 | 2,579 | ||||||||
General and administrative | 27,524 | 24,902 | 25,371 | ||||||||
Total | 328,150 | 332,368 | 329,327 | ||||||||
Operating Income | 184,694 | 182,038 | 159,868 | ||||||||
Interest Expense, net | (87,783 | ) | (94,725 | ) | (96,312 | ) | |||||
Interest and Other Income, net | 4,563 | 3,756 | 7,685 | ||||||||
Gain on Sale and Acquisition of Real Estate Joint Venture and Partnership Interests | 879 | 1,718 | 33,670 | ||||||||
Equity in Earnings of Real Estate Joint Ventures and Partnerships, net | 19,300 | 22,317 | 35,112 | ||||||||
(Provision) Benefit for Income Taxes | (52 | ) | 1,261 | (7,046 | ) | ||||||
Income from Continuing Operations | 121,601 | 116,365 | 132,977 | ||||||||
Operating Income from Discontinued Operations | — | 342 | 12,214 | ||||||||
Gain on Sale of Property from Discontinued Operations | — | 44,582 | 119,203 | ||||||||
Income from Discontinued Operations | — | 44,924 | 131,417 | ||||||||
Gain on Sale of Property | 59,621 | 146,290 | 762 | ||||||||
Net Income | 181,222 | 307,579 | 265,156 | ||||||||
Less: Net Income Attributable to Noncontrolling Interests | (6,870 | ) | (19,571 | ) | (44,894 | ) | |||||
Net Income Adjusted for Noncontrolling Interests | 174,352 | 288,008 | 220,262 | ||||||||
Dividends on Preferred Shares | (3,830 | ) | (10,840 | ) | (18,173 | ) | |||||
Redemption Costs of Preferred Shares | (9,687 | ) | — | (17,944 | ) | ||||||
Net Income Attributable to Common Shareholders | $ | 160,835 | $ | 277,168 | $ | 184,145 | |||||
Earnings Per Common Share - Basic: | |||||||||||
Income from continuing operations attributable to common shareholders | $ | 1.31 | $ | 1.91 | $ | .76 | |||||
Income from discontinued operations | — | .37 | .76 | ||||||||
Net income attributable to common shareholders | $ | 1.31 | $ | 2.28 | $ | 1.52 | |||||
Earnings Per Common Share - Diluted: | |||||||||||
Income from continuing operations attributable to common shareholders | $ | 1.29 | $ | 1.89 | $ | .75 | |||||
Income from discontinued operations | — | .36 | .75 | ||||||||
Net income attributable to common shareholders | $ | 1.29 | $ | 2.25 | $ | 1.50 | |||||
See Notes to Consolidated Financial Statements.
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WEINGARTEN REALTY INVESTORS CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (In thousands) | |||||||||||
Year Ended December 31, | |||||||||||
2015 | 2014 | 2013 | |||||||||
Net Income | $ | 181,222 | $ | 307,579 | $ | 265,156 | |||||
Other Comprehensive Income (Loss): | |||||||||||
Net unrealized (loss) gain on investments, net of taxes | (99 | ) | 354 | 340 | |||||||
Realized gain on investments | — | (38 | ) | — | |||||||
Realized gain on derivatives | 5,007 | — | 5,893 | ||||||||
Net unrealized (loss) gain on derivatives | (3,061 | ) | 131 | 530 | |||||||
Amortization of loss on derivatives and designated hedges | 2,798 | 2,052 | 2,299 | ||||||||
Retirement liability adjustment | 147 | (10,733 | ) | 11,479 | |||||||
Total | 4,792 | (8,234 | ) | 20,541 | |||||||
Comprehensive Income | 186,014 | 299,345 | 285,697 | ||||||||
Comprehensive Income Attributable to Noncontrolling Interests | (6,870 | ) | (19,571 | ) | (44,894 | ) | |||||
Comprehensive Income Adjusted for Noncontrolling Interests | $ | 179,144 | $ | 279,774 | $ | 240,803 | |||||
See Notes to Consolidated Financial Statements.
45
WEINGARTEN REALTY INVESTORS CONSOLIDATED BALANCE SHEETS (In thousands, except per share amounts) | |||||||
December 31, | |||||||
2015 | 2014 | ||||||
ASSETS | |||||||
Property | $ | 4,262,959 | $ | 4,076,094 | |||
Accumulated Depreciation | (1,087,642 | ) | (1,028,619 | ) | |||
Property Held for Sale, net | 34,363 | 3,670 | |||||
Property, net * | 3,209,680 | 3,051,145 | |||||
Investment in Real Estate Joint Ventures and Partnerships, net | 267,041 | 257,156 | |||||
Total | 3,476,721 | 3,308,301 | |||||
Unamortized Lease Costs, net | 137,609 | 130,649 | |||||
Accrued Rent and Accounts Receivable (net of allowance for doubtful accounts of $6,072 in 2015 and $7,680 in 2014) * | 84,782 | 77,781 | |||||
Cash and Cash Equivalents * | 22,168 | 23,189 | |||||
Restricted Deposits and Mortgage Escrows | 3,074 | 79,998 | |||||
Other, net | 177,591 | 185,997 | |||||
Total Assets | $ | 3,901,945 | $ | 3,805,915 | |||
LIABILITIES AND EQUITY | |||||||
Debt, net * | $ | 2,113,277 | $ | 1,930,009 | |||
Accounts Payable and Accrued Expenses | 112,205 | 112,479 | |||||
Other, net | 131,453 | 124,484 | |||||
Total Liabilities | 2,356,935 | 2,166,972 | |||||
Commitments and Contingencies | — | — | |||||
Equity: | |||||||
Shareholders' Equity: | |||||||
Preferred Shares of Beneficial Interest - par value, $.03 per share; shares authorized: 10,000 | |||||||
6.5% Series F cumulative redeemable preferred shares of beneficial interest; 140 shares issued; no shares outstanding in 2015 and 60 shares outstanding in 2014; liquidation preference $150,000 in 2014 | — | 2 | |||||
Common Shares of Beneficial Interest - par value, $.03 per share; shares authorized: 275,000; shares issued and outstanding: 123,951 in 2015 and 122,489 in 2014 | 3,744 | 3,700 | |||||
Additional Paid-In Capital | 1,616,242 | 1,706,880 | |||||
Net Income Less Than Accumulated Dividends | (222,880 | ) | (212,960 | ) | |||
Accumulated Other Comprehensive Loss | (7,644 | ) | (12,436 | ) | |||
Total Shareholders' Equity | 1,389,462 | 1,485,186 | |||||
Noncontrolling Interests | 155,548 | 153,757 | |||||
Total Equity | 1,545,010 | 1,638,943 | |||||
Total Liabilities and Equity | $ | 3,901,945 | $ | 3,805,915 | |||
* Consolidated variable interest entities' assets held as collateral and debt included in the above balances (see Note 21): | |||||||
Property, net | $ | 46,610 | $ | 47,085 | |||
Accrued Rent and Accounts Receivable, net | 2,937 | 2,576 | |||||
Cash and Cash Equivalents | 8,188 | 12,189 | |||||
Debt, net | 47,919 | 97,223 | |||||
See Notes to Consolidated Financial Statements.
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WEINGARTEN REALTY INVESTORS CONSOLIDATED STATEMENTS OF CASH FLOWS (In thousands) | |||||||||||
Year Ended December 31, | |||||||||||
2015 | 2014 | 2013 | |||||||||
Cash Flows from Operating Activities: | |||||||||||
Net Income | $ | 181,222 | $ | 307,579 | $ | 265,156 | |||||
Adjustments to reconcile net income to net cash provided by operating activities: | |||||||||||
Depreciation and amortization | 145,940 | 150,616 | 157,665 | ||||||||
Amortization of debt deferred costs and intangibles, net | 2,650 | 3,641 | (7,518 | ) | |||||||
Impairment loss | 153 | 1,024 | 2,815 | ||||||||
Equity in earnings of real estate joint ventures and partnerships, net | (19,300 | ) | (22,317 | ) | (35,112 | ) | |||||
Gain on sale and acquisition of real estate joint venture and partnership interests | (879 | ) | (1,718 | ) | (33,670 | ) | |||||
Gain on sale of property | (59,621 | ) | (190,872 | ) | (119,965 | ) | |||||
Distributions of income from real estate joint ventures and partnerships, net | 1,216 | 4,058 | 3,498 | ||||||||
Changes in accrued rent and accounts receivable, net | (8,116 | ) | (3,494 | ) | (4,606 | ) | |||||
Changes in unamortized lease costs and other assets, net | (14,617 | ) | (16,299 | ) | (19,587 | ) | |||||
Changes in accounts payable, accrued expenses and other liabilities, net | 4,184 | 2,890 | 18,420 | ||||||||
Other, net | 11,584 | 5,661 | 6,896 | ||||||||
Net cash provided by operating activities | 244,416 | 240,769 | 233,992 | ||||||||
Cash Flows from Investing Activities: | |||||||||||
Acquisition of real estate and land | (221,779 | ) | (43,587 | ) | (105,765 | ) | |||||
Development and capital improvements | (83,702 | ) | (100,926 | ) | (76,992 | ) | |||||
Proceeds from sale of property and real estate equity investments, net | 101,866 | 351,224 | 282,705 | ||||||||
Change in restricted deposits and mortgage escrows | 76,574 | (75,299 | ) | 39,505 | |||||||
Notes receivable from real estate joint ventures and partnerships and other receivables - Advances | — | — | (289 | ) | |||||||
Notes receivable from real estate joint ventures and partnerships and other receivables - Collections | — | 10,336 | 19,411 | ||||||||
Real estate joint ventures and partnerships - Investments | (30,053 | ) | (5,223 | ) | (26,241 | ) | |||||
Real estate joint ventures and partnerships - Distributions of capital | 35,341 | 31,260 | 59,932 | ||||||||
Purchase of investments | — | (3,000 | ) | (58,836 | ) | ||||||
Proceeds from investments | 1,250 | 51,788 | — | ||||||||
Other, net | (473 | ) | 1,504 | 1,224 | |||||||
Net cash (used in) provided by investing activities | (120,976 | ) | 218,077 | 134,654 | |||||||
Cash Flows from Financing Activities: | |||||||||||
Proceeds from issuance of debt | 448,083 | 4,500 | 573,542 | ||||||||
Principal payments of debt | (240,505 | ) | (508,997 | ) | (449,629 | ) | |||||
Changes in unsecured credit facilities | (39,500 | ) | 189,000 | (66,000 | ) | ||||||
Proceeds from issuance of common shares of beneficial interest, net | 42,572 | 7,987 | 5,968 | ||||||||
Redemption of preferred shares of beneficial interest | (150,000 | ) | — | (275,000 | ) | ||||||
Common and preferred dividends paid | (174,628 | ) | (199,343 | ) | (165,900 | ) | |||||
Debt issuance and extinguishment costs paid | (9,878 | ) | (463 | ) | (6,716 | ) | |||||
Distributions to noncontrolling interests | (5,478 | ) | (21,055 | ) | (20,151 | ) | |||||
Contributions from noncontrolling interests | 1,318 | 980 | 106,613 | ||||||||
Other, net | 3,555 | 158 | 599 | ||||||||
Net cash used in financing activities | (124,461 | ) | (527,233 | ) | (296,674 | ) | |||||
Net (decrease) increase in cash and cash equivalents | (1,021 | ) | (68,387 | ) | 71,972 | ||||||
Cash and cash equivalents at January 1 | 23,189 | 91,576 | 19,604 | ||||||||
Cash and cash equivalents at December 31 | $ | 22,168 | $ | 23,189 | $ | 91,576 | |||||
Interest paid during the period (net of amount capitalized of $3,252, $3,302 and $2,403, respectively) | $ | 79,580 | $ | 91,277 | $ | 106,918 | |||||
Income taxes paid during the period | $ | 1,474 | $ | 1,705 | $ | 1,860 | |||||
See Notes to Consolidated Financial Statements.
47
WEINGARTEN REALTY INVESTORS
CONSOLIDATED STATEMENTS OF EQUITY
(In thousands)
Year Ended December 31, 2015, 2014 and 2013
Preferred Shares of Beneficial Interest | Common Shares of Beneficial Interest | Additional Paid-In Capital | Net Income Less Than Accumulated Dividends | Accumulated Other Comprehensive Loss | Noncontrolling Interests | Total | |||||||||||||||||||||
Balance, January 1, 2013 | $ | 7 | $ | 3,663 | $ | 1,934,183 | $ | (335,980 | ) | $ | (24,743 | ) | $ | 163,025 | $ | 1,740,155 | |||||||||||
Net income | 220,262 | 44,894 | 265,156 | ||||||||||||||||||||||||
Redemption of preferred shares | (5 | ) | (257,051 | ) | (17,944 | ) | (275,000 | ) | |||||||||||||||||||
Shares issued under benefit plans | 20 | 13,588 | 13,608 | ||||||||||||||||||||||||
Dividends paid – common shares | (148,702 | ) | (148,702 | ) | |||||||||||||||||||||||
Dividends paid – preferred shares | (17,198 | ) | (17,198 | ) | |||||||||||||||||||||||
Distributions to noncontrolling interests | (20,151 | ) | (20,151 | ) | |||||||||||||||||||||||
Contributions from noncontrolling interests | 106,613 | 106,613 | |||||||||||||||||||||||||
Acquisitions of noncontrolling interests | (16,177 | ) | 16,177 | — | |||||||||||||||||||||||
Other comprehensive income | 20,541 | 20,541 | |||||||||||||||||||||||||
Other, net | 4,686 | (975 | ) | (755 | ) | 2,956 | |||||||||||||||||||||
Balance, December 31, 2013 | 2 | 3,683 | 1,679,229 | (300,537 | ) | (4,202 | ) | 309,803 | 1,687,978 | ||||||||||||||||||
Net income | 288,008 | 19,571 | 307,579 | ||||||||||||||||||||||||
Shares issued under benefit plans | 17 | 15,881 | 15,898 | ||||||||||||||||||||||||
Dividends paid – common shares | (189,591 | ) | (189,591 | ) | |||||||||||||||||||||||
Dividends paid – preferred shares | (9,752 | ) | (9,752 | ) | |||||||||||||||||||||||
Distributions to noncontrolling interests | (21,055 | ) | (21,055 | ) | |||||||||||||||||||||||
Contributions from noncontrolling interests | 980 | 980 | |||||||||||||||||||||||||
Acquisition of noncontrolling interests | 11,015 | (11,015 | ) | — | |||||||||||||||||||||||
Disposition of noncontrolling interests | (144,263 | ) | (144,263 | ) | |||||||||||||||||||||||
Other comprehensive loss | (8,234 | ) | (8,234 | ) | |||||||||||||||||||||||
Other, net | 755 | (1,088 | ) | (264 | ) | (597 | ) | ||||||||||||||||||||
Balance, December 31, 2014 | 2 | 3,700 | 1,706,880 | (212,960 | ) | (12,436 | ) | 153,757 | 1,638,943 | ||||||||||||||||||
Net income | 174,352 | 6,870 | 181,222 | ||||||||||||||||||||||||
Redemption of preferred shares | (2 | ) | (140,311 | ) | (9,687 | ) | (150,000 | ) | |||||||||||||||||||
Issuance of common shares, net | 34 | 40,294 | 40,328 | ||||||||||||||||||||||||
Shares issued under benefit plans | 10 | 8,989 | 8,999 | ||||||||||||||||||||||||
Shares issued in exchange for noncontrolling interests | 111 | (111 | ) | — | |||||||||||||||||||||||
Dividends paid – common shares | (170,755 | ) | (170,755 | ) | |||||||||||||||||||||||
Dividends paid – preferred shares | (3,873 | ) | (3,873 | ) | |||||||||||||||||||||||
Distributions to noncontrolling interests | (5,478 | ) | (5,478 | ) | |||||||||||||||||||||||
Contributions from noncontrolling interests | 1,318 | 1,318 | |||||||||||||||||||||||||
Other comprehensive income | 4,792 | 4,792 | |||||||||||||||||||||||||
Other, net | 279 | 43 | (808 | ) | (486 | ) | |||||||||||||||||||||
Balance, December 31, 2015 | $ | — | $ | 3,744 | $ | 1,616,242 | $ | (222,880 | ) | $ | (7,644 | ) | $ | 155,548 | $ | 1,545,010 | |||||||||||
See Notes to Consolidated Financial Statements.
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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
Note 1. Summary of Significant Accounting Policies
Business
Weingarten Realty Investors is a REIT organized under the Texas Business Organizations Code. We currently operate, and intend to operate in the future, as a REIT.
We, and our predecessor entity, began the ownership and development of shopping centers and other commercial real estate in 1948. Our primary business is leasing space to tenants in the shopping centers we own or lease. We also provide property management services for which we charge fees to either joint ventures where we are partners or other outside owners.
We operate a portfolio of neighborhood and community shopping centers, totaling approximately 45.6 million square feet of gross leaseable area, that is either owned by us or others. We have a diversified tenant base, with our largest tenant comprising only 3.3% of base minimum rental revenues during 2015. Net operating income from continuing operations generated by our centers located in Houston and its surrounding areas was 17.9% of total net operating income from continuing operations for the year ended December 31, 2015, and an additional 10.2% of net operating income from continuing operations was generated in 2015 from centers that are located in other parts of Texas.
Basis of Presentation
Our consolidated financial statements include the accounts of our subsidiaries, certain partially owned real estate joint ventures or partnerships and VIEs which meet the guidelines for consolidation. All intercompany balances and transactions have been eliminated.
Our financial statements are prepared in accordance with GAAP. Such statements require management to make estimates and assumptions that affect the reported amounts on our consolidated financial statements. Actual results could differ from these estimates. We have evaluated subsequent events for recognition or disclosure in our consolidated financial statements.
Revenue Recognition
Rental revenue is generally recognized on a straight-line basis over the term of the lease, which generally begins the date the tenant takes control of the space. Revenue from tenant reimbursements of taxes, maintenance expenses and insurance is subject to our interpretation of lease provisions and is recognized in the period the related expense is recognized. Revenue based on a percentage of tenants’ sales is recognized only after the tenant exceeds their sales breakpoint. In circumstances where we provide a tenant improvement allowance for improvements that are owned by the tenant, we recognize the allowance as a reduction of rental revenue on a straight-line basis over the term of the lease. Other revenue is income from contractual agreements with third parties, tenants or partially owned real estate joint ventures or partnerships, which is recognized as the related services are performed under the respective agreements.
Property
Real estate assets are stated at cost less accumulated depreciation. Depreciation is computed using the straight-line method, generally over estimated useful lives of 18-40 years for buildings and 10-20 years for parking lot surfacing and equipment. Major replacements where the betterment extends the useful life of the asset are capitalized, and the replaced asset and corresponding accumulated depreciation are removed from the accounts. All other maintenance and repair items are charged to expense as incurred.
Acquisitions of properties are accounted for utilizing the acquisition method and, accordingly, the results of operations of an acquired property are included in our results of operations from the date of acquisition. Estimates of fair values are based upon estimated future cash flows and other valuation techniques in accordance with our fair value measurements accounting policy. Fair values are used to allocate and record the purchase price of acquired property among land, buildings on an “as if vacant” basis, tenant improvements, other identifiable intangibles and any goodwill or gain on purchase. Other identifiable intangible assets and liabilities include the effect of out-of-market leases, the value of having leases in place (“as is” versus “as if vacant” and absorption costs), out-of-market assumed mortgages and tenant relationships. Depreciation and amortization is computed using the straight-line method, generally over estimated useful lives of 40 years for buildings and over the lease term which includes bargain renewal options for other identifiable intangible assets. Acquisition costs are expensed as incurred.
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Property also includes costs incurred in the development and redevelopment of operating properties. These properties are carried at cost, and no depreciation is recorded on these assets until rent commences or no later than one year from the completion of major construction. These costs include preacquisition costs directly identifiable with the specific project, development and construction costs, interest and real estate taxes. Indirect development costs, including salaries and benefits, travel and other related costs that are directly attributable to the development of the property, are also capitalized. The capitalization of such costs ceases at the earlier of one year from the completion of major construction or when the property, or any completed portion, becomes available for occupancy.
Property also includes costs for tenant improvements paid by us, including reimbursements to tenants for improvements that are owned by us and will remain our property after the lease expires.
Property identified for sale is reviewed to determine if it qualifies as held for sale based on the following criteria: management has approved and is committed to the disposal plan, the assets are available for immediate sale, an active plan is in place to locate a buyer, the sale is probable and expected to qualify as a completed sale within a year, the sales price is reasonable in relation to the current fair value, and it is unlikely that significant changes will be made to the sales plan or that the sales plan will be withdrawn. Upon qualification, these properties are segregated and classified as held for sale at the lower of cost or fair value less costs to sell. Prior to April 1, 2014, the disposed property's related operating results were reclassified into discontinued operations. Upon the adoption of new guidance, as of April 1, 2014, our individual property disposals no longer qualify for discontinued operations presentation; thus, the results of these disposals remain in income from continuing operations and any associated gains are included in gain on sale of property.
Some of our properties are held in single purpose entities. A single purpose entity is a legal entity typically established at the request of a lender solely for the purpose of owning a property or group of properties subject to a mortgage. There may be restrictions limiting the entity’s ability to engage in an activity other than owning or operating the property, assuming or guaranteeing the debt of any other entity, or dissolving itself or declaring bankruptcy before the debt has been repaid. Most of our single purpose entities are 100% owned by us and are consolidated in our consolidated financial statements.
Real Estate Joint Ventures and Partnerships
To determine the method of accounting for partially owned real estate joint ventures and partnerships, management determines whether an entity is a VIE and, if so, determines which party is the primary beneficiary by analyzing whether we have both the power to direct the entity’s significant economic activities and the obligation to absorb potentially significant losses or receive potentially significant benefits. Significant judgments and assumptions inherent in this analysis include the design of the entity structure, the nature of the entity’s operations, future cash flow projections, the entity’s financing and capital structure, and contractual relationships and terms. We consolidate a VIE when we have determined that we are the primary beneficiary.
Primary risks associated with our involvement with our VIEs include the potential funding of the entities’ debt obligations or making additional contributions to fund the entities’ operations.
Partially owned, non-variable interest real estate joint ventures and partnerships over which we have a controlling financial interest are consolidated in our consolidated financial statements. In determining if we have a controlling financial interest, we consider factors such as ownership interest, authority to make decisions, kick-out rights and substantive participating rights. Partially owned real estate joint ventures and partnerships where we do not have a controlling financial interest, but have the ability to exercise significant influence, are accounted for using the equity method.
Management continually analyzes and assesses reconsideration events, including changes in the factors mentioned above, to determine if the consolidation or equity method treatment remains appropriate.
Unamortized Lease Costs, net
Lease costs represent the initial direct costs incurred in origination, negotiation and processing of a lease agreement. Such costs include outside broker commissions and other independent third party costs, as well as salaries and benefits, travel and other internal costs directly related to completing a lease and are amortized over the life of the lease on a straight-line basis. Costs related to supervision, administration, unsuccessful origination efforts and other activities not directly related to completed lease agreements are charged to expense as incurred.
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Accrued Rent and Accounts Receivable, net
Receivables include base rents, tenant reimbursements and receivables attributable to the straight-lining of rental commitments. An allowance for the uncollectible portion of accrued rents and accounts receivable is determined based upon an analysis of balances outstanding, historical bad debt levels, tenant creditworthiness and current economic trends. Additionally, estimates of the expected recovery of pre-petition and post-petition claims with respect to tenants in bankruptcy are considered in assessing the collectibility of the related receivables. Management’s estimate of the collectibility of accrued rents and accounts receivable is based on the best information available to management at the time of evaluation.
Cash and Cash Equivalents
All highly liquid investments with original maturities of three months or less are considered cash equivalents. Cash and cash equivalents are primarily held at major financial institutions in the U.S. We had cash and cash equivalents in certain financial institutions in excess of federally insured levels. We have diversified our cash and cash equivalents amongst several banking institutions in an attempt to minimize exposure to any one of these entities. We believe we are not exposed to any significant credit risk and regularly monitor the financial stability of these financial institutions.
Restricted Deposits and Mortgage Escrows
Restricted deposits and mortgage escrows consist of escrow deposits held by lenders primarily for property taxes, insurance and replacement reserves and restricted cash that is held for a specific use or in a qualified escrow account for the purposes of completing like-kind exchange transactions.
