Form 8-K

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, DC 20549

 


 

FORM 8-K

 


 

CURRENT REPORT

 

Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

 

Date of Report (Date of earliest event reported) October 27, 2004

 


 

REGENCY CENTERS CORPORATION

(Exact name of registrant as specified in its charter)

 


 

Florida   001-12298   59—3191743

(State or other jurisdiction

of incorporation)

  (Commission File Number)  

(IRS Employer

Identification No.)

 

121 West Forsyth Street, Suite 200

Jacksonville, Florida

  32202
(Address of principal executive offices)   (Zip Code)

 

Registrant’s telephone number including area code: (904)-598-7000

 

Not Applicable

(Former name or former address, if changed since last report)

 


 

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

 

¨ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230 .425)

 

¨ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

 

¨ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

 

¨ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

 



Item 2.02 Disclosure of Results of Operations and Financial Condition

 

On October 27, 2004, Regency issued an earnings release for the three months ended September 30, 2004, which is attached as Exhibit 99.1.

 

On October 27, 2004, Regency posted on its website at www.regencycenters.com the supplemental information attached as Exhibit 99.2.

 

Item 9.01 Financial Statements and Exhibits

 

  (c) Exhibits

 

Exhibit 99.1   Earnings release issued October 27, 2004, by Regency Centers Corporation for the three months ended September 30, 2004.
Exhibit 99.2   Supplemental information.

 

2


Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

 

    REGENCY CENTERS CORPORATION
    (registrant)
Date: November 2, 2004   By:  

/s/ J. Christian Leavitt


        J. Christian Leavitt, Senior Vice President,
        Finance and Principal Accounting Officer

 

3

Earnings release

Exhibit 99.1

 

Regency Centers Corporation

 

Press Release

 

www.RegencyCenters.com   CONTACT: LISA PALMER
    (904) 598-7636

 

REGENCY CENTERS REPORTS SOLID THIRD QUARTER RESULTS

FFO per share has grown 9.2% year to date

 

Jacksonville, Fla. (October 27, 2004) — Regency Centers Corporation announced today financial and operating results for the quarter ended September 30, 2004. Net income for common stockholders for the quarter was $35.6 million, $0.58 per diluted share, compared to $29.8 million and $0.51 per diluted share for the same quarter last year. Net income for the nine months ended September 30, 2004 was $82 million or $1.35 per diluted share, compared to $73.3 million and $1.23 per diluted share for the first nine months of 2003, a per share increase of 9.8%.

 

Regency reports Funds From Operations (FFO) in accordance with the standards established by the National Association of Real Estate Investment Trusts (NAREIT) as a supplemental earnings measure. The Company considers this a meaningful performance measurement in the Real Estate Investment Trust industry. For the third quarter, FFO was $51.3 million, or $0.82 per diluted share, compared to FFO of $46.2 million and $0.78 per diluted share for the same period last year, a per share growth rate of 5.1%. For the nine months ended September 30, 2004, FFO was $139.8 million or $2.25 per diluted share, compared to $125.9 million and $2.06 for the same period last year. Year to date FFO per share has increased 9.2% over 2003.

 

“Regency’s strategy of creating the highest quality portfolio while pursuing profitable growth through our development program and joint venture partnerships has continued to yield consistently solid results,” said Martin E. Stein, Jr., Chairman and Chief Executive Officer. “The attractive returns from our developments and joint ventures, together with stable same store NOI growth, will continue to enhance Regency’s FFO per share growth rate.”

 

Portfolio Results

 

At September 30, 2004, Regency’s total assets before depreciation were approximately $3.5 billion. At quarter end, the Company owned 263 shopping centers and single tenant properties, including those held in joint ventures, totaling 30.6 million square feet located in attractive markets across the nation. Occupancy of the operating portfolio at quarter end remained above 95%. Same property NOI growth was 2.6% for the quarter and 2.4% year to date. Rent growth, on a same-store, cash basis, was 10% for the quarter and 9.2% year to date. During the quarter Regency executed 276 new and renewal lease transactions, including development properties, for a total of 713,000 square feet. For the year, Regency has executed 972 new and renewal transactions, leasing over 2.8 million square feet.

 

1


During the quarter three hurricanes impacted 42 properties within Regency’s Florida portfolio. Individual property damage was minimal, with most properties only requiring landscaping repair and debris removal, however, total uninsured clean up and repair costs are expected to approximate $850,000.

 

Capital Recycling – Investment and Disposition Activity

 

During the third quarter Regency sold one operating property at a gross sales price of $14.4 million and a cap rate of 7.40%. Regency also sold one completed development to the Macquarie CountryWide-Regency joint venture at a gross sales price of $26.2 million and a cap rate of 7.25% and three developments to third parties at a total gross sales price of $26 million and a cap rate of 8.09%.

 

Four developments were completed during the quarter with total net development costs at completion of $67.6 million and a net operating income yield on net development costs of 10.5%. As of September 30, 2004, the Company had 31 properties under development for an estimated total net investment at completion of $431 million. The in-process developments are 65% funded and 80% leased, including tenant-owned square footage.

 

During the quarter Columbia Regency Retail Partners, our joint venture with the Oregon Public Employees Retirement Fund, acquired a six property portfolio in Chicago, IL. The six centers are all anchored by Dominick’s and collectively are 98% leased. The average household income within three miles of the centers is nearly $90,000. “The strong grocer sales at these centers, coupled with great demographics and desirable in-fill locations made this acquisition valuable, not only for expanding our presence in the Chicago market, but also helping to grow our joint venture program,” said Mary Lou Fiala, President and Chief Operating Officer. The total purchase price for the assets was $119 million at a cap rate of 8.3%.

 

On August 16, Regency announced that it entered into definitive agreements with its joint venture partners, Macquarie Countrywide Trust (MCW) and the Oregon Public Employees Retirement Fund (OPERF), to acquire 25 retail properties totaling 2.7 million square feet from Atlanta-based Branch Properties. Subsequent to quarter end, Regency and its partners closed on 22 of the 25 properties. Two remaining properties are expected to close on November 1, 2004 and the final property will not be purchased.

 

Also subsequent to quarter end, Regency closed on the purchase of Gateway Shopping Center in Chester County, PA, a western suburb of Philadelphia. Chester County is one of the most affluent and fastest growing counties in the state. The average household income within three miles of the center is $111,000. The 221,000 square foot center is 100% leased and is anchored by Trader Joe’s, TJ Maxx and Staples. The purchase price of the center was $58.5 million, $25 million of which was paid in RCLP partnership units, at a cap rate of 7.5%. “Gateway is prime real estate in an infill location surrounded by our target demographics. This strategic investment in Philadelphia marks Regency’s continued expansion in the Northeast,” added Mrs. Fiala.

 

Capital Markets

 

On July 26, 2004 Fitch Ratings affirmed their BBB+ senior debt rating and revised their outlook from negative to stable.

 

On August 24, 2004 Regency announced the sale of 1.5 million shares of common stock. The net proceeds of $68 million were used to reduce the balance of the revolving credit facility and fund recent acquisitions.

 

2


On August 31, 2004, Regency issued $125 million of depository shares representing Series 4 Cumulative Preferred Stock. The depository shares are redeemable at par at Regency’s election on or after August 31, 2009, pay a 7.25% annual dividend and have a liquidation value of $25 per share. The proceeds were used to redeem $85 million of Series B 8.75% Preferred Units and $40 million of Series C 9.0% Preferred Units on September 3, 2004. Regency recorded a charge of $3.24 million to net income for common stockholders for the original issuance costs associated with the redeemed units.

 

Dividend

 

On October 27th, 2004, the Board of Directors declared a quarterly cash dividend of $0.53 per share, payable on November 24, 2004 to shareholders of record on November 10, 2004. The Board also declared a quarterly cash dividend of $0.46563 on the Series 3 Preferred stock, payable on December 31, 2004 to shareholders of record on December 1, 2004. The Board has also declared a quarterly cash dividend of $0.45313 on the Series 4 Preferred stock, payable on December 31, 2004 to shareholders of record on December 1, 2004.

 

Conference Call

 

In conjunction with Regency’s third quarter results, you are invited to listen to its conference call that will be broadcast live over the internet on Thursday October 28, 2004 at 10:00 a.m. EST on the Company’s web site www.RegencyCenters.com. If you are unable to participate during the live webcast, the call will also be archived on the web site.

 

The Company has published additional forward-looking statements in its third quarter 2004 supplemental information package that may help investors estimate earnings for 2004. A copy of the Company’s third quarter 2004 supplemental information will be available from the Company’s web site at www.RegencyCenters.com or by written request to Diane Ortolano, Investor Relations, Regency Centers Corporation, 121 West Forsyth Street, Suite 200, Jacksonville, Florida, 32202. The supplemental information package contains more detailed financial and property results including financial statements, an outstanding debt summary, acquisition and development activity, investments in joint ventures, information pertaining to securities issued other than common stock, property details, a significant tenant report and a lease expiration table in addition to earnings and valuation guidance assumptions. The information provided in the supplemental package is unaudited and there can be no assurance that the information will not vary from the final information for the quarter ended September 30, 2004. Regency may, but assumes no obligation to, update information in the supplemental package from time to time.

 

3


Funds From Operations Reconciliation to Net Income—Actual Results

 

     Three Months Ended

    Year to Date

 

For the Periods Ended September 30, 2004 and 2003


   2004

    2003

    2004

    2003

 

Funds From Operations:

                        

Net income for common stockholders

   35,569,385     29,768,737     82,049,013     73,325,205  

Add (Less):

                        

Depreciation expense - real estate only

   18,079,843     16,992,024     53,380,541     50,563,498  

Depreciation expense - joint ventures

   1,567,510     1,241,063     4,183,076     2,929,814  

Amortization of leasing commissions and intangibles

   2,310,730     1,692,502     6,830,590     5,032,447  

(Gain) on sale of operating properties

   (6,856,345 )   (4,223,956 )   (8,072,261 )   (7,757,224 )

Minority interest of exchangeable partnership units

   590,385     750,019     1,416,660     1,841,957  
    

 

 

 

Funds from Operations

   51,261,508     46,220,389     139,787,619     125,935,697  
    

 

 

 

Weighted Average Shares For Diluted FFO Per Share

   62,658,600     59,441,859     62,055,518     61,161,412  

 

Regency Centers Corporation (NYSE: REG)

 

Regency is the leading national owner, operator, and developer focused on grocery-anchored, neighborhood retail centers. Regency’s total assets before depreciation are $3.5 billion. As of September 30, 2004, the Company owned 263 retail properties, including those held in joint ventures, totaling 30.6 million square feet located in high growth markets throughout the United States. Operating as a fully integrated real estate company, Regency is a qualified real estate investment trust that is self-administered and self-managed.

 

###

 

In addition to historical information, the information in this press release contains forward-looking statements under the federal securities law. These statements are based on current expectations, estimates and projections about the industry and markets in which Regency operates, management’s beliefs and assumptions. Forward-looking statements are not guarantees of future performance and involve certain known and unknown risks and uncertainties that could cause actual results to differ materially from those expressed or implied by such statements. Such risks and uncertainties include, but are not limited to, changes in national and local economic conditions, financial difficulties of tenants, competitive market conditions including pricing of acquisitions and sales of properties and out parcels, changes in expected leasing activity and market rents, timing of acquisitions, development starts and sales of properties and out parcels, weather, obtaining governmental approvals and meeting development schedules.

 

During the quarter, Regency’s corporate representatives may reiterate these forward-looking statements during private meetings with investors, investment analysts, the media and others. At the same time, Regency will keep this information publicly available on its web site www.regencycenters.com.

 

4

Supplemental information

Exhibit 99.2

 

Regency Centers Corporation

 

September 30, 2004

 

Supplemental Information

 

Investor Relations

Diane Ortolano

121 W. Forsyth Street, Suite 200

Jacksonville, FL 32202

904-598-7727


ABOUT REGENCY

 

Regency Centers Corporation is the leading national owner, operator, and developer focused on grocery-anchored, neighborhood and community retail centers. Regency’s total assets before depreciation are $3.5 billion.

 

As of September 30, 2004, the Company owned 263 retail properties, including those held in joint venture partnerships, totaling 30.6 million square feet and located in high growth markets throughout the United States. Founded in 1963 and operating as a fully integrated real estate company, Regency is a qualified real estate investment trust that is self-administered and self-managed.

 

The quality of Regency’s portfolio, anchored by preeminent supermarket chains such as Kroger, Publix, Safeway and Albertson’s, draws nearly 15,000 shopper visits per week. In addition, 78% of the portfolio is leased to national and regional retailers. We believe that the quality of our tenant base and the strength of our tenant relationships are fundamentally differentiating factors for Regency. PCI is Regency’s relationship-based operating system that focuses on the national, regional, and local retailers that are the best operators in their merchandising category. Intimate knowledge of our customers has allowed for the streamlining and customizing of the leasing process to reduce negotiation and vacancy down time while increasing the percentage of square feet leased to better operators. This quality combination of tenants has enabled occupancy rates to remain above 93% for the past seven years.

 

Regency’s operating and development expertise continues to create value from the operating portfolio and from new development opportunities. At the end of the third quarter of 2004, Regency had 31 properties under development for an estimated total investment at completion of $431 million. These in-process developments are 65% funded and 80% leased.

 

Regency engages in a self-funding capital structure for its development program by selling non-strategic operating assets and developments and selling an interest in operating centers and completed developments to joint venture partners then using these proceeds to fund our new developments and acquisitions. This program has enhanced the Company’s investment grade-rated balance sheet.

 

Regency has centers located in the top markets in the country and has 18 offices nationwide. The Company is listed on the New York Stock Exchange and is traded under the symbol REG. There are also two preferred class of shares that trade under REG PRC and REG PRD.

 

Please visit our web site at www.RegencyCenters.com for more information.


SUPPLEMENTAL INFORMATION TABLE OF CONTENTS

September 30, 2004

 

QUARTER HIGHLIGHTS

   1

FINANCIAL INFORMATION:

    

Summary Financial Information

   2

Consolidated Balance Sheet

   3

Consolidated Statement of Operations (FFO format)

   4

Reconciliation of FFO to Net Income

   5

Consolidated Statement of Operations (GAAP basis)

   6

Basic and Diluted Per Share Calculation (EPS and FFO)

   7

Summary of Outstanding Debt

   8-9

Acquisitions, Dispositions and Sales

   10

Development Summary

   11-15

Investments in Real Estate Partnerships

   16

Unconsolidated Real Estate Partnerships Balance Sheet

   17

Unconsolidated Real Estate Partnerships Statements of Operations

   18

Securities Issued Other than Common Stock

   20

REAL ESTATE INFORMATION:

    

Summary Retail Property Information

   21

Portfolio Summary Report by Region

   22-30

Significant Tenant Rents

   31

10 Year Lease Expiration Table

   32

FORWARD-LOOKING INFORMATION:

    

Earnings and Valuation Guidance

   33

FFO per Share Guidance Reconciliation

   34


QUARTER HIGHLIGHTS

 

Operating Results

 

For the third quarter of 2004, same property NOI growth was 2.6%. Operating properties were 95.5% leased. During the quarter 712,501 square feet of GLA was renewed or newly leased through 276 leasing transactions. Rent growth was 10% for the quarter.

 

Financial Results

 

Net income for the quarter was $35.6 million, or $0.58 per diluted share. Funds From Operations were $51.3 million, or $0.82 per diluted share.

 

Development Activity

 

Regency began development of one new center in the third quarter:

 

  French Valley in Riverside, California

 

For more information, please see page 14.

 

Disposition Activity

 

During the second quarter, Regency sold:

 

  Four completed development properties at a gross sales price of $52.2 million and an average cap rate of 7.67%

 

  One operating property at a gross sales price of $14.4 million and a cap rate of 7.40%

 

For more information on these dispositions, please see page 12-13.

