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8-K - FORM 8-K - FOREST CITY ENTERPRISES INC | l41291e8vk.htm |
Exhibit 99.1
AT THE COMPANY
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ON THE WEB | |
Robert OBrien
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www.forestcity.net | |
Executive Vice President Chief Financial Officer |
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216-621-6060
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Jeff Linton
Vice President Corporate Communication
216-621-6060
Vice President Corporate Communication
216-621-6060
FOR IMMEDIATE RELEASE
Forest City Reports Fiscal 2010 Third-Quarter and Year-to-Date Results
CLEVELAND, Dec. 8, 2010 -- Forest City Enterprises, Inc. (NYSE: FCEA and FCEB), today
announced EBDT, net earnings/loss and revenues for the three and nine months ended October 31,
2010.
EBDT
Third-quarter EBDT (earnings before depreciation, amortization and deferred taxes) was $90.7
million, a 5.9 percent increase, compared with 2009 third-quarter EBDT of $85.6 million.
Year-to-date EBDT was $266.7 million, a 19.8 percent increase compared with $222.7 million for the
first nine months of fiscal 2009.
On a fully diluted, per-share basis, third-quarter 2010 EBDT was $0.46, compared with $0.52 for the
third quarter of 2009. Year-to-date per-share EBDT was $1.37, compared with $1.59 for the first
nine months of 2009.
Per-share data for the third quarter and nine months reflect the dilutive effect of new Class A
common shares and the if-converted effect of convertible debt and convertible preferred stock
issued in 2009 and 2010.
For an explanation of EBDT variances, see the section titled Review of Results in this news
release. EBDT and EBDT per share are non-Generally Accepted Accounting Principle (GAAP) measures.
A reconciliation of net earnings (the most directly comparable GAAP measure to EBDT) to EBDT is
provided in the Financial Highlights table in this news release.
Net Earnings and Loss
The third-quarter net loss attributable to Forest City Enterprises, Inc. was $46.8 million compared
with a net loss of $4.4 million in the third quarter of 2009. When taking into account preferred
dividends of $3.9 million in the third quarter of 2010, the earnings per share attributable to
common shareholders is $0.33 per share compared to $.03 per share in the third quarter of 2009.
For the quarter, the net loss
1
was negatively impacted by increased impairment charges of $36.4 million ($22.3 million, net of tax
and noncontrolling interest) compared with the third quarter of 2009.
Net earnings attributable to Forest City Enterprises, Inc. for the nine months ended October 31,
2010, was $60.5 million compared with a net loss of $36.9 million for the same period in 2009.
When taking into account preferred dividends of $8.0 million for the nine months ended October 31,
2010, the earnings per share attributable to common shareholders is $0.33 per share compared to a
net loss per share attributable to common shareholders of $0.27 per share, for the same period in
2009. The positive year-to-date net earnings variance was primarily driven by gains on
dispositions of rental properties and The Nets, offset by increased impairment charges.
The year-over-year variances in impairment for the third quarter and nine months of 2010 are
related primarily to two projects:
| Simi Valley Town Center, a California retail property. As described in the Companys second-quarter 2010 earnings press release, the non-recourse mortgage lender is actively marketing the note secured by the property. Impairments in the second and third quarters, which total $77.0 million, take the carrying value of the asset below the outstanding balance on the mortgage. Upon disposition of the asset, the Company will be relieved of any payment obligation under the non-recourse mortgage, and, in accordance with GAAP, expects to recognize a gain on the excess of the mortgage over the carrying value of the asset sold. | ||
| Central Station in Chicago. Impairment in the third quarter related to the companys share of four condominium buildings at this 80-acre mixed-use project. The $18.3 million impairment recognizes price deterioration for condominiums in Chicago, and reflects conditions impacting condominiums in nearly every major U.S. market. Despite this, Forest Citys overall investment in land and development since inception at Central Station has provided attractive returns and cash flows. In addition, the Company and its partner continue to have substantial land ownership and entitlement for additional future development at Central Station. |
Revenues
Third-quarter 2010 consolidated revenues were $303.3 million compared with $304.2 million last
year. Revenues for the nine months ended October 31, 2010, were $891.9 million compared with $927.0
million for the comparable period in 2009.
Liquidity
At October 31, 2010, the Company had $221.7 million at its pro-rata share ($190.2 million at full
consolidation) in cash on its balance sheet, and $231.6 million of available capacity on its
revolving line of credit.