Our restricted deposits and mortgage escrows consists of the following (in thousands):
December 31, | |||||||
2015 | 2014 | ||||||
Restricted cash (1) | $ | 1,952 | $ | 77,739 | |||
Mortgage escrows | 1,122 | 2,259 | |||||
Total | $ | 3,074 | $ | 79,998 | |||
___________________
(1) | The decrease between the periods presented is primarily attributable to the use of $77.4 million from a qualified escrow account for the purpose of completing like-kind exchange transactions. |
Other Assets, net
Other assets include an asset related to the debt service guaranty (see Note 6 for further information), tax increment revenue bonds, investments, investments held in a grantor trust, deferred tax assets, prepaid expenses, interest rate derivatives, the value of above-market leases and the related accumulated amortization, deferred debt costs associated with our revolving credit facilities and other miscellaneous receivables. Investments held in a grantor trust and investments in mutual funds are adjusted to fair value at each period with changes included in our Consolidated Statements of Operations. The value of our investments in mutual funds approximates the cost basis. Investments held to maturity are carried at amortized cost and are adjusted using the interest method for amortization of premiums and accretion of discounts. Our tax increment revenue bonds have been classified as held to maturity and are recorded at amortized cost offset by a recognized credit loss (see Note 22 for further information). Above-market leases are amortized as adjustments to rental revenues over terms of the acquired leases. Deferred debt costs, including those classified in debt, are amortized primarily on a straight-line basis, which approximates the effective interest rate method, over the terms of the debt. Other miscellaneous receivables have a reserve applied to the carrying amount when it becomes apparent that conditions exist that may lead to our inability to fully collect on outstanding amounts due. Such conditions include delinquent or late payments on receivables, deterioration in the ongoing relationship with the borrower and other relevant factors. We would establish a reserve when expected loss conditions exist by reviewing the borrower’s ability to generate revenues to meet debt service requirements and assessing the fair value of any collateral.
Derivatives and Hedging
We manage interest cost using a combination of fixed-rate and variable-rate debt. To manage our interest rate risk, we occasionally hedge the future cash flows of our existing floating-rate debt or anticipated fixed-rate debt issuances, as well as changes in the fair value of our existing fixed-rate debt instruments, principally through interest rate contracts with major financial institutions. Interest rate contracts that meet specific criteria are accounted for as either a cash flow or fair value hedge.
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Cash Flow Hedges of Interest Rate Risk:
Our objective in using interest rate derivatives is to add stability to interest expense and to manage our exposure to interest rate movements. To accomplish this objective, we primarily use interest rate swap contracts as part of our interest rate risk management strategy. Interest rate swap contracts designated as cash flow hedges involve the receipt of variable amounts from a counterparty in exchange for us making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount.
The effective portion of changes in the fair value of derivatives designated and that qualify as cash flow hedges is recorded in accumulated other comprehensive loss and is subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. For hedges of fixed-rate debt issuances, the interest rate contracts are cash settled upon the pricing of the debt, with amounts deferred in accumulated other comprehensive loss and amortized as an increase/decrease to interest expense over the originally hedged period.
The ineffective portion of the change in fair value of the derivatives is recognized directly in earnings.
Fair Value Hedges of Interest Rate Risk:
We are exposed to changes in the fair value of certain of our fixed-rate obligations due to changes in benchmark interest rates, such as LIBOR. We use interest rate derivatives to manage our exposure to changes in fair value on these instruments attributable to changes in the benchmark interest rate. Interest rate swap contracts designated as fair value hedges involve the receipt of fixed-rate amounts from a counterparty in exchange for us making variable-rate payments over the life of the agreements without the exchange of the underlying notional amount. Changes in the fair value of interest rate contracts designated as fair value hedges, as well as changes in the fair value of the related debt being hedged, are recorded in earnings each reporting period.
Sales of Real Estate
Sales of real estate include the sale of tracts of land within a shopping center development, property adjacent to shopping centers, operating properties, newly developed properties, investments in real estate joint ventures and partnerships and partial sales to real estate joint ventures and partnerships in which we participate.
Profits on sales of real estate are not recognized until (a) a sale is consummated; (b) the buyer’s initial and continuing investments are adequate to demonstrate a commitment to pay; (c) the seller’s receivable is not subject to future subordination; and (d) we have transferred to the buyer the usual risks and rewards of ownership in the transaction, and we do not have a substantial continuing involvement with the property.
We recognize gains on the sale of real estate to joint ventures and partnerships in which we participate to the extent we receive cash from the joint venture or partnership, if it meets the sales criteria in accordance with GAAP, and we do not have a commitment to support the operations of the real estate joint venture or partnership to an extent greater than our proportionate interest in the real estate joint venture or partnership.
Impairment
Our property is reviewed for impairment if events or changes in circumstances indicate that the carrying amount of the property, including any capitalized costs and any identifiable intangible assets, may not be recoverable.
If such an event occurs, a comparison is made of the current and projected operating cash flows of each such property into the foreseeable future, with consideration of applicable holding periods, on an undiscounted basis to the carrying amount of such property. If we determine the carrying amount is not recoverable, our basis in the property is reduced to its estimated fair value to reflect impairment in the value of the asset. Fair values are determined by management utilizing cash flow models, market capitalization rates and market discount rates, or by obtaining third-party broker or appraisal estimates in accordance with our fair value measurements accounting policy.
We review economic considerations at each reporting period, including the effects of tenant bankruptcies, the suspension of tenant expansion plans for new development projects, declines in real estate values, and any changes to plans related to our new development properties including land held for development, to identify properties where we believe market values may be deteriorating. Determining whether a property is impaired and, if impaired, the amount of write-down to fair value requires a significant amount of judgment by management and is based on the best information available to management at the time of evaluation. If market conditions deteriorate or management’s plans for certain properties change, additional write-downs could be required in the future.
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Our investment in partially owned real estate joint ventures and partnerships is reviewed for impairment each reporting period. The ultimate realization is dependent on a number of factors, including the performance of each investment and market conditions. We will record an impairment charge if we determine that a decline in the estimated fair value of an investment below its carrying amount is other than temporary. There is no certainty that impairments will not occur in the future if market conditions decline or if management’s plans for these investments change.
Our investments in tax increment revenue bonds are reviewed for impairment, including the evaluation of changes in events or circumstances that may indicate that the carrying amount of the investment may not be recoverable. Realization is dependent on a number of factors, including investment performance, market conditions and payment structure. We will record an impairment charge if we determine that a decline in the value of the investment below its carrying amount is other than temporary, recovery of its cost basis is uncertain, and/or it is uncertain if the investment will be held to maturity.
Interest Capitalization
Interest is capitalized on land under development and buildings under construction based on rates applicable to borrowings outstanding during the period and the weighted average balance of qualified assets under development/construction during the period.
Interest Expense in Discontinued Operations
Interest expense that is specifically identifiable to property, both held for sale and sold and qualifies as discontinued operations, is included in operating income from discontinued operations in our consolidated financial statements. We do not allocate other consolidated interest to operating income from discontinued operations because the interest savings to be realized from the proceeds of the sale of these operations is not material.
Income Taxes
We have elected to be treated as a REIT under the Internal Revenue Code of 1986, as amended. As a REIT, we generally will not be subject to corporate level federal income tax on taxable income we distribute to our shareholders. To be taxed as a REIT, we must meet a number of requirements including defined percentage tests concerning the amount of our assets and revenues that come from, or are attributable to, real estate operations. As long as we distribute at least 90% of the taxable income of the REIT (without regard to capital gains or the dividends paid deduction) to our shareholders as dividends, we will not be taxed on the portion of our income we distribute as dividends unless we have ineligible transactions.
The Tax Relief Extension Act of 1999 gave REITs the ability to conduct activities which a REIT was previously precluded from doing as long as such activities are performed in entities which have elected to be treated as taxable REIT subsidiaries under the IRS code. These activities include buying or developing properties with the express purpose of selling them. We conduct certain of these activities in a taxable REIT subsidiary that we have created. We calculate and record income taxes in our consolidated financial statements based on the activities in this entity. Deferred tax assets and liabilities are recognized for the estimated future tax consequences attributable to differences between our carrying amounts of existing assets and liabilities and their respective tax bases and net operating loss and tax credit carry-forwards. These are measured using enacted tax rates in effect for the year in which those temporary differences are expected to be recovered or settled. A valuation allowance for deferred tax assets is established for those assets when we do not consider the realization of such assets to be more likely than not.
Additionally, GAAP prescribes a recognition threshold and measurement attribute for the financial statement recognition of a tax position taken, or expected to be taken, in a tax return. A tax position may only be recognized in the consolidated financial statements if it is more likely than not that the tax position will be sustained upon examination. We believe it is more likely than not that our tax positions will be sustained in any tax examinations.
In addition, we are subject to the State of Texas business tax (“Texas Franchise Tax”), which is determined by applying a tax rate to a base that considers both revenues and expenses. Therefore, the Texas Franchise Tax is considered an income tax and is accounted for accordingly.
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Share-Based Compensation
We have share option and restricted share award plans. In November 2011, we announced changes to the long-term incentive program under our Amended and Restated 2010 Long-Term Incentive Plan ("2011 Program Changes"). Currently, grants of awards will incorporate both service-based and market-based measures for restricted share awards to promote share ownership among the participants and to emphasize the importance of total shareholder return. The terms of each grant vary depending upon the participant's responsibilities and position within the Company. All awards are recorded at fair value on the date of grant and earn dividends throughout the vesting period. Compensation expense is measured at the grant date and recognized over the vesting period. All share awards are awarded subject to the participant’s continued employment with us.
The share awards are subject to a three-year cliff vesting basis. Service-based and market-based share awards are subject to the achievement of select performance goals as follows:
• | Service-based awards and accumulated dividends typically vest three years from the grant date. These grants are subject only to continued employment and not dependent on future performance measures. Accordingly, if such vesting criteria are not met, compensation cost previously recognized would be reversed. |
• | Market-based awards vest based upon the performance metrics at the end of a three-year period. These awards are based 50% on our three-year relative total shareholder return (“TSR”) as compared to the FTSE NAREIT U.S. Shopping Center Index. The other 50% is tied to our three-year absolute TSR. At the end of a three-year period, the performance measures are analyzed; the actual number of shares earned is determined; and the earned shares and the accumulated dividends vest. The probability of meeting the market criteria is considered when calculating the estimated fair value on the date of grant using a Monte Carlo simulation. These awards are accounted for as awards with market criteria, with compensation cost recognized over the service period, regardless of whether the market criteria are achieved and the awards are ultimately earned and vest. |
Share options granted to non-officers prior to the 2011 Program Changes vest ratably over a three-year period beginning after the grant date, and share options and restricted shares for officers vest ratably over a five-year period after the grant date. Restricted shares granted to trust managers and share options or awards granted to retirement eligible employees are expensed immediately. Restricted shares have the same rights of a common shareholder, including the right to vote and receive dividends, except as otherwise provided by our Management Development and Executive Compensation Committee.
The grant price for our options is calculated as an average of the high and low of the quoted fair value of our common shares on the date of grant. Issued options generally expire upon the earlier of termination of employment or 10 years from the date of grant, and restricted shares for officers and trust managers are granted at no purchase price. Our policy is to recognize compensation expense for equity awards ratably over the vesting period, except for retirement eligible amounts.
The fair value of share options was estimated on the date of grant using the Black-Scholes option pricing method based on certain expected weighted average assumptions; including the dividend yield, the expected volatility, the expected life and the risk free interest rate. The dividend yield was an average of the historical yields at each record date over the estimated expected life. We estimated volatility using our historical volatility data for a period of 10 years, and the expected life was based on historical data from an option valuation model of employee exercises and terminations. The risk-free rate was based on the U.S. Treasury yield curve.
Retirement Benefit Plans
Defined Benefit Plan:
We sponsor a noncontributory cash balance retirement plan (“Retirement Plan”) under which an account is maintained for each participant. Annual additions to each participant’s account include a service credit ranging from 3%-5% of compensation, depending on years of service, and an interest credit of 4.5%. Vesting generally occurs after three years of service.
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Investments of Plan Assets
Our investment policy for our plan assets has been to determine the objectives for structuring a retirement savings program suitable to the long-term needs and risk tolerances of participants, to select appropriate investments to be offered by the plan and to establish procedures for monitoring and evaluating the performance of the investments of the plan. Our overall plan objectives for selecting and monitoring investment options are to promote and optimize retirement wealth accumulation; to provide a full range of asset classes and investment options that are intended to help diversify the portfolio to maximize return within reasonable and prudent levels of risk; to control costs of administering the plan; and to manage the investments held by the plan.
The selection of investment options is determined using criteria based on the following characteristics: fund history, relative performance, investment style, portfolio structure, manager tenure, minimum assets, expenses and operation considerations. Investment options selected for use in the plan are reviewed at least on a semi-annual basis to evaluate material changes from the selection criteria. Asset allocation is used to determine how the investment portfolio should be split between stocks, bonds and cash. The asset allocation decision is influenced by investment time horizon; risk tolerance; and investment return objectives. The primary factor in establishing asset allocation is demographics of the plan, including attained age and future service. A broad market diversification model is used in considering all these factors, and the percentage allocation to each investment category may also vary depending upon market conditions. Re-balancing of the allocation of plan assets occurs semi-annually.
Defined Contribution Plans:
Effective January 1, 2012, we amended our two separate and independent nonqualified supplemental retirement plans (“SRP”) for certain employees to be defined contribution plans. These unfunded plans provide benefits in excess of the statutory limits of our noncontributory cash balance retirement plan. For active participants as of January 1, 2012, annual additions to each participant’s account include an actuarially-determined service credit ranging from 3% to 5% and an interest credit of 4.5%. Vesting generally occurs between five and 10 years of service. We have elected to use the actuarial present value of the vested benefits to which the participant was entitled if the participant separated immediately from the SRP, as permitted by GAAP.
The SRP participants' account balances, prior to January 1, 2012, were converted to a cash balance retirement plan which no longer receives service credits but continues to receive a 7.5% interest credit for active participants and a December 31 90-day LIBOR rate plus .50% for inactive participants.
We have a Savings and Investment Plan pursuant to which eligible employees may elect to contribute from 1% of their salaries to the maximum amount established annually by the IRS. Employee contributions are matched by us at the rate of 50% for the first 6% of the employee's salary. The employees vest in the employer contributions ratably over a five-year period.
Deferred Compensation Plan
We have a deferred compensation plan for eligible employees allowing them to defer portions of their current cash salary or share-based compensation. Deferred amounts are deposited in a grantor trust, which are included in net other assets, and are reported as compensation expense in the year service is rendered. Cash deferrals are invested based on the employee’s investment selections from a mix of assets selected using a broad market diversification model. Deferred share-based compensation cannot be diversified, and distributions from this plan are made in the same form as the original deferral.
Fair Value Measurements
Certain financial instruments, estimates and transactions are required to be calculated, reported and/or recorded at fair value. The estimated fair values of such financial items, including debt instruments, impaired assets, acquisitions, investment securities and derivatives, have been determined using a market-based measurement. This measurement is determined based on the assumptions that management believes market participants would use in pricing an asset or liability; including, market capitalization rates, discount rates, current operating income, local economics and other factors. As a basis for considering market participant assumptions in fair value measurements, GAAP establishes a fair value hierarchy that distinguishes between market participant assumptions based on market data obtained from sources independent of the reporting entity (observable inputs that are classified within Levels 1 and 2 of the hierarchy) and the reporting entity’s own assumptions about market participant assumptions (unobservable inputs classified within Level 3 of the hierarchy).
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Level 1 inputs utilize quoted prices (unadjusted) in active markets for identical assets or liabilities that we have the ability to access. Level 2 inputs are inputs other than quoted prices included in Level 1 that are observable for the asset or liability, either directly or indirectly. Level 2 inputs may include quoted prices for similar assets and liabilities in active markets, as well as inputs that are observable for the asset or liability (other than quoted prices), such as interest rates and yield curves that are observable at commonly quoted intervals. Level 3 inputs are unobservable inputs for the asset or liability, which is typically based on an entity’s own assumptions, as there is little, if any, related market activity. In instances where the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level input that is significant to the fair value measurement in its entirety. Our assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment, and considers factors specific to the asset or liability. The fair value of such financial instruments, estimates and transactions was determined using available market information and appropriate valuation methodologies as prescribed by GAAP.
Internally developed and third party fair value measurements, including the unobservable inputs, are evaluated by management with sufficient experience for reasonableness based on current market knowledge, trends and transactional experience in the real estate and capital markets. Our valuation policies and procedures are determined by our Accounting Group, which reports to the Chief Financial Officer and the results of significant impairment transactions are discussed with the Audit Committee on a quarterly basis.
Fair value estimates are based on limited available market information for similar transactions, including our tax increment revenue bonds, investments held to maturity and debt, and there can be no assurance that the disclosed value of any financial instrument could be realized by immediate settlement of the instrument. The following provides information about the methods used to estimate the fair value of the our financial instruments, including their estimated fair values:
Investments and Deferred Compensation Plan Obligations
Investments in mutual funds held in a grantor trust and mutual funds are valued based on publicly-quoted market prices for identical assets. The deferred compensation plan obligations corresponds to the value of our investments held in a grantor trust. Investments held to maturity are carried at amortized cost and are adjusted using the interest method for amortization of premiums and accretion of discounts.
Derivative Instruments
We use interest rate contracts with major financial institutions to manage our interest rate risk. The valuation of these instruments is determined based on assumptions that management believes market participants would use in pricing, using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves and implied volatilities. The fair values of our interest rate contracts have been determined using the market standard methodology of netting the discounted future fixed cash receipts (or payments) and the discounted expected variable cash payments (or receipts). The variable cash payments (or receipts) are based on an expectation of future interest rates (forward curves) derived from observable market interest rate curves.
We incorporate credit valuation adjustments to appropriately reflect both our own nonperformance risk and the respective counter-party’s nonperformance risk in the fair value measurements. In adjusting the fair value of our derivative contracts for the effect of nonperformance risk, we have considered the impact of netting and any applicable credit enhancements, such as collateral, thresholds and guarantees. An accounting policy election was made to measure the credit risk of its derivative financial instruments that are subject to master netting agreements on a net basis by counterparty portfolio.
Although we have determined that the majority of the inputs used to value our derivatives fall within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with our derivatives utilize Level 3 inputs, such as estimates of current credit spreads to evaluate the likelihood of default by ourselves and our counter-parties. However, we have assessed the significance of the impact of the credit valuation adjustments on the overall valuation of our derivative positions and have determined that the credit valuation adjustments are not significant to the overall valuation of our derivatives. As a result, we have determined that the derivative valuations in their entirety are classified in Level 2 of the fair value hierarchy.
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Tax Increment Revenue Bonds
The fair value estimates of our held to maturity tax increment revenue bonds, which were issued by the Agency in connection with our investment in a development project in Sheridan, Colorado, are based on assumptions that management believes market participants would use in pricing, using widely accepted valuation techniques including discounted cash flow analysis based on the expected future sales tax revenues of the development project. This analysis reflects the contractual terms of the bonds, including the period to maturity, and uses observable market-based inputs, such as market discount rates and unobservable market-based inputs, such as future growth and inflation rates.
Debt
The fair value of our debt may be based on quoted market prices for publicly-traded debt, on a third-party established benchmark for inactively traded debt and on the discounted estimated future cash payments to be made for non-traded debt. For inactively traded debt, our third-party provider establishes a benchmark for all REIT securities based on the largest, most liquid and most frequent investment grade securities in the REIT bond market. This benchmark is then adjusted to consider how a market participant would be compensated for risk premiums such as, longevity of maturity dates, lack of liquidity and credit quality of the issuer. The discount rates used approximate current lending rates for loans or groups of loans with similar maturities and credit quality, assumes the debt is outstanding through maturity and considers the debt’s collateral (if applicable). We have utilized market information as available or present value techniques to estimate the amounts required to be disclosed.
Reportable Segments
Our primary focus is to lease space to tenants in shopping centers that we own, lease or manage. We evaluate the performance of the reportable segments based on net operating income, defined as total revenues less operating expenses and real estate taxes. Management does not consider the effect of gains or losses from the sale of property or interests in real estate joint ventures and partnerships in evaluating segment operating performance.
No individual property constitutes more than 10% of our revenues, net operating income or assets, and we have no operations outside of the United States of America. Therefore, our properties have been aggregated into one reportable segment since such properties and the tenants thereof each share similar economic and operating characteristics.
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Accumulated Other Comprehensive Loss
Changes in accumulated other comprehensive loss by component consists of the following (in thousands):
Gain on Investments | Gain on Cash Flow Hedges | Defined Benefit Pension Plan | Total | ||||||||||||
Balance, December 31, 2014 | $ | (656 | ) | $ | (3,416 | ) | $ | 16,508 | $ | 12,436 | |||||
Change excluding amounts reclassified from accumulated other comprehensive loss | 99 | (1,946 | ) | 1,276 | (571 | ) | |||||||||
Amounts reclassified from accumulated other comprehensive loss | (2,798 | ) | (2) | (1,423 | ) | (3) | (4,221 | ) | |||||||
Net other comprehensive loss (income) | 99 | (4,744 | ) | (147 | ) | (4,792 | ) | ||||||||
Balance, December 31, 2015 | $ | (557 | ) | $ | (8,160 | ) | $ | 16,361 | $ | 7,644 | |||||
Gain on Investments | Gain on Cash Flow Hedges | Defined Benefit Pension Plan | Total | ||||||||||||
Balance, December 31, 2013 | $ | (340 | ) | $ | (1,233 | ) | $ | 5,775 | $ | 4,202 | |||||
Change excluding amounts reclassified from accumulated other comprehensive loss | (354 | ) | (131 | ) | 11,118 | 10,633 | |||||||||
Amounts reclassified from accumulated other comprehensive loss | 38 | (1) | (2,052 | ) | (2) | (385 | ) | (3) | (2,399 | ) | |||||
Net other comprehensive (income) loss | (316 | ) | (2,183 | ) | 10,733 | 8,234 | |||||||||
Balance, December 31, 2014 | $ | (656 | ) | $ | (3,416 | ) | $ | 16,508 | $ | 12,436 | |||||
___________________
(1) | This reclassification component is included in interest and other income. |
(2) | This reclassification component is included in interest expense (see Note 7 for additional information). |
(3) | This reclassification component is included in the computation of net periodic benefit cost (see Note 18 for additional information). |
Reclassifications
We reclassed prior years’ net debt issuance costs associated with our revolving credit facilities of $2.3 million to Other, net assets to conform to the current year presentation. This amount was previously reported in Unamortized Debt and Lease Costs, net in our consolidated balance sheet. This reclassification had no impact on previously reported total assets.
Retrospective Application of Accounting Standard Update
The retrospective application of adopting a new ASU on prior years' consolidated balance sheet was made to conform to the current year presentation. The impact of this change is described in Note 2.
Note 2. Newly Issued Accounting Pronouncements
In April 2014, the FASB issued ASU No. 2014-08, "Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity." This ASU amends the criteria for reporting discontinued operations while enhancing disclosures in this area. The provisions of ASU No. 2014-08 was effective for us prospectively on January 1, 2015; however, early adoption was permitted. We adopted this update effective April 1, 2014. The adoption resulted in individual center disposals no longer qualifying for discontinued operations presentation; thus, the results of these disposals will remain in income from continuing operations, and any associated gains are included in gain on sale of property. Centers sold or classified as held for sale prior to April 1, 2014, are not subject to ASU No. 2014-08 and therefore, continue to be classified as discontinued operations using the previous definition.
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In May 2014, the FASB issued ASU No. 2014-09, "Revenue from Contracts with Customers." This ASU's core objective is for an entity to recognize revenue based on the consideration it expects to receive in exchange for goods or services. Additionally, this ASU requires entities to use a single model in accounting for revenues derived from contracts with customers. ASU No. 2014-09 replaces prior guidance regarding the recognition of revenue from sales of real estate, except for revenue from sales that are part of a sale-leaseback transaction. The provisions of ASU No. 2014-09, as amended in ASU No. 2015-14, are effective for us on January 1, 2018, and are required to be applied either on a retrospective or a modified retrospective approach. We are currently assessing the impact, if any, that the adoption of this ASU will have on our consolidated financial statements.
In August 2014, the FASB issued ASU No. 2014-15, "Disclosure of Uncertainties about an Entity's Ability to Continue as a Going Concern." This ASU's core objective is that management should evaluate whether there are conditions or events, considered in the aggregate, that raise substantial doubt about the entity’s ability to continue as a going concern within one year after the date that the financial statements are issued or are available to be issued. The provisions of ASU No. 2014-15 are effective for us as of December 31, 2016, and early adoption is permitted. We do not expect the adoption of this update to have any impact to our consolidated financial statements.
In February 2015, the FASB issued ASU No. 2015-02, "Amendments to the Consolidation Analysis." This ASU amends the consolidation analysis required under GAAP and requires management to reevaluate all previous consolidation conclusions. ASU No. 2015-02 considers limited partnerships as VIEs, unless the limited partners have either substantive kick-out or participating rights. The presumption that a general partner should consolidate a limited partnership has also been eliminated. The ASU amends the effect that fees paid to a decision maker or service provider have on the consolidation analysis, as well as amends how variable interests held by a reporting entity's related parties affect the consolidation conclusion. The ASU also clarifies how to determine whether equity holders as a group have power over an entity. The provisions of ASU No. 2015-02 are effective for us as of January 1, 2016, and early adoption is permitted. We are currently assessing the impact that the adoption of this ASU will have on our consolidated financial statements. At the date of this filing, we anticipate we will report 10 additional entities as VIEs since the limited partners in these entities do not have either substantive kick-out or participating rights. Although the impact of these additional VIEs will result in additional reporting requirements, we do not anticipate the assessment will impact our consolidated balance sheets or consolidated statements of operations or cash flows as the consolidation status of these entities are not expected to change.