 

1


SUMMARY FINANCIAL INFORMATION

For the Periods Ended September 30, 2004 and 2003

 

Financial Results

 

     Three Months Ended

    Year to Date

 
    

2004

Actual


   

2003

Actual


   

2004

Actual


   

2003

Actual


 

Net Income for common stockholders

   $ 35,569,385     $ 29,768,737     $ 82,049,013     $ 73,325,205  

Basic EPS

   $ 0.58     $ 0.52     $ 1.35     $ 1.24  

Diluted EPS

   $ 0.58     $ 0.51     $ 1.35     $ 1.23  

Diluted EPS per share growth rate

     13.7 %             9.8 %        

Funds from Operations for common stockholders

   $ 51,261,508     $ 46,220,389     $ 139,787,619     $ 125,935,697  

FFO per share - Basic

   $ 0.82     $ 0.79     $ 2.28     $ 2.09  

FFO per share - Diluted

   $ 0.82     $ 0.78     $ 2.25     $ 2.06  

Diluted FFO per share growth rate

     5.1 %             9.2 %        

Dividends paid per share and unit

   $ 0.530     $ 0.520     $ 1.590     $ 1.560  

Payout ratio of Diluted FFO per share

     64.6 %     66.7 %     70.7 %     75.7 %

Interest Coverage Ratios

                                

Interest only

     3.2       2.9       3.2       3.0  

Capitalized interest

   $ 2,398,941     $ 3,585,951     $ 8,902,897     $ 9,778,187  

Fixed Charge (debt svc + preferred dividends)

     2.6       2.3       2.4       2.2  

 

Capital Information

 

     Current

    YTD Change

    12/31/03

    12/31/02

 

Closing common stock price per share

   $ 46.49     $ 6.64     $ 39.85     $ 32.40  

Shareholder Return (assumes no reinvestment of dividends)

     20.7 %                        

Common shares and Equivalents Outstanding

     63,514,298       2,287,716       61,226,582       61,511,894  

Market equity value of Common and Convertible shares

   $ 2,952,780     $ 512,900     $ 2,439,879     $ 1,992,985  

Non-Convertible Preferred Units and shares

   $ 304,000     $ 0     $ 304,000     $ 384,000  

Outstanding debt (000’s)

   $ 1,479,021     $ 26,244     $ 1,452,777     $ 1,333,524  
    


 


 


 


Total market capitalization (000’s)

   $ 4,735,801     $ 539,145     $ 4,196,656     $ 3,710,509  

Debt to Total Market Capitalization

     31.2 %     -3.4 %     34.6 %     35.9 %
    


 


 


 


Total real estate at cost before depreciation (000’s)

   $ 3,313,333     $ 146,987     $ 3,166,346     $ 3,094,071  

Total assets at cost before depreciation (000’s)

   $ 3,514,050     $ 130,156     $ 3,383,894     $ 3,313,524  

Debt to Total Assets before Depreciation

     42.1 %     -0.8 %     42.9 %     40.2 %

Outstanding Classes of Stock and Partnership Units:

                                

Common Shares Outstanding

     62,538,266       2,630,309       59,907,957       59,557,036  

Exchangeable O.P Units held by minority interests

     976,032       (342,593 )     1,318,625       1,504,458  

Convertible Securities

     0       0       0       450,400  
    


 


 


 


Total Common Shares & Equivalents

     63,514,298       2,287,716       61,226,582       61,511,894  
    


 


 


 


 

2


CONSOLIDATED BALANCE SHEETS

For the Periods Ended September 30, 2004 and December 31, 2003 and 2002

 

     2004

    2003

    2002

 

Assets

                    

Real Estate Investments at cost:

                    

Operating properties

   $ 2,715,251,190     2,652,175,682     2,686,844,320  

Properties in development

     437,279,816     369,474,460     276,085,435  
    


 

 

       3,152,531,006     3,021,650,142     2,962,929,755  

Operating properties held for sale

     44,931,199     4,200,008     5,658,905  

Less: accumulated depreciation

     325,129,784     285,664,875     244,595,928  
    


 

 

       2,872,332,421     2,740,185,275     2,723,992,732  

Investments in real estate partnerships

     115,870,763     140,496,074     125,482,151  
    


 

 

Net real estate investments

     2,988,203,184     2,880,681,349     2,849,474,883  

Cash and cash equivalents

     50,180,788     29,868,622     56,447,329  

Notes receivable

     33,452,401     70,781,914     56,630,876  

Tenant receivables, net of allowance for uncollectible accounts

     50,336,901     54,573,165     47,983,160  

Deferred costs, less accumulated amortization

     41,769,334     35,803,525     36,644,959  

Acquired lease intangible assets, net

     11,316,136     10,205,493     2,634,511  

Other assets

     13,661,341     16,314,645     19,112,148  
    


 

 

     $ 3,188,920,085     3,098,228,713     3,068,927,866  
    


 

 

Liabilities and Stockholders’ Equity

                    

Notes payable

   $ 1,249,021,235     1,257,776,805     1,253,524,045  

Unsecured line of credit

     230,000,000     195,000,000     80,000,000  
    


 

 

Total Notes Payable

     1,479,021,235     1,452,776,805     1,333,524,045  
    


 

 

Tenants’ security and escrow deposits

     9,621,126     9,358,023     8,847,603  

Acquired lease intangible liabilities, net

     5,399,593     6,115,066     7,069,030  

Accounts payable and other liabilities

     109,145,258     94,279,961     76,908,233  
    


 

 

Total liabilities

     1,603,187,212     1,562,529,855     1,426,348,911  
    


 

 

Preferred units

     101,761,596     223,525,891     375,403,652  

Exchangeable operating partnership units

     19,704,130     26,544,594     30,629,974  

Limited partners’ interest in consolidated partnerships

     1,742,059     4,650,626     14,825,256  
    


 

 

Total minority interests

     123,207,785     254,721,111     420,858,882  
    


 

 

Stockholders’ Equity

                    

Preferred stock

     200,000,000     75,000,000     10,505,591  

Common stock, $.01 par

     676,981     649,561     634,804  

Additional paid in capital, net of Treasury stock

     1,359,274,373     1,282,947,196     1,290,109,653  

Accumulated other comprehensive (loss) income

     (5,433,998 )   174,747     0  

Distributions in excess of net income

     (91,992,268 )   (77,793,757 )   (79,529,975 )
    


 

 

Total Stockholders’ Equity

     1,462,525,088     1,280,977,747     1,221,720,073  
    


 

 

     $ 3,188,920,085     3,098,228,713     3,068,927,866  
    


 

 

     2004

    2003

    2002

 

Ratios

                    

Debt to Real Estate Assets, at cost before depreciation

     44.6 %   45.9 %   43.1 %

Debt to Total Assets, at cost before depreciation

     42.1 %   42.9 %   40.2 %

Debt + Preferred Stock and Units to Total Assets, at cost before depreciation

     50.7 %   51.8 %   51.9 %

Unsecured Assets to Total Real Estate Assets (REG 100% owned only)

     80.6 %   80.8 %   81.9 %

Unsecured NOI to Total NOI (REG 100% owned only)

     81.6 %   82.0 %   85.0 %

 

3


CONSOLIDATED STATEMENTS OF OPERATIONS

(Asset sales not separated as discontinued operations as required by GAAP - See Form 10Q and Form 10K)

For the Periods Ended September 30, 2004 and 2003

 

     Three Months Ended

    Year to Date

 
    

2004

Actual


   

2003

Actual


   

2004

Actual


   

2003

Actual


 

Real Estate Revenues:

                                

Minimum rent

   $ 74,028,384     $ 70,463,110     $ 217,290,017     $ 211,421,796  

Percentage rent

     732,872       737,231       1,530,166       1,500,145  

Recoveries from tenants

     20,258,300       20,162,473       57,711,660       57,529,206  

Other tenant income

     1,646,284       1,115,246       5,052,686       4,163,401  
    


 


 


 


       96,665,840       92,478,060       281,584,529       274,614,548  
    


 


 


 


Real Estate Operating Expenses:

                                

Operating and maintenance

     14,400,909       13,369,167       41,125,161       40,412,647  

Real estate taxes

     10,743,845       10,240,886       31,691,982       30,420,104  
    


 


 


 


       25,144,754       23,610,053       72,817,143       70,832,751  
    


 


 


 


Net Operating Income

     71,521,086       68,868,007       208,767,386       203,781,797  
    


 


 


 


Development Gains and Mgmt Fees:

                                

Development gains

     8,064,827       8,646,826       11,118,947       14,676,283  

Fees and commissions

     1,917,070       1,561,441       5,293,687       5,006,385  

Gains on sales of outparcels

     4,012,897       1,152,866       10,914,433       4,415,224  

Provision for income tax (expense)

     (454,948 )     0       (1,294,665 )     0  
    


 


 


 


       13,539,846       11,361,133       26,032,402       24,097,892  
    


 


 


 


Other Operating Expense (Income):

                                

General and administrative excluding franchise taxes

     7,232,498       6,294,558       20,336,616       16,438,446  

Franchise taxes

     158,278       8,475       520,247       165,361  

Depreciation and amortization

     20,744,710       19,124,642       61,487,722       56,887,492  

Net interest expense

     20,100,675       21,330,417       59,992,436       63,101,119  

(Gain) on sale of operating properties

     (6,856,345 )     (4,223,956 )     (8,072,261 )     (7,757,224 )

Provision for loss on operating properties

     0       0       0       1,968,520  
    


 


 


 


       41,379,816       42,534,136       134,264,760       130,803,714  
    


 


 


 


Minority interests (income)

                                

Equity in income of unconsolidated partnerships

     (2,199,387 )     (1,589,891 )     (5,777,131 )     (5,909,959 )

Preferred unit distributions

     7,458,482       7,256,251       17,620,982       24,744,881  

Exchangeable operating partnership units

     590,385       750,019       1,416,660       1,841,957  

Limited partners’ interest in consolidated partnerships

     85,361       113,013       254,834       317,136  
    


 


 


 


Net income

     37,746,275       31,165,612       87,019,683       76,081,960  

Preferred stock dividends

     2,176,890       1,396,875       4,970,670       2,756,755  
    


 


 


 


Net income for common stockholders

   $ 35,569,385     $ 29,768,737     $ 82,049,013     $ 73,325,205  
    


 


 


 


 

4


FUNDS FROM OPERATIONS AND OTHER INFORMATION

For the Periods Ended September 30, 2004 and 2003

 

     Three Months Ended

    Year to Date

 
    

2004

Actual


   

2003

Actual


   

2004

Actual


   

2003

Actual


 

Funds From Operations Reconciliation:

                                

Net income for common stockholders

   $ 35,569,385     $ 29,768,737     $ 82,049,013     $ 73,325,205  

Add (Less):

                                

Depreciation expense - real estate only

   $ 18,079,843     $ 16,992,024     $ 53,380,541     $ 50,563,498  

Depreciation expense - joint ventures

   $ 1,567,510     $ 1,241,063     $ 4,183,076     $ 2,929,814  

Amortization of leasing commissions and intangibles

   $ 2,310,730     $ 1,692,502     $ 6,830,590     $ 5,032,447  

(Gain) on sale of operating properties

   $ (6,856,345 )   $ (4,223,956 )   $ (8,072,261 )   $ (7,757,224 )

Minority interest of exchangeable partnership units

   $ 590,385     $ 750,019     $ 1,416,660     $ 1,841,957  
    


 


 


 


Funds from Operations (a)

   $ 51,261,508     $ 46,220,389     $ 139,787,619     $ 125,935,697  
    


 


 


 


FFO Per Share Reconciliation (Diluted):

                                

Net income for common stockholders

   $ 0.58     $ 0.51     $ 1.35     $ 1.23  

Add (Less):

                                

Depreciation expense - real estate only

   $ 0.29     $ 0.29     $ 0.86     $ 0.83  

Depreciation expense - joint ventures

   $ 0.03     $ 0.02     $ 0.07     $ 0.05  

Amortization of leasing commissions and intangibles

   $ 0.04     $ 0.03     $ 0.11     $ 0.08  

(Gain) on sale of operating properties

   $ (0.11 )   $ (0.07 )   $ (0.13 )   $ (0.13 )

Minority interest of exchangeable partnership units

   $ 0.00     $ 0.00     $ 0.00     $ 0.00  
    


 


 


 


Funds from Operations (a)

   $ 0.82     $ 0.78     $ 2.25     $ 2.06  
    


 


 


 


Additional Disclosures:

                                

Straight-line rental income

   $ 1,605,276     $ 824,782     $ 3,683,674     $ 2,867,305  

Market rent amortization income from acquired leases

   $ 238,491     $ 238,491     $ 715,473     $ 715,473  

Provision for loss on sale of operating properties

   $ 0     $ 0     $ 0     $ 1,968,520  

Preferred stock and unit issuance costs

   $ 3,235,705     $ 1,200,000     $ 3,235,705     $ 3,122,239  

Debt premium amortization income

   $ 223,524     $ 394,148     $ 977,072     $ 1,131,004  

Stock based compensation expense

   $ 1,609,997     $ 1,450,413     $ 5,062,945     $ 4,335,432  

Capital Expenditures (non-revenue enhancing only)

                                

Leasing commissions - Non-revenue enhancing

   $ 1,017,893     $ 1,830,423     $ 4,682,914     $ 5,362,332  

Tenant improvements - Non-revenue enhancing

   $ 823,937     $ 2,039,980     $ 3,026,065     $ 5,370,461  

Building improvements - Non-revenue enhancing

   $ 2,523,400     $ 2,482,841     $ 4,722,798     $ 5,154,723  

(a) Regency considers FFO to be an accurate benchmark to its peer group and a meaningful performance measurement for the company because it excludes various items in net income that do not relate to or are not indicative of the operating performance of the ownership, management and development of real estate. FFO is defined by the National Association of Real Estate Investment Trusts generally as net earnings (computed in accordance with GAAP), (1) excluding real estate depreciation and amortization, gains and losses from sales of properties (except those gains and losses sold by Regency’s taxable REIT subsidiary), after adjustment for unconsolidated partnerships and joint ventures and (2) excluding items classified by GAAP as extraordinary or unusual, along with significant non-recurring events. Regency also adjusts for the payment of convertible preferred stock dividends. In 2003, the definition of FFO was further clarified to include the original issuance costs required to be expensed associated with redeeming preferred stock or units, and writedowns in the basis of real estate whose value is considered to be permanently impaired.

 

5


CONSOLIDATED STATEMENTS OF OPERATIONS (GAAP BASIS)

For the Periods Ended September 30, 2004 and 2003

 

     Three Months Ended

    Year to Date

 
    

2004

Actual


   

2003

Actual


   

2004

Actual


   

2003

Actual


 

Revenues:

                                

Minimum rent

   $ 72,605,857     $ 66,436,474     $ 211,530,504     $ 198,117,173  

Percentage rent

     732,871       736,928       1,522,582       1,496,414  

Recoveries from tenants

     21,535,967       19,995,566       60,609,922       57,804,425  

Management fees and commissions

     1,917,070       1,561,441       5,293,687       5,006,385  

Equity in income of investments in real estate partnerships

     2,199,387       1,589,891       6,888,093       5,909,959  
    


 


 


 


Total revenues

     98,991,152       90,320,300       285,844,788       268,334,356  
    


 


 


 


Operating Expenses:

                                

Depreciation and amortization

     20,375,462       18,104,481       60,010,678       53,321,574  

Operating and maintenance

     14,109,506       12,527,347       39,785,271       37,484,341  

General and administrative

     7,232,498       6,137,672       20,336,616       16,438,446  

Real estate taxes

     10,409,968       9,549,334       30,254,990       28,247,306  

Other operating expense

     1,478,500       467,733       2,628,813       1,572,171  
    


 


 


 


Total operating expenses

     53,605,934       46,786,567       153,016,368       137,063,838  
    


 


 


 


Other Expense (Income):

                                

Interest expense, net of interest income

     20,098,701       21,195,422       59,919,049       62,593,165  

Gain from sale of properties

     (7,945,958 )     (11,796,245 )     (16,579,014 )     (21,599,712 )

Provision for loss on operating properties

     0       0       0       0  
    


 


 


 


Total other expense

     12,152,743       9,399,177       43,340,035       40,993,453  
    


 


 


 


Income before minority interests

     33,232,475       34,134,556       89,488,385       90,277,065  

Minority interest preferred unit distributions

     (7,458,482 )     (7,256,251 )     (17,620,982 )     (24,744,881 )

Minority interest of exchangeable operating partnership units

     (396,723 )     (630,495 )     (1,154,516 )     (1,543,296 )

Minority interest of limited partners

     (85,361 )     (113,013 )     (254,834 )     (317,136 )
    


 


 


 


Income from continuing operations

     25,291,909       26,134,797       70,458,053       63,671,752  
    


 


 


 


Discontinued Operations:

                                

Operating Income (loss) from discontinued operations

     1,808,474       2,561,502       3,461,634       5,913,453  

Gain from sale of properties

     10,645,892       2,469,313       13,099,996       6,496,755  
    


 


 


 


Income from discontinued operations

     12,454,366       5,030,815       16,561,630       12,410,208  
    


 


 


 


Net Income

     37,746,275       31,165,612       87,019,683       76,081,960  
    


 


 


 


Preferred stock dividends

     (2,176,890 )     (1,396,875 )     (4,970,670 )     (2,756,755 )
    


 


 


 


Net income for common stockholders

   $ 35,569,385     $ 29,768,737     $ 82,049,013     $ 73,325,205  
    


 


 


 


 

6


CALCULATION OF EARNINGS AND FFO PER SHARE

For the Periods Ended September 30, 2004 and 2003

 

     Three Months Ended

   Year to Date

    

2004

Actual


  

2003

Actual


  

2004

Actual


  

2003

Actual


Earnings Per Share                            

Net Income for Basic EPS

   $ 35,569,385    $ 29,768,737    $ 82,049,013    $ 73,325,205

Increases to Diluted EPS as a result of Dilutive CSE’s

                           

Minority interest of exchangeable operating partnership units

     590,385      750,019      1,416,660      1,841,957
    

  

  

  

Net Income for Diluted EPS

   $ 36,159,770    $ 30,518,756    $ 83,465,673    $ 75,167,162
    

  

  

  

Net Income from discontinued operations for Basic EPS

     12,454,366      5,030,815      16,561,630      12,410,208

Minority interest of exchangeable operating partnership units

     193,662      119,524      262,144      298,661
    

  

  

  

Net Income from discontinued operations for Diluted EPS

   $ 12,648,028    $ 5,150,339    $ 16,823,774    $ 12,708,869
    

  

  

  

Earnings Per Share:

                           

Basic            NI for CS before Disc. Ops.