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Review of Results
(Exhibits illustrating factors impacting both third-quarter and year-to-date 2010 EBDT results,
compared with results for the comparable periods in 2009, are available on the Investor Relations
page of the Companys web site, www.forestcity.net, and are included in the companys third-quarter
2010 Supplemental Package filed with the Securities and Exchange Commission.)
Third-Quarter EBDT
For the three months ended October 31, 2010, total EBDT increased by $5.1 million to $90.7 million
from $85.6 million for the three months ended October 31, 2009.
Pre-tax EBDT from Forest Citys combined Commercial and Residential Segments (also referred to as
the Companys rental properties portfolio) decreased by $2.5 million in the third quarter compared
with the same period in 2009, primarily driven by $22.0 million of reduced gain on early
extinguishment of nonrecourse mortgage debt (due to substantial gain in 2009 which did not recur in
2010). In addition, EBDT from the portfolio was negatively impacted by reduced EBDT from
properties sold of $5.4 million.
These decreases in the rental properties portfolio were partially offset by an increase of $5.7
million in fair market value of derivatives which were marked to market through interest expense;
EBDT from new properties of $5.0 million; increased NOI from the mature portfolio of $4.3 million,
lower expense of $4.0 million due to a non-recurring 2009 participation payment on an office
property refinancing at University Park at M.I.T.; decreased write-offs of abandoned development
projects of $3.1 million; and increased income of $1.8 million from the sale of state and federal
tax credits.
The Companys Land Segment provided a pre-tax EBDT increase of $1.7 million for the quarter,
compared with the same period in 2009, primarily due to increased sales which were partially offset
by 2009 gain on early extinguishment of non-recourse mortgage debt that did not recur in 2010.
The Nets provided a pre-tax EBDT increase of $10.4 million, compared with the same period in 2009,
due to the decrease in Forest Citys allocated share of team losses.
Pre-tax EBDT from the Companys Corporate Segment decreased $1.4 million in the third quarter,
compared with the same period in 2009. This decrease was due to the non-recurring 2009 gain on
early extinguishment of debt related to the exchange and repurchase of a portion of the Companys
Senior Notes, partially offset by decreased interest expense of $3.3 million. EBDT for the quarter
was also unfavorably impacted by a smaller tax benefit of $3.2 million compared with the prior
years third quarter.
Year-to-date EBDT
EBDT for the nine months ended October 31, 2010 increased by $44.0 million, or 19.8 percent, to
$266.7 million from $222.7 million for the nine months ended October 31, 2009.
In addition to the factors described above under Third-Quarter EBDT, year-to-date results were
impacted by:
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| Reduced EBDT of $8.9 million from military housing, as construction and development phases conclude at some of Forest Citys Navy, Marine and Air Force military family housing neighborhoods; |
| Increased EBDT of $31.4 million from the gain on disposition of a partial interest in the Nets, as reported in the Companys 2010 second quarter; and |
| Increased EBDT of $5.3 million, due to lower companywide severance and outplacement costs in 2010 compared with 2009. |
NOI, Occupancies and Rent
Overall comparable property net operating income (NOI) increased 2.7 percent during the third
quarter compared with the same period a year ago. Comp NOI increased across all of the Companys
major rental property types with increases of 4.1 percent in retail, 2.2 percent in office, and 4.8
percent in apartments.
Comparable property NOI, defined as NOI from properties operated in the three months ended October
31, 2010 and 2009, is a non-GAAP financial measure, and is based on the pro-rata consolidation
method, also a non-GAAP financial measure. Included in this release is a schedule that presents
comparable property NOI on the full-consolidation method.
At October 31, 2010, comparable retail occupancies were 90.6 percent, compared with 89.6 percent at
October 31, 2009, and regional mall sales averaged $382 per square foot on a rolling 12-month
basis. Year-to-date comparable mall sales in the Companys retail portfolio increased 1.4 percent,
compared with the same period in 2009. Comparable office occupancies increased to 90.5 percent,
compared with 89.2 percent last year.
In the residential portfolio, comparable average occupancies for the nine months ended October 31,
2010, were 94.6 percent, compared with 91.4 percent last year. Year-to-date comparable residential
net rental income (defined as gross rent less vacancies and concessions) increased to 92.8 percent,
compared with 87.1 percent in the same period in 2009.
Commentary
Our third-quarter and year-to-date results continue to demonstrate the strength of Forest Citys
operating portfolio, said Charles A. Ratner, Forest City president and chief executive officer.