In April 2015, the FASB issued ASU No. 2015-03, "Simplifying the Presentation of Debt Issuance Costs." The ASU requires debt issuance costs related to a recognized debt liability be presented in the balance sheet as a direct deduction from the carrying amount of that debt liability, and amortization of the debt issuance costs will continue to be reported as interest expense. The provisions of ASU No. 2015-03 are effective for us as of January 1, 2016, and are required to be applied retrospectively. Early adoption of ASU No. 2015-03 is permitted. We early adopted this update effective December 31, 2015. The early adoption did not have any impact on our consolidated statements of operations or cash flows; however, Debt, net and unamortized debt costs in our consolidated balance sheets has decreased $10.1 million and $8.2 million as of December 31, 2015 and 2014, respectively.
In August 2015, the FASB issued ASU No. 2015-15, "Presentation and Subsequent Measurement of Debt Issuance Costs Associated with Line-of-Credit Arrangements." The ASU clarifies the SEC staff's position on presenting and measuring debt issuance costs associated with the line-of credit arrangement. The SEC staff announced that they would "not object to an entity deferring and presenting debt issuance costs as an asset and subsequently amortizing the deferred debt issuance costs ratably over the term of the line-of-credit arrangement." The provisions of ASU No. 2015-15 were effective for us upon issuance and had no impact to our consolidated financial statements.
In September 2015, FASB issued ASU No. 2015-16, "Simplifying the Accounting for Measurement-Period Adjustments." This ASU will allow measurement-period adjustments associated with business combinations recorded in the reporting period in which the adjustment amounts are determined, rather than retrospectively, as if the accounting for the business combination had been completed as of the acquisition date. The provisions of ASU No. 2015-16 are effective for us as of January 1, 2016, and early adoption is permitted. We do not expect the adoption of this ASU to have a material impact to our consolidated financial statements.
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In January 2016, FASB issued ASU No. 2016-01, "Recognition and Measurement of Financial Assets and Financial Liabilities." This ASU will require equity investments, excluding those investments accounted for under the equity method of accounting or those that result in consolidation of the investee, to be measured at fair value with the changes in fair value recognized in net income; will simplify the impairment assessment of those investments; will eliminate the disclosure of the method(s) and significant assumptions used to estimate the fair value for financial instruments measured at amortized cost and change the fair value calculation for those investments; will change the disclosure in other comprehensive income for financial liabilities that are measured at fair value in accordance with the fair value options for financial instruments; and will clarify that a deferred asset related to available-for-sale securities should be included in an entity's evaluation for a valuation allowance. The provisions of ASU No. 2016-01 are effective for us as of January 1, 2018. We are currently assessing the impact, if any, that the adoption of this ASU will have on our consolidated financial statements.
Note 3. Property
Our property consisted of the following (in thousands):
December 31, | |||||||
2015 | 2014 | ||||||
Land | $ | 929,958 | $ | 821,614 | |||
Land held for development | 95,524 | 103,349 | |||||
Land under development | 17,367 | 24,297 | |||||
Buildings and improvements | 3,152,215 | 3,061,616 | |||||
Construction in-progress | 67,895 | 65,218 | |||||
Total | $ | 4,262,959 | $ | 4,076,094 | |||
During the year ended December 31, 2015, we sold 11 centers and other property. Aggregate gross sales proceeds from these transactions approximated $107.7 million and generated gains of approximately $59.6 million. Also, during the year ended December 31, 2015, we acquired seven centers and other property with an aggregate gross purchase price of approximately $240.2 million and invested $26.1 million in new development projects.
At December 31, 2015, one center, totaling $53.2 million before accumulated depreciation, was classified as held for sale. At December 31, 2014, one center, totaling $9.4 million before accumulated depreciation, was classified as held for sale. Neither of these centers qualified to be reported as discontinued operations, and each was sold subsequent to the applicable reporting period.
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Note 4. Investment in Real Estate Joint Ventures and Partnerships
We own interests in real estate joint ventures or limited partnerships and have tenancy-in-common interests in which we exercise significant influence, but do not have financial and operating control. We account for these investments using the equity method, and our interests range from 20% to 75% for the periods presented. Combined condensed financial information of these ventures (at 100%) is summarized as follows (in thousands):
December 31, | |||||||
2015 | 2014 | ||||||
Combined Condensed Balance Sheets | |||||||
ASSETS | |||||||
Property | $ | 1,290,784 | $ | 1,331,445 | |||
Accumulated depreciation | (293,474 | ) | (279,067 | ) | |||
Property, net | 997,310 | 1,052,378 | |||||
Other assets, net (1) | 130,251 | 125,332 | |||||
Total Assets | $ | 1,127,561 | $ | 1,177,710 | |||
LIABILITIES AND EQUITY | |||||||
Debt, net (primarily mortgages payable) (1) | $ | 345,186 | $ | 379,258 | |||
Amounts payable to Weingarten Realty Investors and Affiliates | 12,285 | 13,749 | |||||
Other liabilities, net | 29,509 | 26,226 | |||||
Total Liabilities | 386,980 | 419,233 | |||||
Equity | 740,581 | 758,477 | |||||
Total Liabilities and Equity | $ | 1,127,561 | $ | 1,177,710 | |||
___________________
(1) | Effective December 31, 2015, ASU No. 2015-03, "Simplifying the Presentation of Debt Issuance Costs" was adopted. Reclassification of prior year's amounts was made to conform to the current year presentation. See Note 2 for additional information. |
Year Ended December 31, | |||||||||||
2015 | 2014 | 2013 | |||||||||
Combined Condensed Statements of Operations | |||||||||||
Revenues, net | $ | 148,875 | $ | 153,301 | $ | 165,365 | |||||
Expenses: | |||||||||||
Depreciation and amortization | 37,771 | 40,235 | 45,701 | ||||||||
Interest, net | 17,053 | 22,657 | 28,787 | ||||||||
Operating | 26,797 | 27,365 | 28,929 | ||||||||
Real estate taxes, net | 18,525 | 18,159 | 18,929 | ||||||||
General and administrative | 839 | 916 | 934 | ||||||||
Provision for income taxes | 197 | 417 | 278 | ||||||||
Impairment loss | 7,487 | 1,526 | 1,887 | ||||||||
Total | 108,669 | 111,275 | 125,445 | ||||||||
Operating income | $ | 40,206 | $ | 42,026 | $ | 39,920 | |||||
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Our investment in real estate joint ventures and partnerships, as reported in our Consolidated Balance Sheets, differs from our proportionate share of the entities’ underlying net assets due to basis differences, which arose upon the transfer of assets to the joint ventures. The net positive basis differences, which totaled $4.9 million and $5.2 million at December 31, 2015 and 2014, respectively, are generally amortized over the useful lives of the related assets.
Our real estate joint ventures and partnerships have determined from time to time that the carrying amount of certain centers was not recoverable and that the centers should be written down to fair value. For the year ended December 31, 2015, 2014 and 2013, our unconsolidated real estate joint ventures and partnerships recorded an impairment charge of $7.5 million, $1.5 million and $1.9 million, respectively, associated primarily on various centers that have been marketed and sold during the period.
Fees earned by us for the management of these real estate joint ventures and partnerships totaled $4.5 million in 2015, $4.6 million in 2014 and $5.0 million in 2013.
During 2015, we sold one center held in a 50% owned unconsolidated real estate joint venture for approximately $1.1 million, of which our share of the gain totaled $.6 million. Associated with this transaction, a gain of $.9 million on our investment of this real estate venture was realized. Additionally, we sold three centers and other property held in unconsolidated joint ventures for approximately $17.6 million, of which our share of the gain totaled $1.0 million. Also, a 51% owned unconsolidated real estate joint venture acquired real estate assets of approximately $54.1 million.
During 2014, we had a partial disposition of a 50% interest at an unconsolidated real estate joint venture for approximately $5.1 million, resulting in a gain on our investment of $1.7 million. Also, we sold four centers and other property held in unconsolidated real estate joint ventures, for approximately $19.9 million, of which our share of the gain totaled $4.9 million.
Note 5. Identified Intangible Assets and Liabilities
Identified intangible assets and liabilities associated with our property acquisitions are as follows (in thousands):
December 31, | |||||||
2015 | 2014 | ||||||
Identified Intangible Assets: | |||||||
Above-market leases (included in Other Assets, net) | $ | 37,595 | $ | 38,121 | |||
Above-market leases - Accumulated Amortization | (14,421 | ) | (11,331 | ) | |||
Below-market assumed mortgages (included in Debt, net) | 1,671 | 4,713 | |||||
Below-market assumed mortgages - Accumulated Amortization | (1,307 | ) | (2,352 | ) | |||
Valuation of in place leases (included in Unamortized Lease Costs, net) | 148,904 | 132,554 | |||||
Valuation of in place leases - Accumulated Amortization | (67,762 | ) | (56,571 | ) | |||
$ | 104,680 | $ | 105,134 | ||||
Identified Intangible Liabilities: | |||||||
Below-market leases (included in Other Liabilities, net) | $ | 50,370 | $ | 42,830 | |||
Below-market leases - Accumulated Amortization | (22,080 | ) | (19,612 | ) | |||
Above-market assumed mortgages (included in Debt, net) | 32,777 | 34,113 | |||||
Above-market assumed mortgages - Accumulated Amortization | (27,272 | ) | (27,411 | ) | |||
$ | 33,795 | $ | 29,920 | ||||
These identified intangible assets and liabilities are amortized over the applicable lease terms or the remaining lives of the assumed mortgages, as applicable.
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The net amortization of above-market and below-market leases (decreased) increased rental revenues by $(.5) million, $(1.7) million and $.6 million in 2015, 2014 and 2013, respectively. The significant year over year change in rental revenues from 2014 to 2013 is primarily due to the acquisition of a partner’s 50% interest in an unconsolidated joint venture in December 2013. The estimated net amortization of these intangible assets and liabilities will decrease rental revenues for each of the next five years as follows (in thousands):
2016 | $ | 615 | |
2017 | 930 | ||
2018 | 853 | ||
2019 | 394 | ||
2020 | 284 | ||
The amortization of the in place lease intangible assets recorded in depreciation and amortization, was $12.3 million, $12.0 million and $11.6 million in 2015, 2014 and 2013, respectively. The estimated amortization of this intangible asset will increase depreciation and amortization for each of the next five years as follows (in thousands):
2016 | $ | 10,757 | |
2017 | 10,210 | ||
2018 | 9,498 | ||
2019 | 8,175 | ||
2020 | 7,462 | ||
The net amortization of above-market and below-market assumed mortgages decreased net interest expense by $.7 million, $1.0 million and $10.4 million in 2015, 2014 and 2013, respectively. The significant year over year change in expense from 2013 to 2014 is primarily due to a $9.7 million write-off in 2013 of an above-market assumed mortgage intangible due to the early payoff of the related mortgage. The estimated net amortization of these intangible assets and liabilities will decrease net interest expense for each of the next five years as follows (in thousands):
2016 | $ | 819 | |
2017 | 940 | ||
2018 | 1,047 | ||
2019 | 1,047 | ||
2020 | 276 | ||
Note 6. Debt
Our debt consists of the following (in thousands):
December 31, | |||||||
2015 | 2014 | ||||||
Debt payable, net to 2038 (1) (2) | $ | 1,872,942 | $ | 1,647,904 | |||
Unsecured notes payable under credit facilities | 149,500 | 189,000 | |||||
Debt service guaranty liability | 69,835 | 72,105 | |||||
Obligations under capital leases | 21,000 | 21,000 | |||||
Total | $ | 2,113,277 | $ | 1,930,009 | |||
___________________
(1) | At December 31, 2015, interest rates ranged from 1.0% to 8.6% at a weighted average rate of 4.3%. At December 31, 2014, interest rates ranged from 3.4% to 8.6% at a weighted average rate of 4.8%. |
(2) | Effective December 31, 2015, ASU No. 2015-03, "Simplifying the Presentation of Debt Issuance Costs" was adopted. Reclassification of prior year's amounts was made to conform to the current year presentation. See Note 2 for additional information. |
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The allocation of total debt between fixed and variable-rate as well as between secured and unsecured is summarized below (in thousands):
December 31, | |||||||
2015 | 2014 | ||||||
As to interest rate (including the effects of interest rate contracts): | |||||||
Fixed-rate debt (1) | $ | 1,869,683 | $ | 1,643,780 | |||
Variable-rate debt | 243,594 | 286,229 | |||||
Total | $ | 2,113,277 | $ | 1,930,009 | |||
As to collateralization: | |||||||
Unsecured debt (1) | $ | 1,650,521 | $ | 1,337,191 | |||
Secured debt (1) | 462,756 | 592,818 | |||||
Total | $ | 2,113,277 | $ | 1,930,009 | |||
___________________
(1) | Effective December 31, 2015, ASU No. 2015-03, "Simplifying the Presentation of Debt Issuance Costs" was adopted. Reclassification of prior year's amounts was made to conform to the current year presentation. |
We maintain a $500 million unsecured revolving credit facility, which was last amended and extended on April 18, 2013. This facility expires in April 2017, provides for two consecutive six-month extensions upon our request and borrowing rates that float at a margin over LIBOR plus a facility fee. At December 31, 2015, the borrowing margin and facility fee, which are priced off a grid that is tied to our senior unsecured credit ratings, were 105 and 15 basis points, respectively. The facility also contains a competitive bid feature that allows us to request bids for up to $250 million. Additionally, an accordion feature allows us to increase the facility amount up to $700 million.
Effective March 2015, we entered into an agreement with a bank for a short-term, unsecured facility totaling $20 million that we maintain for cash management purposes, which matures in March 2016. The facility provides for fixed interest rate loans at a 30-day LIBOR rate plus a borrowing margin and facility fee of 125 and 10 basis points, respectively.
Effective May 2010, we entered into an agreement with a bank for an unsecured and uncommitted overnight facility totaling $99 million that we maintained for cash management purposes. The facility provided for fixed interest rate loans at a 30 day LIBOR rate plus a borrowing margin based on market liquidity until expiration. As of January 2, 2015, this facility was canceled.
The following table discloses certain information regarding our unsecured notes payable under our credit facilities (in thousands, except percentages):
December 31, | |||||||
2015 | 2014 | ||||||
Unsecured revolving credit facility: | |||||||
Balance outstanding | $ | 140,000 | $ | 189,000 | |||
Available balance | 355,190 | 306,777 | |||||
Letter of credit outstanding under facility | 4,810 | 4,223 | |||||
Variable interest rate (excluding facility fee) | 1.3 | % | 0.8 | % | |||
Unsecured facility: | |||||||
Balance outstanding | $ | 9,500 | $ | — | |||
Variable interest rate | 1.7 | % | — | % | |||
Both facilities: | |||||||
Maximum balance outstanding during the year | $ | 244,500 | $ | 270,000 | |||
Weighted average balance | 100,506 | 151,036 | |||||
Year-to-date weighted average interest rate (excluding facility fee) | 0.9 | % | 0.8 | % | |||
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Related to a development project in Sheridan, Colorado, we have provided a guaranty for the payment of any debt service shortfalls until a coverage rate of 1.4x is met on tax increment revenue bonds issued in connection with the project. The bonds are to be repaid with incremental sales and property taxes and a PIF to be assessed on current and future retail sales and, to the extent necessary, any amounts we may have to provide under a guaranty. The incremental taxes and PIF are to remain intact until the earlier of the date the bond liability has been paid in full or 2040. Therefore, a debt service guaranty liability equal to the fair value of the amounts funded under the bonds was recorded. As of December 31, 2015 and 2014, we had $69.8 million and $72.1 million, respectively, outstanding for the debt service guaranty liability.
In May 2015, we issued $250 million of 3.85% senior unsecured notes maturing in 2025. The notes were issued at 99.23% of the principal amount with a yield to maturity of 3.94%. The net proceeds received of $246.5 million were used to reduce the amount outstanding under our $500 million unsecured revolving credit facility.
In March 2015, we entered into a $200 million unsecured term loan. We used the proceeds to pay down amounts outstanding under our $500 million unsecured revolving credit facility. The loan matures in March 2020, and we have the option to repay the loan without penalty at any time. Borrowing rates under the agreement float at a margin over LIBOR and are priced off a grid that is tied to our senior unsecured credit ratings, which is currently 97.5 basis points, which have been swapped to a fixed rate of 2.5%. Additionally, the loan contains an accordion feature which allows us to increase the loan amount up to an additional $100 million.
During 2015, we repaid $90 million of fixed-rate medium term notes upon maturity at a weighted average interest rate of 5.4%. Additionally, we amended an existing $66 million secured note to extend the maturity to 2025 and reduced the interest rate from 7.4% to 3.5% per annum. In connection with this transaction, we have recorded $6.1 million of debt extinguishment costs that have been classified as net interest expense in our Consolidated Statements of Operations.
During 2014, we repaid $315 million of fixed-rate medium term notes upon maturity at a weighted average interest rate of 5.2%, and we redeemed $100 million of our 8.1% senior unsecured notes at our option. The majority of the 8.1% senior unsecured notes were redeemed at a purchase price of 100% of the principal amount, plus accrued and unpaid interest through the redemption date. In conjunction with this redemption, we wrote off $1.2 million of debt costs.
Various leases and properties, and current and future rentals from those leases and properties, collateralize certain debt. At December 31, 2015 and 2014, the carrying value of such property aggregated $.8 billion and $1.0 billion, respectively.
Scheduled principal payments on our debt (excluding $149.5 million unsecured notes payable under our credit facilities, $21.0 million of certain capital leases, $2.7 million fair value of interest rate contracts, $(4.6) million net premium/(discount) on debt, $(10.1) million of deferred debt costs, $5.1 million of non-cash debt-related items, and $69.8 million debt service guaranty liability) are due during the following years (in thousands):
2016 | $ | 161,868 | |
2017 | 141,850 | ||
2018 | 62,214 | ||
2019 | 55,906 | ||
2020 | 237,425 | ||
2021 | 4,406 | ||
2022 | 307,011 | ||
2023 | 304,202 | ||
2024 | 254,394 | ||
2025 | 301,672 | ||
Thereafter | 48,893 | ||
Total | $ | 1,879,841 | |
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Our various debt agreements contain restrictive covenants, including minimum interest and fixed charge coverage ratios, minimum unencumbered interest coverage ratios, minimum net worth requirements and maximum total debt levels. We are not aware of any non-compliance with our public debt and revolving credit facility covenants as of December 31, 2015.
Note 7. Derivatives and Hedging
The fair value of all our interest rate swap contracts was reported as follows (in thousands):
Assets | Liabilities | ||||||||||
Balance Sheet Location | Amount | Balance Sheet Location | Amount | ||||||||
Designated Hedges: | |||||||||||
December 31, 2015 | Other Assets, net | $ | 2,664 | Other Liabilities, net | $ | 725 | |||||
December 31, 2014 | Other Assets, net | 3,891 | Other Liabilities, net | 109 | |||||||
The gross presentation, the effects of offsetting for derivatives with a right to offset under master netting agreements and the net presentation of our interest rate swap contracts is as follows (in thousands):
Gross Amounts Not Offset in Balance Sheet | |||||||||||||||||||||||
Gross Amounts Recognized | Gross Amounts Offset in Balance Sheet | Net Amounts Presented in Balance Sheet | Financial Instruments | Cash Collateral Received | Net Amount | ||||||||||||||||||
December 31, 2015 | |||||||||||||||||||||||
Assets | $ | 2,664 | $ | — | $ | 2,664 | $ | (346 | ) | $ | — | $ | 2,318 | ||||||||||
Liabilities | 725 | — | 725 | (346 | ) | — | 379 | ||||||||||||||||
December 31, 2014 | |||||||||||||||||||||||
Assets | 3,891 | — | 3,891 | — | — | 3,891 | |||||||||||||||||
Liabilities | 109 | — | 109 | — | — | 109 | |||||||||||||||||
Cash Flow Hedges:
As of December 31, 2015, we had three interest rate swap contracts, maturing in March 2020, with an aggregate notional amount of $200.0 million that were designated as cash flow hedges and fixed the interest rate at 1.5%. As of December 31, 2014, we had one interest rate swap contract, maturing in December 2015, with an aggregate notional amount of $5.2 million that was designated as a cash flow hedge and fixed the interest rate at 2.4%. We have determined that these contracts are highly effective in offsetting future variable interest cash flows.
During 2015, we entered into and settled two forward-starting interest rate swap contracts with an aggregate notional amount of $215 million hedging future fixed-rate debt issuances, which fixed the 10-year swap rates at 2.0% per annum. Upon settlement of these contracts, we received $5.0 million resulting in a gain in accumulated other comprehensive loss.
As of December 31, 2015 and 2014, the net gain balance in accumulated other comprehensive loss relating to cash flow interest rate swap contracts was $8.2 million and $3.4 million, respectively, and will be reclassified to net interest expense as interest payments are made on our fixed-rate debt. Within the next 12 months, a loss of approximately $.9 million in accumulated other comprehensive loss is expected to be amortized to net interest expense.
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Summary of cash flow interest rate swap contract hedging activity is as follows (in thousands):
Derivatives Hedging Relationships | Amount of (Gain) Loss Recognized in Other Comprehensive Income on Derivative (Effective Portion) | Location of Gain (Loss) Reclassified from Accumulated Other Comprehensive Loss into Income | Amount of Gain (Loss) Reclassified from Accumulated Other Comprehensive Loss into Income (Effective Portion) | Location of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing) | Amount of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing) | |||||||||||
Year Ended December 31, 2015 | $ | (1,946 | ) | Interest expense, net | $ | (2,798 | ) | Interest expense, net | $ | — | ||||||
Year Ended December 31, 2014 | (131 | ) | Interest expense, net | (1,682 | ) | Interest expense, net | (370 | ) | ||||||||
Year Ended December 31, 2013 | (6,423 | ) | Interest expense, net | (2,537 | ) | Interest expense, net | 238 | |||||||||
Fair Value Hedges:
As of December 31, 2015 and 2014, we had two interest rate swap contracts, maturing through October 2017, with an aggregate notional amount of $63.7 million and $65.3 million, respectively, that were designated as fair value hedges and convert fixed interest payments at rates of 7.5% to variable interest payments ranging from 4.41% to 4.44% and 4.24% to 4.27%, respectively. We have determined that our fair value hedges are highly effective in limiting our risk of changes in the fair value of fixed-rate notes attributable to changes in interest rates.
A summary of the impact on net income for our fair value interest rate swap contract hedging activity is as follows (in thousands):
Gain (Loss) on Contracts | Gain (Loss) on Borrowings | Net Settlements and Accruals on Contracts (1) | Amount of Gain (Loss) Recognized in Income (2) | ||||||||||||
Year Ended December 31, 2015 | |||||||||||||||
Interest expense, net | $ | (1,228 | ) | $ | 1,228 | $ | 2,030 | $ | 2,030 | ||||||
Year Ended December 31, 2014 | |||||||||||||||
Interest expense, net | (1,386 | ) | 1,386 | 2,179 | 2,179 | ||||||||||
Year Ended December 31, 2013 | |||||||||||||||
Interest expense, net | (4,643 | ) | 4,643 | 4,082 | 4,082 | ||||||||||
___________________
(1) | Amounts in this caption include gain (loss) recognized in income on derivatives and net cash settlements. |
(2) | No ineffectiveness was recognized during the respective periods. |
Note 8. Preferred Shares of Beneficial Interest
On May 8, 2015, we redeemed the remaining outstanding Series F depositary shares totaling $150 million. Upon redemption of these shares, $9.7 million was reported as a deduction in arriving at net income attributable to common shareholders.
At December 31, 2014, we had $150 million of Series F depositary shares outstanding. Each depositary share represented one-hundredth of a Series F Cumulative Redeemable Preferred Share. The depositary shares were redeemable at our option, in whole or in part, for cash at a redemption price of $25 per depositary share, plus any accrued and unpaid dividends thereon. The depositary shares were not convertible or exchangeable for any of our other property or securities. The Series F Preferred Shares paid a 6.5% annual dividend and had a liquidation value of $2,500 per share. Of these outstanding shares, $64.3 million were issued at a discount and had an effective rate of 8.25%.
We redeemed a portion of the Series F depositary shares totaling $200 million on June 5, 2013. Upon the redemption of these shares, a portion of the related original issuance costs totaling $15.7 million was reported as a deduction in arriving at net income attributable to common shareholders.
In 2013, we redeemed all of our outstanding Series D Cumulative Redeemable Preferred Shares.
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The following table discloses the cumulative redeemable preferred dividends declared per share:
Year Ended December 31, | ||||||||||||
2015 | 2014 | 2013 | ||||||||||
Series of Preferred Shares: | ||||||||||||
Series D | $ | — | $ | — | $ | 13.08 | ||||||
Series F | 64.55 | 162.50 | 160.24 | |||||||||
Note 9. Common Shares of Beneficial Interest
In February 2015, we established an ATM equity offering program under which we may, but are not obligated to, sell up to $200 million of common shares, in amounts and at times as we determine, at prices determined by the market at the time of sale. Actual sales may depend on a variety of factors including, among others, market conditions, the trading price of our common shares, and determinations by management of the appropriate sources of funding for us. We intend to use the net proceeds from future sales for general trust purposes, which may include reducing borrowings under our $500 million unsecured revolving credit facility, repaying other indebtedness or repurchasing outstanding debt. As of the date of this filing, $159.2 million of common shares remained available for sale under this ATM equity offering program.