   $ 0.38    $ 0.43    $ 1.08    $ 1.03

Diluted         NI for CS before Disc. Ops.

   $ 0.38    $ 0.43    $ 1.08    $ 1.02

Basic            Discontinued Operations

   $ 0.20    $ 0.09    $ 0.27    $ 0.21

Diluted         Discontinued Operations

   $ 0.20    $ 0.08    $ 0.27    $ 0.21

Basic            NI for common stockholders

   $ 0.58    $ 0.52    $ 1.35    $ 1.24

Diluted         NI for common stockholders

   $ 0.58    $ 0.51    $ 1.35    $ 1.23
Funds From Operations Per Share                            

Funds from Operations for Basic FFO per share

   $ 50,671,123    $ 45,470,370    $ 138,370,959    $ 124,093,740
    

  

  

  

Increases to Diluted FFO as a result of Dilutive CSE’s

                           

Minority interest of exchangeable operating partnership units

     590,385      750,019      1,416,660      1,841,957
    

  

  

  

Funds from Operations for Diluted FFO per share

   $ 51,261,508    $ 46,220,389    $ 139,787,619    $ 125,935,697
    

  

  

  

FFO Per Share:

                           

Basic

   $ 0.82    $ 0.79    $ 2.28    $ 2.09

Diluted

   $ 0.82    $ 0.78    $ 2.25    $ 2.06
Weighted Average Shares Outstanding                            

Weighted Average Shares for Basic

                           

Net Income and FFO Per Share

     61,436,264      57,647,460      60,778,610      59,302,310
    

  

  

  

Dilutive Common Stock Equivalents for EPS:

                           

O.P. Unit equivalents after conversion to common

     1,055,586      1,431,837      1,055,369      1,463,767

Compensation based stock options (Treasury Method)

     166,750      362,562      221,539      395,335
    

  

  

  

Weighted Average Shares for Diluted EPS

     62,658,600      59,441,859      62,055,518      61,161,412
    

  

  

  

Dilutive Common Stock Equivalents for FFO:

                           

None

     0      0      0      0
    

  

  

  

Weighted Average Shares for Diluted

Funds from Operations Per Share

     62,658,600      59,441,859      62,055,518      61,161,412
    

  

  

  

 

7


SUMMARY OF OUTSTANDING DEBT

 

     09/30/04

   12/31/03

Total Debt Outstanding

           

Mortgage loans payable:

           

Fixed rate secured loans

   $ 259,162,453    217,001,451

Variable rate secured loans

     40,957,829    41,628,717

Unsecured debt offering fixed rate

     948,900,953    999,146,637

Unsecured line of credit variable rate

     230,000,000    195,000,000
    

  

Total

   $ 1,479,021,235    1,452,776,805
    

  

 

     Scheduled
Amortization


   Unsecured
Line of Credit


  

Term

Maturities


   Total

Schedule of Maturities by Year:

                     

current year

   $ 1,230,068    —      21,802,751    23,032,819

    2005

     3,642,404    —      168,516,226    172,158,630

    2006

     3,348,428    —      21,126,086    24,474,515

    2007

     3,007,817    230,000,000    26,165,176    259,172,993

    2008

     2,822,995    —      19,620,521    22,443,516

    2009

     2,860,990    —      53,089,990    55,950,981

    2010

     3,288,684    —      177,149,507    180,438,190

    2011

     3,289,677    —      251,031,515    254,321,192

    2012

     3,401,109    —      255,440,128    258,841,237

    2013

     3,640,314    —      —      3,640,314

    2014

     1,754,790    —      204,090,846    205,845,636

>10 years

     3,117,425    —      11,173,943    14,291,367

Net unamortized debt premiums

     —      —      4,409,844    4,409,844
    

  
  
  
     $ 35,404,702    230,000,000    1,213,616,532    1,479,021,235
    

  
  
  

 

     09/30/04

    12/31/03

 

Percentage of Total Debt:

            

Fixed

   81.68 %   83.71 %

Variable

   18.32 %   16.29 %

Current Average Interest Rate:

            

Fixed

   6.79 %   7.54 %

Variable

   2.05 %   2.01 %

Effective Interest Rate*

   5.92 %   6.64 %

* rate as of period end and excluding the impact of amortization of deferred loan costs and debt premiums

 

8


SUMMARY OF OUTSTANDING DEBT

Consolidated debt by maturity date

 

Lender


  

Secured Property


   Rate

    Maturity

   09/30/04

   12/31/03

Fixed Rate Loans:

                           

Debt Offering

  

Unsecured

   7.400 %   04/01/04      —      199,990,900

Community Dev. Comm. City of Vista

  

Vista Village

   7.100 %   07/01/04      —      2,000,000

Principal Mutual Life Insurance Co.

  

Cochran’s Crossing

   8.410 %   12/01/04      5,643,322    5,720,439

Ellen Kelly Woolaver

  

Hillsboro Pike

   7.100 %   01/15/05      201,600    403,200

Nationwide Life Insurance Co.

  

Friar’s Mission

   9.500 %   06/10/05      14,845,469    15,143,849

IDS Certificate Co.

  

St. Ann Square

   9.500 %   07/01/05      —      4,339,211

Debt Offering

  

Unsecured

   7.125 %   07/15/05      99,974,074    99,948,145

Teachers Ins & Annuity of America

  

Westchester Plaza

   8.010 %   09/05/05      5,091,346    5,205,745

Teachers Ins & Annuity of America

  

East Pointe Crossing

   8.010 %   09/05/05      4,349,304    4,446,115

Allstate Insurance Company of America

  

Memorial Bend

   7.920 %   10/01/05      6,611,338    6,883,068

DLJ Commercial Mortgage

  

Northlake Village

   8.780 %   11/01/05      6,414,675    6,519,127

Woodmen of the World Life Ins. Society

  

Market at Round Rock

   8.625 %   09/01/05      6,555,328    6,693,790

Principal Mutual Life Insurance Co.

  

Briarcliff Village

   7.040 %   02/01/06      12,130,042    12,307,949

Teachers Ins & Annuity of America

  

Statler Square

   8.110 %   05/01/06      4,913,000    5,001,575

Teachers Ins & Annuity of America

  

Northgate Plaza/Maxtown

   7.050 %   08/01/06      4,748,830    4,855,598

Teachers Ins & Annuity of America

  

Kernersville Plaza

   8.730 %   04/01/07      4,706,213    4,788,416

Teachers Ins & Annuity of America

  

Maynard Crossing

   8.735 %   04/01/07      10,562,442    10,746,828

Principal Mutual Life Insurance Co.

  

Lakeshore

   7.240 %   12/10/07      3,307,950    3,373,320

Principal Mutual Life Insurance Co.

  

Shoppes at Mason

   7.240 %   12/10/07      3,482,052    3,550,863

Principal Mutual Life Insurance Co.

  

Lake Pine Plaza

   7.240 %   12/10/07      5,310,130    5,415,066

Northwestern Mutual Life Insurance Co.

  

Sterling Ridge

   6.640 %   07/01/08      10,605,742    10,708,498

Allstate Insurance Company of America

  

Alden Bridge

   6.750 %   08/01/08      10,148,006    10,272,838

Debt Offering

  

Unsecured

   7.750 %   04/01/09      50,000,000    50,000,000

Allstate Insurance Company of America

  

Ashford Place

   8.950 %   08/01/09      3,924,354    4,041,679

Northwestern Mutual Life Insurance Co.

  

Panther Creek

   7.830 %   04/01/10      10,341,063    10,411,756

Debt Offering

  

Unsecured

   8.450 %   09/01/10      149,839,387    149,819,020

Principal Mutual Life Insurance Co.

  

Cumming 400

   7.970 %   12/15/10      —      6,004,419

Principal Mutual Life Insurance Co.

  

Russell Ridge

   7.970 %   12/15/10      5,926,671    —  

Debt Offering

  

Unsecured

   8.000 %   12/15/10      10,000,000    10,000,000

Principal Mutual Life Insurance Co.

  

Powers Ferry Village

   7.970 %   12/15/10      2,693,941    2,729,281

Debt Offering

  

Unsecured

   7.950 %   01/15/11      219,810,506    219,788,564

Wachovia Bank

  

Market at Opitz Crossing

   7.300 %   03/01/11      12,386,543    12,482,633

Debt Offering

  

Unsecured

   7.250 %   12/12/11      19,909,386    19,900,008

Debt Offering

  

Unsecured

   6.750 %   01/15/12      249,728,125    249,700,000

Prudential Mortgage Capital Co.

  

Tall Oaks Village Center

   7.600 %   05/01/12      6,275,673    6,316,571

Allstate Insurance Company of America

  

North Hills Town Center

   7.370 %   01/01/14      7,082,884    7,375,101

Debt Offering

  

Unsecured

   4.950 %   04/15/14      149,639,475    —  

Northwestern Mutual Life Insurance Co.

  

Belleview Square

   6.200 %   07/01/14      9,959,317    —  

Wachovia Bank

  

Gilroy Crossing

   5.010 %   10/11/14      49,000,000    —  

United of Omaha Life Insurance Co.

  

Fleming Island

   7.400 %   03/05/15      2,711,536    2,837,744

Municipal Tax Bonds Payable

  

Friar’s Mission

   7.600 %   09/02/15      1,146,306    1,146,306

Aid Association of Lutherans

  

Woodman Van-Nuys

   8.800 %   09/15/15      4,872,661    5,063,698

Jefferson Pilot

  

Peartree Village

   8.400 %   06/01/17      11,611,589    11,797,330

Aid Association of Lutherans

  

Murrayhill Marketplace

   8.050 %   05/01/19      7,193,282    7,380,510

JP Morgan Chase Bank

  

Cherry Street

   5.650 %   08/01/23      —      5,650,012

Net unamortized premiums on assumed debt of acquired properties

                     4,409,844    5,388,916
                    

  

Total Fixed Rate Debt

                     1,208,063,406    1,216,148,088
                    

  

Variable Rate Loans:

                           

First Star Bank

  

Hampstead Village

   LIBOR + 1.35 %   10/31/04      7,519,629    8,190,517

AmSouth

  

Trace Crossing

   LIBOR + 1.50 %   11/05/04      8,438,200    8,438,200

Wells Fargo Bank

  

$25 Million (Various properties)

   LIBOR + 1.25 %   07/17/05      25,000,000    25,000,000

Wells Fargo Bank

  

$500 Million Line of Credit

   LIBOR + 0.75 %   03/25/07      230,000,000    195,000,000
                    

  

Total Variable Rate Debt

                     270,957,829    236,628,717
                    

  

Total

                   $ 1,479,021,235    1,452,776,805
                    

  

 

9


2004 SHOPPING CENTER ACQUISITIONS

Regency’s 100% Owned Only

 

Date


  

Property


  

City/State


   GLA

  

Regency

Cost


   Yield

   

Anchor Tenant


Apr-04

  

Braemar Shopping Center

  

Prince William County, VA

   115,535    $ 22,941,500    8.04 %  

Safeway

Jun-04

  

Belleview Square

  

Denver, CO

   117,545    $ 17,905,000    7.46 %  

King Soopers

              
  

  

   
               233,080    $ 40,846,500    7.79 %    
              
  

  

   

 

10


JOINT VENTURE 2004 SHOPPING CENTER ACQUISITIONS

 

Date


 

Property Name


 

Acquired
from


 

City/State


  GLA

  Cost

  Yield

   

Anchor
Tenant


Columbia Regency Acquisitions

                           

    Aug-04

 

    Stearns Crossing

  3rd Party  

Bartlett, IL

  96,613   $ 15,134,743   8.32 %   Dominick’s

    Aug-04

 

    Deer Grove Centre

  3rd Party  

Palantine, IL

  335,968   $ 29,085,759   8.32 %   Dominick’s

    Aug-04

 

    Shorewood Crossing

  3rd Party  

Shorewood, IL

  87,705   $ 13,826,851   8.32 %   Dominick’s

    Aug-04

 

    Fox Lake Crossing

  3rd Party  

Fox Lake, IL

  99,072   $ 18,608,422   8.32 %   Dominick’s

    Aug-04

 

    Baker Hill Center

  3rd Party  

Glen Ellyn, IL

  135,273   $ 22,622,696   8.32 %   Dominick’s

    Aug-04

 

    Geneva Crossing

  3rd Party  

Carol Stream, IL

  123,281   $ 19,880,010   8.32 %   Dominick’s
                                 

Macquarie Countrywide Acquisitions

                           

    Jun-04

 

Cherry Park Market

  REG  

Troutdale, OR

  113,518   $ 17,272,073   8.25 %   Safeway

    Jul-04

 

Somerset Crossing

  REG  

Washington, D.C.

  104,128   $ 26,165,172   7.25 %   Shoppers Food
                                Warehouse
               
 

         
                1,095,558   $ 162,595,726          
               
 

         

 

11


2004 SHOPPING CENTER SALES

Non-Development

 

Date


  

Property Name


  

City/State


   GLA

   Sales Price

   Regency’s
Share of
Sales Price


   Yield

   

Anchor
Tenant


Sales of Properties 100% owned by Regency

                                  

    Jan-04

  

The Marketplace at Alexander City

  

Alexander City, AL

   162,723    $ 6,740,000    $ 6,740,000    12.49 %  

Wal-Mart

(dark) /Winn Dixie

    Feb-04

  

St. Ann Square

  

St. Ann, MO

   82,408    $ 4,900,000    $ 4,900,000    11.49 %   Kroger (dark)

    Feb-04

  

Creekside Plaza Phase II

  

Arlington, TX

   15,400    $ 3,211,725    $ 3,211,725    8.19 %   Kroger -Phase I

    Mar-04

  

Southpark

  

Tyler, TX

   146,940    $ 12,100,000    $ 12,100,000    9.76 %   Albertson’s

    Jun-04

  

Cherry Park Market

  

Troutdale, OR

   113,518    $ 17,272,073    $ 12,954,055    8.25 %   Safeway

    Aug-04

  

University Marketplace

  

Pembroke Pines, FL

   129,121    $ 14,375,000    $ 14,375,000    7.40 %   Albertson’s
              
  

  

  

   
               650,110    $ 58,598,798    $ 54,280,780    9.83 %    
              
  

  

  

   

Sales of Properties owned by Joint Ventures

                                  

    Mar-04

  

Creekside Plaza Phase I (OTR-JV)

  

Arlington, TX

   85,616    $ 10,813,275    $ 6,371,505    8.19 %   Kroger

    Mar-04

  

Village Center (OTR-JV)

  

Southlake, TX

   118,092    $ 17,475,000    $ 10,623,171    8.39 %   Kroger
              
  

  

  

   
               203,708    $ 28,288,275    $ 16,994,676    8.32 %    
              
  

  

  

   
    

Total Dispositions

        853,818    $ 86,887,073    $ 71,275,456    9.47 %    
              
  

  

  

   

 

12


2004 DEVELOPMENT SALES

 

Date


  

Property Name


  

City/State


   GLA

   Sales Price

   Regency’s
Share of Sales
Price


   Yield

   

Anchor Tenant


Sales to Macquarie Countrywide Joint Venture

                                  

Jul-04

  

Somerset Crossing

  

Washington, D.C.