For the second quarter in a row, we achieved comparable property NOI and occupancy increases
across all of our major product types retail, office and apartments. New properties are also
contributing meaningfully to results. Notably, absent the non-cash impact of 2009 gains on early
extinguishment of debt that did not recur this year, our results for the third quarter show a
significant positive variance over the prior year.
Continuing its year-to-date pace, our multifamily residential portfolio showed category-leading
increases in comparable property NOI, along with strong occupancy gains. As has been seen across
the
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multifamily industry, continued dislocation in the for-sale market, together with little new
supply of apartment product, have led to greater pricing power, along with rising occupancies.
In addition, were especially pleased with results from our retail portfolio for the quarter, with
broad-based increases across a range of assets and markets. In particular, a number of retail
centers opened during the past several years achieved meaningful improvement as they have gained
momentum in their respective markets. In addition, improvements across the portfolio resulted from
the expiration of recession-related concessions and allowances, and from the triggering of more
occupancy and co-tenancy clauses in tenant leases.
Finally, as anticipated, growth in NOI in our office portfolio, while still strong, has moderated
in comparison with the significant gains achieved in 2009. Our life science properties continue to
be the leading component of the office portfolio, with somewhat softer results in conventional
office properties.
Financing Activity
Since January 31, 2010, the Company has addressed, through closed loans and committed
financings, $620.2 million at full consolidation ($711.4 million at its pro-rata share) of the
$778.6 million ($868.9 million at pro-rata) of net maturities (inclusive of notes payable) coming
due in fiscal year 2010. Additionally, the Company addressed $837.0 million ($653.1 million at
pro-rata) of loans maturing in future years, including borrowings that were outstanding at January
31, 2010, on the Companys Senior Notes.
As of October 31, 2010, the Companys weighted-average cost of nonrecourse debt increased to 5.07
percent from 5.05 percent at October 31, 2009. Fixed-rate mortgage debt, which represented 70
percent of the Companys total nonrecourse mortgage debt, and is inclusive of interest rate swaps,
decreased from 6.12 percent at October 31, 2009 to 6.00 percent at October 31, 2010. Variable-rate
mortgage debt increased from 2.53 percent at October 31, 2009, to 2.91 percent at October 31, 2010.
Opening and Projects Under Construction
During the third quarter, Forest City opened and began active leasing of Presidio Landmark, a
luxury, 161-unit, adaptive-reuse apartment and townhome project in the Presidio National Park in
San Francisco. In September, the project received LEED (Leadership in Energy and Environmental
Design) Gold certification from the U.S. Green Building Council for its apartment component, and in
August, the townhomes received LEED Platinum certification, the highest level attainable. The pace
of leasing for this unique, high-end project has continued to improve, and approximately 20 percent
of the units are currently leased.
With the opening of Presidio Landmark, Forest City has completed all of its planned 2010 openings,
adding a total of $514.9 million of cost at the Companys pro-rata share ($345.4 million at full
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consolidation). In the aggregate, these openings are already more than covering their cost of debt
service and contributing to overall results.
At the end of the third quarter, Forest City had four projects under construction at a total cost
of $1.7 billion at the Companys pro-rata share ($2.6 billion at full consolidation).
Work continues at the Barclays Center arena at Atlantic Yards in Brooklyn, where vertical steel
erection began in mid-November. Since the beginning of the third quarter, the Company, together
with its partners, has continued to add to a growing list of premier corporate sponsors and further
increase the level of contracted revenue for the arena.
Interior build-out continues at Beekman (also referred to as 8 Spruce Street), Forest Citys luxury
apartment high-rise in lower Manhattan. Marketing planning is in final stages and active leasing
for the 76-story, Frank Gehry-designed tower is expected to begin in phases during the first
quarter of 2011. The rental housing market in the lower Manhattan submarket continues to be very
strong, with average vacancies of less than two percent.
On November 18, 2010, Forest City announced six major tenants for Westchesters Ridge Hill, the
mixed-use retail project in Yonkers, New York. On December 3, the Company announced that Lord &
Taylor, a leading fashion department store and American tradition for generations of shoppers, will
open a new 80,000 square foot prototype store at the center. This latest announcement adds
considerable prestige to the center and momentum to the Companys leasing efforts. With Lord &
Taylor, the center is approximately 41 percent leased, with additional committed retail tenants
including National Amusements, Whole Foods, Dicks Sporting Goods, REI, and Cheesecake Factory,
among others, as well as Westchester Medical Group as an anchor office tenant.