The following shares were sold under the ATM equity offering program (in thousands, except per share amounts):
Year Ended December 31, 2015 | ||||
Shares sold | 1,129 | |||
Weighted average price per share | $ | 36.18 | ||
Gross proceeds | $ | 40,836 | ||
In October 2015, our Board of Trust Managers approved a $200 million share repurchase plan. Under this plan, we may repurchase common shares from time-to-time in open-market or in privately negotiated purchases. The timing and amount of any shares repurchased will be determined by management based on its evaluation of market conditions and other factors. The repurchase plan may be suspended or discontinued at any time, and we have no obligations to repurchase any amount of our common shares under the plan. As of the date of this filing, we have not repurchased any shares under this plan.
Common dividends declared per share were $1.38, $1.55 and $1.22 for the year ended December 31, 2015, 2014 and 2013, respectively. The regular dividend rate per share for our common shares for each quarter of 2015 and 2014 was $.345 and $.325, respectively. Also in December 2014, we paid a special dividend on our common shares in the amount of $.25 per share, which was due to the significant gains on dispositions of property. Subsequent to December 31, 2015, our Board of Trust Managers approved an increase to our 2016 first quarter dividend to $.365 per share.
Note 10. Noncontrolling Interests
The following table summarizes the effect of changes in our ownership interest in subsidiaries on the equity attributable to us as follows (in thousands):
Year Ended December 31, | |||||||||||
2015 | 2014 | 2013 | |||||||||
Net income adjusted for noncontrolling interests | $ | 174,352 | $ | 288,008 | $ | 220,262 | |||||
Transfers from the noncontrolling interests: | |||||||||||
Increase in equity for operating partnership units | 111 | — | — | ||||||||
Net increase (decrease) in equity for the acquisition of noncontrolling interests | — | 11,015 | (16,177 | ) | |||||||
Change from net income adjusted for noncontrolling interests and transfers from the noncontrolling interests | $ | 174,463 | $ | 299,023 | $ | 204,085 | |||||
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Note 11. Leasing Operations
The terms of our leases range from less than one year for smaller tenant spaces to over 25 years for larger tenant spaces. In addition to minimum lease payments, most of the leases provide for contingent rentals (payments for real estate taxes, maintenance and insurance by lessees and an amount based on a percentage of the tenants’ sales).
Future minimum rental income from non-cancelable tenant leases, excluding leases associated with property held for sale and estimated contingent rentals, at December 31, 2015 is as follows (in thousands):
2016 | $ | 373,313 | |
2017 | 318,679 | ||
2018 | 264,786 | ||
2019 | 213,244 | ||
2020 | 163,617 | ||
Thereafter | 561,935 | ||
Total | $ | 1,895,574 | |
Contingent rentals for the year ended December 31, are as follows (in thousands):
2015 | $ | 107,931 | |
2014 | 109,714 | ||
2013 | 112,551 | ||
Note 12. Impairment
The following impairment charges were recorded on the following assets based on the difference between the carrying amount of the assets and the estimated fair value (see Note 22 for additional fair value information) (in thousands):
Year Ended December 31, | |||||||||||
2015 | 2014 | 2013 | |||||||||
Continuing operations: | |||||||||||
Land held for development and undeveloped land (1) | $ | — | $ | — | $ | 2,358 | |||||
Property marketed for sale or sold (2) | 153 | 808 | 56 | ||||||||
Other | — | 216 | 165 | ||||||||
Total reported in continuing operations | 153 | 1,024 | 2,579 | ||||||||
Discontinued operations: | |||||||||||
Property held for sale or sold (2) | — | — | 236 | ||||||||
Total impairment charges | 153 | 1,024 | 2,815 | ||||||||
Other financial statement captions impacted by impairment: | |||||||||||
Equity in earnings of real estate joint ventures and partnerships, net | 1,497 | 305 | 395 | ||||||||
Net impact of impairment charges | $ | 1,650 | $ | 1,329 | $ | 3,210 | |||||
___________________
(1) | Impairment was prompted by changes in management's plans for these properties, recent comparable market transactions and/or a change in market conditions. |
(2) | Amounts reported were based on third party offers. |
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Note 13. Income Tax Considerations
We qualify as a REIT under the provisions of the Internal Revenue Code, and therefore, no tax is imposed on our taxable income distributed to shareholders. To maintain our REIT status, we must distribute at least 90% of our ordinary taxable income to our shareholders and meet certain income source and investment restriction requirements. Our shareholders must report their share of income distributed in the form of dividends.
Taxable income differs from net income for financial reporting purposes primarily because of differences in the timing of recognition of depreciation, rental revenue, repair expense, compensation expense, impairment losses and gain from sales of property. As a result of these differences, the book value of our net fixed assets is in excess of tax basis by $228.0 million and $32.0 million at December 31, 2015 and 2014, respectively.
The following table reconciles net income adjusted for noncontrolling interests to REIT taxable income (in thousands):
Year Ended December 31, | |||||||||||
2015 | 2014 | 2013 | |||||||||
Net income adjusted for noncontrolling interests | $ | 174,352 | $ | 288,008 | $ | 220,262 | |||||
Net loss (income) of taxable REIT subsidiary included above | 340 | (4,092 | ) | (4,684 | ) | ||||||
Net income from REIT operations | 174,692 | 283,916 | 215,578 | ||||||||
Book depreciation and amortization including discontinued operations | 145,940 | 150,616 | 157,665 | ||||||||
Tax depreciation and amortization | (87,416 | ) | (90,328 | ) | (90,047 | ) | |||||
Book/tax difference on gains/losses from capital transactions | (53,902 | ) | (87,387 | ) | (33,969 | ) | |||||
Deferred/prepaid/above and below-market rents, net | (5,375 | ) | (3,617 | ) | (6,429 | ) | |||||
Impairment loss from REIT operations including discontinued operations | 1,536 | 942 | 474 | ||||||||
Other book/tax differences, net | (1,679 | ) | (6,399 | ) | (9,695 | ) | |||||
REIT taxable income | 173,796 | 247,743 | 233,577 | ||||||||
Dividends paid deduction (1) | (174,628 | ) | (247,743 | ) | (233,577 | ) | |||||
Dividends paid in excess of taxable income | $ | (832 | ) | $ | — | $ | — | ||||
___________________
(1) | For 2014 and 2013, the dividends paid deduction includes designated dividends of $114.0 million and $67.7 million from 2015 and 2014, respectively. |
For federal income tax purposes, the cash dividends distributed to common shareholders are characterized as follows:
Year Ended December 31, | ||||||||
2015 | 2014 | 2013 | ||||||
Ordinary income | 92.7 | % | 54.0 | % | 50.5 | % | ||
Capital gain distributions | 4.3 | % | 46.0 | % | 49.5 | % | ||
Return of capital (nontaxable distribution) | 3.0 | % | — | % | — | % | ||
Total | 100.0 | % | 100.0 | % | 100.0 | % | ||
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Our deferred tax assets and liabilities, including a valuation allowance, consisted of the following (in thousands):
December 31, | |||||||
2015 | 2014 | ||||||
Deferred tax assets: | |||||||
Impairment loss (1) | $ | 13,538 | $ | 13,900 | |||
Allowance on other assets | 100 | 91 | |||||
Interest expense | 11,707 | 12,701 | |||||
Net operating loss carryforwards (2) | 10,071 | 11,024 | |||||
Straight-line rentals | 337 | — | |||||
Book-tax basis differential | 3,777 | 1,693 | |||||
Other | 421 | 412 | |||||
Total deferred tax assets | 39,951 | 39,821 | |||||
Valuation allowance (3) | (27,230 | ) | (27,539 | ) | |||
Total deferred tax assets, net of allowance | $ | 12,721 | $ | 12,282 | |||
Deferred tax liabilities: | |||||||
Straight-line rentals | $ | — | $ | 48 | |||
Book-tax basis differential | 7,205 | 7,402 | |||||
Other | 333 | 387 | |||||
Total deferred tax liabilities | $ | 7,538 | $ | 7,837 | |||
___________________
(1) | Impairment losses will not be recognized until the related properties are sold and realization is dependent upon generating sufficient taxable income in the year the property is sold. |
(2) | We have net operating loss carryforwards of $28.7 million that expire between the years of 2029 and 2034. |
(3) | Management believes it is more likely than not that a portion of the deferred tax assets, which primarily consists of impairment losses, interest expense and net operating losses, will not be realized and established a valuation allowance. However, the amount of the deferred tax asset considered realizable could be reduced if estimates of future taxable income are reduced. |
We are subject to federal, state and local income taxes and have recorded an income tax provision (benefit) as follows (in thousands):
Year Ended December 31, | |||||||||||
2015 | 2014 | 2013 | |||||||||
Net (loss) income before taxes of taxable REIT subsidiary | $ | (989 | ) | $ | 1,446 | $ | 10,688 | ||||
Federal (benefit) provision at statutory rate of 35% | $ | (346 | ) | $ | 506 | $ | 3,741 | ||||
Valuation allowance (decrease) increase | (309 | ) | (3,003 | ) | 2,165 | ||||||
Other | 6 | (149 | ) | 98 | |||||||
Federal income tax (benefit) provision of taxable REIT subsidiary (1) | (649 | ) | (2,646 | ) | 6,004 | ||||||
Texas franchise tax (2) | 701 | 1,403 | 1,370 | ||||||||
Total | $ | 52 | $ | (1,243 | ) | $ | 7,374 | ||||
___________________
(1) | All periods presented are open for examination by the IRS. |
(2) | For all periods presented, amounts include the effects that are reported in discontinued operations. See Note 14 for additional information. |
Also, a current tax obligation of $.8 million and $1.5 million has been recorded at December 31, 2015 and 2014, respectively, in association with these taxes.
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Note 14. Discontinued Operations
Since the adoption of the new qualification criteria for discontinued operations on April 1, 2014, no dispositions have qualified as discontinued operations.
During 2014, we sold 12 centers, three in each of Georgia and Texas and two in each of Florida, Louisiana and North Carolina. These dispositions represent the centers that were classified as discontinued operations or held for sale prior to April 1, 2014, our adoption date for the new qualification criteria for discontinued operations (see Note 2 for additional information).
The operating results have been reclassified and reported as discontinued operations in the Consolidated Statements of Operations as follows (in thousands):
Year Ended December 31, | |||||||
2014 | 2013 | ||||||
Revenues, net | $ | 1,062 | $ | 43,452 | |||
Depreciation and amortization | (260 | ) | (10,902 | ) | |||
Operating expenses | (285 | ) | (7,457 | ) | |||
Real estate taxes, net | (136 | ) | (4,766 | ) | |||
Impairment loss | — | (236 | ) | ||||
General and administrative | (2 | ) | (24 | ) | |||
Interest, net | (19 | ) | (7,527 | ) | |||
Interest and other income, net | — | 2 | |||||
Provision for income taxes | (18 | ) | (328 | ) | |||
Operating income from discontinued operations | 342 | 12,214 | |||||
Gain on sale of property from discontinued operations | 44,582 | 119,203 | |||||
Income from discontinued operations | $ | 44,924 | $ | 131,417 | |||
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Note 15. Supplemental Cash Flow Information
Non-cash investing and financing activities are summarized as follows (in thousands):
Year Ended December 31, | |||||||||||
2015 | 2014 | 2013 | |||||||||
Accrued property construction costs | $ | 9,566 | $ | 6,265 | $ | 5,175 | |||||
Increase (decrease) in equity for the acquisition of noncontrolling interests in consolidated real estate joint ventures | — | 11,015 | (16,177 | ) | |||||||
Exchange of operating partnership units for common shares | 111 | — | — | ||||||||
Decrease in notes receivable from real estate joint ventures and partnerships in association with our contribution in an unconsolidated real estate joint venture | — | (6,431 | ) | — | |||||||
Reduction of debt service guaranty liability | (2,270 | ) | (1,635 | ) | (335 | ) | |||||
Property acquisitions and investments in unconsolidated real estate joint ventures: | |||||||||||
Increase in property, net | — | — | 43,122 | ||||||||
Decrease in notes receivable from real estate joint ventures and partnerships | — | — | (8,750 | ) | |||||||
Increase in real estate joint ventures and partnerships - investments | — | — | 1,746 | ||||||||
Increase in debt, net | 20,966 | — | 60,515 | ||||||||
Increase in security deposits | — | — | 187 | ||||||||
Increase in noncontrolling interests | — | — | 16,177 | ||||||||
Sale of property and property interest: | |||||||||||
Decrease in property, net | — | (127,837 | ) | — | |||||||
Decrease in real estate joint ventures and partnerships - investments | — | (17 | ) | — | |||||||
Decrease in other, net | — | (34 | ) | — | |||||||
Decrease in debt, net due to debt assumption | — | (11,069 | ) | — | |||||||
Decrease in security deposits | — | (459 | ) | — | |||||||
Decrease in noncontrolling interests | — | (155,278 | ) | — | |||||||
Consolidation of joint ventures: | |||||||||||
Increase in property, net | — | — | 60,992 | ||||||||
Decrease in notes receivable from real estate joint ventures and partnerships | — | — | (54,838 | ) | |||||||
Decrease in real estate joint ventures and partnerships - investments | — | — | (11,518 | ) | |||||||
Increase in security deposits | — | — | 164 | ||||||||
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Note 16. Earnings Per Share
Earnings per common share – basic is computed using net income attributable to common shareholders and the weighted average number of shares outstanding – basic. Earnings per common share – diluted includes the effect of potentially dilutive securities. Income from continuing operations attributable to common shareholders includes gain on sale of property in accordance with SEC guidelines. Earnings per common share – basic and diluted components for the periods indicated are as follows (in thousands):
Year Ended December 31, | |||||||||||
2015 | 2014 | 2013 | |||||||||
Numerator: | |||||||||||
Continuing Operations: | |||||||||||
Income from continuing operations | $ | 121,601 | $ | 116,365 | $ | 132,977 | |||||
Gain on sale of property | 59,621 | 146,290 | 762 | ||||||||
Net income attributable to noncontrolling interests | (6,870 | ) | (19,623 | ) | (5,545 | ) | |||||
Dividends on preferred shares | (3,830 | ) | (10,840 | ) | (18,173 | ) | |||||
Redemption costs of preferred shares | (9,687 | ) | — | (17,944 | ) | ||||||
Income from continuing operations attributable to common shareholders – basic | 160,835 | 232,192 | 92,077 | ||||||||
Income attributable to operating partnership units | — | 2,171 | — | ||||||||
Income from continuing operations attributable to common shareholders – diluted | $ | 160,835 | $ | 234,363 | $ | 92,077 | |||||
Discontinued Operations: | |||||||||||
Income from discontinued operations | $ | — | $ | 44,924 | $ | 131,417 | |||||
Net loss (income) attributable to noncontrolling interests | — | 52 | (39,349 | ) | |||||||
Income from discontinued operations attributable to common shareholders – basic and diluted | $ | — | $ | 44,976 | $ | 92,068 | |||||
Net Income: | |||||||||||
Net income attributable to common shareholders – basic | $ | 160,835 | $ | 277,168 | $ | 184,145 | |||||
Net income attributable to common shareholders – diluted | $ | 160,835 | $ | 279,339 | $ | 184,145 | |||||
Denominator: | |||||||||||
Weighted average shares outstanding – basic | 123,037 | 121,542 | 121,269 | ||||||||
Effect of dilutive securities: | |||||||||||
Share options and awards | 1,292 | 1,331 | 1,191 | ||||||||
Operating partnership units | — | 1,497 | — | ||||||||
Weighted average shares outstanding – diluted | 124,329 | 124,370 | 122,460 | ||||||||
Anti-dilutive securities of our common shares, which are excluded from the calculation of earnings per common share – diluted, are as follows (in thousands):
Year Ended December 31, | ||||||||
2015 | 2014 | 2013 | ||||||
Share options (1) | 463 | 908 | 1,929 | |||||
Operating partnership units | 1,472 | — | 1,554 | |||||
Total anti-dilutive securities | 1,935 | 908 | 3,483 | |||||
___________________
(1) | Exclusion results as exercise prices were greater than the average market price for each respective period. |
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Note 17. Share Options and Awards
In April 2011, our Long-Term Incentive Plan for the issuance of options and share awards expired, and issued options of 1.8 million remain outstanding as of December 31, 2015.
In May 2010, our shareholders approved the adoption of the Amended and Restated 2010 Long-Term Incentive Plan, under which 3.0 million of our common shares were reserved for issuance, and options and share awards of 1.1 million are available for future grant at December 31, 2015. This plan expires in May 2020.
Compensation expense, net of forfeitures, associated with share options and restricted shares totaled $7.4 million in 2015, $7.9 million in 2014 and $8.8 million in 2013, of which $1.5 million in 2015, $2.3 million in 2014 and $2.4 million in 2013 was capitalized.
Options
The fair value of share options issued prior to 2012 was estimated on the date of grant using the Black-Scholes option pricing method based on the expected weighted average assumptions.
Following is a summary of the option activity for the three years ended December 31, 2015:
Shares Under Option | Weighted Average Exercise Price | |||||
Outstanding, January 1, 2013 | 4,085,702 | $ | 28.98 | |||
Forfeited or expired | (79,108 | ) | 32.61 | |||
Exercised | (462,848 | ) | 26.95 | |||
Outstanding, December 31, 2013 | 3,543,746 | 29.16 | ||||
Forfeited or expired | (307,413 | ) | 39.73 | |||
Exercised | (339,210 | ) | 22.98 | |||
Outstanding, December 31, 2014 | 2,897,123 | 28.76 | ||||
Forfeited or expired | (435,840 | ) | 37.37 | |||
Exercised | (94,633 | ) | 26.55 | |||
Outstanding, December 31, 2015 | 2,366,650 | $ | 27.26 | |||
The total intrinsic value of options exercised was $.9 million in 2015, $4.2 million in 2014 and $3.2 million in 2013. As of December 31, 2015 and 2014, there was approximately $.05 million and $.5 million, respectively, of total unrecognized compensation cost related to unvested share options, which is expected to be amortized over a weighted average of 0.2 years and 0.8 years, respectively.
The following table summarizes information about share options outstanding and exercisable at December 31, 2015:
Range of Exercise Prices | Outstanding | Exercisable | ||||||||||||||||||||||||
Number | Weighted Average Remaining Contractual Life | Weighted Average Exercise Price | Aggregate Intrinsic Value (000’s) | Number | Weighted Average Exercise Price | Weighted Average Remaining Contractual Life | Aggregate Intrinsic Value (000’s) | |||||||||||||||||||
$11.85 - $17.78 | 598,536 | 3.2 years | $ | 11.85 | 598,536 | $ | 11.85 | 3.2 years | ||||||||||||||||||
$17.79 - $26.69 | 780,108 | 4.8 years | $ | 23.78 | 708,997 | $ | 23.67 | 4.8 years | ||||||||||||||||||
$26.70 - $40.05 | 527,492 | 2.1 years | $ | 32.28 | 527,492 | $ | 32.28 | 2.1 years | ||||||||||||||||||
$40.06 - $49.62 | 460,514 | 0.9 years | $ | 47.46 | 460,514 | $ | 47.46 | 0.9 years | ||||||||||||||||||
Total | 2,366,650 | 3.0 years | $ | 27.26 | $ | 17,324 | 2,295,539 | $ | 27.34 | 3.0 years | $ | 16,620 | ||||||||||||||
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Restricted Shares
The fair value of the market-based share awards was estimated on the date of grant using a Monte Carlo valuation model based on the following assumptions:
Year Ended December 31, 2015 | |||||
Minimum | Maximum | ||||
Dividend yield | 0.0 | % | 3.6 | % | |
Expected volatility (1) | 12.6 | % | 18.0 | % | |
Expected life (in years) | N/A | 3 | |||
Risk-free interest rate | 0.1 | % | 1.1 | % | |
_______________
(1) | Includes the volatility of the FTSE NAREIT U.S. Shopping Center index and Weingarten Realty Investors. |
A summary of the status of unvested restricted shares for the year ended December 31, 2015 is as follows:
Unvested Restricted Share Awards | Weighted Average Grant Date Fair Value | |||||
Outstanding, January 1, 2015 | 693,805 | $ | 28.76 | |||
Granted: | ||||||
Service-based awards | 102,150 | 36.54 | ||||
Market-based awards relative to FTSE NAREIT U.S. Shopping Center Index | 42,687 | 37.26 | ||||
Market-based awards relative to three-year absolute TSR | 42,687 | 27.84 | ||||
Trust manager awards | 32,688 | 31.23 | ||||
Vested | (323,453 | ) | 26.47 | |||
Forfeited | (658 | ) | 32.86 | |||
Outstanding, December 31, 2015 | 589,906 | $ | 32.05 | |||
As of December 31, 2015 and 2014, there was approximately $2.2 million and $2.7 million, respectively, of total unrecognized compensation cost related to unvested restricted shares, which is expected to be amortized over a weighted average of 0.8 years and 0.9 years, respectively.
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Note 18. Employee Benefit Plans
Defined Benefit Plans:
The following tables summarize changes in the benefit obligation, the plan assets and the funded status of our pension plan as well as the components of net periodic benefit costs, including key assumptions (in thousands). The measurement dates for plan assets and obligations were December 31, 2015 and 2014.
December 31, | |||||||
2015 | 2014 | ||||||
Change in Projected Benefit Obligation: | |||||||
Benefit obligation at beginning of year | $ | 50,218 | $ | 38,072 | |||
Service cost | 1,252 | 1,008 | |||||
Interest cost | 1,899 | 1,800 | |||||
Actuarial (gain) loss (1) | (1,830 | ) | 11,020 | ||||
Benefit payments | (1,824 | ) | (1,682 | ) | |||
Benefit obligation at end of year | $ | 49,715 | $ | 50,218 | |||
Change in Plan Assets: | |||||||
Fair value of plan assets at beginning of year | $ | 42,606 | $ | 39,327 | |||
Actual return on plan assets | 59 | 2,861 | |||||
Employer contributions | 1,500 | 2,100 | |||||
Benefit payments | (1,824 | ) | (1,682 | ) | |||
Fair value of plan assets at end of year | $ | 42,341 | $ | 42,606 | |||
Unfunded status at end of year (included in accounts payable and accrued expenses in 2015 and 2014) | $ | (7,374 | ) | $ | (7,612 | ) | |
Accumulated benefit obligation | $ | 49,632 | $ | 50,104 | |||
Net loss recognized in accumulated other comprehensive loss | $ | 16,361 | $ | 16,508 | |||
(1) | The year over year change in actuarial (gain) loss is associated primarily to an update with the selected mortality table and an increase in the discount rate in 2015. |
The following is the required information for other changes in plan assets and benefit obligations recognized in other comprehensive loss (income) (in thousands):
Year Ended December 31, | |||||||||||
2015 | 2014 | 2013 | |||||||||
Net loss (gain) | $ | 1,276 | $ | 11,118 | $ | (10,200 | ) | ||||
Amortization of net loss (1) | (1,423 | ) | (385 | ) | (1,279 | ) | |||||
Total recognized in other comprehensive (income) loss | $ | (147 | ) | $ | 10,733 | $ | (11,479 | ) | |||
Total recognized in net periodic benefit costs and other comprehensive loss (income) | $ | 1,262 | $ | 10,967 | $ | (9,824 | ) | ||||
___________________
(1) | The estimated net loss that will be amortized from accumulated other comprehensive loss into net periodic benefit cost over the next fiscal year is $1.5 million. |
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The following is the required information for plans with an accumulated benefit obligation in excess of plan assets (in thousands):
December 31, | |||||||
2015 | 2014 | ||||||
Projected benefit obligation | $ | 49,715 | $ | 50,218 | |||
Accumulated benefit obligation | 49,632 | 50,104 | |||||
Fair value of plan assets | 42,341 | 42,606 | |||||
The components of net periodic benefit cost for the plans are as follows (in thousands):
Year Ended December 31, | |||||||||||
2015 | 2014 | 2013 | |||||||||
Service cost | $ | 1,252 | $ | 1,008 | $ | 1,281 | |||||
Interest cost | 1,899 | 1,800 | 1,544 | ||||||||
Expected return on plan assets | (3,165 | ) | (2,959 | ) | (2,449 | ) | |||||
Recognized loss | 1,423 | 385 | 1,279 | ||||||||
Total | $ | 1,409 | $ | 234 | $ | 1,655 | |||||
The assumptions used to develop periodic expense for the plans are shown below:
Year Ended December 31, | ||||||||
2015 | 2014 | 2013 | ||||||
Discount rate | 3.83 | % | 4.70 | % | 3.87 | % | ||
Salary scale increases | 3.50 | % | 3.50 | % | 3.50 | % | ||
Long-term rate of return on assets | 7.50 | % | 7.50 | % | 7.50 | % | ||
The selection of the discount rate is made annually after comparison to yields based on high quality fixed-income investments. The salary scale is the composite rate which reflects anticipated inflation, merit increases, and promotions for the group of covered participants. The long-term rate of return is a composite rate for the trust. It is derived as the sum of the percentages invested in each principal asset class included in the portfolio multiplied by their respective expected rates of return. We considered the historical returns and the future expectations for returns for each asset class, as well as the target asset allocation of the pension portfolio. This analysis resulted in the selection of 7.50% as the long-term rate of return assumption for 2015.