   104,128    $ 26,165,172    $ 19,623,879    7.25 %   Shoppers Food Warehouse

Sales to Third Parties

                                  

May-04

  

Cherry Street Center

  

Toledo, OH

   54,660    $ 7,000,000    $ 7,000,000    10.30 %   Farmer Jack

May-04

  

Shoppes of Ft. Wright

  

Ft. Wright, KY

   18,856    $ 4,350,000    $ 4,350,000    7.00 %   None

May-04

  

Matlock Center

  

Mansfield, TX

   40,068    $ 7,300,000    $ 7,300,000    8.25 %   Wal-Mart

Jun-04

  

Stonebridge Center

  

Mesa, AZ

   30,236    $ 4,700,000    $ 4,700,000    7.00 %   Safeway

Jul-04

  

The Provinces

  

Phoenix, AZ

   34,296    $ 8,100,000    $ 8,100,000    7.60 %   Safeway

Aug-04

  

Centerplace of Greeley Phase II

  

Greeley, CO

   98,124    $ 11,900,000    $ 11,900,000    7.45 %   Kohl’s

Aug-04

  

Hermosa Sav-On

  

Hermosa Beach, CA

   13,212    $ 6,043,553    $ 4,883,600    10.01 %   Sav-On
              
  

  

  

   
               393,580    $ 75,558,725    $ 67,857,479    7.89 %    
              
  

  

  

   
    

Third Party Sales

        289,452    $ 49,393,553    $ 48,233,600    8.23 %    
    

Joint Venture Sales

        104,128    $ 26,165,172    $ 19,623,879    7.25 %    
              
  

  

  

   
               393,580    $ 75,558,725    $ 67,857,479    7.89 %    
              
  

  

  

   

 

13


IN-PROCESS DEVELOPMENTS

September 30, 2004

 

Project Name


 

State


 

MSA


 

Anchor
Tenant


  Anchor
Opens


  Est. Net
Development
Costs


  Est. Gross
Costs


  Est. Gross
Costs to
Complete (1)


  Est. NOI
Yield on
Net Dev.
Costs (2)


    Company
GLA


  Company
Owned %
Leased


    Gross
GLA


 

%

Leased


 

Valleydale Village Shopping Center

  AL   Birmingham   Publix   06/25/03   12,726,937   14,941,097   854,547   9.47 %   118,466   67 %   118,466   67 %

Alameda Bridgeside Shop Center

  CA   Orange County   Nob Hill   07/01/05   21,825,835   24,258,673   15,577,463   10.22 %   105,423   56 %   105,423   56 %

Bear Creek

  CA   Riverside-San Bernardino   Stater Bros.   01/01/05   16,694,950   18,275,565   7,096,819   9.56 %   80,318   90 %   85,395   91 %

Clayton Valley Shopping Center

  CA   Oakland   Safeway   05/01/05   34,663,441   34,663,441   7,295,792   8.35 %   236,683   82 %   236,683   82 %

Falcon Ridge

  CA   Riverside-San Bernardino   Stater Bros.   02/01/05   31,644,195   45,650,307   29,223,132   11.77 %   231,211   85 %   368,424   91 %

French Valley

  CA   Riverside-San Bernardino   Stater Bros.   10/01/05   20,736,150   23,036,154   16,899,112   10.31 %   103,092   17 %   103,092   17 %

Hasley Canyon Village

  CA   Los Angeles   Ralph’s   01/01/05   14,164,444   14,496,427   7,434,713   10.65 %   69,800   98 %   69,800   98 %

Victoria Gateway Center

  CA   Riverside-San Bernardino   Circuit City   12/01/04   15,153,819   18,808,323   9,796,304   11.56 %   94,787   79 %   105,832   81 %

Vista Village Phase I I

  CA   San Diego   Staples   01/01/04   13,843,596   14,445,121   5,986,675   9.42 %   55,000   100 %   86,388   100 %

Hilltop Center

  CO   Denver   King Soopers   11/01/03   7,135,879   14,304,583   281,024   10.81 %   100,028   91 %   100,028   91 %

New Windsor

  CO   Greeley   King Soopers   11/01/03   4,600,859   11,345,624   223,737   13.30 %   95,877   85 %   95,877   85 %

East Towne Center

  FL   Orlando   Publix   10/16/03   9,379,045   11,071,956   2,084,049   9.74 %   69,841   94 %   69,841   94 %

John’s Creek Center

  FL   Jacksonville   Publix   12/01/04   14,584,165   17,262,993   7,035,106   11.48 %   105,414   70 %   105,414   70 %

Vineyard Shopping Center

  FL   Tallahassee   Publix   11/14/02   6,229,825   9,207,260   251,001   10.59 %   62,821   88 %   62,821   88 %

Independence Square

  MI   Detroit   Kroger   06/01/04   10,726,468   14,115,482   613,601   9.85 %   89,083   92 %   89,083   92 %

Regency Commons

  OH   Cincinnati   N/A   N/A   6,773,370   6,816,270   3,342,574   11.16 %   30,654   26 %   30,654   26 %

McMinnville Market Center

  OR   Portland   Albertson’s   05/01/04   7,524,443   8,047,433   3,532,613   10.82 %   74,300   95 %   74,300   95 %

Pelham Commons

  SC   Greenville   Publix   06/25/03   9,126,913   10,004,041   303,933   10.02 %   76,541   91 %   76,541   91 %

Atascocita Center

  TX   Houston   Kroger   11/01/03   9,854,863   16,212,310   7,540,608   11.30 %   94,180   80 %   94,180   80 %

Kleinwood Center

  TX   Houston   HEB   10/01/03   22,958,915   27,037,364   1,349,398   10.62 %   152,886   85 %   152,886   85 %

Legacy Center

  TX   Dallas   Albertson’s   06/01/03   9,548,241   16,289,307   522,434   11.13 %   56,669   70 %   119,473   86 %

Main Street Center

  TX   Dallas   Albertson’s   09/01/03   6,449,285   11,151,094   661,003   11.55 %   42,922   70 %   105,244   88 %

Rockwall

  TX   Dallas   Tom Thumb   02/01/04   9,914,951   14,125,212   7,512,925   10.63 %   65,644   0 %   122,661   46 %

Signature Plaza

  TX   Dallas   Kroger   02/01/05   2,889,961   8,087,563   2,283,713   19.94 %   28,795   68 %   90,757   90 %

Spring West

  TX   Houston   HEB   04/01/05   17,034,136   21,304,370   12,167,346   10.35 %   144,060   78 %   144,060   78 %

Fortuna

  VA   Washington DC   Shoppers Food Warehouse   07/01/05   14,260,223   22,690,670   12,866,812   10.29 %   108,582   67 %   232,317   85 %

Hollymead

  VA   Charlottesville   Harris Teeter   06/01/05   28,196,319   39,554,779   23,846,279   10.16 %   161,440   45 %   303,940   71 %

Signal Hill

  VA   Washington DC   Shoppers Food Warehouse   09/01/04   17,453,284   17,762,186   2,935,884   11.33 %   109,200   92 %   109,200   92 %

Padden Parkway (Phase I & II)

  WA   Portland   Albertson’s   05/01/03   11,361,348   14,009,779   458,466   10.45 %   83,569   80 %   88,569   81 %

Spokane Valley Plaza

  WA   None   PetSmart   01/01/05   4,691,571   4,691,571   1,070,696   19.06 %   37,887   93 %   37,887   93 %
                   
 
 
 

 
 

 
 

Total Consolidated

                  412,147,431   523,666,955   191,047,758   10.52 %   2,885,173   75 %   3,585,236   80 %
                   
 
 
 

 
 

 
 

Indian Springs

  TX   Houston   HEB   03/19/04   18,393,263   23,983,471   1,683,031   12.66 %   135,757   85 %   135,757   85 %
                   
 
 
 

 
 

 
 

Total Unconsolidated

                  18,393,263   23,983,471   1,683,031   12.66 %   135,757   85 %   135,757   85 %
                   
 
 
 

 
 

 
 

Total

                  430,540,694   547,650,426   192,730,789   10.61 %   3,020,930   76 %   3,720,993   80 %
                   
 
 
 

 
 

 
 


Notes:

(1) Construction in progress (CIP) balance and costs to date on in process developments are not equal. CIP balance contains costs of land held for development, deposits on contracts and other pre-closing costs.
(2) The NOI Yield on total costs after allocating land basis for outparcel proceeds is estimated to be 9.7%.

 

14


IN-PROCESS DEVELOPMENTS FUNDING & STABILIZATION SCHEDULE

    September 30, 2004

 

In-Process Developments Projected Funding (1)

($ Thousands)

 

    Q4 2004E

  Q1 2005E

  Q2 2005E

  Q3 2005E

  Q4 2005E

  2006+

Properties in development

  $55,000 - $60,000   $45,000 - $50,000   $35,000 - $40,000   $20,000 - $25,000   $15,000 - $20,000   $5,000 - $10,000

(1) Funding for in-process consolidated and unconsolidated developments, excludes projected funding of future developments.

 

Estimated Property Stabilization

($ Thousands)

 

     Q1 2004A

   Q2 2004A

   Q3 2004A

   Q4 2004E

   2005+E

Properties in development (2)

                                  

Gross Dev. Costs:

   $ 119,529    $ 33,091    $ 95,404    $ 95,000 - $105,000    $ 445,000 - $460,000

Net Dev. Costs:

   $ 97,479    $ 30,567    $ 67,527    $ 55,000 - $75,000    $ 350,000 - $370,000

(2) 40%- 80% of properties in development are expected to be sold within 6 months of stabilization at a 10-20% profit margin and between 7-12% after out parcel allocation and income taxes.

 

15


INVESTMENTS IN REAL ESTATE PARTNERSHIPS

September 30, 2004

 

                            Regency

Legal Entity


 

Property Name


  Number of
Properties


 

Total

GLA


 

Total

Assets


 

Total

Debt


 

Lender


 

Ownership

Interest


   

Share

of Debt


 

Investment

09/30/04


 

Equity

Pick-up


Queensborough Associates, L.P.

 

Queensborough

  1   82,333   $ 6,972,795   $ —     —     50.00 %   $ —     $ 3,463,746   $ 207,401

OTR/Regency Texas Realty Holdings, L.P.

 

Village Center & Creekside *

  —     —       192,997     —     —     30.00 %     —       —       1,226,472

Tinwood LLC

 

Regency Village

  1   83,170     19,817,633     —     —     50.00 %     —       10,147,430     221,646

Cameron Village LLC

 

Cameron Village

  —     —       6,495,248     —     —     30.00 %     —       1,936,499     —  

Columbia Regency Retail Partners, LLC

 

Various

  19   2,921,972     417,532,154     160,716,625   Various   20.00 %     32,143,325     50,316,132     2,000,816

Macquarie CountryWide-Regency, LLC

 

Various

  28   3,155,224     450,888,484     229,926,051   Various   25.00 %     57,481,513     42,355,136     2,366,475

Jog Road, LLC

 

Shops of San Marco

  1   91,537     16,905,950     11,000,000   Wachovia   50.00 %     5,500,000     2,287,791     197,907

Regency Woodlands/Kuykendahl Retail, Ltd.

 

Indian Springs Center

  1   135,757     25,635,807     15,643,561   Wells Fargo   50.00 %     7,821,781     5,364,028     393,206

Hermosa Venture 2002, LLC

 

Hermosa Beach

  —     —       129,526     —     —     27.00 %     —       —       274,170
       
 
 

 

           

 

 

        51   6,469,993   $ 944,570,594   $ 417,286,237             $ 102,946,618   $ 115,870,763   $ 6,888,093
       
 
 

 

           

 

 


* Properties were sold in March 2004

 

Weighted Average Interest Rate on Regency’s Pro Rata Share of Unconsolidated Real Estate Partnerships Debt

 

Fixed:

   5.43 %

Variable:

   3.33 %

Total:

   5.97 %

 

16


UNCONSOLIDATED REAL ESTATE PARTNERSHIPS

Balance Sheets

September 30, 2004 and December 31, 2003

( in thousands)

 

     2004

   2003

Assets

           

Real estate, at cost

           

Land

   $ 358,270    291,665

Buildings and improvements

     509,208    432,157
    

  
       867,478    723,822

Less: accumulated depreciation

     34,110    23,076
    

  
       833,368    700,746

Properties in development

     11,418    26,784
    

  

Net real estate investments

     844,786    727,530

Cash and cash equivalents

     8,762    19,716

Tenant receivables, net of allowance for uncollectible accounts

     15,050    13,806

Deferred costs, less accumulated amortization

     5,395    4,821

Acquired lease intangible assets, net

     48,984    45,252

Other assets

     21,594    1,065
    

  
     $ 944,571    812,190
    

  

Liabilities and Equity

           

Liabilities:

           

Notes payable

   $ 417,286    322,238

Accounts payable and other liabilities

     14,632    12,012

Tenants’ security and escrow deposits

     2,469    2,090
    

  

Total liabilities

     434,387    336,340
    

  

Equity:

           

Equity - Regency Centers

     126,718    150,016

Equity - Third parties

     383,466    325,834
    

  

Total equity

     510,184    475,850
    

  
     $ 944,571    812,190
    

  

 

DEBT: (in thousands)

 

     Average Interest Rate

    Average Maturity

   2004

   2003

Fixed

   5.95 %   10/28/10    $ 375,691    228,077

Variable

   LIBOR + 1.26 %   04/11/05    $ 41,595    94,161

 

17


UNCONSOLIDATED REAL ESTATE PARTNERSHIPS

Statements of Operations

September 30, 2004 and 2003

( in thousands)

 

     Three months ended

   Year to date

 
     2004

    2003

   2004

    2003

 

Revenues:

                         

Property revenues

   $ 26,352     18,835    72,474     52,257  
    


 
  

 

Operating expenses:

                         

Operating and maintenance

     4,054     2,986    10,982     7,746  

Real estate taxes

     2,900     2,191    8,004     6,160  
    


 
  

 

Total operating expenses

     6,954     5,177    18,986     13,906  
    


 
  

 

Net operating income

     19,398     13,658    53,488     38,351  
    


 
  

 

Other expense (income):

                         

General and administrative

     932     616    2,426     1,784  

Depreciation and amortization expense

     6,657     4,679    18,616     11,568  

Interest expense, net

     4,868     2,903    12,197     7,358  

(Gain) loss on sale of real estate

     (421 )   9    (8,667 )   (652 )
    


 
  

 

Total other expense (income)

     12,036     8,207    24,572     20,058  
    


 
  

 

Net income

   $ 7,362     5,451    28,916     18,293  
    


 
  

 

Regency’s Pro Rata Share of:

                         

Net Operating Income

   $ 4,764     3,670    13,179     10,262  
    


 
  

 

 

18


UNCONSOLIDATED REAL ESTATE PARTNERSHIPS

Statements of Operations - Regency’s Pro Rata Share

September 30, 2004

( in thousands)

 

     Three months ended

    Year to date

 

Revenues:

              

Property revenues

   $ 6,457     17,810  
    


 

Operating expenses:

              

Operating and maintenance

     990     2,689  

Real estate taxes

     703     1,942  
    


 

Total operating expenses

     1,693     4,631  
    


 

Net operating income

     4,764     13,179  
    


 

Other expense (income):

              

General and administrative

     211     546  

Depreciation and amortization expense

     1,631     4,569  

Interest expense, net

     1,190     2,998  

(Gain) loss on sale of real estate

     (467 )   (1,822 )
    


 

Total other expense (income)

     2,565     6,291  
    


 

Net income

   $ 2,199     6,888  
    


 

 

19


SECURITIES ISSUED OTHER THAN COMMON STOCK

 

Preferred Stock:   

SERIES 3 CUMULATIVE REDEEMABLE PREFERRED STOCK

- Regency Centers Corporation

    

•      Issuance Date

 

April 3, 2003

    

•      Original Amount Issued

 

$75 Million

    

•      Conversion

 

Nonconvertible

    

•      Dividend

 

7.45% annual dividend

    

•      Redeemable

 

On or after April 3, 2008

    

SERIES 4 CUMULATIVE REDEEMABLE PREFERRED STOCK

- Regency Centers Corporation

    

•      Issuance Date

 

August 31, 2004

    

•      Original Amount Issued

 

$125 Million

    

•      Conversion

 

Nonconvertible

    

•      Dividend

 

7.25% annual dividend

    

•      Redeemable

 

On or after August 31, 2009

Preferred Units:   

PERPETUAL PREFERRED UNITS

- Regency Centers, L.P.