During the quarter, the Company secured both construction and permanent financing, and began
construction on Foundry Lofts, a 170-unit, 80/20 multifamily apartment building at The Yards,
Forest Citys mixed-use project in southeast Washington, D.C. The Yards, a 42-acre waterfront
redevelopment of a portion of the historic, former Washington Navy Yard site, is a centerpiece of
the rapidly developing Capital Riverfront District along the Anacostia River, and is adjacent to
the Washington Nationals ballpark.
Other Updates and Events
As previously disclosed, Forest City is seeking a minority joint venture partner for a portfolio of
mature New York City-area retail properties. The 14 properties represent a total of approximately
2.95 million square feet (2.6 million square feet of GLA). Interest in the opportunity has been
strong, and the Company is in the process of reviewing best and final offers.
The Company continues to actively evaluate other possible asset sales and joint ventures as a means
of selectively harvesting value from its portfolio and generating and maintaining liquidity.
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Outlook
We continue to feel very good about the performance of our portfolio, including both mature and
new properties, Ratner said. We expect positive year-to-date trends to continue, although the
rate of comparable property NOI growth is likely to moderate somewhat in the fourth quarter.
In addition, were pleased with progress on, and market outlook for our under-construction
projects. Over the past two years and the last twelve months in particular we have
substantially reduced risk in the pipeline as projects have opened and performed, and as we near
completion on remaining under-construction projects. We understand that we need to continue to
demonstrate reduced risk, including at Westchesters Ridge Hill. With our recent announcement that
Lord & Taylor will be a major anchor for the center, were now even more optimistic that we will
achieve the leasing objectives weve set for that property, and were confident that in the longer
term, Westchesters Ridge Hill will be a premier retail mixed-use property for Forest City.
With this optimism, however, we have not lost sight of the slow pace of growth in the economy,
high unemployment and other reasons for caution. In this environment, we recognize that the level
of leverage at which we have traditionally operated is a cause for concern and a barrier for some
investors. While we believe the anatomy of our balance sheet is solid given our exclusive use of
non-recourse debt at the property level, we continue to place a high priority on generating and
maintaining liquidity and on further de-leveraging the balance sheet going forward.
Finally, we continue to feel very good about our long-term ability to achieve future growth, as
conditions allow, by taking advantage of our strengths as a developer through significant entitled
opportunities in some of the strongest urban markets in the country, and where we have the ability
to control the timing of development.
Corporate Description
Forest City Enterprises, Inc. is an $11.8 billion NYSE-listed national real estate company. The
Company is principally engaged in the ownership, development, management and acquisition of
commercial and residential real estate and land throughout the United States. For more
information, visit www.forestcity.net.
Supplemental Package
Please refer to the Investor Relations section of the Companys website at www.forestcity.net for a
Supplemental Package, which the Company will also furnish to the Securities and Exchange Commission
(SEC) on Form 8-K. This Supplemental Package includes operating and financial information for the
three and nine months ended October 31, 2010, with reconciliations of non-GAAP financial measures,
such as EBDT, comparable NOI and pro-rata financial statements, to their most directly comparable
GAAP financial measures.
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EBDT
The Company uses an additional measure, along with net earnings, to report its operating results.
This non-GAAP measure, referred to as Earnings Before Depreciation, Amortization and Deferred Taxes
(EBDT), is not a measure of operating results or cash flows from operations as defined by GAAP
and may not be directly comparable to similarly titled measures reported by other companies.
The Company believes that EBDT provides additional information about its core operations and, along
with net earnings, is necessary to understand its operating results. EBDT is used by the chief
operating decision maker and management in assessing operating performance and to consider capital
requirements and allocation of resources by segment and on a consolidated basis. The Company
believes EBDT is important to investors because it provides another method for the investor to
measure its long-term operating performance, as net earnings can vary from year to year due to
property dispositions, acquisitions and other factors that have a short-term impact.
EBDT is defined as net earnings excluding the following items: i) gain (loss) on disposition of
rental properties, divisions and other investments (net of tax); ii) the adjustment to recognize
rental revenues and rental expense using the straight-line method; iii) non-cash charges for real
estate depreciation, amortization, amortization of mortgage procurement costs and deferred income
taxes; iv) preferred payment classified as noncontrolling interest expense on the Companys
Consolidated Statements of Operations; v) impairment of real estate (net of tax); vi) extraordinary
items (net of tax); and vii) cumulative or retrospective effect of change in accounting principle
(net of tax). Unlike the real estate segments, EBDT for the Nets segment equals net earnings.