The assumptions used to develop the actuarial present value of the benefit obligations for the plans are shown below:
Year Ended December 31, | ||||||||
2015 | 2014 | 2013 | ||||||
Discount rate | 4.11 | % | 3.83 | % | 4.70 | % | ||
Salary scale increases | 3.50 | % | 3.50 | % | 3.50 | % | ||
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The expected contribution to be paid for the Retirement Plan by us during 2016 is approximately $2.0 million. The expected benefit payments for the next 10 years for the Retirement Plan is as follows (in thousands):
2016 | $ | 2,424 | |
2017 | 2,425 | ||
2018 | 2,274 | ||
2019 | 2,771 | ||
2020 | 2,787 | ||
2021-2025 | 15,851 | ||
The participant data used in determining the liabilities and costs for the Retirement Plan was collected as of January 1, 2015, and no significant changes have occurred through December 31, 2015.
At December 31, 2015, our investment asset allocation compared to our benchmarking allocation model for our plan assets was as follows:
Portfolio | Benchmark | ||||
Cash and Short-Term Investments | 6 | % | 6 | % | |
U.S. Stocks | 52 | % | 55 | % | |
International Stocks | 12 | % | 10 | % | |
U.S. Bonds | 24 | % | 26 | % | |
International Bonds | 5 | % | 3 | % | |
Other | 1 | % | — | % | |
Total | 100 | % | 100 | % | |
The fair value of plan assets was determined based on publicly quoted market prices for identical assets, which are classified as Level 1 observable inputs. The allocation of the fair value of plan assets was as follows:
December 31, | |||||
2015 | 2014 | ||||
Cash and Short-Term Investments | 19 | % | 18 | % | |
Large Company Funds | 35 | % | 35 | % | |
Mid Company Funds | 7 | % | 6 | % | |
Small Company Funds | 6 | % | 6 | % | |
International Funds | 10 | % | 10 | % | |
Fixed Income Funds | 14 | % | 17 | % | |
Growth Funds | 9 | % | 8 | % | |
Total | 100 | % | 100 | % | |
Concentrations of risk within our equity portfolio are investments classified within the following sectors: technology, financial services, consumer cyclical goods, healthcare and industrial, which represents approximately 20%, 17%, 15%, 16% and 10% of total equity investments, respectively.
Defined Contribution Plans:
Compensation expense related to our defined contribution plans was $3.7 million in 2015, $3.2 million in 2014 and $3.1 million in 2013.
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Note 19. Related Parties
Through our management activities and transactions with our real estate joint ventures and partnerships, we had net accounts receivable of $1.2 million and $1.5 million outstanding as of December 31, 2015 and 2014, respectively. We also had accounts payable and accrued expenses of $5.2 million and $6.0 million outstanding as of December 31, 2015 and 2014, respectively. For the year ended December 31, 2015, 2014 and 2013, we recorded joint venture fee income of $4.5 million, $4.6 million and $5.0 million, respectively.
In 2014, we completed the dissolution of our consolidated real estate joint venture with Hines Retail REIT (“Hines”), in which we owned a 30% interest. At December 31, 2013, this joint venture held a portfolio of 13 centers located in Texas, Tennessee, Georgia, Florida and North Carolina with $172.9 million in total assets and $11.1 million of debt, net, which was assumed by Hines. This transaction was completed through the distribution of five centers to us and eight centers to Hines, resulting in an increase to our equity and a decrease to noncontrolling interests of $11.0 million. Additionally, upon the distribution of the eight centers to Hines, we realized a $23.3 million gain in discontinued operations and a decrease in noncontrolling interests of $144.3 million associated with this transaction.
Note 20. Commitments and Contingencies
Leases
We are engaged in the operation of shopping centers, which are either owned or, with respect to certain shopping centers, operated under long-term ground leases. These ground leases expire at various dates through 2069, with renewal options. Space in our shopping centers is leased to tenants pursuant to agreements that provide for terms ranging generally from one year to 25 years and, in some cases, for annual rentals subject to upward adjustments based on operating expense levels, sales volume, or contractual increases as defined in the lease agreements.
Scheduled minimum rental payments under the terms of all non-cancelable operating leases in which we are the lessee, principally for shopping center ground leases, for the subsequent five years and thereafter ending December 31, are as follows (in thousands):
2016 | $ | 3,007 | |
2017 | 3,016 | ||
2018 | 2,980 | ||
2019 | 2,916 | ||
2020 | 2,681 | ||
Thereafter | 116,249 | ||
Total | $ | 130,849 | |
Rental expense for operating leases was, in millions: $3.2 in 2015; $5.3 in 2014 and $5.6 in 2013. The decrease in rental expense from 2015 to 2014 is primarily due to dispositions of centers made in 2014.
The scheduled future minimum revenues under subleases, applicable to the ground lease rentals, under the terms of all non-cancelable tenant leases, assuming no new or renegotiated leases or option extensions for the subsequent five years and thereafter ending December 31, are as follows (in thousands):
2016 | $ | 23,602 | |
2017 | 21,483 | ||
2018 | 19,254 | ||
2019 | 14,835 | ||
2020 | 11,519 | ||
Thereafter | 52,968 | ||
Total | $ | 143,661 | |
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Property under capital leases that is included in buildings and improvements consisted of two centers totaling $16.8 million at December 31, 2015 and 2014. Amortization of property under capital leases is included in depreciation and amortization expense, and the balance of accumulated depreciation associated with these capital leases at December 31, 2015 and 2014 was $13.8 million and $13.0 million, respectively. Future minimum lease payments under these capital leases total $34.6 million, of which $13.6 million represents interest. Accordingly, the present value of the net minimum lease payments was $21.0 million at December 31, 2015.
The annual future minimum lease payments under capital leases as of December 31, 2015 are as follows (in thousands):
2016 | $ | 1,666 | |
2017 | 1,674 | ||
2018 | 1,682 | ||
2019 | 1,691 | ||
2020 | 1,699 | ||
Thereafter | 26,149 | ||
Total | $ | 34,561 | |
Commitments and Contingencies
As of December 31, 2015 and 2014, we participated in two and three, respectively, real estate ventures structured as DownREIT partnerships that have centers in Arkansas, California (2014 only), North Carolina and Texas. As a general partner, we have operating and financial control over these ventures and consolidate them in our consolidated financial statements. These ventures allow the outside limited partners to put their interest in the partnership to us in exchange for our common shares or an equivalent amount in cash. We may acquire any limited partnership interests that are put to the partnership, and we have the option to redeem the interest in cash or a fixed number of our common shares, at our discretion. We also participate in a real estate venture that has a property in Texas that allows its outside partner to put operating partnership units to us. We have the option to redeem these units in cash or a fixed number of our common shares, at our discretion. For the year ended December 31, 2015, common shares valued at $.1 million were issued in exchange for certain of these interests. No common shares were issued in exchange for any of these interests during the year ended December 31, 2014. The aggregate redemption value of these interests was approximately $51 million and $52 million as of December 31, 2015 and 2014, respectively.
As of December 31, 2015, we have entered into commitments aggregating $63.9 million comprised principally of construction contracts which are generally due in 12 to 36 months.
We have executed an agreement to purchase the retail portion of a mixed-use project for approximately $24.0 million at delivery by the developer, which is estimated to occur in early 2017. Including this payment, our expected total investment in the retail portion of the project is approximately $30.1 million.
We issue letters of intent signifying a willingness to negotiate for acquisitions, dispositions or joint ventures, as well as other types of potential transactions, during the ordinary course of our business. Such letters of intent and other arrangements are non-binding to all parties unless and until a definitive contract is entered into by the parties. Even if definitive contracts relating to the acquisition or disposition of property are entered into, these contracts generally provide the purchaser a time period to evaluate the property and conduct due diligence. The purchaser, during this time, will have the ability to terminate a contract without penalty or forfeiture of any deposit or earnest money. No assurance can be provided that any definitive contracts will be entered into with respect to any matter covered by letters of intent, or that we will consummate any transaction contemplated by a definitive contract. Additionally, due diligence periods for property transactions are frequently extended as needed. An acquisition or disposition of property becomes probable at the time the due diligence period expires and the definitive contract has not been terminated. Our risk is then generally extended only to any earnest money deposits associated with property acquisition contracts, and our obligation to sell under a property sales contract.
We are subject to numerous federal, state and local environmental laws, ordinances and regulations in the areas where we own or operate properties. We are not aware of any contamination which may have been caused by us or any of our tenants that would have a material effect on our consolidated financial statements.
As part of our risk management activities, we have applied and been accepted into state sponsored environmental programs which will limit our expenses if contaminants need to be remediated. We also have an environmental insurance policy that covers us against third party liabilities and remediation costs.
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While we believe that we do not have any material exposure to environmental remediation costs, we cannot give absolute assurance that changes in the law or new discoveries of contamination will not result in additional liabilities to us.
Litigation
We are involved in various matters of litigation arising in the normal course of business. While we are unable to predict the amounts involved, our management and counsel are of the opinion that, when such litigation is resolved, any additional liability, if any, will not have a material effect on our consolidated financial statements.
Note 21. Variable Interest Entities
Consolidated VIEs:
At December 31, 2015 and 2014, one of our real estate joint ventures, whose activities primarily consisted of owning and operating 15 neighborhood/community shopping centers located in Texas, was determined to be VIE. Based on a financing agreement that is guaranteed solely by us, we have determined that we are the primary beneficiary and have consolidated this joint venture.
A summary of our consolidated VIE is as follows (in thousands):
December 31, | |||||||
2015 | 2014 | ||||||
Maximum Risk of Loss (1) | $ | 37,178 | $ | 37,178 | |||
Assets Held by VIEs (2) | 59,693 | 63,846 | |||||
Assets Held as Collateral for Debt | 57,735 | 61,850 | |||||
___________________
(1) | The maximum risk of loss has been determined to be limited to our debt exposure for the real estate joint venture. |
(2) | Effective December 31, 2015, ASU No. 2015-03, "Simplifying the Presentation of Debt Issuance Costs" was adopted. Reclassification of prior year's amounts was made to conform to the current year presentation. See Note 2 for additional information. |
Restrictions on the use of these assets are significant because they serve as collateral for the VIE's debt, and we would generally be required to obtain our partner's approval in accordance with the joint venture agreement for any major transactions. Transactions with this joint venture on our consolidated financial statements have been primarily limited to changes in noncontrolling interests and reductions in debt from our partner's contributions. In May 2015, the joint venture agreement was amended to reflect an additional contribution of $43 million made by us to the joint venture in the form of a preferred equity arrangement. The amended agreement specified that these funds were to be used by the joint venture to pay down debt that became due. This arrangement provided the most favorable economics, including financing and taxation considerations, to the joint venture, as well as to us. We and our partner are subject to the provisions of the joint venture agreement which include provisions for when additional contributions may be required to fund operating cash shortfalls and unplanned capital expenditures. Currently, no additional contributions are planned.
Unconsolidated VIEs:
At December 31, 2015 and 2014, one unconsolidated real estate joint venture was determined to be a VIE through the issuance of a secured loan, since the lender had the ability to make decisions that could have a significant impact on the success of the entity. A summary of our unconsolidated VIE is as follows (in thousands):
December 31, | |||||||
2015 | 2014 | ||||||
Investment in Real Estate Joint Ventures and Partnerships, net (1) | $ | 10,497 | $ | 11,464 | |||
Maximum Risk of Loss (2) | 10,992 | 10,992 | |||||
___________________
(1) | The carrying amount of the investment represents our contributions to the real estate joint venture, net of any distributions made and our portion of the equity in earnings of the joint venture. |
(2) | The maximum risk of loss has been determined to be limited to our debt exposure for the real estate joint venture. |
We and our partner are subject to the provisions of the joint venture agreement that specify conditions, including operating shortfalls and unplanned capital expenditures, under which additional contributions may be required.
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Note 22. Fair Value Measurements
Recurring Fair Value Measurements:
Assets and liabilities measured at fair value on a recurring basis as of December 31, 2015 and 2014, aggregated by the level in the fair value hierarchy in which those measurements fall, are as follows (in thousands):
Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1) | Significant Other Observable Inputs (Level 2) | Significant Unobservable Inputs (Level 3) | Fair Value at December 31, 2015 | |||||||||||||
Assets: | ||||||||||||||||
Investments, mutual funds held in a grantor trust | $ | 20,579 | $ | 20,579 | ||||||||||||
Investments, mutual funds | 7,043 | 7,043 | ||||||||||||||
Derivative instruments: | ||||||||||||||||
Interest rate contracts | $ | 2,664 | 2,664 | |||||||||||||
Total | $ | 27,622 | $ | 2,664 | $ | — | $ | 30,286 | ||||||||
Liabilities: | ||||||||||||||||
Derivative instruments: | ||||||||||||||||
Interest rate contracts | $ | 725 | $ | 725 | ||||||||||||
Deferred compensation plan obligations | $ | 20,579 | 20,579 | |||||||||||||
Total | $ | 20,579 | $ | 725 | $ | — | $ | 21,304 | ||||||||
Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1) | Significant Other Observable Inputs (Level 2) | Significant Unobservable Inputs (Level 3) | Fair Value at December 31, 2014 | |||||||||||||
Assets: | ||||||||||||||||
Investments, mutual funds held in a grantor trust | $ | 19,864 | $ | 19,864 | ||||||||||||
Investments, mutual funds | 7,446 | 7,446 | ||||||||||||||
Derivative instruments: | ||||||||||||||||
Interest rate contracts | $ | 3,891 | 3,891 | |||||||||||||
Total | $ | 27,310 | $ | 3,891 | $ | — | $ | 31,201 | ||||||||
Liabilities: | ||||||||||||||||
Derivative instruments: | ||||||||||||||||
Interest rate contracts | $ | 109 | $ | 109 | ||||||||||||
Deferred compensation plan obligations | $ | 19,864 | 19,864 | |||||||||||||
Total | $ | 19,864 | $ | 109 | $ | — | $ | 19,973 | ||||||||
Fair Value Disclosures:
Unless otherwise listed below, short-term financial instruments and receivables are carried at amounts which approximate their fair values based on their highly-liquid nature, short-term maturities and/or expected interest rates for similar instruments.
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Schedule of our fair value disclosures is as follows (in thousands):
December 31, | |||||||||||||||||||||||
2015 | 2014 | ||||||||||||||||||||||
Carrying Value | Fair Value Using Significant Other Observable Inputs (Level 2) | Fair Value Using Significant Unobservable Inputs (Level 3) | Carrying Value | Fair Value Using Significant Other Observable Inputs (Level 2) | Fair Value Using Significant Unobservable Inputs (Level 3) | ||||||||||||||||||
Tax increment revenue bonds (1) | $ | 25,162 | $ | 25,162 | $ | 25,392 | $ | 25,392 | |||||||||||||||
Investments, held to maturity (2) | 1,750 | $ | 1,750 | 2,750 | $ | 2,742 | |||||||||||||||||
Debt: | |||||||||||||||||||||||
Fixed-rate debt (3) | 1,869,683 | 1,907,579 | 1,643,780 | 1,719,775 | |||||||||||||||||||
Variable-rate debt | 243,594 | 248,460 | 286,229 | 292,972 | |||||||||||||||||||
___________________
(1) | At December 31, 2015 and 2014, the credit loss balance on our tax increment revenue bonds was $31.0 million. |
(2) | Investments held to maturity are recorded at cost. As of December 31, 2015, no unrealized gain or loss was recognized, and as of December 31, 2014, these investments had a gross unrealized loss of $8 thousand. |
(3) | Effective December 31, 2015, ASU No. 2015-03, "Simplifying the Presentation of Debt Issuance Costs" was adopted. Reclassification of prior year's carrying value amounts was made to conform to the current year presentation. See Note 2 for additional information. |
The quantitative information about the significant unobservable inputs used for our Level 3 fair value measurements as of December 31, 2015 and 2014 reported in the above tables, is as follows:
Description | Fair Value at December 31, | Unobservable Inputs | Range | ||||||||||||||||||||
2015 | 2014 | Minimum | Maximum | ||||||||||||||||||||
(in thousands) | Valuation Technique | 2015 | 2014 | 2015 | 2014 | ||||||||||||||||||
Tax increment revenue bonds | $ | 25,162 | $ | 25,392 | Discounted cash flows | Discount rate | 6.5 | % | NA | 7.5 | % | 7.5 | % | ||||||||||
Expected future growth rate | 1.0 | % | 1.0 | % | 2.0 | % | 2.0 | % | |||||||||||||||
Expected future inflation rate | 1.0 | % | 1.0 | % | 3.0 | % | 2.0 | % | |||||||||||||||
Fixed-rate debt | 1,907,579 | 1,719,775 | Discounted cash flows | Discount rate | 2.4 | % | 1.3 | % | 5.5 | % | 5.1 | % | |||||||||||
Variable-rate debt | 248,460 | 292,972 | Discounted cash flows | Discount rate | 1.3 | % | 1.2 | % | 3.2 | % | 2.9 | % | |||||||||||
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Note 23. Quarterly Financial Data (Unaudited)
Summarized quarterly financial data is as follows (in thousands):
First | Second | Third | Fourth | |||||||||||||
2015 | ||||||||||||||||
Revenues | $ | 125,599 | $ | 126,804 | $ | 130,787 | $ | 129,654 | ||||||||
Net income | 49,222 | (1)(2) | 37,786 | (1) | 45,188 | (1) | 49,026 | (1) | ||||||||
Net income attributable to common shareholders | 44,937 | (1)(2) | 25,222 | (1)(3) | 43,401 | (1) | 47,275 | (1) | ||||||||
Earnings per common share – basic | .37 | (1)(2) | .20 | (1)(3) | .35 | (1) | .38 | (1) | ||||||||
Earnings per common share – diluted | .36 | (1)(2) | .20 | (1)(3) | .35 | (1) | .38 | (1) | ||||||||
2014 | ||||||||||||||||
Revenues | $ | 127,592 | $ | 130,191 | $ | 130,521 | $ | 126,102 | ||||||||
Net income | 64,781 | (1) | 36,984 | (1) | 102,199 | (1) | 103,615 | (1) | ||||||||
Net income attributable to common shareholders | 60,593 | (1) | 32,686 | (1) | 97,619 | (1) | 86,270 | (1)(4) | ||||||||
Earnings per common share – basic | .50 | (1) | .27 | (1) | .80 | (1) | .71 | (1)(4) | ||||||||
Earnings per common share – diluted | .49 | (1) | .27 | (1) | .79 | (1) | .70 | (1)(4) | ||||||||
___________________
(1) | The quarter results include significant gains on the sale of properties and real estate joint venture and partnership interests and on acquisitions. Gain amounts are: $23.4 million, $8.2 million, $13.2 million and $15.7 million for the three months ended March 31, 2015, June 30, 2015, September 30, 2015 and December 31, 2015, respectively, and $41.4 million, $6.8 million, $69.5 million and $74.9 million for the three months ended March 31, 2014, June 30, 2014, September 30, 2014 and December 31, 2014, respectively. |
(2) | The quarter results include $6.1 million of debt extinguishment costs associated with the refinancing of a secured note. |
(3) | The quarter results include a $9.7 million deduction associated with the redemption of Series F preferred shares (see Note 8 for additional information). |
(4) | The quarter results include net income attributable to noncontrolling interests of $14.6 million associated with applicable gains discussed in (1) above. |
Note 24. Subsequent Events
As of December 31, 2015, we held a combined 51% interest in an unconsolidated real estate joint venture that owns three centers in Colorado with total assets and debt of $43.7 million and $72.4 million, respectively. In February 2016, in exchange for our partners' aggregate 49% interest in this venture and $2.5 million in cash, we distributed one center to our partners. We will consolidate this venture as of the transaction date and re-measure our investment in this venture to its fair value, and recognize a gain, if applicable. The fair value of the acquired properties will primarily be allocated to building, land and other identifiable intangible assets and liabilities.
In February 2016, our deferred compensation plan was amended. Effective April 1, 2016, participants in this plan will be allowed to diversify their common shares of beneficial interest of Weingarten Realty Investors six months after vesting.
* * * * *
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ITEM 9. Changes in and Disagreements with Accountants on Accounting and Financial Disclosure
Not applicable.
ITEM 9A. Controls and Procedures
Under the supervision and with the participation of our principal executive officer and principal financial officer, management has evaluated the effectiveness of the design and operation of our disclosure controls and procedures (as defined in Rule 13a-15(e) and 15d-15(e) of the Securities Exchange Act of 1934) as of December 31, 2015. Based on that evaluation, our principal executive officer and our principal financial officer have concluded that our disclosure controls and procedures were effective as of December 31, 2015.
There has been no change to our internal control over financial reporting during the quarter ended December 31, 2015 that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.
MANAGEMENT’S ANNUAL REPORT ON INTERNAL CONTROL OVER FINANCIAL REPORTING
Weingarten Realty Investors and its subsidiaries (“WRI”) maintain a system of internal control over financial reporting, as defined in Rules 13a-15(f) and 15d-15(f) under the Securities Exchange Act, which is a process designed under the supervision of WRI’s principal executive officer and principal financial officer and effected by WRI’s Board of Trust Managers, management and other personnel, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles.
WRI’s internal control over financial reporting includes those policies and procedures that:
• | Pertain to the maintenance of records that in reasonable detail accurately and fairly reflect the transactions and dispositions of WRI’s assets; |
• | Provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of WRI are being made only in accordance with authorizations of management and trust managers of WRI; and |
• | Provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of WRI’s assets that could have a material effect on the financial statements. |
WRI’s management has responsibility for establishing and maintaining adequate internal control over financial reporting for WRI. Management, with the participation of WRI’s Chief Executive Officer and Chief Financial Officer, conducted an evaluation of the effectiveness of WRI’s internal control over financial reporting as of December 31, 2015 based on the framework in Internal Control—Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission.
Based on their evaluation of WRI’s internal control over financial reporting, WRI’s management along with the Chief Executive Officer and Chief Financial Officer believe that WRI’s internal control over financial reporting is effective as of December 31, 2015.
Deloitte & Touche LLP, WRI’s independent registered public accounting firm that audited the consolidated financial statements and financial statement schedules included in this Form 10-K, has issued an attestation report on the effectiveness of WRI’s internal control over financial reporting.
February 24, 2016
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REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Board of Trust Managers and Shareholders of
Weingarten Realty Investors
Houston, Texas
We have audited the internal control over financial reporting of Weingarten Realty Investors and subsidiaries (the "Company") as of December 31, 2015, based on criteria established in Internal Control — Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission. The Company’s management is responsible for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting, included in the accompanying Management’s Annual Report On Internal Control Over Financial Reporting. Our responsibility is to express an opinion on the Company’s internal control over financial reporting based on our audit.
We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects. Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk, and performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.
A company’s internal control over financial reporting is a process designed by, or under the supervision of, the company’s principal executive and principal financial officers, or persons performing similar functions, and effected by the company’s board of trust managers, management, and other personnel to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and trust managers of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements.
Because of the inherent limitations of internal control over financial reporting, including the possibility of collusion or improper management override of controls, material misstatements due to error or fraud may not be prevented or detected on a timely basis. Also, projections of any evaluation of the effectiveness of the internal control over financial reporting to future periods are subject to the risk that the controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
In our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of December 31, 2015, based on the criteria established in Internal Control — Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission.
We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the consolidated financial statements and financial statement schedules as of and for the year ended December 31, 2015, of the Company and our report dated February 24, 2016, expressed an unqualified opinion on those financial statements and financial statement schedules.
/s/ Deloitte & Touche LLP
Houston, Texas
February 24, 2016
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ITEM 9B. Other Information
Not applicable.
PART III
ITEM 10. Trust Managers, Executive Officers and Corporate Governance
Information with respect to our trust managers and executive officers is incorporated herein by reference to the “Election of Trust Managers - Proposal One," “Compensation Discussion and Analysis - Overview” and “Share Ownership of Beneficial Owners and Management” sections of our definitive Proxy Statement for the Annual Meeting of Shareholders to be held April 21, 2016.
Code of Conduct and Ethics
We have adopted a code of business and ethics for trust managers, officers and employees, known as the Code of Conduct and Ethics. The Code of Conduct and Ethics is available on our website at www.weingarten.com. Shareholders may request a free copy of the Code of Conduct and Ethics from:
Weingarten Realty Investors
Attention: Investor Relations
2600 Citadel Plaza Drive, Suite 125
Houston, Texas 77008
(713) 866-6000
www.weingarten.com
We have also adopted a Code of Conduct for Officers and Senior Financial Associates setting forth a code of ethics applicable to our principal executive officer, principal financial officer, chief accounting officer and financial associates, which is available on our website at www.weingarten.com. Shareholders may request a free copy of the Code of Conduct for Officers and Senior Financial Associates from the address and phone number set forth above.
Governance Guidelines
We have adopted Governance Guidelines, which are available on our website at www.weingarten.com. Shareholders may request a free copy of the Governance Guidelines from the address and phone number set forth above under “Code of Conduct and Ethics.”
ITEM 11. Executive Compensation
Information with respect to executive compensation is incorporated herein by reference to the “Compensation Discussion and Analysis,” “Trust Manager Compensation,” “Compensation Committee Report,” “Summary Compensation Table” and “Trust Manager Compensation Table” sections of our definitive Proxy Statement for the Annual Meeting of Shareholders to be held April 21, 2016.