    

•      Original Amount Issued

 

$104 Million

    

•      Conversion

 

1:1 to Perpetual Preferred Stock

    

•      Dividend

 

8.93% Yield

    

•      Redeemable

 

9/2004, 5/2005 and 9/2005

Common Units:   

EXCHANGEABLE OPERATING PARTNERSHIP UNITS

- Regency Centers, L.P.

    

•      Issuance Date

 

Variable

    

•      Units Outstanding

 

976,032 OP Units

    

•      Conversion

 

Convertible into Common Stock 1:1

    

•      Dividend

 

Equal to current Common Dividend

 

20


SUMMARY RETAIL PROPERTY INFORMATION

 

Retail Real Estate Portfolio


   Current

    12/31/03

    12/31/02

    12/31/01

 

Company owned GLA (including joint ventures)

     30,591,437       30,347,744       29,482,626       29,089,493  

GLA under Development

     3,141,240       3,984,509       3,126,483       3,865,745  

Company owned GLA Growth

     0.8 %     2.9 %     1.4 %     3.9 %

Total GLA including anchor owned stores

     32,641,338       32,456,685       31,400,423       31,050,725  
    


 


 


 


Total Retail Shopping Center Properties

     263       265       262       272  

Properties in Development included above

     31       36       34       41  

Total Grocery anchored shopping centers

     227       228       225       225  
    


 


 


 


% leased - All Properties

     93.5 %     92.2 %     91.5 %     92.7 %

% leased - Excluding Development

     95.5 %     95.4 %     94.8 %     94.9 %
    


 


 


 


Total Net Operating Income

   $ 208,767,386     $ 273,439,380     $ 282,136,389     $ 264,640,770  

Base rent growth

     9.2 %     9.5 %     10.8 %     10.5 %

Same Property NOI Growth

     2.4 %     2.7 %     3.0 %     3.2 %

 

21


PORTFOLIO SUMMARY REPORT BY REGION

September 30, 2004

 

                           

Company

Owned GLA


  % Leased

         

Property Name


 

JV


 

State


 

MSA


 

Region


 

Yr Const
or Last
Rnvtn


 

Year
Acquired


  Dec-03

  Sep-04

  Dec-03

    Sep-04

   

Grocery

Anchor

GLA


 

Grocery
Anchor


                       
Mid -Atlantic Region                                                    

Pike Creek

      DE   Wilmington   Mid-Atlantic   1981   1998   229,510   229,510   99.52 %   99.9 %   49,069   Acme

White Oak - Dover DE

      DE   Dover   Mid-Atlantic   2000   2000   10,908   10,908   100.00 %   100.0 %   —     —  
                           
 
 

 

 
 
        DE                   240,418   240,418   99.5 %   99.9 %   49,069   1
                           
 
 

 

 
 

Clinton Park

  JV-C   MD   Washington DC   Mid-Atlantic   2003   2003   188,243   206,050   90.17 %   91.7 %   43,000   Giant
                           
 
 

 

 
 
        MD                   188,243   206,050   90.2 %   91.7 %   43,000   1
                           
 
 

 

 
 

Echelon Village Plaza

      NJ   Philadelphia   Mid-Atlantic   2000   2000   88,993   88,993   89.44 %   98.6 %   48,776   Genuardi’s
                           
 
 

 

 
 
        NJ                   88,993   88,993   89.4 %   98.6 %   48,776   1
                           
 
 

 

 
 

Hershey

      PA   None   Mid-Atlantic   2000   2000   6,000   6,000   100.00 %   100.0 %   —     —  
                           
 
 

 

 
 
        PA                   6,000   6,000   100.0 %   100.0 %   —     0
                           
 
 

 

 
 

Ashburn Farm Market Center

      VA   Washington DC   Mid-Atlantic   2000   2000   91,905   91,905   100.00 %   100.0 %   48,999   Giant

Braemar Shopping Center

      VA   Washington DC   Mid-Atlantic   2004   2004   —     96,439   NA     100.0 %   57,860   Safeway

Brookville Plaza

  JV-M   VA   Lynchburg   Mid-Atlantic   1991   1998   63,665   63,665   98.12 %   98.1 %   52,864   Kroger

Cheshire Station

      VA   Washington DC   Mid-Atlantic   2000   2000   97,156   97,156   100.00 %   100.0 %   55,163   Safeway

Fortuna

      VA   Washington DC   Mid-Atlantic   2004   2004   —     108,582   NA     67.2 %   66,870  

Shoppers

Food

Warehouse

Hollymead Town Center

      VA   Charlottesville   Mid-Atlantic   2004   2003   155,207   161,440   39.05 %   44.6 %   60,607   Harris Teeter

Signal Hill

      VA   Washington DC   Mid-Atlantic   2004   2003   108,481   109,200   66.48 %   91.6 %   67,470  

Shoppers

Food

Warehouse

Somerset Crossing

  JV-M   VA   Washington DC   Mid-Atlantic   2002   2002   104,553   104,128   100.00 %   100.0 %   67,045  

Shoppers

Food

Warehouse

Statler Square Phase I

      VA   None   Mid-Atlantic   1996   1998   133,660   133,660   97.91 %   97.9 %   65,003   Kroger

Tall Oaks Village Center

      VA   Washington DC   Mid-Atlantic   1998   2002   69,331   71,953   100.00 %   100.0 %   38,763   Giant

The Market at Opitz Crossing

      VA   Washington DC   Mid-Atlantic   2003   2003   149,810   149,810   99.29 %   98.9 %   51,922   Safeway

Village Center at Dulles

  JV-C   VA   Washington DC   Mid-Atlantic   1991   2002   298,601   298,601   99.18 %   99.3 %   48,424  

Shoppers

Food

Warehouse

                           
 
 

 

 
 
        VA                   1,272,369   1,486,539   89.1 %   90.4 %   680,990   12
                           
 
 

 

 
 

Regional Totals

              Mid-Atlantic           1,796,023   2,028,000   90.7 %   92.1 %   821,835   15
                           
 
 

 

 
 
Midwest Region                                                    

Baker Hill Center

  JV-C   IL   Chicago   Midwest   1998   2004   —     135,285   NA     97.9 %   72,397   Dominicks

Deer Grove Center

  JV-C   IL   Chicago   Midwest   1996   2004   —     234,556   NA     98.8 %   65,816   Dominicks

Fox Lake Crossing

  JV-C   IL   Chicago   Midwest   2002   2004   —     99,072   NA     95.5 %   65,977   Dominicks

Frankfort Crossing Shopping Center

      IL   Chicago   Midwest   1992   2003   107,734   114,534   98.19 %   96.0 %   64,937   Jewel

Geneva Crossing

  JV-C   IL   Chicago   Midwest   1997   2004   —     123,182   NA     100.0 %   72,385   Dominicks

Hinsdale

      IL   Chicago   Midwest   1986   1998   178,975   178,975   98.99 %   100.0 %   69,540   Dominicks

Shorewood Crossing

  JV-C   IL   Chicago   Midwest   2001   2004   —     87,705   NA     100.0 %   65,977   Dominicks

Stearns Crossing

  JV-C   IL   Chicago   Midwest   1999   2004   —     96,613   NA     100.0 %   65,613   Dominicks

Westbrook Commons

      IL   Chicago   Midwest   1984   2001   121,502   121,502   92.84 %   95.1 %   51,304   Dominicks
                           
 
 

 

 
 
        IL                   408,211   1,191,424   97.0 %   98.3 %   593,946   9
                           
 
 

 

 
 

Franklin Square

  JV-M   KY   Lexington   Midwest   1988   1998   203,317   203,317   97.93 %   97.0 %   50,499   Kroger

Shoppes of Ft Wright

      KY   Cincinnati   Midwest   2003   2003   20,360   —     93.12 %   0.0 %   —     —  

Silverlake

  JV-M   KY   Cincinnati   Midwest   1988   1998   99,352   99,352   98.49 %   98.5 %   60,000   Kroger
                           
 
 

 

 
 
        KY                   323,029   302,669   97.8 %   97.5 %   110,499   2
                           
 
 

 

 
 

 

22


PORTFOLIO SUMMARY REPORT BY REGION

September 30, 2004

 

                           

Company

Owned GLA


  % Leased

         

Property Name


 

JV


 

State


 

MSA


 

Region


 

Yr Const
or Last
Rnvtn


 

Year
Acquired


  Dec-03

  Sep-04

  Dec-03

    Sep-04

   

Grocery

Anchor

GLA


 

Grocery
Anchor


                       

Fenton Marketplace

      MI   Flint   Midwest   1999   1999   97,224   97,224   98.56 %   98.6 %   53,739   Farmer Jack

Independence Square

      MI   Detroit   Midwest   2004   2003   88,995   89,083   72.50 %   91.8 %   60,137   Kroger

Lakeshore

      MI   Detroit   Midwest   1996   1998   85,940   85,940   85.04 %   85.0 %   49,465   Kroger

Waterford Towne Center

      MI   Detroit   Midwest   1998   1998   96,101   96,101   91.26 %   98.5 %   60,202   Kroger
                           
 
 

 

 
 
        MI                   368,260   368,348   87.2 %   93.8 %   223,543   4
                           
 
 

 

 
 

St Ann Square

      MO   St. Louis   Midwest   1986   1998   82,498   —     91.48 %   0.0 %   —     —  
                           
 
 

 

 
 
        MO                   82,498   —     91.5 %   NA     —     0
                           
 
 

 

 
 

Beckett Commons

      OH   Cincinnati   Midwest   1995   1998   121,498   121,498   100.00 %   98.3 %   70,815   Kroger

Cherry Grove

      OH   Cincinnati   Midwest   1997   1998   195,497   195,497   89.27 %   91.3 %   66,336   Kroger

Cherry Street Center

      OH   Toledo   Midwest   2000   2000   54,660   —     100.00 %   0.0 %   —     —  

East Pointe

      OH   Columbus   Midwest   1993   1998   86,524   86,503   98.38 %   98.4 %   59,120   Kroger

Hyde Park

      OH   Cincinnati   Midwest   1995   1997   397,893   397,893   95.23 %   98.3 %   169,267  

Kroger/

Thriftway

Kingsdale Shopping Center

      OH   Columbus   Midwest   1999   1997   270,470   268,970   72.09 %   58.2 %   56,006   Giant Eagle

Kroger New Albany Center

  JV-O   OH   Columbus   Midwest   1999   1999   91,722   91,722   100.00 %   98.5 %   63,805   Kroger

Maxtown Road (Northgate)

      OH   Columbus   Midwest   1996   1998   85,100   85,100   100.00 %   100.0 %   62,000   Kroger

Park Place Shopping Center

      OH   Columbus   Midwest   1988   1998   106,833   106,833   96.33 %   41.5 %   —     —  

Regency Commons

      OH   Cincinnati   Midwest   2004   2004   —     30,654   NA     26.4 %   —     —  

Regency Milford Center

  JV-MD   OH   Cincinnati   Midwest   2001   2001   108,903   108,903   88.42 %   96.1 %   65,000   Kroger

Shoppes at Mason

      OH   Cincinnati   Midwest   1997   1998   80,800   80,800   97.52 %   100.0 %   56,800   Kroger

Westchester Plaza

      OH   Cincinnati   Midwest   1988   1998   88,181   88,182   100.00 %   100.0 %   66,523   Kroger

Windmiller Plaza Phase I

      OH   Columbus   Midwest   1997   1998   120,362   120,362   97.92 %   97.9 %   76,555   Kroger

Worthington Park Centre

      OH   Columbus   Midwest   1991   1998   93,095   93,095   94.21 %   94.2 %   52,337   Kroger
                           
 
 

 

 
 
        OH                   1,901,538   1,876,012   92.5 %   87.3 %   864,564   12
                           
 
 

 

 
 

Regional Totals

              Midwest           3,083,536   3,738,453   93.0 %   92.3 %   1,792,552   27
                           
 
 

 

 
 
Pacific Region                                                    

Alameda Bridgeside Shopping Center

      CA   Orange County   Pacific   2004   2003   103,510   105,423   60.31 %   55.6 %   58,600   Nob Hill

Amerige Heights Town Center

  JV-MD   CA   Los Angeles   Pacific   2000   2000   96,679   96,679   100.00 %   100.0 %   57,560   Albertson’s

Bear Creek Village Center

      CA   Riverside-San Bernardino   Pacific   2004   2003   81,219   80,318   65.62 %   90.4 %   44,093   Stater Brother

Blossom Valley

      CA   San Jose   Pacific   1990   1999   93,315   93,316   94.40 %   100.0 %   34,208   Safeway

Campus Marketplace

  JV-M   CA   San Diego   Pacific   2000   2000   144,288   144,288   100.00 %   99.0 %   58,527   Ralph’s

Clayton Valley

      CA   Oakland   Pacific   2004   2003   236,683   236,683   83.18 %   82.4 %   47,541   Safeway

Corral Hollow

      CA   Stockton   Pacific   2000   2000   167,118   167,184   100.00 %   100.0 %   65,715   Safeway

Costa Verde

      CA   San Diego   Pacific   1988   1999   178,622   178,622   100.00 %   95.1 %   40,000   Albertson’s

Diablo Plaza

      CA   Oakland   Pacific   1982   1999   63,214   63,214   100.00 %   100.0 %   53,000   Safeway

El Camino

      CA   Los Angeles   Pacific   1995   1999   135,883   135,884   100.00 %   99.1 %   35,650  

Von’s Food &

Drug

El Cerrito Plaza

  JV-MD   CA   San Francisco   Pacific   2000   2000   255,953   256,034   96.30 %   98.0 %   77,888  

Albertson’s/

Trader Joe’s

El Norte Parkway Pla

      CA   San Diego   Pacific   1984   1999   87,990   87,990   82.46 %   84.0 %   42,315  

Von’s Food &

Drug

Encina Grande

      CA   Oakland   Pacific   1965   1999   102,499   102,499   93.81 %   100.0 %   22,500   Safeway

Falcon Ridge

      CA   Riverside-San Bernardino   Pacific   2004   2003   245,857   231,211   21.28 %   84.9 %   43,718   Stater Brothers

Folsom Prairie City Crossing

      CA   Sacramento   Pacific   1999   1999   93,134   93,134   91.31 %   95.0 %   55,255   Safeway

French Valley

      CA   Riverside-San Bernardino   Pacific   2004   2004   —     103,092   NA     16.6 %   —     —  

Friars Mission

      CA   San Diego   Pacific   1989   1999   146,897   146,897   100.00 %   100.0 %   55,303   Ralph’s

Garden Village Shopping Center

  JV-M   CA   Los Angeles   Pacific   2000   2000   112,852   112,767   100.00 %   100.0 %   57,050   Albertson’s

Gelson’s Westlake Market Plaza

      CA   Ventura   Pacific   2002   2002   84,468   84,848   84.71 %   96.8 %   37,500   Gelsons

Gilroy

      CA   San Jose   Pacific   2003   2002   334,409   329,457   89.58 %   98.1 %   —     —  

Hasley Canyon Village

      CA   Los Angeles   Pacific   2003   2003   69,800   69,800   81.02 %   97.7 %   51,800   Ralph’s

Heritage Plaza

      CA   Orange County   Pacific   1981   1999   231,602   231,602   98.94 %   98.9 %   44,376   Ralph’s

Loehmanns Plaza California

      CA   San Jose   Pacific   1983   1999   113,310   113,310   100.00 %   100.0 %   53,000   Safeway

 

23


PORTFOLIO SUMMARY REPORT BY REGION

September 30, 2004

 

                            Company Owned GLA

  % Leased

         

Property Name


 

JV


 

State


 

MSA


 

Region


 

Yr Const
or Last
Rnvtn


 

Year
Acquired


  Dec-03

  Sep-04

  Dec-03

    Sep-04

   

Grocery

Anchor

GLA


 

Grocery Anchor


                       

Morningside Plaza

      CA   Orange County   Pacific   1996   1999   91,600   91,600   100.00 %   96.5 %   42,630   Stater Brother

Newland Center

      CA   Orange County   Pacific   1985   1999   149,174   149,174   100.00 %   100.0 %   58,000   Albertson’s

Oakbrook Plaza

      CA   Ventura   Pacific   1982   1999   83,279   83,279   98.20 %   100.0 %   43,842   Albertson’s

Pacific Coast Plaza

  JV-O   CA   Los Angeles   Pacific   2003   2003   13,212   —     100.00 %   0.0 %   —     —  

Park Plaza Shopping Center

  JV-C   CA   Los Angeles   Pacific   1991   2001   193,529   197,166   91.78 %   95.7 %   28,210   Von’s Food & Drug

Plaza Hermosa

      CA   Los Angeles   Pacific   1984   1999   94,940   94,940   100.00 %   100.0 %   36,800   Von’s Food & Drug

Powell Street Plaza

      CA   Oakland   Pacific   1987   2001   165,928   165,928   98.05 %   100.0 %   10,122   Trader Joe’s

Rona Plaza

      CA   Orange County   Pacific   1989   1999   51,754   51,754   100.00 %   100.0 %   37,194   Food 4 Less

Rosecrans & Inglewood

      CA   Los Angeles   Pacific   2002   2002   12,000   —     100.00 %   0.0 %   —     —  

San Leandro

      CA   Oakland   Pacific   1982   1999   50,432   50,432   100.00 %   100.0 %   38,250   Safeway

Santa Ana Downtown

      CA   Orange County   Pacific   1987   1999   100,305   100,305   98.83 %   100.0 %   37,972   Food 4 Less

Seal Beach

  JV-C   CA   Orange County   Pacific   1966   2002   74,215   74,214   98.90 %   93.8 %   25,000   Safeway

Sequoia Station

      CA   San Francisco   Pacific   1996   1999   103,148   103,148   100.00 %   100.0 %   62,050   Safeway

Strawflower Village

      CA   San Francisco   Pacific   1985   1999   78,827   78,827   100.00 %   100.0 %   33,753   Safeway

Tassajara Crossing

      CA   Oakland   Pacific   1990   1999   146,188   146,188   100.00 %   100.0 %   56,496   Safeway

The Shops of Santa Barbara

      CA   Santa Barbara   Pacific   2004   2003   35,135   35,135   81.83 %   84.5 %   —     —  

Torrance Strouds

      CA   Los Angeles   Pacific   2002   2002   13,435   —     100.00 %   0.0 %   —     —  

Twin Peaks

      CA   San Diego   Pacific   1988   1999   198,139   198,139   97.92 %   99.4 %   44,686   Albertson’s

Valencia Crossroads

      CA   Los Angeles   Pacific   2003   2002   180,517   167,857   100.00 %   100.0 %   35,000   Whole Foods

Ventura Village

      CA   Ventura   Pacific   1984   1999   76,070   76,070   100.00 %   100.0 %   42,500   Von’s Food & Drug

Victoria Gateway Center

      CA   Riverside-San Bernardino   Pacific   2004   2003   97,862   94,787   68.86 %   79.1 %   —     —  

Vista Village Phase I & II

      CA   San Diego   Pacific   2003   2002   164,262   175,310   84.69 %   81.7 %   25,000   Sprout’s

West Park Plaza

      CA   San Jose   Pacific   1996   1999   88,103   88,103   100.00 %   100.0 %   24,712   Safeway

Westlake Village Plaza and Center

      CA   Ventura   Pacific   1975   1999   190,525   190,519   97.01 %   98.0 %   41,300   Von’s Food & Drug

Westridge

      CA   Los Angeles   Pacific   2003   2001   97,286   92,287   95.89 %   100.0 %   50,782   Albertson’s

Woodman Van Nuys

      CA   Los Angeles   Pacific   1992   1999   107,614   107,614   100.00 %   100.0 %   77,648   Gigante

Woodside Central

      CA   San Francisco   Pacific   1993   1999   80,591   80,591   100.00 %   100.0 %   —     —  
                           
 
 

 

 
 
        CA                   5,917,372   5,957,619   91.4 %   94.2 %   1,887,546   42
                           
 
 

 

 
 

Cherry Park Market

  JV-M   OR   Portland   Pacific   1997   1999   113,518   113,518   91.74 %   90.1 %   55,164   Safeway

Hillsboro Market Center

  JV-M   OR   Portland   Pacific   2000   2000   150,356   150,080   92.46 %   100.0 %   57,370   Albertson’s

McMinnville Market Center

      OR   Portland   Pacific   2003   2003   74,400   74,300   83.45 %   95.0 %   53,641   Albertson’s

Murrayhill Marketplace

      OR   Portland   Pacific   1988   1999   149,215   149,215   86.57 %   89.5 %   41,132   Safeway

Sherwood Crossroads

      OR   Portland   Pacific   1999   1999   84,266   84,266   95.73 %   95.7 %   55,227   Safeway

Sherwood Market Center

      OR   Portland   Pacific   1995   1999   124,257   124,257   98.31 %   98.3 %   49,793   Albertson’s

Sunnyside 205

      OR   Portland   Pacific   1988   1999   53,094   52,710   98.15 %   100.0 %   —     —  

Walker Center

      OR   Portland   Pacific   1987   1999   89,609   89,610   93.98 %   98.6 %   —     —  
                           
 
 

 

 
 
        OR                   838,715   837,956   92.2 %   95.5 %   312,327   6
                           
 
 

 

 
 

 

24


PORTFOLIO SUMMARY REPORT BY REGION

September 30, 2004

 

                            Company Owned GLA

  % Leased

         

Property Name


 

JV


 

State


 

MSA


 

Region


 

Yr Const
or Last
Rnvtn


 

Year
Acquired


  Dec-03

  Sep-04

  Dec-03

    Sep-04

   

Grocery

Anchor

GLA


 

Grocery Anchor


                       

Cascade Plaza

  JV-C   WA   Seattle   Pacific   1999   1999   217,657   211,072   99.21 %   100.0 %   49,440   Safeway

Inglewood Plaza

      WA   Seattle   Pacific   1985   1999   17,253   17,253   100.00 %   100.0 %   —     —  

James Center

  JV-M   WA   Tacoma   Pacific   1999   1999   140,240   140,240   95.52 %   95.4 %   68,273   Fred Myer

Padden Parkway Market Center

      WA   Portland   Pacific   2003   2002   88,569   83,569   75.91 %   80.1 %   52,443   Albertson’s

Pine Lake Village

      WA   Seattle   Pacific   1989   1999   102,953   102,953   100.00 %   100.0 %   40,982   Quality Foods

Sammamish Highland

      WA   Seattle   Pacific   1992   1999   101,289   101,289   97.24 %   100.0 %   55,000   Safeway

South Point Plaza

      WA   Seattle   Pacific   1997   1999   190,355   190,355   97.48 %   100.0 %   55,443   Cost Cutters

Southcenter

      WA   Seattle   Pacific   1990   1999   58,282   58,282   100.00 %   100.0 %   —     —  

Spokane Valley

      WA   None   Pacific   2004   2003   —     37,887   NA     93.4 %   —     —  

Thomas Lake

      WA   Seattle   Pacific   1998   1999   103,872   103,872   100.00 %   100.0 %   50,065   Albertson’s
                           
 
 

 

 
 
        WA                   1,020,470   1,046,772   96.4 %   97.6 %   371,646   7
                           
 
 

 

 
 

Regional Totals

              Pacific           7,776,557   7,842,347   92.1 %   94.8 %   2,571,519   55
                           
 
 

 

 
 

Southeast Region

                                                   

Southgate Village Shopping Ctr

  JV-M   AL   Birmingham   Southeast   1988   2001   75,092   75,092   100.00 %   100.0 %   46,733   Publix

The Marketplace Alex City

      AL   None   Southeast   1987   1993   162,723   —     95.70 %   0.0 %   —     —  

Phenix Crossing

      AL   None   Southeast   2004   2003   56,563   56,563   77.82 %   95.1 %   38,997   Publix

Trace Crossing

      AL   Birmingham   Southeast   2002   2001   74,130   74,130   85.55 %   95.2 %   51,420   Publix

Valleydale Village Shop Center

      AL   Birmingham   Southeast   2003   2002   118,466   118,466   66.50 %   66.7 %   44,271   Publix

Village in Trussville

      AL   Birmingham   Southeast   1987   1993   56,356   56,356   84.03 %   100.0 %   38,380   Bruno’s
                           
 
 

 

 
 
        AL                   543,330   380,607   85.5 %   88.0 %   219,801   5
                           
 
 

 

 
 

Anastasia Plaza

  JV-M   FL   Jacksonville   Southeast   1988   1993   102,342   102,342   91.33 %   91.3 %   48,555   Publix

Aventura Shopping Center

      FL   Miami   Southeast   1974   1994   102,876   102,876   89.51 %   89.5 %   35,908   Publix

Beneva Village Shops

      FL   Sarasota   Southeast   1987   1998   141,532   141,532   94.87 %   97.4 %   42,112   Publix

Berkshire Commons

      FL   Naples   Southeast   1992   1994   106,354   106,354   98.65 %   100.0 %   65,537   Publix

Bloomingdale

      FL   Tampa   Southeast   1987   1998   267,935   267,935   99.62 %   99.9 %   39,795   Publix

Bolton Plaza

      FL   Jacksonville   Southeast   1988   1994   172,938   172,938   94.28 %   93.4 %   —     —  

Boynton Lakes Plaza

      FL   West Palm Beach   Southeast   1993   1997   130,924   130,924   100.00 %   96.9 %   56,000   Winn-Dixie

Carriage Gate

      FL   Tallahassee   Southeast   1978   1994   76,833   76,833   95.64 %   95.6 %   —     —  

Chasewood Plaza

      FL   West Palm Beach   Southeast   1986   1993   155,603   155,603   96.62 %   98.5 %   54,420   Publix

Courtyard Shopping Center

      FL   Jacksonville   Southeast   1987   1993   137,256   137,256   100.00 %   100.0 %   62,771   Albertson’s

East Port Plaza

      FL   Fort Pierce   Southeast   1991   1997   235,842   235,842   71.57 %   55.4 %   42,112   Publix

East Towne Shopping Center

      FL   Orlando   Southeast   2003   2002   69,841   69,841   78.24 %   94.3 %   44,840   Publix

Fleming Island

      FL   Jacksonville   Southeast   2000   1998   136,662   136,662   98.28 %   100.0 %   47,955   Publix

Garden Square

      FL   Miami   Southeast   1991   1997   90,258   90,258   97.51 %   97.9 %   42,112   Publix

Grande Oak

      FL   Ft Myers-Cape Coral   Southeast   2000   2000   78,784   78,784   100.00 %   98.2 %   54,379   Publix

Highland Square

  JV-M   FL   Jacksonville   Southeast   1999   1998   262,194   262,194   98.82 %   96.1 %   84,314   Publix/Winn-Dixie

John’s Creek Shopping Center

      FL   Jacksonville   Southeast   2004   2003   90,041   105,414   49.80 %   70.3 %   44,840   Publix

Julington Village

  JV-C   FL   Jacksonville   Southeast   1999   1999   81,821   81,820   100.00 %   100.0 %   51,420   Publix

 

25


PORTFOLIO SUMMARY BY REGION

September 30, 2004

 

                            Company Owned GLA

  % Leased

         

Property Name


 

JV


 

State


 

MSA


 

Region


 

Yr Const
or Last
Rnvtn


 

Year
Acquired


  Dec-03

  Sep-04

  Dec-03

    Sep-04

   

Grocery

Anchor

GLA


 

Grocery
Anchor


                       

Kings Crossing Sun City

  JV-M   FL   Tampa   Southeast   1999   1999   75,020   75,020   100.00 %   100.0 %   51,420   Publix

Lynnhaven

  JV-M   FL   Panama City   Southeast   2001   2001   63,871   63,871   100.00 %   100.0 %   44,271   Publix

Mainstreet Square

      FL   Orlando   Southeast   1988   1997   107,134   107,134   87.70 %   94.9 %   56,000   Winn-Dixie

Mariners Village

      FL   Orlando   Southeast   1986   1997   133,440   133,440   96.35 %   96.4 %   45,500   Winn-Dixie

Marketplace St. Pete

      FL   Tampa   Southeast   1983   1995   90,296   90,296   98.77 %   98.9 %   36,464   Publix

Martin Downs Village Center

      FL   Fort Pierce   Southeast   1985   1993   121,946   121,946   100.00 %   100.0 %   —     —  

Martin Downs Village Shoppes

      FL   Fort Pierce   Southeast   1998   1993   49,773   49,743   86.33 %   100.0 %   —     —  

Millhopper

      FL   Gainesville   Southeast   1974   1993   84,065   84,065   98.51 %   100.0 %   37,244   Publix

Newberry Square

      FL   Gainesville   Southeast   1986   1994   180,524   180,524   96.54 %   93.7 %   39,795   Publix

Ocala Corners

  JV-M   FL   Tallahassee   Southeast   2000   2000   86,772   86,772   100.00 %   100.0 %   61,171   Publix

Ocean Breeze

      FL   Fort Pierce   Southeast   1985   1993   108,209   108,209   83.55 %   83.0 %   36,464   Publix

Old St. Augustine Plaza

      FL   Jacksonville   Southeast   1990   1996   175,459   175,459   99.40 %   100.0 %   51,832   Publix

Palm Harbor Shopping Village

  JV-M   FL   Daytona Beach   Southeast   1991   1996   172,758   172,758   99.73 %   99.7 %   45,254   Publix

Palm Trails Plaza

      FL   Fort Lauderdale   Southeast   1998   1997   76,067   76,067   100.00 %   98.4 %   59,562   Winn-Dixie

Peachland Promenade

      FL   Punta Gorda   Southeast   1991   1995   82,082   82,082   94.09 %   97.2 %   48,890   Publix

Pebblebrook Plaza

  JV-M   FL   Naples   Southeast   2000   2000   76,767   76,767   100.00 %   100.0 %   61,166   Publix

Pine Tree Plaza

      FL   Jacksonville   Southeast   1999   1997   60,787   60,787   100.00 %   97.4 %   37,866   Publix

Regency Court

      FL   Jacksonville   Southeast   1992   1997   218,649   218,649   99.42 %   97.9 %   —     —  

Regency Square Brandon

      FL   Tampa   Southeast   1986   1993   349,848   349,848   95.55 %   93.9 %   —     —  

Regency Village

  JV-O   FL   Orlando   Southeast   2002   2000   83,170   83,170   87.49 %   89.4 %   54,379   Publix

Shoppes @ 104

  JV-M   FL   Miami   Southeast   1990   1998   108,192   108,192   98.71 %   98.7 %   46,368   Winn-Dixie

Shops of San Marco

  JV-O   FL   West Palm Beach   Southeast   2002   2002   91,537   91,537   100.00 %   100.0 %   44,271   Publix

Starke

      FL   Jacksonville   Southeast   2000   2000   12,738   12,739   100.00 %   100.0 %   —     —  

Town Center at Martin Downs

      FL   Fort Pierce   Southeast   1996   1996   64,546   64,546   100.00 %   100.0 %   56,146   Publix

Town Square

      FL   Tampa   Southeast   1999   1997   44,679   44,679   97.46 %   99.3 %   —     —  