ITEM 12. Security Ownership of Certain Beneficial Owners and Management and Related Shareholder Matters
The “Share Ownership of Beneficial Owners and Management” section of our definitive Proxy Statement for the Annual Meeting of Shareholders to be held April 21, 2016 is incorporated herein by reference.
The following table summarizes the equity compensation plans under which our common shares of beneficial interest may be issued as of December 31, 2015:
Plan category | Number of shares to be issued upon exercise of outstanding options, warrants and rights | Weighted average exercise price of outstanding options, warrants and rights | Number of shares remaining available for future issuance | |||
Equity compensation plans approved by shareholders | 2,366,650 | $27.26 | 1,139,623 | |||
Equity compensation plans not approved by shareholders | — | — | — | |||
Total | 2,366,650 | $27.26 | 1,139,623 | |||
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ITEM 13. Certain Relationships and Related Transactions, and Trust Manager Independence
The “Governance,” “Compensation Committee Interlocks and Insider Participation” and “Certain Transactions” sections of our definitive Proxy Statement for the Annual Meeting of Shareholders to be held April 21, 2016 are incorporated herein by reference.
ITEM 14. Principal Accountant Fees and Services
The “Accounting Firm Fees” section within “Ratification of Independent Registered Public Accounting Firm - Proposal Two” of our definitive Proxy Statement for the Annual Meeting of Shareholders to be held April 21, 2016 is incorporated herein by reference.
PART IV
ITEM 15. Exhibits and Financial Statement Schedules
(a) | The following documents are filed as part of this Report: | Page | ||
(A) | ||||
(B) | Financial Statements: | |||
(i) | ||||
(ii) | ||||
(iii) | ||||
(iv) | ||||
(v) | ||||
(vi) | ||||
(C) | Financial Statement Schedules: | |||
II | ||||
III | ||||
IV | ||||
All other schedules are omitted since the required information is not present or is not present in amounts sufficient to require submission of the schedule or because the information required is included in the consolidated financial statements and notes thereto.
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(b) | Exhibits: | |
3.1 | — | Restated Declaration of Trust (filed as Exhibit 3.1 to WRI’s Form 8-A dated January 19, 1999 and incorporated herein by reference). |
3.2 | — | Amendment of the Restated Declaration of Trust (filed as Exhibit 3.2 to WRI’s Form 8-A dated January 19, 1999 and incorporated herein by reference). |
3.3 | — | Second Amendment of the Restated Declaration of Trust (filed as Exhibit 3.3 to WRI’s Form 8-A dated January 19, 1999 and incorporated herein by reference). |
3.4 | — | Third Amendment of the Restated Declaration of Trust (filed as Exhibit 3.4 to WRI’s Form 8-A dated January 19, 1999 and incorporated herein by reference). |
3.5 | — | Fourth Amendment of the Restated Declaration of Trust dated April 28, 1999 (filed as Exhibit 3.5 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2001 and incorporated herein by reference). |
3.6 | — | Fifth Amendment of the Restated Declaration of Trust dated April 20, 2001 (filed as Exhibit 3.6 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2001 and incorporated herein by reference). |
3.7 | — | Amended and Restated Bylaws of WRI (filed as Exhibit 99.2 to WRI’s Form 8-A dated February 23, 1998 and incorporated herein by reference). |
3.8 | — | Sixth Amendment of the Restated Declaration of Trust dated May 6, 2010 (filed as Exhibit 3.1 to WRI’s Form 8-K dated May 6, 2010 and incorporated herein by reference). |
3.9 | — | Amendment of Bylaws-Direct Registration System, Section 7.2(a) dated May 3, 2007 (filed as Exhibit 3.8 to WRI’s Form 10-Q for the quarter ended June 30, 2007 and incorporated herein by reference). |
3.10 | — | Second Amended and Restated Bylaws of Weingarten Realty Investors (filed as Exhibit 3.1 to WRI’s Form 8-K on February 26, 2010 and incorporated herein by reference). |
4.1 | — | Form of Indenture between Weingarten Realty Investors and The Bank of New York Mellon Trust Company, N.A. (successor in interest to JPMorgan Chase Bank, National Association, formerly and Texas Commerce Bank National Association) (filed as Exhibit 4(a) to WRI’s Registration Statement on Form S-3 (No. 33-57659) dated February 10, 1995 and incorporated herein by reference). |
4.2 | — | Form of Indenture between Weingarten Realty Investors and The Bank of New York Mellon Trust Company, N.A. (successor in interest to JPMorgan Chase Bank, National Association, formerly and Texas Commerce Bank National Association) (filed as Exhibit 4(b) to WRI’s Registration Statement on Form S-3 (No. 33-57659) and incorporated herein by reference). |
4.3 | — | Form of Fixed Rate Senior Medium Term Note (filed as Exhibit 4.19 to WRI’s Annual Report on Form 10-K for the year ended December 31, 1998 and incorporated herein by reference). |
4.4 | — | Form of Floating Rate Senior Medium Term Note (filed as Exhibit 4.20 to WRI’s Annual Report on Form 10-K for the year ended December 31, 1998 and incorporated herein by reference). |
4.5 | — | Form of Fixed Rate Subordinated Medium Term Note (filed as Exhibit 4.21 to WRI’s Annual Report on Form 10-K for the year ended December 31, 1998 and incorporated herein by reference). |
4.6 | — | Form of Floating Rate Subordinated Medium Term Note (filed as Exhibit 4.22 to WRI’s Annual Report on Form 10-K for the year ended December 31, 1998 and incorporated herein by reference). |
4.7 | — | Statement of Designation of 6.50% Series F Cumulative Redeemable Preferred Shares (filed as Exhibit 3.1 to WRI’s Form 8-A dated January 29, 2007 and incorporated herein by reference). |
4.8 | — | 6.50% Series F Cumulative Redeemable Preferred Share Certificate (filed as Exhibit 4.2 to WRI’s Form 8-A dated January 29, 2007 and incorporated herein by reference). |
4.9 | — | Form of Receipt for Depositary Shares, each representing 1/100 of a share of 6.50% Series F Cumulative Redeemable Preferred Shares, par value $.03 per share (filed as Exhibit 4.3 to WRI’s Form 8-A dated January 29, 2007 and incorporated herein by reference). |
4.10 | — | Second Supplemental Indenture, dated October 9, 2012, between Weingarten Realty Investors and The Bank of New York Trust Company, National Association (successor to J.P. Morgan Chase Company, National Association) (filed as Exhibit 4.1 to WRI’s Form 8-K on October 9, 2012 and incorporated herein by reference). |
4.11 | — | Form of 3.375% Senior Note due 2022 (filed as Exhibit 4.2 to WRI’s Form 8-K on October 9, 2012 and incorporated herein by reference). |
4.12 | — | Form of 3.50% Senior Note due 2023 (filed as Exhibit 4.1 to WRI’s Form 8-K on March 22, 2013 and incorporated herein by reference). |
4.13 | — | Form of 4.450% Senior Note due 2024 (filed as Exhibit 4.1 to WRI’s Form 8-K on October 15, 2013 and incorporated herein by reference). |
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4.14 | — | Form of 3.850% Senior Note due 2025 (filed as Exhibit 4.1 to WRI's Form 8-K on May 14, 2015 and incorporated herein by reference). |
10.1† | — | 2001 Long Term Incentive Plan (filed as Exhibit 10.7 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2001 and incorporated herein by reference). |
10.2† | — | Restatement of the Weingarten Realty Investors Supplemental Executive Retirement Plan dated August 4, 2006 (filed as Exhibit 10.35 to WRI’s Form 10-Q for the quarter ended September 30, 2006 and incorporated herein by reference). |
10.3† | — | Restatement of the Weingarten Realty Investors Deferred Compensation Plan dated August 4, 2006 (filed as Exhibit 10.36 to WRI’s Form 10-Q for the quarter ended September 30, 2006 and incorporated herein by reference). |
10.4† | — | Restatement of the Weingarten Realty Investors Retirement Benefit Restoration Plan dated August 4, 2006 (filed as Exhibit 10.37 to WRI’s Form 10-Q for the quarter ended September 30, 2006 and incorporated herein by reference). |
10.5† | — | Amendment No. 1 to the Weingarten Realty Investors Supplemental Executive Retirement Plan dated December 15, 2006 (filed as Exhibit 10.38 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2006 and incorporated herein by reference). |
10.6† | — | Amendment No. 1 to the Weingarten Realty Investors Retirement Benefit Restoration Plan dated December 15, 2006 (filed as Exhibit 10.39 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2006 and incorporated herein by reference). |
10.7† | — | Amendment No. 1 to the Weingarten Realty Investors Deferred Compensation Plan dated December 15, 2006 (filed as Exhibit 10.40 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2006 and incorporated herein by reference). |
10.8† | — | Amendment No. 2 to the Weingarten Realty Investors Retirement Benefit Restoration Plan dated November 9, 2007 (filed as Exhibit 10.43 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2007 and incorporated herein by reference). |
10.9† | — | Amendment No. 2 to the Weingarten Realty Investors Deferred Compensation Plan dated November 9, 2007 (filed as Exhibit 10.44 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2007 and incorporated herein by reference). |
10.10† | — | Amendment No. 2 to the Weingarten Realty Investors Supplemental Executive Retirement Plan dated November 9, 2007 (filed as Exhibit 10.45 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2007 and incorporated herein by reference). |
10.11† | — | Amendment No. 3 to the Weingarten Realty Investors Retirement Benefit Restoration Plan dated November 17, 2008 (filed as Exhibit 10.1 to WRI’s Form 8-K on December 4, 2008 and incorporated herein by reference). |
10.12† | — | Amendment No. 3 to the Weingarten Realty Investors Deferred Compensation Plan dated November 17, 2008 (filed as Exhibit 10.2 to WRI’s Form 8-K on December 4, 2008 and incorporated herein by reference). |
10.13† | — | Amendment No. 3 to the Weingarten Realty Investors Supplemental Executive Retirement Plan dated November 17, 2008 (filed as Exhibit 10.3 to WRI’s Form 8-K on December 4, 2008 and incorporated herein by reference). |
10.14† | — | Amendment No. 1 to the Weingarten Realty Investors 2001 Long Term Incentive Plan dated November 17, 2008 (filed as Exhibit 10.4 to WRI’s Form 8-K on December 4, 2008 and incorporated herein by reference). |
10.15† | — | Severance and Change to Control Agreement for Johnny Hendrix dated November 11, 1998 (filed as Exhibit 10.54 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2008 and incorporated herein by reference). |
10.16† | — | Severance and Change to Control Agreement for Stephen C. Richter dated November 11, 1998 (filed as Exhibit 10.55 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2008 and incorporated herein by reference). |
10.17† | — | Amendment No. 1 to Severance and Change to Control Agreement for Johnny Hendrix dated December 20, 2008 (filed as Exhibit 10.56 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2008 and incorporated herein by reference). |
10.18† | — | Amendment No. 1 to Severance and Change to Control Agreement for Stephen Richter dated December 31, 2008 (filed as Exhibit 10.57 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2008 and incorporated herein by reference). |
10.19 | — | Promissory Note with Reliance Trust Company, Trustee of the Trust under the Weingarten Realty Investors Deferred Compensation Plan, Supplemental Executive Retirement Plan and Retirement Benefit Restoration Plan dated March 12, 2009 (filed as Exhibit 10.57 to WRI’s Form 10-Q for the quarter ended March 31, 2009 and incorporated herein by reference). |
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10.20† | — | First Amendment to the Weingarten Realty Retirement Plan, amended and restated, dated December 2, 2009 (filed as Exhibit 10.51 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2009 and incorporated herein by reference). |
10.21† | — | First Amendment to the Master Nonqualified Plan Trust Agreement dated March 12, 2009 (filed as Exhibit 10.53 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2009 and incorporated herein by reference). |
10.22† | — | Second Amendment to the Master Nonqualified Plan Trust Agreement dated August 4, 2009 (filed as Exhibit 10.54 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2009 and incorporated herein by reference). |
10.23† | — | Non-Qualified Plan Trust Agreement for Recordkept Plans dated September 1, 2009 (filed as Exhibit 10.55 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2009 and incorporated herein by reference). |
10.24† | — | Amended and Restated 2010 Long-Term Incentive Plan (filed as Exhibit 99.1 to WRI’s Form 8-K dated April 26, 2010 and incorporated herein by reference). |
10.25† | — | Amendment No. 4 to the Weingarten Realty Investors Deferred Compensation Plan dated February 26, 2010 (filed as Exhibit 10.57 to WRI’s Form 10-Q for the quarter ended March 31, 2010 and incorporated herein by reference). |
10.26† | — | Amendment No. 4 to the Weingarten Realty Investors Supplemental Executive Retirement Plan dated May 6, 2010 (filed as Exhibit 10.58 to WRI’s Form 10-Q for the quarter ended March 31, 2010 and incorporated herein by reference). |
10.27 | — | First Amendment to Promissory Note with Reliance Trust Company, Trustee of the Master Nonqualified Plan Trust under Weingarten Realty Investors Supplemental Executive Retirement Plan and Weingarten Realty Investors Retirement Benefit Restoration Plan dated March 11, 2010 (filed as Exhibit 10.59 to WRI’s Form 10-Q for the quarter ended June 30, 2010 and incorporated herein by reference). |
10.28† | — | 2002 WRI Employee Share Purchase Plan dated May 6, 2003 (filed as Exhibit 10.60 to WRI’s Form 10-Q for the quarter ended June 30, 2010 and incorporated herein by reference). |
10.29† | — | Amended and Restated 2002 WRI Employee Share Purchase Plan dated May 10, 2010 (filed as Exhibit 10.61 to WRI’s Form 10-Q for the quarter ended June 30, 2010 and incorporated herein by reference). |
10.30 | — | Fixed Rate Promissory Note with JPMorgan Chase Bank, National Association dated May 11, 2010 (filed as Exhibit 10.62 to WRI’s Form 10-Q for the quarter ended June 30, 2010 and incorporated herein by reference). |
10.31† | — | Weingarten Realty Investors Executive Medical Reimbursement Plan and Summary Plan Description (filed as Exhibit 10.59 to WRI’s Annual Report on Form 10-K dated December 31, 2010 and incorporated herein by reference). |
10.32 | — | Second Amendment to Promissory Note with Reliance Trust Company, Trustee of the Master Nonqualified Plan Trust under the Weingarten Realty Investors Supplemental Executive Retirement Plan and Weingarten Realty Investors Retirement Benefit Restoration Plan dated March 11, 2011 (filed as Exhibit 10.58 to WRI’s Form 10-Q for the quarter ended March 31, 2011 and incorporated herein by reference). |
10.33† | — | Second Amendment to the Weingarten Realty Retirement Plan dated March 14, 2011 (filed as Exhibit 10.59 to WRI’s Form 10-Q for the quarter ended March 31, 2011 and incorporated herein by reference). |
10.34† | — | Third Amendment to the Weingarten Realty Retirement Plan dated May 4, 2011 (filed as Exhibit 10.60 to WRI’s Form 10-Q for the quarter ended March 31, 2011 and incorporated herein by reference). |
10.35† | — | Third Amendment to the Master Nonqualified Plan Trust Agreement dated April 26, 2011 (filed as Exhibit 10.1 to WRI’s Form 10-Q for the quarter ended June 30, 2011 and incorporated herein by reference). |
10.36 | — | Amended and Restated Credit Agreement dated September 30, 2011 (filed as Exhibit 10.1 to WRI’s Form 8-K on October 4, 2011 and incorporated herein by reference). |
10.37 | — | Credit Agreement dated August 29, 2011 among Weingarten Realty Investors, the Lenders Party Hereto and The Bank of Nova Scotia, as Administrative Agent (filed as Exhibit 10.1 to WRI’s Form 8-K on August 31, 2011 and incorporated herein by reference). |
10.38 | — | Credit Agreement Note dated August 29, 2011 with The Bank of Nova Scotia (filed as Exhibit 10.2 to WRI’s Form 8-K on August 31, 2011 and incorporated herein by reference). |
10.39 | — | Credit Agreement Note dated August 29, 2011 with Compass Bank (filed as Exhibit 10.3 to WRI’s Form 8-K on August 31, 2011 and incorporated herein by reference). |
10.40 | — | Credit Agreement Note dated August 29, 2011 with PNC Bank, National Association (filed as Exhibit 10.4 to WRI’s Form 8-K on August 31, 2011 and incorporated herein by reference). |
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10.41 | — | Credit Agreement Note dated August 29, 2011 with Sumitomo Mitsui Banking Corporation (filed as Exhibit 10.5 to WRI’s Form 8-K on August 31, 2011 and incorporated herein by reference). |
10.42 | — | Credit Agreement Note dated August 29, 2011 U.S. Bank National Association (filed as Exhibit 10.6 to WRI’s Form 8-K on August 31, 2011 and incorporated herein by reference). |
10.43 | — | Guaranty associated with Credit Agreement among Weingarten Realty Investors, the Lenders Party Hereto and The Bank of Nova Scotia, as Administrative Agent, dated August 29, 2011 (filed as Exhibit 10.7 to WRI’s Form 8-K on August 31, 2011 and incorporated herein by reference). |
10.44 | — | Amendment Agreement dated September 30, 2011 to Amended and Restated Credit Agreement dated September 30, 2011 (filed as Exhibit 10.70 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2011 and incorporated herein by reference). |
10.45 | — | Amendment Agreement dated November 14, 2011 to the Credit Agreement dated August 29, 2011 among Weingarten Realty Investors, the Lenders Party Hereto and The Bank of Nova Scotia, as Administrative Agent (filed as Exhibit 10.71 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2011 and incorporated herein by reference). |
10.46 | — | Guaranty dated November 14, 2011 associated with Credit Agreement among Weingarten Realty Investors, the Lenders Party Hereto and The Bank of Nova Scotia, as Administrative Agent, dated August 29, 2011 (filed as Exhibit 10.72 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2011 and incorporated herein by reference). |
10.47 | — | Third Amendment to Promissory Note with Reliance Trust Company, Trustee of the Master Nonqualified Plan Trust under the Weingarten Realty Investors Supplemental Executive Retirement Plan and Weingarten Realty Investors Retirement Benefit Restoration Plan dated February 15, 2012 (filed as Exhibit 10.1 to WRI's Form 10-Q for the quarter ended March 31, 2012 and incorporated herein by reference). |
10.48† | — | Fourth Amendment to the Weingarten Realty Retirement Plan dated March 2, 2012 (filed as Exhibit 10.2 to WRI's Form 10-Q for the quarter ended March 31, 2012 and incorporated herein by reference). |
10.49 | — | Purchase and Sale Agreement dated April 10, 2012 (filed as Exhibit 10.1 to WRI's Form 8-K on April 12, 2012 and incorporated herein by reference). |
10.50† | — | Amendment No. 4 to the Weingarten Realty Investors Retirement Benefit Restoration Plan dated August 10, 2012 (filed as Exhibit 10.1 to WRI's Form 10-Q for the quarter ended September 30, 2012 and incorporated herein by reference). |
10.51† | — | Amendment No. 5 to the Weingarten Realty Investors Supplemental Executive Retirement Plan dated August 10, 2012 (filed as Exhibit 10.2 to WRI's Form 10-Q for the quarter ended September 30, 2012 and incorporated herein by reference). |
10.52 | — | Assignment and Assumption dated September 6, 2012 of the Amended and Restated Credit Agreement dated September 30, 2011 (filed as Exhibit 10.3 to WRI's Form 10-Q for the quarter ended September 30, 2012 and incorporated herein by reference). |
10.53† | — | Master Nonqualified Plan Trust Agreement dated August 23, 2006 (filed as Exhibit 10.53 to WRI's Annual Report on Form 10-K for the year ended December 31, 2012 and incorporated herein by reference). |
10.54† | — | Restatement of the Weingarten Realty Retirement Plan dated November 17, 2008 (filed as Exhibit 10.54 to WRI's Annual Report on Form 10-K for the year ended December 31, 2012 and incorporated herein by reference). |
10.55 | — | Amendment Agreement dated April 18, 2013 of the Amended and Restated Credit Agreement dated September 30, 2011 (filed as Exhibit 10.1 to WRI's Form 10-Q for the quarter ended March 31, 2013 and incorporated herein by reference). |
10.56 | — | Fourth Amendment to Promissory Note with Reliance Trust Company, Trustee of the Master Nonqualified Plan Trust under the Weingarten Realty Investors Supplemental Executive Retirement Plan and Weingarten Realty Investors Retirement Benefit Restoration Plan dated March 11, 2013(filed as Exhibit 10.2 to WRI's Form 10-Q for the quarter ended March 31, 2013 and incorporated herein by reference). |
10.57† | — | Restatement of the Weingarten Realty Investors Retirement Plan dated December 23, 2013 (filed as Exhibit 10.57 to WRI's Annual Report on Form 10-K for the year ended December 31, 2013 and incorporated herein by reference). |
10.58 | — | Fifth Amendment to Promissory Note with Reliance Trust Company, Trustee of the Master Nonqualified Plan Trust under the Weingarten Realty Investors Supplemental Executive Retirement Plan and Weingarten Realty Investors Retirement Benefit Restoration Plan dated March 11, 2014(filed as Exhibit 10.1 to WRI's Form 10-Q for the quarter ended March 31, 2014 and incorporated herein by reference). |
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10.59† | — | First Amendment to Weingarten Realty Investors Retirement Plan dated December 16, 2014 (filed as Exhibit 10.59 to WRI's Annual Report on Form 10-K for the year ended December 31, 2014 and incorporated herein by reference). |
10.60 | — | Term Loan Agreement dated March 2, 2015 among Weingarten Realty Investors, the Lenders Party Hereto and Regions Bank, as Administrative Agent, Region Capital Markets, a division of Regions Bank and U.S. Bank National Association, as Joint Lead Arrangers and Joint Bookrunners, and U.S. Bank National Association, as Syndication Agent (filed as Exhibit 10.1 to WRI’s Form 8-K on March 3, 2015 and incorporated herein by reference). |
10.61 | — | Sixth Amendment to Promissory Note with Reliance Trust Company, Trustee of the Master Nonqualified Plan Trust under the Weingarten Realty Investors Supplemental Executive Retirement Plan and Weingarten Realty Investors Retirement Benefit Restoration Plan dated March 11, 2015(filed as Exhibit 10.2 to WRI's Form 10-Q for the quarter ended March 31, 2015 and incorporated herein by reference). |
12.1* | — | Computation of Ratios. |
21.1* | — | Listing of Subsidiaries of the Registrant. |
23.1* | — | Consent of Deloitte & Touche LLP. |
31.1* | — | Certification pursuant to Section 302(a) of the Sarbanes-Oxley Act of 2002 (Chief Executive Officer). |
31.2* | — | Certification pursuant to Section 302(a) of the Sarbanes-Oxley Act of 2002 (Chief Financial Officer). |
32.1** | — | Certification pursuant to 18 U.S.C. Sec. 1350, as adopted pursuant to Sec. 906 of the Sarbanes-Oxley Act of 2002 (Chief Executive Officer). |
32.2** | — | Certification pursuant to 18 U.S.C. Sec. 1350, as adopted pursuant to Sec. 906 of the Sarbanes-Oxley Act of 2002 (Chief Financial Officer). |
101.INS** | — | XBRL Instance Document |
101.SCH** | — | XBRL Taxonomy Extension Schema Document |
101.CAL** | — | XBRL Taxonomy Extension Calculation Linkbase Document |
101.DEF** | — | XBRL Taxonomy Extension Definition Linkbase Document |
101.LAB** | — | XBRL Taxonomy Extension Labels Linkbase Document |
101.PRE** | — | XBRL Taxonomy Extension Presentation Linkbase Document |
* | Filed with this report. | |
** | Furnished with this report. | |
† | Management contract or compensation plan or arrangement. | |
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SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities and Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.
WEINGARTEN REALTY INVESTORS | ||
By: | /s/ Andrew M. Alexander | |
Andrew M. Alexander | ||
Chief Executive Officer | ||
Date: February 24, 2016
POWER OF ATTORNEY
KNOW ALL MEN BY THESE PRESENTS that each of Weingarten Realty Investors, a real estate investment trust organized under the Texas Business Organizations Code, and the undersigned trust managers and officers of Weingarten Realty Investors hereby constitute and appoint Andrew M. Alexander, Stanford Alexander, Stephen C. Richter and Joe D. Shafer or any one of them, its or his true and lawful attorney-in-fact and agent, for it or him and in its or his name, place and stead, in any and all capacities, with full power to act alone, to sign any and all amendments to this report, and to file each such amendment to the report, with all exhibits thereto, and any and all other documents in connection therewith, with the Securities and Exchange Commission, hereby granting unto said attorney-in-fact and agent full power and authority to do and perform any and all acts and things requisite and necessary to be done in and about the premises as fully to all intents and purposes as it or he might or could do in person, hereby ratifying and confirming all that said attorney-in-fact and agent may lawfully do or cause to be done by virtue hereof.