University Collection

      FL   Tampa   Southeast   1984   1996   106,899   106,899   95.32 %   90.5 %   40,143   Kash N Karry

University Marketplace

      FL   Miami   Southeast   1990   1993   129,121   —     93.26 %   0.0 %   —     —  

Village Center 6

      FL   Tampa   Southeast   1993   1995   181,110   181,110   98.45 %   97.6 %   36,434   Publix

Vineyard Shopping Center

      FL   Tallahassee   Southeast   2002   2001   62,821   62,821   83.84 %   88.3 %   44,271   Publix

Welleby

      FL   Fort Lauderdale   Southeast   1982   1996   109,949   109,949   98.91 %   100.0 %   46,779   Publix

Wellington Town Square

      FL   West Palm Beach   Southeast   1982   1996   105,150   111,310   94.25 %   96.4 %   44,840   Publix

Willa Springs Shopping Center

      FL   Orlando   Southeast   2000   2000   89,930   89,930   100.00 %   100.0 %   44,271   Publix
                           
 
 

 

 
 
        FL                   5,943,345   5,835,727   94.9 %   94.7 %   1,987,871   41
                           
 
 

 

 
 

Ashford Place

      GA   Atlanta   Southeast   1993   1997   53,450   53,450   98.57 %   100.0 %   —     —  

Briarcliff La Vista

      GA   Atlanta   Southeast   1962   1997   39,203   39,203   100.00 %   100.0 %   —     —  

Briarcliff Village

      GA   Atlanta   Southeast   1990   1997   187,156   187,156   98.51 %   100.0 %   43,454   Publix

Buckhead Court

      GA   Atlanta   Southeast   1984   1997   55,235   55,235   81.24 %   83.8 %   —     —  

 

26


PORTFOLIO SUMMARY REPORT IN REGION

September 30, 2004

 

                            Company Owned GLA

  % Leased

         

Property Name


 

JV


 

State


 

MSA


 

Region


 

Yr Const
or Last
Rnvtn


 

Year
Acquired


  Dec-03

  Sep-04

  Dec-03

    Sep-04

    Grocery
Anchor
GLA


 

Grocery
Anchor


Cambridge Square Shopping Ctr

      GA   Atlanta   Southeast   1979   1996   71,475   71,475   98.95 %   100.0 %   40,852   Kroger

Cromwell Square

      GA   Atlanta   Southeast   1990   1997   70,282   70,282   100.00 %   96.4 %   —     —  

Cumming 400

      GA   Atlanta   Southeast   1994   1997   126,900   126,900   95.90 %   94.6 %   56,146   Publix

Delk Spectrum

      GA   Atlanta   Southeast   1991   1998   100,539   100,539   100.00 %   96.8 %   45,044   Publix

Dunwoody Hall

      GA   Atlanta   Southeast   1986   1997   89,351   89,351   100.00 %   99.1 %   44,271   Publix

Dunwoody Village

      GA   Atlanta   Southeast   1975   1997   120,597   120,598   92.00 %   83.4 %   18,400   Fresh Market

Killian Hill Center

  JV-M   GA   Atlanta   Southeast   2000   2000   113,216   113,216   97.55 %   97.5 %   54,340   Publix

Loehmanns Plaza Georgia

      GA   Atlanta   Southeast   1986   1997   137,601   137,601   95.36 %   92.0 %   —     —  

Memorial Bend Shopping Center

      GA   Atlanta   Southeast   1995   1997   177,283   177,283   95.46 %   94.3 %   56,146   Publix

Orchard Square

  JV-M   GA   Atlanta   Southeast   1987   1995   93,222   93,222   94.85 %   94.9 %   44,271   Publix

Paces Ferry Plaza

      GA   Atlanta   Southeast   1987   1997   61,696   61,696   100.00 %   100.0 %   —     —  

Powers Ferry Square

      GA   Atlanta   Southeast   1987   1997   97,705   97,706   91.59 %   91.6 %   —     —  

Powers Ferry Village

      GA   Atlanta   Southeast   1994   1997   78,996   78,996   99.87 %   99.9 %   47,955   Publix

Rivermont Station

      GA   Atlanta   Southeast   1996   1997   90,267   90,267   100.00 %   100.0 %   58,261   Kroger

Roswell Village

  JV-C   GA   Atlanta   Southeast   1997   1997   145,334   145,334   83.67 %   81.7 %   37,888   Publix

Russell Ridge

      GA   Atlanta   Southeast   1995   1994   98,558   98,559   100.00 %   98.8 %   63,296   Kroger
                           
 
 

 

 
 
        GA                   2,008,066   2,008,069   95.8 %   94.7 %   610,324   13
                           
 
 

 

 
 

Bent Tree Plaza

  JV-M   NC   Raleigh   Southeast   1994   1998   79,503   79,503   100.00 %   98.5 %   54,153   Kroger

Carmel Commons

      NC   Charlotte   Southeast   1979   1997   132,651   132,651   93.24 %   96.9 %   14,300   Fresh Market

Garner

      NC   Raleigh   Southeast   1998   1998   221,776   221,776   100.00 %   98.9 %   57,590   Kroger

Glenwood Village

      NC   Raleigh   Southeast   1983   1997   42,864   42,864   89.73 %   97.4 %   27,764   Harris Teeter

Kernersville Plaza

      NC   Greensboro   Southeast   1997   1998   72,590   72,590   100.00 %   100.0 %   57,590   Harris Teeter

Lake Pine Plaza

      NC   Raleigh   Southeast   1997   1998   87,691   87,691   100.00 %   93.6 %   57,590   Kroger

Maynard Crossing

      NC   Raleigh   Southeast   1997   1998   122,832   122,782   100.00 %   95.3 %   55,973   Kroger

Southpoint Crossing

      NC   Raleigh   Southeast   1998   1998   103,128   103,128   100.00 %   97.3 %   59,160   Kroger

Union Square Shopping Center

      NC   Charlotte   Southeast   1989   1996   97,191   97,191   100.00 %   100.0 %   33,000   Harris Teeter

Woodcroft Shopping Center

      NC   Raleigh   Southeast   1984   1996   89,835   89,835   100.00 %   97.0 %   40,832   Food Lion
                           
 
 

 

 
 
        NC                   1,050,061   1,050,011   98.7 %   97.5 %   457,952   10
                           
 
 

 

 
 

Merchants Village

  JV-M   SC   Charleston   Southeast   1997   1997   79,724   79,724   100.00 %   100.0 %   37,888   Publix

Murray Landing

      SC   Columbia   Southeast   2003   2002   64,441   64,441   91.35 %   93.8 %   44,840   Publix

Pelham Commons

      SC   Greenville   Southeast   2003   2002   76,541   76,541   90.58 %   90.5 %   44,271   Publix

Queensborough

  JV-O   SC   Charleston   Southeast   1993   1998   82,333   82,333   100.00 %   100.0 %   65,796   Publix

Rosewood Shopping Center

  JV-M   SC   Columbia   Southeast   2001   2001   36,887   36,887   95.12 %   100.0 %   27,887   Publix
                           
 
 

 

 
 
        SC                   339,926   339,926   95.7 %   96.7 %   220,682   5
                           
 
 

 

 
 

 

27


PORTFOLIO SUMMARY REPORT BY REGION

September 30, 2004

 

                            Company Owned GLA

  % Leased

         

Property Name


 

JV


 

State


 

MSA


 

Region


 

Yr Const
or Last
Rnvtn


 

Year
Acquired


  Dec-03

  Sep-04

  Dec-03

    Sep-04

    Grocery
Anchor
GLA


 

Grocery
Anchor


Dickson (Hwy 46 & 70)

      TN   None   Southeast   1998   1998   10,908   10,908   100.00 %   100.0 %   —     —  

Harpeth Village Fieldstone

      TN   Nashville   Southeast   1998   1997   70,091   70,091   100.00 %   100.0 %   55,377   Publix

Nashboro

      TN   Nashville   Southeast   1998   1998   86,811   86,811   95.16 %   98.4 %   61,224   Kroger

Northlake Village I & II

      TN   Nashville   Southeast   1988   2000   151,629   151,629   92.48 %   91.6 %   64,537   Kroger

Peartree Village

      TN   Nashville   Southeast   1997   1997   114,795   114,795   100.00 %   100.0 %   65,538   Harris Teeter

West End Avenue

      TN   Nashville   Southeast   1998   1998   10,000   10,000   100.00 %   100.0 %   —     —  
                           
 
 

 

 
 
        TN                   444,234   444,234   96.5 %   96.8 %   246,676   4
                           
 
 

 

 
 

Regional Totals

              Southeast           10,328,962   10,058,574   95.1 %   94.9 %   3,743,306   78
                           
 
 

 

 
 
Southwest Region                                                    

Anthem Marketplace

      AZ   Phoenix   Southwest   2000   2003   113,292   113,292   100.00 %   98.9 %   55,256   Safeway

The Shops

      AZ   Phoenix   Southwest   2000   2003   35,710   35,710   86.89 %   95.5 %   —     —  

Palm Valley Marketplace

  JV-C   AZ   Phoenix   Southwest   1999   2001   107,629   107,647   96.26 %   100.0 %   55,403   Safeway

Paseo Village

      AZ   Phoenix   Southwest   1998   1999   92,399   92,399   67.20 %   59.1 %   —     —  

Pima Crossing

      AZ   Phoenix   Southwest   1996   1999   239,438   239,438   100.00 %   100.0 %   —     —  

Stonebridge Center

      AZ   Phoenix   Southwest   2000   2000   30,236   —     75.93 %   0.0 %   —     —  

The Provinces

      AZ   Phoenix   Southwest   2000   2000   34,202   —     72.83 %   0.0 %   —     —  
                           
 
 

 

 
 
        AZ                   652,906   588,486   91.5 %   93.1 %   110,659   2
                           
 
 

 

 
 

Belleview Square Shopping Center

      CO   Denver   Southwest   1978   2004   —     117,085   NA     100.0 %   65,104   King Soopers

Boulevard Center

      CO   Denver   Southwest   1986   1999   88,511   88,511   92.04 %   96.3 %   52,700   Safeway

Buckley Square

      CO   Denver   Southwest   1978   1999   111,146   111,146   100.00 %   98.3 %   62,400   King Soopers

Centerplace of Greeley

      CO   Greeley   Southwest   2003   2002   148,610   148,575   76.22 %   93.8 %   58,374   Safeway

Centerplace of Greeley II

      CO   Greeley   Southwest   2003   2002   98,124   —     90.10 %   0.0 %   —     —  

Cheyenne Meadows

  JV-M   CO   Colorado Springs   Southwest   1998   1998   89,893   89,893   100.00 %   100.0 %   69,913   King Soopers

Crossroads Commons

  JV-C   CO   Boulder   Southwest   1986   2001   144,288   144,288   100.00 %   98.9 %   40,846   Whole Foods

Hilltop Village

      CO   Denver   Southwest   2003   2002   100,048   100,028   84.89 %   91.4 %   66,000   King Soopers

Leetsdale Marketplace

      CO   Denver   Southwest   1993   1999   119,916   119,916   100.00 %   96.7 %   62,600   Safeway

Littleton Square

      CO   Denver   Southwest   1997   1999   94,257   94,257   100.00 %   99.0 %   49,751   King Soopers

Lloyd King Center

      CO   Denver   Southwest   1998   1998   83,326   83,326   100.00 %   100.0 %   61,040   King Soopers

Monument Jackson Creek

      CO   Colorado Springs   Southwest   1999   1998   85,263   85,263   100.00 %   100.0 %   69,913   King Soopers

New Windsor Marketplace

      CO   Greeley   Southwest   2003   2002   95,877   95,877   76.08 %   84.9 %   66,507   King Soopers

Stroh Ranch

      CO   Denver   Southwest   1998   1998   93,436   93,436   100.00 %   100.0 %   69,719   King Soopers

Willow Creek Center

  JV-C   CO   Denver   Southwest   1985   2001   166,421   162,896   97.88 %   91.6 %   53,294   Safeway

Woodmen Plaza

      CO   Colorado Springs   Southwest   1998   1998   104,558   104,558   100.00 %   98.7 %   69,716   King Soopers
                           
 
 

 

 
 
        CO                   1,623,674   1,639,055   94.2 %   96.4 %   917,877   15
                           
 
 

 

 
 

Addison Town Center

  JV-C   TX   Dallas   Southwest   1993   2003   183,983   183,983   79.16 %   86.5 %   50,540   Kroger

Alden Bridge

      TX   Houston   Southwest   1998   2002   138,952   138,953   96.51 %   96.5 %   67,768   Kroger

Arapaho Village

      TX   Dallas   Southwest   1997   1999   103,033   103,033   82.80 %   82.8 %   43,256   Tom Thumb

Atascocita Center

      TX   Houston   Southwest   2003   2002   94,180   94,180   77.46 %   80.3 %   62,680   Kroger

Bethany Park Place

      TX   Dallas   Southwest   1998   1998   74,066   74,066   100.00 %   100.0 %   58,374   Kroger

 

28


PORTFOLIO SUMMARY REPORT BY REGION

September 30, 2004

 

                            Company Owned
GLA


  % Leased

         

Property Name


 

JV


 

State


 

MSA


 

Region


 

Yr Const
or Last
Rnvtn


 

Year
Acquired


  Dec-03

  Sep-04

  Dec-03

    Sep-04

    Grocery
Anchor
GLA


 

Grocery
Anchor


Casa Linda Plaza

      TX   Dallas   Southwest   1997   1999   324,639   324,639   85.09 %   81.1 %   59,561   Albertson’s

Champions Forest

      TX   Houston   Southwest   1983   1999   115,247   115,247   88.61 %   86.9 %   56,457   Randall’s Food

Cochran’s Crossing

      TX   Houston   Southwest   1994   2002   138,192   138,192   100.00 %   100.0 %   63,449   Kroger

Cooper Street

      TX   Fort Worth   Southwest   1992   1999   133,196   133,196   100.00 %   100.0 %   —     —  

Creekside

  JV-O   TX   Fort Worth   Southwest   1998   1998   101,016   —     98.61 %   0.0 %   —     —  

Fort Bend Center

      TX   Houston   Southwest   2000   2000   30,164   30,164   76.39 %   79.0 %   67,106   Kroger

Hancock

      TX   Austin   Southwest   1998   1999   410,438   410,438   96.75 %   97.3 %   90,217   H.E.B.

Hebron Park

  JV-M   TX   Dallas   Southwest   1999   1999   46,800   46,800   88.03 %   85.6 %   59,460   Albertson’s

Hillcrest Village

      TX   Dallas   Southwest   1991   1999   14,530   14,530   100.00 %   100.0 %   —     —  

Indian Springs Center

  JV-O   TX   Houston   Southwest   2003   2002   135,756   135,757   63.78 %   85.2 %   79,000   H.E.B.

Keller Town Center

      TX   Fort Worth   Southwest   1999   1999   114,937   114,937   96.71 %   98.4 %   63,631   Tom Thumb

Kleinwood Center

      TX   Houston   Southwest   2003   2002   152,906   152,886   72.52 %   84.8 %   78,348   H.E.B.

Lebanon/Legacy Center

      TX   Dallas   Southwest   2002   2000   56,669   56,669   64.65 %   69.8 %   62,804   Albertson’s

MacArthur Park Phase II

  JV-C   TX   Dallas   Southwest   1999   1999   198,443   198,443   100.00 %   100.0 %   63,373   Kroger

Main Street Center

      TX   Dallas   Southwest   2002   2002   42,821   42,922   70.13 %   70.0 %   62,322   Albertson’s

Market at Preston Forest

      TX   Dallas   Southwest   1990   1999   90,171   91,624   100.00 %   100.0 %   51,818   Tom Thumb

Market at Round Rock

      TX   Austin   Southwest   1987   1999   123,046   123,046   95.81 %   94.2 %   63,800   Albertson’s

Matlock Center

      TX   Dallas   Southwest   2000   2000   40,068   —     91.75 %   0.0 %   —     —  

Mills Pointe

      TX   Dallas   Southwest   1986   1999   126,186   126,186   85.32 %   85.0 %   52,688   Tom Thumb

Mockingbird Common

      TX   Dallas   Southwest   1987   1999   120,321   120,321   91.15 %   86.4 %   48,525   Tom Thumb

North Hills

      TX   Austin   Southwest   1995   1999   144,019   144,019   100.00 %   100.0 %   60,465   H.E.B.

Northview Plaza

      TX   Dallas   Southwest   1991   1999   116,016   116,016   90.32 %   88.8 %   58,890   Kroger

Panther Creek

      TX   Houston   Southwest   1994   2002   165,660   165,560   93.36 %   94.4 %   65,800   Randall’s Food

Preston Park

      TX   Dallas   Southwest   1985   1999   273,396   273,396   78.24 %   77.7 %   52,688   Tom Thumb

Prestonbrook

      TX   Dallas   Southwest   1998   1998   91,274   91,274   100.00 %   100.0 %   63,373   Kroger

Prestonwood Park

      TX   Dallas   Southwest   1999   1999   101,024   101,024   88.38 %   82.5 %   62,322   Albertson’s

Rockwall

      TX   Dallas   Southwest   2004   2002   65,644   65,644   0.00 %   0.0 %   57,017   Tom Thumb

Shiloh Springs

      TX   Dallas   Southwest   1998   1998   110,040   110,040   93.64 %   100.0 %   60,932   Kroger

Signature Plaza

      TX   Dallas   Southwest   2004   2003   28,795   28,795   0.00 %   67.8 %   61,962   Kroger

 

29


PORTFOLIO SUMMARY REPORT BY REGION

September 30, 2004

 

                            Company Owned GLA

  % Leased

         

Property Name


 

JV


 

State


 

MSA


 

Region


 

Yr Const
or Last
Rnvtn


 

Year
Acquired


  Dec-03

  Sep-04

  Dec-03

    Sep-04

    Grocery
Anchor
GLA


 

Grocery
Anchor


Southlake

  JV-O   TX   Fort Worth   Southwest   1998   1998   118,092   —     96.42 %   0.0 %   —     —  

Southpark

      TX   Tyler   Southwest   1997   1999   147,088   —     97.96 %   0.0 %   —     —  

Spring West Center

      TX   Houston   Southwest   2004   2003   128,796   144,060   72.89 %   77.8 %   109,121   H.E.B.

Sterling Ridge

      TX   Houston   Southwest   2000   2002   128,643   128,643   100.00 %   100.0 %   63,373   Kroger

Sweetwater Plaza

  JV-C   TX   Houston   Southwest   2000   2001   134,045   134,045   100.00 %   100.0 %   65,241   Kroger

Trophy Club

      TX   Fort Worth   Southwest   1999   1999   106,607   106,607   85.30 %   85.3 %   63,654   Tom Thumb

Valley Ranch Centre

      TX   Dallas   Southwest   1997   1999   117,187   117,187   86.69 %   86.3 %   55,750   Tom Thumb
                           
 
 

 

 
 
        TX                   5,086,086   4,696,522   88.1 %   88.8 %   2,205,765   35
                           
 
 

 

 
 

Regional Totals

              Southwest           7,362,666   6,924,063   89.8 %   91.0 %   3,234,301   52
                           
 
 

 

 
 

Regency Centers Total

                          30,347,744   30,591,437   92.6 %   93.5 %   12,163,513   227
                           
 
 

 

 
 

 

     Company Owned GLA

   % Leased

 

Stabilized Properties


   Dec-03

   Sep-04

   Dec-03

    Sep-04

 

Alabama

   424,864    262,141    90.8 %   97.6 %

Arizona

   652,906    588,486    91.5 %   93.1 %

California

   4,918,179    4,860,995    97.2 %   98.5 %

Colorado

   1,427,749    1,443,150    96.1 %   97.5 %

Delaware

   240,418    240,418    99.5 %   99.9 %

Florida

   5,720,642    5,597,651    95.9 %   95.3 %

Georgia

   2,008,066    2,008,069    95.8 %   94.7 %

Illinois

   408,211    1,191,424    97.0 %   98.3 %

Kentucky

   323,029    302,669    97.8 %   97.5 %

Maryland

   188,243    206,050    90.2 %   91.7 %

Michigan

   279,265    279,265    91.9 %   94.4 %

Mississippi

   0    0    0.0 %   0.0 %

Missouri

   82,498    0    91.5 %   0.0 %

New Hampshire

   0    0    0.0 %   0.0 %

New Jersey

   88,993    88,993    89.4 %   98.6 %

North Carolina

   1,050,061    1,050,011    98.7 %   97.5 %

Ohio

   1,901,538    1,845,358    92.5 %   88.3 %

Oregon

   764,315    763,656    93.1 %   95.6 %

Pennsylvania

   6,000    6,000    100.0 %   100.0 %

South Carolina

   263,385    263,385    97.2 %   98.5 %

Tennessee

   444,234    444,234    96.5 %   96.8 %

Texas

   4,380,519    3,975,609    92.5 %   91.8 %

Virginia

   1,008,681    1,107,317    99.3 %   99.3 %

Washington

   931,901    925,316    98.3 %   99.3 %

Wyoming

   0    0    0.0 %   0.0 %
    
  
  

 

Total Stabilized Properties

   27,513,697    27,450,197    95.4 %   95.5 %
    
  
  

 

 

JV-C:    Joint Venture with Columbia (Oregon Public Employees Retirement Fund)
JV-M:    Joint Venture with Macquarie Country-wide U.S.
JV-MD:    Joint Venture with Macquarie Direct Property U.S.
JV-O:    Other, single property joint venture

 

30


SUMMARY OF TENANT RENTS EXCEEDING .5% OF TOTAL RENTS

September 30, 2004

 

Tenant


   Tenant GLA*

   % of Company
Owned GLA *


    Pro-Rata
Annualized
Base Rent*


   % of Pro-Rata
Annualized
Company
Base Rent


    Total # of
Leased
Stores


   # of
Leased
Stores in
JV


Kroger

   3,369,575    11.0 %   25,788,615    7.90 %   56    12

Publix

   2,462,074    8.0 %   16,270,941    4.98 %   54    17

Safeway

   1,966,677    6.4 %   15,900,952    4.87 %   46    13

Albertsons

   852,599    2.8 %   6,809,241    2.08 %   16    3

Blockbuster

   371,122    1.2 %   6,682,263    2.05 %   66    7

H.E.B. Grocery

   417,151    1.4 %   4,497,612    1.38 %   5    1

Walgreens

   250,036    0.8 %   3,138,219    0.96 %   18    2

Kohl’s Department Store

   265,782    0.9 %   3,079,752    0.94 %   3    0

Harris Teeter

   244,499    0.8 %   2,914,612    0.89 %   5    0

Winn Dixie

   379,470    1.2 %   2,533,716    0.78 %   7    2

Washington Mutual Bank

   114,191    0.4 %   2,524,974    0.77 %   31    4

Hallmark

   195,393    0.6 %   2,259,367    0.69 %   44    12

CVS

   181,086    0.6 %   2,153,725    0.66 %   20    3

Starbucks

   86,756    0.3 %   2,031,627    0.62 %   56    12

Long’s Drugs

   235,577    0.8 %   1,966,942    0.60 %   10    2

Shoppers Food Warehouse/ Supervalu

   249,809    0.8 %   1,946,736    0.60 %   4    2

Stater Brothers

   130,441    0.4 %   1,930,417    0.59 %   3    0

Eckerd

   112,196    0.4 %   1,852,611    0.57 %   11    2

Hollywood Video

   134,241    0.4 %   1,843,565    0.56 %   21    9

The UPS Store

   110,381    0.4 %   1,834,557    0.56 %   79    21

Subway

   88,830    0.3 %   1,805,367    0.55 %   69    13

Circuit City

   116,860    0.4 %   1,764,956    0.54 %   4    0

Great Clips

   93,868    0.3 %   1,754,416    0.54 %   73    13

Sav-On Drugs

   94,388    0.3 %   459,477    0.14 %   6    2

 

         

# of Tenant-

Owned

Stores


  

Total # of Stores (including

Tenant-Owned)


GLA owned & occupied by the anchor not included above:

              

Albertsons

   376,379    6    22

Target

   1,131,229    9    16

Wal-Mart

   91,524    1    3
    
         
     2,161,897          
    
         

* GLA includes 100% of the GLA in unconsolidated joint ventures. Pro-Rata Annualized Base Rent includes only Regency’s pro-rata share of rent from unconsolidated joint ventures.

 

31


TENANT LEASE EXPIRATIONS

 

The following table sets forth, for all leases in place as of September 30, 2004, a schedule of the lease expirations of operating properties for the next ten years, assuming that no tenants exercise renewal options:

 

Lease Expiration Year


   Expiring GLA

   Percent of
Total Company
SF


    Pro-Rata In-Place
Minimum Rent
Under Expiring
Leases*


   Percent of
Total
Minimum
Rent **


    In-Place
Minimum Rent
Under Expiring
Leases—at 100%


   Expiring
A.B.R at
100%


            (1)

   229,525    0.8 %   2,887,788    0.9 %   3,343,621    14.57

          2004

   272,095    1.0 %   4,208,845    1.3 %   4,797,313    17.63

          2005

   2,047,037    7.4 %   28,853,200    9.2 %   33,456,105    16.34

          2006

   2,762,443    10.0 %   36,478,344    11.7 %   42,213,379    15.28

          2007

   3,110,305    11.3 %   39,768,710    12.7 %   47,569,116    15.29

          2008

   2,725,078    9.9 %   35,769,538    11.5 %   41,742,895    15.32

          2009

   2,445,198    8.9 %   35,063,273    11.2 %   39,749,826    16.26

          2010

   1,143,701    4.1 %   12,070,873    3.9 %   14,395,463    12.59

          2011

   1,059,593    3.8 %   11,418,021    3.7 %   14,036,802    13.25

          2012

   1,267,247    4.6 %   13,017,305    4.2 %   17,914,871    14.14

          2013

   828,590    3.0 %   10,244,757    3.3 %   12,812,048    15.46
    
  

 
  

 
  

    10 Year Total

   17,890,812    64.9 %   229,780,653    73.6 %   272,031,439     

Thereafter

   9,693,736    35.1 %   82,615,836    26.4 %   104,107,401    10.74
    
  

 
  

 
  
     27,584,548    100.0 %   312,396,489    100.0 %   376,138,840    13.64

(1) Leases currently under month to month lease or in process of renewal
* Expiring GLA includes 100% of the GLA in unconsolidated joint ventures. Pro-Rata In-Place Minimum Rent Under Expiring Leases includes only Regency’s pro-rata share of rent from unconsolidated joint ventures.
** Total Minimum Rent includes base rent for all properties, but excludes additional rent such as percentage rent, common area maintenance, real estate taxes, and insurance reimbursements.

 

32


EARNINGS and VALUATION GUIDANCE

September 30, 2004

 

($000s except per share numbers)

 

   Annual

  Quarterly

     2003A

   2004E

  2005E

  1Q04A

   2Q04A

   3Q04A

   4Q04E

FFO / Share before impairment and preferred redemption charges (for actuals please see related press release)

        $3.23 - $3.27   $3.40 - $3.49                  $0.93 - $0.97

Impairment charges

                                

Preferred unit redemption charges

        $(0.07)   $(0.02)                  $(0.02)

FFO / Share (for actuals please see related press release)

        $3.16 - $3.20   $3.38 - $3.47                  $0.91 - $0.95

Operating Portfolio

                                

Occupancy

   95.4%    95.0%       95.4%    95.3%    95.5%     

Same store growth

   2.7%    2.3% - 2.6%       2.3%    2.3%    2.6%     

Rental growth

   9.5%    8% - 10%       12.1%    5.8%    10.0%     

Recovery rate

   80.0%    78% - 80%       78.1%    79.1%    80.6%     

Percentage rent

   $4,597    $3,500 - $4,000       $459    $339    $733     

Investment Activity

                                

Acquisitions - 100% REG owned

   $75,427    $99,500       $0    $40,847    $0     

Acquisition cap rate

   8.3%    7.6%            7.8%          

JV Acquisitions (gross $)

   $271,945    $700,000       $0    $17,272    $145,324     

JV Acquisition cap rate

   8.2%    7.25%            8.25%    8.1%     

REG % Ownership

   24%    23%            25%    21%     

Dispositions - op. properties (100% REG owned)

   $157,971    $160,000       $26,952    $17,272    $14,375     

Dispositions cap rate

   8.8%    9.0%       10.6%    8.25%    7.4%     

Development starts

   $300,300    $300,000       $4,868    $22,480    $20,740     

Development stabilizations - net development costs

   $194,220    $250,000 - $275,000       $97,479    $30,567    $67,528     

NOI yield on net dev. Costs

   10.4%    10% - 10.5%       10.3%    10.9%    10.5%     

Development stabilizations - total costs after out parcel allocation

   $212,800    $265,000 - $290,000       $104,376    $32,159    $77,018     

NOI yield on total costs after out parcel allocation

   9.5%    9.5% - 10%       9.7%    10.3%    9.2%     

Transaction profits net of taxes

   $35,701    $30,000 - $35,000       $3,353    $5,614    $11,623     

Third party fees and commissions

   $6,419    $8,500 - $9,500       $1,610    $1,766    $1,917     

Financing Assumptions

                                

Projected development funding (in process properties only)

                                

Debt / total assets before depreciation

   42.9%    <43%       43.8%    43.5%    42.1%     

Unsecured/secured debt offerings

        $150,000       $150,000               

— interest rate

        4.95%       4.95%               

— interest rate after hedge settlement

        5.47%       5.47%               

Capitalized interest/gross interest

   13.4%    12% - 14%       13.6%    14.1%    10.4%     

Capitalized interest

   $13,106            $3,323    $3,180    $2,399     
                            3Q04

    

Net Asset Valuation Guidance

                                

Expansion land and out parcels available

                                

— estimated market value

                          $38,472     

NOI from CIP properties

                          $3,770     

NOI from leases signed but not yet rent-paying in stabilized developments

                          $872     

Straight-line rent receivable

                          $23,231     

 

In addition to historical information, the information in this Supplemental Information Package contains forward-looking statements under the federal securities law. These statements are based on current expectations, estimates and projections about the industry and the markets in which Regency operates, management’s beliefs and assumptions. Forward-looking statements are not guarantees of future performance and involve certain known and unknown risks and uncertainties that could cause actual results to differ materially from those expressed or implied by such statements. Such risks and uncertainties include, but are not limited to, changes in national and local economic conditions, financial difficulties of tenants, competitive market conditions including pricing of acquisitions and sales of properties and out parcels, changes in expected leasing activity and market rents, timing of acquisitions, development starts and sales of properties and out parcels, weather, obtaining government approvals and meeting development schedules. During the quarter, Regency’s corporate representatives may reiterate these forward-looking statements during private meetings with investors, investment analysts, the media and others. At the same time, Regency will keep this information publicly available on its web site www.RegencyCenters.com.

 

33


RECONCILIATION OF FFO GUIDANCE TO NET INCOME

All numbers are per share except weighted average shares

 

    

Three Months Ended

December 31, 2004


    Full Year 2004

 

Funds From Operations Guidance:

                                

Net income for common stockholders

   $ 0.71     $ 0.75     $ 2.06     $ 2.10  

Add (Less):

                                

Depreciation expense and Amortization

   $ 0.35     $ 0.35     $ 1.39     $ 1.39  

Loss (gain) on sale of operating properties

   $ (0.16 )   $ (0.16 )   $ (0.29 )   $ (0.29 )
    


 


 


 


Funds from Operations

   $ 0.91     $ 0.95     $ 3.16     $ 3.20  
    


 


 


 


Weighted Average Shares (000’s)

     64,341               62,619          

 

Regency reports Funds From Operations (FFO) as a supplemental earnings measure. The Company considers FFO to be an accurate benchmark to its peer group and a meaningful performance measurement for the Company because it excludes various items in net income that do not relate to or are not indicative of the operating performance of the ownership, management and development of real estate. FFO is defined by the National Association of Real Estate Investment Trusts generally as net earnings (computed in accordance with GAAP), excluding real estate depreciation and amortization, gains and losses from sales of properties (except those gains and losses sold by the Company’s taxable REIT subsidiary), after adjustment from unconsolidated partnerships and joint ventures and excluding items classified by GAAP as extraordinary or unusual, along with significant non-recurring events. Regency also adjusts for the payment of convertible preferred stock dividends.

 

34