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Pursuant to the requirement of the Securities and Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated:
Signature | Title | Date | |
By: | /s/ Andrew M. Alexander | Chief Executive Officer, President and Trust Manager | February 24, 2016 |
Andrew M. Alexander | |||
By: | /s/ Stanford Alexander | Chairman and Trust Manager | February 24, 2016 |
Stanford Alexander | |||
By: | /s/ Shelaghmichael Brown | Trust Manager | February 24, 2016 |
Shelaghmichael Brown | |||
By: | /s/ James W. Crownover | Trust Manager | February 24, 2016 |
James W. Crownover | |||
By: | /s/ Robert J. Cruikshank | Trust Manager | February 24, 2016 |
Robert J. Cruikshank | |||
By: | /s/ Melvin Dow | Trust Manager | February 24, 2016 |
Melvin Dow | |||
By: | /s/ Stephen A. Lasher | Trust Manager | February 24, 2016 |
Stephen A. Lasher | |||
By: | /s/ Stephen C. Richter | Executive Vice President and Chief Financial Officer | February 24, 2016 |
Stephen C. Richter | |||
By: | /s/ Thomas L. Ryan | Trust Manager | February 24, 2016 |
Thomas L. Ryan | |||
By: | /s/ Douglas W. Schnitzer | Trust Manager | February 24, 2016 |
Douglas W. Schnitzer | |||
By: | /s/ Joe D. Shafer | Senior Vice President/Chief Accounting Officer (Principal Accounting Officer) | February 24, 2016 |
Joe D. Shafer | |||
By: | /s/ C. Park Shaper | Trust Manager | February 24, 2016 |
C. Park Shaper | |||
By: | /s/ Marc J. Shapiro | Trust Manager | February 24, 2016 |
Marc J. Shapiro | |||
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Schedule II
WEINGARTEN REALTY INVESTORS
VALUATION AND QUALIFYING ACCOUNTS
December 31, 2015, 2014, and 2013
(Amounts in thousands)
Description | Balance at beginning of period | Charged to costs and expenses | Deductions(1) | Balance at end of period | ||||||||||||
2015 | ||||||||||||||||
Allowance for Doubtful Accounts | $ | 7,680 | $ | 1,179 | $ | 2,787 | $ | 6,072 | ||||||||
Tax Valuation Allowance | 27,539 | — | 309 | 27,230 | ||||||||||||
2014 | ||||||||||||||||
Allowance for Doubtful Accounts | $ | 9,386 | $ | 1,914 | $ | 3,620 | $ | 7,680 | ||||||||
Tax Valuation Allowance | 30,541 | 2,239 | 5,241 | 27,539 | ||||||||||||
2013 | ||||||||||||||||
Allowance for Doubtful Accounts | $ | 12,127 | $ | 1,420 | $ | 4,161 | $ | 9,386 | ||||||||
Tax Valuation Allowance | 28,376 | 2,243 | 78 | 30,541 | ||||||||||||
___________________
(1) | Write-offs of amounts previously reserved. |
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WEINGARTEN REALTY INVESTORS
REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2015
(Amounts in thousands)
Initial Cost to Company | Gross Amounts Carried at Close of Period | |||||||||||||||||||||||||||||||||||||
Description | Land | Building and Improvements | Cost Capitalized Subsequent to Acquisition | Land | Building and Improvements | Total (1) | Accumulated Depreciation | Total Costs, Net of Accumulated Depreciation | Encumbrances (2) | Date of Acquisition / Construction | ||||||||||||||||||||||||||||
Centers: | ||||||||||||||||||||||||||||||||||||||
10-Federal Shopping Center | $ | 1,791 | $ | 7,470 | $ | 1,121 | $ | 1,791 | $ | 8,591 | $ | 10,382 | $ | (7,260 | ) | $ | 3,122 | $ | (5,837 | ) | 03/20/2008 | |||||||||||||||||
1919 North Loop West | 1,334 | 8,451 | 11,840 | 1,337 | 20,288 | 21,625 | (9,758 | ) | 11,867 | — | 12/05/2006 | |||||||||||||||||||||||||||
1935 West Gray | 5,965 | 955 | — | 5,965 | 955 | 6,920 | (2 | ) | 6,918 | — | 12/01/2015 | |||||||||||||||||||||||||||
580 Market Place | 3,892 | 15,570 | 3,512 | 3,889 | 19,085 | 22,974 | (7,093 | ) | 15,881 | (15,799 | ) | 04/02/2001 | ||||||||||||||||||||||||||
8000 Sunset Strip Shopping Center | 18,320 | 73,431 | 3,802 | 18,320 | 77,233 | 95,553 | (8,016 | ) | 87,537 | — | 06/27/2012 | |||||||||||||||||||||||||||
Alabama Shepherd Shopping Center | 637 | 2,026 | 7,874 | 1,062 | 9,475 | 10,537 | (4,754 | ) | 5,783 | — | 04/30/2004 | |||||||||||||||||||||||||||
Argyle Village Shopping Center | 4,524 | 18,103 | 4,450 | 4,526 | 22,551 | 27,077 | (8,544 | ) | 18,533 | — | 11/30/2001 | |||||||||||||||||||||||||||
Arrowhead Festival Shopping Center | 1,294 | 154 | 3,966 | 1,903 | 3,511 | 5,414 | (1,584 | ) | 3,830 | — | 12/31/2000 | |||||||||||||||||||||||||||
Avent Ferry Shopping Center | 1,952 | 7,814 | 1,199 | 1,952 | 9,013 | 10,965 | (3,746 | ) | 7,219 | — | 04/04/2002 | |||||||||||||||||||||||||||
Bartlett Towne Center | 3,479 | 14,210 | 1,146 | 3,443 | 15,392 | 18,835 | (6,462 | ) | 12,373 | — | 05/15/2001 | |||||||||||||||||||||||||||
Baybrook Gateway | 10,623 | 30,307 | 690 | 10,623 | 30,997 | 41,620 | (979 | ) | 40,641 | — | 02/04/2015 | |||||||||||||||||||||||||||
Bell Plaza | 1,322 | 7,151 | 658 | 1,322 | 7,809 | 9,131 | (4,125 | ) | 5,006 | — | 03/20/2008 | |||||||||||||||||||||||||||
Bellaire Blvd. Shopping Center | 124 | 37 | 919 | 1,011 | 69 | 1,080 | (37 | ) | 1,043 | — | 11/13/2008 | |||||||||||||||||||||||||||
Best in the West | 13,191 | 77,159 | 7,351 | 13,194 | 84,507 | 97,701 | (24,149 | ) | 73,552 | — | 04/28/2005 | |||||||||||||||||||||||||||
Blalock Market at I-10 | — | 4,730 | 2,022 | — | 6,752 | 6,752 | (4,753 | ) | 1,999 | — | 12/31/1990 | |||||||||||||||||||||||||||
Boca Lyons Plaza | 3,676 | 14,706 | 4,514 | 3,651 | 19,245 | 22,896 | (6,272 | ) | 16,624 | — | 08/17/2001 | |||||||||||||||||||||||||||
Braeswood Square Shopping Center | — | 1,421 | 1,154 | — | 2,575 | 2,575 | (2,355 | ) | 220 | — | 05/28/1969 | |||||||||||||||||||||||||||
Broadway Marketplace | 898 | 3,637 | 1,342 | 906 | 4,971 | 5,877 | (2,885 | ) | 2,992 | — | 12/16/1993 | |||||||||||||||||||||||||||
Broadway Shopping Center | 234 | 3,166 | 776 | 235 | 3,941 | 4,176 | (2,688 | ) | 1,488 | — | 03/20/2008 | |||||||||||||||||||||||||||
Brookwood Marketplace | 7,050 | 15,134 | 7,368 | 7,511 | 22,041 | 29,552 | (5,303 | ) | 24,249 | (17,551 | ) | 08/22/2006 | ||||||||||||||||||||||||||
Brookwood Square Shopping Center | 4,008 | 19,753 | 509 | 4,008 | 20,262 | 24,270 | (4,156 | ) | 20,114 | — | 12/16/2003 | |||||||||||||||||||||||||||
Brownsville Commons | 1,333 | 5,536 | 315 | 1,333 | 5,851 | 7,184 | (1,485 | ) | 5,699 | — | 05/22/2006 | |||||||||||||||||||||||||||
Buena Vista Marketplace | 1,958 | 7,832 | 1,389 | 1,956 | 9,223 | 11,179 | (3,585 | ) | 7,594 | — | 04/02/2001 | |||||||||||||||||||||||||||
Bull City Market | 930 | 6,651 | 800 | 930 | 7,451 | 8,381 | (1,920 | ) | 6,461 | (3,517 | ) | 06/10/2005 | ||||||||||||||||||||||||||
Cambrian Park Plaza | 48,803 | 1,089 | 48 | 48,851 | 1,089 | 49,940 | (381 | ) | 49,559 | — | 02/27/2015 | |||||||||||||||||||||||||||
Camelback Village Square | — | 8,720 | 1,267 | — | 9,987 | 9,987 | (5,334 | ) | 4,653 | — | 09/30/1994 | |||||||||||||||||||||||||||
Camp Creek Marketplace II | 6,169 | 32,036 | 1,551 | 4,697 | 35,059 | 39,756 | (8,533 | ) | 31,223 | (19,220 | ) | 08/22/2006 | ||||||||||||||||||||||||||
Capital Square | 1,852 | 7,406 | 1,410 | 1,852 | 8,816 | 10,668 | (3,832 | ) | 6,836 | — | 04/04/2002 | |||||||||||||||||||||||||||
Centerwood Plaza | 915 | 3,659 | 2,858 | 914 | 6,518 | 7,432 | (2,284 | ) | 5,148 | — | 04/02/2001 | |||||||||||||||||||||||||||
98
Initial Cost to Company | Gross Amounts Carried at Close of Period | |||||||||||||||||||||||||||||||||||||
Description | Land | Building and Improvements | Cost Capitalized Subsequent to Acquisition | Land | Building and Improvements | Total (1) | Accumulated Depreciation | Total Costs, Net of Accumulated Depreciation | Encumbrances (2) | Date of Acquisition / Construction | ||||||||||||||||||||||||||||
Charleston Commons Shopping Center | $ | 23,230 | $ | 36,877 | $ | 2,587 | $ | 23,210 | $ | 39,484 | $ | 62,694 | $ | (9,549 | ) | $ | 53,145 | $ | — | 12/20/2006 | ||||||||||||||||||
Cherry Creek Retail Center | 5,416 | 14,624 | — | 5,416 | 14,624 | 20,040 | (2,968 | ) | 17,072 | — | 06/16/2011 | |||||||||||||||||||||||||||
Chino Hills Marketplace | 7,218 | 28,872 | 12,216 | 7,234 | 41,072 | 48,306 | (17,962 | ) | 30,344 | — | 08/20/2002 | |||||||||||||||||||||||||||
Citadel Building | 3,236 | 6,168 | 8,411 | 534 | 17,281 | 17,815 | (14,547 | ) | 3,268 | — | 12/30/1975 | |||||||||||||||||||||||||||
College Park Shopping Center | 2,201 | 8,845 | 7,455 | 2,641 | 15,860 | 18,501 | (10,579 | ) | 7,922 | (11,004 | ) | 11/16/1998 | ||||||||||||||||||||||||||
Colonial Plaza | 10,806 | 43,234 | 13,551 | 10,813 | 56,778 | 67,591 | (24,616 | ) | 42,975 | — | 02/21/2001 | |||||||||||||||||||||||||||
Countryside Centre | 15,523 | 29,818 | 9,057 | 15,559 | 38,839 | 54,398 | (9,731 | ) | 44,667 | — | 07/06/2007 | |||||||||||||||||||||||||||
Creekside Center | 1,732 | 6,929 | 1,998 | 1,730 | 8,929 | 10,659 | (3,909 | ) | 6,750 | (7,759 | ) | 04/02/2001 | ||||||||||||||||||||||||||
Cullen Plaza Shopping Center | 106 | 2,841 | 407 | 106 | 3,248 | 3,354 | (2,620 | ) | 734 | — | 03/20/2008 | |||||||||||||||||||||||||||
Cypress Pointe | 3,468 | 8,700 | 1,110 | 3,793 | 9,485 | 13,278 | (5,860 | ) | 7,418 | — | 04/04/2002 | |||||||||||||||||||||||||||
Dallas Commons Shopping Center | 1,582 | 4,969 | 94 | 1,582 | 5,063 | 6,645 | (1,227 | ) | 5,418 | — | 09/14/2006 | |||||||||||||||||||||||||||
Danville Plaza Shopping Center | — | 3,360 | 2,366 | — | 5,726 | 5,726 | (5,076 | ) | 650 | — | 09/30/1960 | |||||||||||||||||||||||||||
Desert Village Shopping Center | 3,362 | 14,969 | 1,371 | 3,362 | 16,340 | 19,702 | (2,389 | ) | 17,313 | — | 10/28/2010 | |||||||||||||||||||||||||||
Discovery Plaza | 2,193 | 8,772 | 1,263 | 2,191 | 10,037 | 12,228 | (3,787 | ) | 8,441 | — | 04/02/2001 | |||||||||||||||||||||||||||
Eastdale Shopping Center | 1,423 | 5,809 | 2,425 | 1,417 | 8,240 | 9,657 | (4,167 | ) | 5,490 | — | 12/31/1997 | |||||||||||||||||||||||||||
Eastern Horizon | 10,282 | 16 | (317 | ) | 1,569 | 8,412 | 9,981 | (4,838 | ) | 5,143 | — | 12/31/2002 | ||||||||||||||||||||||||||
Edgewater Marketplace | 4,821 | 11,225 | 541 | 4,821 | 11,766 | 16,587 | (1,805 | ) | 14,782 | (17,600 | ) | 11/19/2010 | ||||||||||||||||||||||||||
El Camino Promenade | 4,431 | 20,557 | 4,451 | 4,429 | 25,010 | 29,439 | (8,469 | ) | 20,970 | — | 05/21/2004 | |||||||||||||||||||||||||||
Embassy Lakes Shopping Center | 2,803 | 11,268 | 1,508 | 2,803 | 12,776 | 15,579 | (4,143 | ) | 11,436 | — | 12/18/2002 | |||||||||||||||||||||||||||
Entrada de Oro Plaza Shopping Center | 6,041 | 10,511 | 1,724 | 6,115 | 12,161 | 18,276 | (3,601 | ) | 14,675 | — | 01/22/2007 | |||||||||||||||||||||||||||
Epic Village St. Augustine | 283 | 1,171 | 4,065 | 320 | 5,199 | 5,519 | (2,655 | ) | 2,864 | — | 09/30/2009 | |||||||||||||||||||||||||||
Falls Pointe Shopping Center | 3,535 | 14,289 | 504 | 3,522 | 14,806 | 18,328 | (5,069 | ) | 13,259 | — | 12/17/2002 | |||||||||||||||||||||||||||
Festival on Jefferson Court | 5,041 | 13,983 | 3,427 | 5,022 | 17,429 | 22,451 | (5,810 | ) | 16,641 | — | 12/22/2004 | |||||||||||||||||||||||||||
Fiesta Market Place | 137 | 429 | 8 | 137 | 437 | 574 | (432 | ) | 142 | — | 03/20/2008 | |||||||||||||||||||||||||||
Fiesta Trails | 8,825 | 32,790 | 2,933 | 8,825 | 35,723 | 44,548 | (12,648 | ) | 31,900 | — | 09/30/2003 | |||||||||||||||||||||||||||
Flamingo Pines Plaza | 10,403 | 35,014 | (13,723 | ) | 5,335 | 26,359 | 31,694 | (7,092 | ) | 24,602 | — | 01/28/2005 | ||||||||||||||||||||||||||
Fountain Plaza | 1,319 | 5,276 | 1,424 | 1,095 | 6,924 | 8,019 | (3,945 | ) | 4,074 | — | 03/10/1994 | |||||||||||||||||||||||||||
Francisco Center | 1,999 | 7,997 | 4,607 | 2,403 | 12,200 | 14,603 | (8,496 | ) | 6,107 | (9,996 | ) | 11/16/1998 | ||||||||||||||||||||||||||
Freedom Centre | 2,929 | 15,302 | 5,660 | 6,944 | 16,947 | 23,891 | (5,295 | ) | 18,596 | (389 | ) | 06/23/2006 | ||||||||||||||||||||||||||
Galleria Shopping Center | 10,795 | 10,339 | 8,768 | 10,805 | 19,097 | 29,902 | (4,469 | ) | 25,433 | — | 12/11/2006 | |||||||||||||||||||||||||||
Galveston Place | 2,713 | 5,522 | 5,879 | 3,279 | 10,835 | 14,114 | (8,504 | ) | 5,610 | — | 11/30/1983 | |||||||||||||||||||||||||||
Gateway Plaza | 4,812 | 19,249 | 4,448 | 4,808 | 23,701 | 28,509 | (8,950 | ) | 19,559 | (21,269 | ) | 04/02/2001 | ||||||||||||||||||||||||||
Gateway Station | 1,622 | 3 | 9,757 | 1,921 | 9,461 | 11,382 | (3,678 | ) | 7,704 | — | 09/30/2009 | |||||||||||||||||||||||||||
Glenbrook Square Shopping Center | 632 | 3,576 | 782 | 632 | 4,358 | 4,990 | (2,372 | ) | 2,618 | — | 03/20/2008 | |||||||||||||||||||||||||||
Grayson Commons | 3,180 | 9,023 | 217 | 3,163 | 9,257 | 12,420 | (2,683 | ) | 9,737 | (5,269 | ) | 11/09/2004 | ||||||||||||||||||||||||||
99
Initial Cost to Company | Gross Amounts Carried at Close of Period | |||||||||||||||||||||||||||||||||||||
Description | Land | Building and Improvements | Cost Capitalized Subsequent to Acquisition | Land | Building and Improvements | Total (1) | Accumulated Depreciation | Total Costs, Net of Accumulated Depreciation | Encumbrances (2) | Date of Acquisition / Construction | ||||||||||||||||||||||||||||
Greenhouse Marketplace | $ | 4,607 | $ | 22,771 | $ | 3,926 | $ | 4,750 | $ | 26,554 | $ | 31,304 | $ | (8,521 | ) | $ | 22,783 | $ | — | 01/28/2004 | ||||||||||||||||||
Griggs Road Shopping Center | 257 | 2,303 | 173 | 257 | 2,476 | 2,733 | (1,782 | ) | 951 | — | 03/20/2008 | |||||||||||||||||||||||||||
Hallmark Town Center | 1,368 | 5,472 | 1,094 | 1,367 | 6,567 | 7,934 | (2,821 | ) | 5,113 | — | 04/02/2001 | |||||||||||||||||||||||||||
Harrisburg Plaza | 1,278 | 3,924 | 956 | 1,278 | 4,880 | 6,158 | (4,124 | ) | 2,034 | (8,440 | ) | 03/20/2008 | ||||||||||||||||||||||||||
HEB - Dairy Ashford & Memorial | 1,717 | 4,234 | — | 1,717 | 4,234 | 5,951 | (721 | ) | 5,230 | — | 03/06/2012 | |||||||||||||||||||||||||||
Heights Plaza Shopping Center | 58 | 699 | 2,493 | 928 | 2,322 | 3,250 | (1,491 | ) | 1,759 | — | 06/30/1995 | |||||||||||||||||||||||||||
High House Crossing | 2,576 | 10,305 | 521 | 2,576 | 10,826 | 13,402 | (3,986 | ) | 9,416 | — | 04/04/2002 | |||||||||||||||||||||||||||
Highland Square | — | — | 1,887 | — | 1,887 | 1,887 | (519 | ) | 1,368 | — | 10/06/1959 | |||||||||||||||||||||||||||
Hope Valley Commons | 2,439 | 8,487 | 374 | 2,439 | 8,861 | 11,300 | (1,347 | ) | 9,953 | — | 08/31/2010 | |||||||||||||||||||||||||||
Humblewood Shopping Center | 2,215 | 4,724 | 3,912 | 1,166 | 9,685 | 10,851 | (8,209 | ) | 2,642 | — | 03/09/1977 | |||||||||||||||||||||||||||
I45/Telephone Rd. | 678 | 11,182 | 599 | 678 | 11,781 | 12,459 | (5,919 | ) | 6,540 | (9,549 | ) | 03/20/2008 | ||||||||||||||||||||||||||
Independence Plaza I | 12,795 | 23,063 | 241 | 12,795 | 23,304 | 36,099 | (2,719 | ) | 33,380 | (17,197 | ) | 06/11/2013 | ||||||||||||||||||||||||||
Independence Plaza II | 6,555 | 8,564 | 1,614 | 6,555 | 10,178 | 16,733 | (1,134 | ) | 15,599 | — | 06/11/2013 | |||||||||||||||||||||||||||
Jess Ranch Marketplace | 8,750 | 25,560 | 343 | 8,750 | 25,903 | 34,653 | (2,372 | ) | 32,281 | — | 12/23/2013 | |||||||||||||||||||||||||||
Jess Ranch Marketplace Phase III | 8,431 | 21,470 | 191 | 8,431 | 21,661 | 30,092 | (2,002 | ) | 28,090 | — | 12/23/2013 | |||||||||||||||||||||||||||
Lakeside Marketplace | 6,064 | 22,989 | 3,348 | 6,150 | 26,251 | 32,401 | (7,628 | ) | 24,773 | (15,889 | ) | 08/22/2006 | ||||||||||||||||||||||||||
Largo Mall | 10,817 | 40,906 | 5,431 | 10,810 | 46,344 | 57,154 | (14,457 | ) | 42,697 | — | 03/01/2004 | |||||||||||||||||||||||||||
Laveen Village Marketplace | 1,190 | — | 5,251 | 1,006 | 5,435 | 6,441 | (3,283 | ) | 3,158 | — | 08/15/2003 | |||||||||||||||||||||||||||
Lawndale Shopping Center | 82 | 927 | 692 | 82 | 1,619 | 1,701 | (1,101 | ) | 600 | — | 03/20/2008 | |||||||||||||||||||||||||||
League City Plaza | 1,918 | 7,592 | 898 | 1,918 | 8,490 | 10,408 | (4,925 | ) | 5,483 | (8,623 | ) | 03/20/2008 | ||||||||||||||||||||||||||
Leesville Towne Centre | 7,183 | 17,162 | 1,417 | 7,223 | 18,539 | 25,762 | (5,785 | ) | 19,977 | — | 01/30/2004 | |||||||||||||||||||||||||||
Little York Plaza Shopping Center | 342 | 5,170 | 1,825 | 342 | 6,995 | 7,337 | (5,824 | ) | 1,513 | — | 03/20/2008 | |||||||||||||||||||||||||||
Lyons Avenue Shopping Center | 249 | 1,183 | 54 | 249 | 1,237 | 1,486 | (1,058 | ) | 428 | — | 03/20/2008 | |||||||||||||||||||||||||||
Madera Village Shopping Center | 3,788 | 13,507 | 1,284 | 3,816 | 14,763 | 18,579 | (3,871 | ) | 14,708 | — | 03/13/2007 | |||||||||||||||||||||||||||
Market at Town Center - Sugarland | 8,600 | 26,627 | 23,949 | 8,600 | 50,576 | 59,176 | (24,506 | ) | 34,670 | — | 12/23/1996 | |||||||||||||||||||||||||||
Market at Westchase Shopping Center | 1,199 | 5,821 | 2,662 | 1,415 | 8,267 | 9,682 | (5,851 | ) | 3,831 | — | 02/15/1991 | |||||||||||||||||||||||||||
Marketplace at Seminole Outparcel | 1,000 | — | 1,500 | 1,046 | 1,454 | 2,500 | (94 | ) | 2,406 | — | 08/21/2006 | |||||||||||||||||||||||||||
Marketplace at Seminole Towne | 15,067 | 53,743 | 6,144 | 21,665 | 53,289 | 74,954 | (13,472 | ) | 61,482 | — | 08/21/2006 | |||||||||||||||||||||||||||
Markham West Shopping Center | 2,694 | 10,777 | 4,497 | 2,696 | 15,272 | 17,968 | (8,107 | ) | 9,861 | — | 09/18/1998 | |||||||||||||||||||||||||||
Marshall's Plaza | 1,802 | 12,315 | 711 | 1,804 | 13,024 | 14,828 | (3,773 | ) | 11,055 | — | 06/01/2005 | |||||||||||||||||||||||||||
Mendenhall Commons | 2,655 | 9,165 | 653 | 2,677 | 9,796 | 12,473 | (2,677 | ) | 9,796 | — | 11/13/2008 | |||||||||||||||||||||||||||
Menifee Town Center | 1,827 | 7,307 | 4,998 | 1,824 | 12,308 | 14,132 | (4,654 | ) | 9,478 | — | 04/02/2001 | |||||||||||||||||||||||||||
Millpond Center | 3,155 | 9,706 | 1,625 | 3,161 | 11,325 | 14,486 | (3,790 | ) | 10,696 | — | 07/28/2005 | |||||||||||||||||||||||||||
Mohave Crossroads | 3,953 | 63 | 35,989 | 3,128 | 36,877 | 40,005 | (18,669 | ) | 21,336 | — | 12/31/2009 | |||||||||||||||||||||||||||
Monte Vista Village Center | 1,485 | 58 | 5,630 | 755 | 6,418 | 7,173 | (4,124 | ) | 3,049 | — | 12/31/2004 | |||||||||||||||||||||||||||
100
Initial Cost to Company | Gross Amounts Carried at Close of Period | |||||||||||||||||||||||||||||||||||||
Description | Land | Building and Improvements | Cost Capitalized Subsequent to Acquisition | Land | Building and Improvements | Total (1) | Accumulated Depreciation | Total Costs, Net of Accumulated Depreciation | Encumbrances (2) | Date of Acquisition / Construction | ||||||||||||||||||||||||||||
Moore Plaza | $ | 6,445 | $ | 26,140 | $ | 11,079 | $ | 6,487 | $ | 37,177 | $ | 43,664 | $ | (18,783 | ) | $ | 24,881 | $ | — | 03/20/1998 | ||||||||||||||||||
Mueller Regional Retail Center | 10,382 | 56,303 | 282 | 10,382 | 56,585 | 66,967 | (5,694 | ) | 61,273 | (33,953 | ) | 10/03/2013 | ||||||||||||||||||||||||||
North Creek Plaza | 6,915 | 25,625 | 4,823 | 6,954 | 30,409 | 37,363 | (10,105 | ) | 27,258 | — | 08/19/2004 | |||||||||||||||||||||||||||
North Towne Plaza | 960 | 3,928 | 7,526 | 879 | 11,535 | 12,414 | (8,120 | ) | 4,294 | (9,446 | ) | 02/15/1990 | ||||||||||||||||||||||||||
North Towne Plaza | 6,646 | 99 | 1,719 | 1,005 | 7,459 | 8,464 | (2,163 | ) | 6,301 | — | 04/01/2010 | |||||||||||||||||||||||||||
Northbrook Shopping Center | 1,629 | 4,489 | 3,611 | 1,713 | 8,016 | 9,729 | (6,741 | ) | 2,988 | (9,490 | ) | 11/06/1967 | ||||||||||||||||||||||||||
Northwoods Shopping Center | 1,768 | 7,071 | 448 | 1,772 | 7,515 | 9,287 | (2,722 | ) | 6,565 | — | 04/04/2002 | |||||||||||||||||||||||||||
Oak Forest Shopping Center | 760 | 2,726 | 5,018 | 748 | 7,756 | 8,504 | (5,764 | ) | 2,740 | (7,781 | ) | 12/30/1976 | ||||||||||||||||||||||||||
Oak Grove Market Center | 5,758 | 10,508 | 1,025 | 5,861 | 11,430 | 17,291 | (2,730 | ) | 14,561 | — | 06/15/2007 | |||||||||||||||||||||||||||
Oracle Crossings | 4,614 | 18,274 | 29,183 | 10,582 | 41,489 | 52,071 | (9,801 | ) | 42,270 | — | 01/22/2007 | |||||||||||||||||||||||||||
Oracle Wetmore Shopping Center | 24,686 | 26,878 | 7,078 | 13,813 | 44,829 | 58,642 | (10,638 | ) | 48,004 | — | 01/22/2007 | |||||||||||||||||||||||||||
Overton Park Plaza | 9,266 | 37,789 | 11,944 | 9,264 | 49,735 | 58,999 | (16,336 | ) | 42,663 | — | 10/24/2003 | |||||||||||||||||||||||||||
Palmilla Center | 1,258 | — | 12,956 | 2,882 | 11,332 | 14,214 | (6,724 | ) | 7,490 | — | 12/31/2002 | |||||||||||||||||||||||||||
Palms of Carrollwood | 3,995 | 16,390 | 1,477 | 3,995 | 17,867 | 21,862 | (2,285 | ) | 19,577 | — | 12/23/2010 | |||||||||||||||||||||||||||
Paradise Marketplace | 2,153 | 8,612 | (2,083 | ) | 1,197 | 7,485 | 8,682 | (4,137 | ) | 4,545 | — | 07/20/1995 | ||||||||||||||||||||||||||
Parliament Square II | 2 | 10 | 1,183 | 3 | 1,192 | 1,195 | (796 | ) | 399 | — | 06/24/2005 | |||||||||||||||||||||||||||
Perimeter Village | 29,701 | 42,337 | 3,701 | 34,404 | 41,335 | 75,739 | (10,477 | ) | 65,262 | (32,901 | ) | 07/03/2007 | ||||||||||||||||||||||||||
Phillips Crossing | — | 1 | 28,208 | 872 | 27,337 | 28,209 | (10,913 | ) | 17,296 | — | 09/30/2009 | |||||||||||||||||||||||||||
Phoenix Office Building | 1,696 | 3,255 | 1,175 | 1,773 | 4,353 | 6,126 | (1,480 | ) | 4,646 | — | 01/31/2007 | |||||||||||||||||||||||||||
Pike Center | — | 40,537 | 2,157 | — | 42,694 | 42,694 | (6,242 | ) | 36,452 | — | 08/14/2012 | |||||||||||||||||||||||||||
Plantation Centre | 3,463 | 14,821 | 1,871 | 3,471 | 16,684 | 20,155 | (5,136 | ) | 15,019 | — | 08/19/2004 | |||||||||||||||||||||||||||
Promenade 23 | 16,028 | 2,271 | 186 | 16,028 | 2,457 | 18,485 | (493 | ) | 17,992 | — | 03/25/2011 | |||||||||||||||||||||||||||
Prospector's Plaza | 3,746 | 14,985 | 5,743 | 3,716 | 20,758 | 24,474 | (6,820 | ) | 17,654 | — | 04/02/2001 | |||||||||||||||||||||||||||
Pueblo Anozira Shopping Center | 2,750 | 11,000 | 4,965 | 2,768 | 15,947 | 18,715 | (9,092 | ) | 9,623 | (15,087 | ) | 06/16/1994 | ||||||||||||||||||||||||||
Raintree Ranch Center | 11,442 | 595 | 17,635 | 10,983 | 18,689 | 29,672 | (9,723 | ) | 19,949 | — | 03/31/2008 | |||||||||||||||||||||||||||
Rancho San Marcos Village | 3,533 | 14,138 | 5,289 | 3,887 | 19,073 | 22,960 | (6,612 | ) | 16,348 | — | 02/26/2003 | |||||||||||||||||||||||||||
Rancho Towne & Country | 1,161 | 4,647 | 716 | 1,166 | 5,358 | 6,524 | (2,846 | ) | 3,678 | — | 10/16/1995 | |||||||||||||||||||||||||||
Randalls Center/Kings Crossing | 3,570 | 8,147 | 381 | 3,585 | 8,513 | 12,098 | (5,212 | ) | 6,886 | — | 11/13/2008 | |||||||||||||||||||||||||||
Red Mountain Gateway | 2,166 | 89 | 9,480 | 2,737 | 8,998 | 11,735 | (4,718 | ) | 7,017 | — | 12/31/2003 | |||||||||||||||||||||||||||
Regency Centre | 5,616 | 18,516 | 1,724 | 3,581 | 22,275 | 25,856 | (5,969 | ) | 19,887 | — | 07/28/2006 | |||||||||||||||||||||||||||
Reynolds Crossing | 4,276 | 9,186 | 156 | 4,276 | 9,342 | 13,618 | (2,261 | ) | 11,357 | — | 09/14/2006 | |||||||||||||||||||||||||||
Richmond Square | 1,993 | 953 | 13,594 | 14,512 | 2,028 | 16,540 | (1,312 | ) | 15,228 | — | 12/31/1996 | |||||||||||||||||||||||||||
Ridgeway Trace | 26,629 | 544 | 20,383 | 15,573 | 31,983 | 47,556 | (10,006 | ) | 37,550 | — | 11/09/2006 | |||||||||||||||||||||||||||
River Oaks Shopping Center - East | 1,354 | 1,946 | 390 | 1,363 | 2,327 | 3,690 | (2,016 | ) | 1,674 | — | 12/04/1992 | |||||||||||||||||||||||||||
River Oaks Shopping Center - West | 3,534 | 17,741 | 35,856 | 4,207 | 52,924 | 57,131 | (24,469 | ) | 32,662 | — | 12/04/1992 | |||||||||||||||||||||||||||
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Initial Cost to Company | Gross Amounts Carried at Close of Period | |||||||||||||||||||||||||||||||||||||
Description | Land | Building and Improvements | Cost Capitalized Subsequent to Acquisition | Land | Building and Improvements | Total (1) | Accumulated Depreciation | Total Costs, Net of Accumulated Depreciation | Encumbrances (2) | Date of Acquisition / Construction | ||||||||||||||||||||||||||||
River Point at Sheridan | $ | 28,898 | $ | 4,042 | $ | 7,441 | $ | 9,861 | $ | 30,520 | $ | 40,381 | $ | (6,617 | ) | $ | 33,764 | $ | — | 04/01/2010 | ||||||||||||||||||
Roswell Corners | 6,136 | 21,447 | 2,109 | 5,835 | 23,857 | 29,692 | (7,023 | ) | 22,669 | (5,738 | ) | 06/24/2004 | ||||||||||||||||||||||||||
Roswell Crossing Shopping Center | 7,625 | 18,573 | 834 | 7,625 | 19,407 | 27,032 | (3,027 | ) | 24,005 | — | 07/18/2012 | |||||||||||||||||||||||||||
San Marcos Plaza | 1,360 | 5,439 | 557 | 1,358 | 5,998 | 7,356 | (2,311 | ) | 5,045 | — | 04/02/2001 | |||||||||||||||||||||||||||
Scottsdale Horizon | — | 3,241 | 38,162 | 12,914 | 28,489 | 41,403 | (2,021 | ) | 39,382 | — | 01/22/2007 | |||||||||||||||||||||||||||
Sea Ranch Centre | 11,977 | 4,219 | 1,003 | 11,977 | 5,222 | 17,199 | (747 | ) | 16,452 | — | 03/06/2013 | |||||||||||||||||||||||||||
Shoppes at Bears Path | 3,252 | 5,503 | 1,364 | 3,290 | 6,829 | 10,119 | (2,058 | ) | 8,061 | — | 03/13/2007 | |||||||||||||||||||||||||||
Shoppes at Memorial Villages | 1,417 | 4,786 | 8,848 | 3,332 | 11,719 | 15,051 | (7,691 | ) | 7,360 | — | 01/11/2012 | |||||||||||||||||||||||||||
Shoppes of South Semoran | 4,283 | 9,785 | (1,570 | ) | 4,745 | 7,753 | 12,498 | (2,004 | ) | 10,494 | — | 08/31/2007 | ||||||||||||||||||||||||||
Shops at Kirby Drive | 1,201 | 945 | 276 | 1,202 | 1,220 | 2,422 | (453 | ) | 1,969 | — | 05/27/2008 | |||||||||||||||||||||||||||
Shops at Three Corners | 6,215 | 9,303 | 10,119 | 10,587 | 15,050 | 25,637 | (10,019 | ) | 15,618 | — | 12/31/1989 | |||||||||||||||||||||||||||
Silver Creek Plaza | 3,231 | 12,924 | 3,394 | 3,228 | 16,321 | 19,549 | (6,545 | ) | 13,004 | (14,831 | ) | 04/02/2001 | ||||||||||||||||||||||||||
Six Forks Shopping Center | 6,678 | 26,759 | 6,226 | 6,728 | 32,935 | 39,663 | (12,180 | ) | 27,483 | — | 04/04/2002 | |||||||||||||||||||||||||||
South Fulton Crossing | 14,373 | 154 | (11,434 | ) | 2,669 | 424 | 3,093 | (2 | ) | 3,091 | — | 01/10/2007 | ||||||||||||||||||||||||||
South Semoran - Pad | 1,056 | — | (129 | ) | 927 | — | 927 | — | 927 | — | 09/06/2007 | |||||||||||||||||||||||||||
Southampton Center | 4,337 | 17,349 | 3,035 | 4,333 | 20,388 | 24,721 | (8,097 | ) | 16,624 | (19,090 | ) | 04/02/2001 | ||||||||||||||||||||||||||
Southgate Shopping Center | 232 | 8,389 | 417 | 232 | 8,806 | 9,038 | (5,526 | ) | 3,512 | (5,644 | ) | 03/20/2008 | ||||||||||||||||||||||||||
Squaw Peak Plaza | 816 | 3,266 | 3,237 | 818 | 6,501 | 7,319 | (3,156 | ) | 4,163 | — | 12/20/1994 | |||||||||||||||||||||||||||
Stella Link Shopping Center | 227 | 423 | 1,423 | 294 | 1,779 | 2,073 | (1,591 | ) | 482 | — | 07/10/1970 | |||||||||||||||||||||||||||
Stella Link Shopping Center | 2,602 | 1,418 | (1,307 | ) | 2,602 | 111 | 2,713 | (23 | ) | 2,690 | — | 08/21/2007 | ||||||||||||||||||||||||||
Stonehenge Market | 4,740 | 19,001 | 2,339 | 4,740 | 21,340 | 26,080 | (8,087 | ) | 17,993 | — | 04/04/2002 | |||||||||||||||||||||||||||
Stony Point Plaza | 3,489 | 13,957 | 11,352 | 3,453 | 25,345 | 28,798 | (8,784 | ) | 20,014 | (11,226 | ) | 04/02/2001 | ||||||||||||||||||||||||||
Summerhill Plaza | 1,945 | 7,781 | 2,790 | 1,943 | 10,573 | 12,516 | (4,795 | ) | 7,721 | — | 04/02/2001 | |||||||||||||||||||||||||||
Sunset 19 Shopping Center | 5,519 | 22,076 | 1,765 | 5,547 | 23,813 | 29,360 | (8,720 | ) | 20,640 | — | 10/29/2001 | |||||||||||||||||||||||||||
Surf City Crossing | 3,220 | 52 | 5,025 | 2,655 | 5,642 | 8,297 | (1,927 | ) | 6,370 | — | 12/06/2006 | |||||||||||||||||||||||||||
Tates Creek Centre | 4,802 | 25,366 | 1,539 | 5,766 | 25,941 | 31,707 | (8,056 | ) | 23,651 | — | 03/01/2004 | |||||||||||||||||||||||||||
Taylorsville Town Center | 2,179 | 9,718 | 2,440 | 4,091 | 10,246 | 14,337 | (3,404 | ) | 10,933 | (850 | ) | 12/19/2003 | ||||||||||||||||||||||||||
The Centre at Post Oak | 13,731 | 115 | 23,857 | 17,822 | 19,881 | 37,703 | (11,897 | ) | 25,806 | — | 12/31/1996 | |||||||||||||||||||||||||||
The Commons at Dexter Lake | 2,923 | 12,007 | 2,297 | 2,949 | 14,278 | 17,227 | (5,196 | ) | 12,031 | — | 11/13/2008 | |||||||||||||||||||||||||||
The Commons at Dexter Lake II | 2,023 | 6,940 | 307 | 2,039 | 7,231 | 9,270 | (1,900 | ) | 7,370 | — | 11/13/2008 | |||||||||||||||||||||||||||
The Shoppes at Parkwood Ranch | 4,369 | 52 | 10,382 | 2,420 | 12,383 | 14,803 | (5,739 | ) | 9,064 | — | 12/31/2009 | |||||||||||||||||||||||||||
The Westside Center | 14,952 | 10,350 | — | 14,952 | 10,350 | 25,302 | — | 25,302 | — | 12/22/2015 | ||||||||||||||||||||||||||||
Thompson Bridge Commons | 604 | — | 625 | 513 | 716 | 1,229 | (94 | ) | 1,135 | — | 04/26/2005 | |||||||||||||||||||||||||||
Thousand Oaks Shopping Center | 2,973 | 13,142 | 1,009 | 2,973 | 14,151 | 17,124 | (4,677 | ) | 12,447 | (9,922 | ) | 03/20/2008 | ||||||||||||||||||||||||||
TJ Maxx Plaza | 3,400 | 19,283 | 1,969 | 3,430 | 21,222 | 24,652 | (6,859 | ) | 17,793 | — | 03/01/2004 | |||||||||||||||||||||||||||
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Initial Cost to Company | Gross Amounts Carried at Close of Period | |||||||||||||||||||||||||||||||||||||
Description | Land | Building and Improvements | Cost Capitalized Subsequent to Acquisition | Land | Building and Improvements | Total (1) | Accumulated Depreciation | Total Costs, Net of Accumulated Depreciation | Encumbrances (2) | Date of Acquisition / Construction | ||||||||||||||||||||||||||||
Tomball Marketplace | $ | 9,616 | $ | 262 | $ | 23,162 | $ | 8,132 | $ | 24,908 | $ | 33,040 | $ | (8,090 | ) | $ | 24,950 | $ | — | 04/12/2006 | ||||||||||||||||||
Trenton Crossing/North McAllen | 9,855 | 29,133 | — | 9,855 | 29,133 | 38,988 | (294 | ) | 38,694 | — | 08/31/2015 | |||||||||||||||||||||||||||
Tropicana Beltway Center | 13,947 | 42,186 | 1,085 | 13,949 | 43,269 | 57,218 | (13,554 | ) | 43,664 | — | 11/20/2007 | |||||||||||||||||||||||||||
Tropicana Marketplace | 2,118 | 8,477 | (1,587 | ) | 1,206 | 7,802 | 9,008 | (3,941 | ) | 5,067 | — | 07/24/1995 | ||||||||||||||||||||||||||
Valley Shopping Center | 4,293 | 13,736 | 1,608 | 8,910 | 10,727 | 19,637 | (2,898 | ) | 16,739 | — | 04/07/2006 | |||||||||||||||||||||||||||
Valley View Shopping Center | 1,006 | 3,980 | 2,219 | 1,006 | 6,199 | 7,205 | (3,424 | ) | 3,781 | — | 11/20/1996 | |||||||||||||||||||||||||||
Vizcaya Square Shopping Center | 3,044 | 12,226 | 1,749 | 3,044 | 13,975 | 17,019 | (4,544 | ) | 12,475 | — | 12/18/2002 | |||||||||||||||||||||||||||
Wake Forest Crossing I | 2,897 | 10,060 | — | 2,897 | 10,060 | 12,957 | (83 | ) | 12,874 | — | 09/25/2015 | |||||||||||||||||||||||||||
Waterford Village | 5,830 | — | 8,103 | 2,893 | 11,040 | 13,933 | (5,151 | ) | 8,782 | — | 06/11/2004 | |||||||||||||||||||||||||||
Wellington Green Commons | 14,212 | 32,305 | 41 | 14,212 | 32,346 | 46,558 | (633 | ) | 45,925 | (19,748 | ) | 04/20/2015 | ||||||||||||||||||||||||||
Wellington Green Pad Sites | 2,288 | 184 | — | 2,288 | 184 | 2,472 | (12 | ) | 2,460 | — | 04/20/2015 | |||||||||||||||||||||||||||
West Jordan Town Center | 4,306 | 17,776 | 2,121 | 4,308 | 19,895 | 24,203 | (6,225 | ) | 17,978 | — | 12/19/2003 | |||||||||||||||||||||||||||
Westchase Shopping Center | 3,085 | 7,920 | 10,245 | 3,189 | 18,061 | 21,250 | (12,219 | ) | 9,031 | — | 08/29/1978 | |||||||||||||||||||||||||||
Westhill Village Shopping Center | 408 | 3,002 | 5,637 | 437 | 8,610 | 9,047 | (5,252 | ) | 3,795 | — | 05/01/1958 | |||||||||||||||||||||||||||
Westland Fair | 27,562 | 10,506 | (8,749 | ) | 12,220 | 17,099 | 29,319 | (8,580 | ) | 20,739 | — | 12/29/2000 | ||||||||||||||||||||||||||
Westminster Center | 11,215 | 44,871 | 8,354 | 11,204 | 53,236 | 64,440 | (20,973 | ) | 43,467 | (41,233 | ) | 04/02/2001 | ||||||||||||||||||||||||||
Whitehall Commons | 2,529 | 6,901 | 569 | 2,522 | 7,477 | 9,999 | (2,157 | ) | 7,842 | — | 10/06/2005 | |||||||||||||||||||||||||||
Whole Foods @ Carrollwood | 2,772 | 126 | 4,634 | 2,854 | 4,678 | 7,532 | (643 | ) | 6,889 | — | 09/30/2011 | |||||||||||||||||||||||||||
Winter Park Corners | 2,159 | 8,636 | 1,326 | 2,159 | 9,962 | 12,121 | (3,845 | ) | 8,276 | — | 09/06/2001 | |||||||||||||||||||||||||||
952,989 | 2,269,060 | 766,804 | 922,346 | 3,066,507 | 3,988,853 | (1,054,612 | ) | 2,934,241 | (431,848 | ) | ||||||||||||||||||||||||||||
New Development: | ||||||||||||||||||||||||||||||||||||||
Hilltop Village Center | 3,196 | 7,234 | 51,408 | 4,055 | 57,783 | 61,838 | (3,588 | ) | 58,250 | — | 11/17/2011 | |||||||||||||||||||||||||||
Nottingham Commons | 19,523 | 2,398 | 3,530 | 20,551 | 4,900 | 25,451 | (37 | ) | 25,414 | — | 09/24/2014 | |||||||||||||||||||||||||||
Wake Forest Crossing II | 3,155 | 2,617 | 12,123 | 3,332 | 14,563 | 17,895 | (204 | ) | 17,691 | — | 06/04/2014 | |||||||||||||||||||||||||||
25,874 | 12,249 | 67,061 | 27,938 | 77,246 | 105,184 | (3,829 | ) | 101,355 | — | |||||||||||||||||||||||||||||
Miscellaneous (not to exceed 5% of total) | 122,603 | 9,201 | 37,118 | 92,565 | 76,357 | 168,922 | (29,201 | ) | 139,721 | — | ||||||||||||||||||||||||||||
Total of Portfolio | $ | 1,101,466 | $ | 2,290,510 | $ | 870,983 | $ | 1,042,849 | $ | 3,220,110 | $ | 4,262,959 | $ | (1,087,642 | ) | $ | 3,175,317 | $ | (431,848 | ) | ||||||||||||||||||
___________________
(1) | The book value of our net fixed asset exceeds the tax basis by approximately $228.0 million at December 31, 2015. |
(2) | Encumbrances do not include $27.7 million outstanding under fixed-rate mortgage debt associated with three properties each held in a tenancy-in-common arrangement, $1.9 million of deferred debt costs and $5.1 million of non-cash debt related items. |
Depreciation is computed using the straight-line method, generally over estimated useful lives of 18-40 years for buildings and 10-20 years for parking lot surfacing and equipment. Tenant and leasehold improvements are depreciated over the remaining life of the lease or the useful life whichever is shorter.
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The changes in total cost of the properties were as follows (in thousands):
Year Ended December 31, | |||||||||||
2015 | 2014 | 2013 | |||||||||
Balance at beginning of year | $ | 4,076,094 | $ | 4,289,276 | $ | 4,399,850 | |||||
Additions at cost | 319,789 | 144,474 | 279,624 | ||||||||
Retirements or sales | (79,608 | ) | (348,221 | ) | (232,823 | ) | |||||
Property held for sale | (53,163 | ) | (9,435 | ) | (155,017 | ) | |||||
Impairment loss | (153 | ) | — | (2,358 | ) | ||||||
Balance at end of year | $ | 4,262,959 | $ | 4,076,094 | $ | 4,289,276 | |||||
The changes in accumulated depreciation were as follows (in thousands):
Year Ended December 31, | |||||||||||
2015 | 2014 | 2013 | |||||||||
Balance at beginning of year | $ | 1,028,619 | $ | 1,058,040 | $ | 1,040,839 | |||||
Additions at cost | 120,426 | 125,226 | 130,698 | ||||||||
Retirements or sales | (42,603 | ) | (148,882 | ) | (81,094 | ) | |||||
Property held for sale | (18,800 | ) | (5,765 | ) | (32,403 | ) | |||||
Balance at end of year | $ | 1,087,642 | $ | 1,028,619 | $ | 1,058,040 | |||||
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Schedule IV
WEINGARTEN REALTY INVESTORS
MORTGAGE LOANS ON REAL ESTATE
DECEMBER 31, 2015
(Amounts in thousands)
State | Interest Rate | Final Maturity Date | Periodic Payment Terms | Face Amount of Mortgages | Carrying Amount of Mortgages (1) | ||||||||||
Shopping Centers: | |||||||||||||||
First Mortgages: | |||||||||||||||
College Park Realty Company | NV | 7.00% | 10/31/2053 | At Maturity | $ | 3,410 | $ | 3,410 | |||||||
Total Mortgage Loans on Real Estate | $ | 3,410 | $ | 3,410 | |||||||||||
___________________
(1) | The aggregate cost at December 31, 2015 for federal income tax purposes is $3.4 million, and there are no prior liens to be disclosed. |
Changes in mortgage loans are summarized below (in thousands):
Year Ended December 31, | |||||||||||
2015 | 2014 | 2013 | |||||||||
Balance, Beginning of Year | $ | 3,410 | $ | 15,438 | $ | 91,662 | |||||
Additions to Existing Loans (1) | — | — | 699 | ||||||||
Collections/Reductions of Principal | — | (12,028 | ) | (22,085 | ) | ||||||
Reduction of Principal due to Business Combinations (2) | — | — | (54,838 | ) | |||||||
Balance, End of Year | $ | 3,410 | $ | 3,410 | $ | 15,438 | |||||
___________________
(1) | The caption above, “Additions to Existing Loans” also includes accrued interest. |
(2) | This caption relates to acquired unconsolidated real estate joint venture interest during the respective period. |
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