EBDT is reconciled to net earnings (loss), the most comparable financial measure calculated in
accordance with GAAP, in the table titled Financial Highlights below and in the Companys
Supplemental Package, which the Company will also furnish to the SEC on Form 8-K. The adjustment to
recognize rental revenues and rental expenses on the straight-line method is excluded because it is
managements opinion that rental revenues and expenses should be recognized when due from the
tenants or due to the landlord. The Company excludes depreciation and amortization expense related
to real estate operations from EBDT because it believes the values of its properties, in general,
have appreciated over time in excess of their original cost. Deferred taxes from real estate
operations, which are the result of timing differences of certain net expense items deducted in a
future year for federal income tax purposes, are excluded until the year in which they are
reflected in the Companys current tax provision. The impairment of real estate is excluded from
EBDT because it varies from year to year based on factors unrelated to the Companys overall
financial performance and is related to the ultimate gain on dispositions of operating properties.
The Companys EBDT may not be directly comparable to similarly titled measures reported by other
companies.
Pro-Rata Consolidation Method
This press release contains certain financial measures prepared in accordance with GAAP under the
full consolidation accounting method and certain financial measures prepared in accordance with the
pro-rata consolidation method (non-GAAP). The Company presents certain financial amounts under the
pro-
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rata method because it believes this information is useful to investors as this method reflects
the manner in which the Company operates its business. In line with industry practice, the Company
has made a large number of investments in which its economic ownership is less than 100 percent as
a means of procuring opportunities and sharing risk. Under the pro-rata consolidation method, the
Company presents its investments proportionate to its economic share of ownership. Under GAAP, the
full consolidation method is used to report partnership assets and liabilities consolidated at 100
percent if deemed to be under its control or if the Company is deemed to be the primary beneficiary
of the variable interest entities (VIE), even if its ownership is not 100 percent. The Company
provides reconciliations from the full consolidation method to the pro-rata consolidation method in
the exhibits below and throughout its Supplemental Package, which the Company will also furnish to
the SEC on Form 8-K.
Safe Harbor Language
Statements made in this news release that state the Companys or managements intentions, hopes,
beliefs, expectations or predictions of the future are forward-looking statements. The Companys
actual results could differ materially from those expressed or implied in such forward-looking
statements due to various risks, uncertainties and other factors. Risks and factors that could
cause actual results to differ materially from those in the forward-looking statements include, but
are not limited to, the impact of current lending and capital market conditions on the liquidity,
ability to finance or refinance projects and repay our debt, the impact of the current economic
environment on our ownership, development and management of our commercial real estate portfolio,
general real estate investment and development risks, vacancies in our properties, further
downturns in the housing market, competition, illiquidity of real estate investments, bankruptcy or
defaults of tenants, anchor store consolidations or closings, international activities, the impact
of terrorist acts, risks associated with an investment in a professional sports team, our
substantial debt leverage and the ability to obtain and service debt, the impact of restrictions
imposed by our credit facility and senior debt, exposure to hedging agreements, the level and
volatility of interest rates, the continued availability of tax-exempt government financing, the
impact of credit rating downgrades, effects of uninsured or underinsured losses, environmental
liabilities, conflicts of interest, risks associated with the sale of tax credits, risks associated
with developing and managing properties in partnership with others, the ability to maintain
effective internal controls, compliance with governmental regulations, increased legislative and
regulatory scrutiny of the financial services sector, volatility in the market price of our
publicly traded securities, litigation risks, as well as other risks listed from time to time in
the Companys SEC filings, including but not limited to, the Companys annual and quarterly
reports.
9
Forest City Enterprises, Inc. and Subsidiaries
Financial Highlights
Nine Months Ended October 31, 2010 and 2009
(dollars in thousands, except per share data)
Financial Highlights
Nine Months Ended October 31, 2010 and 2009
(dollars in thousands, except per share data)
Three Months Ended | Nine Months Ended | |||||||||||||||||||||||||||||||
October 31, | Increase (Decrease) | October 31, | Increase (Decrease) | |||||||||||||||||||||||||||||
2010 | 2009 | Amount | Percent | 2010 | 2009 | Amount | Percent | |||||||||||||||||||||||||
Operating Results: |
||||||||||||||||||||||||||||||||
Earnings (loss) from continuing operations |
$ | (45,872 | ) | $ | 1,433 | $ | (47,305 | ) | $ | 77,612 | $ | (28,635 | ) | $ | 106,247 | |||||||||||||||||
Discontinued operations, net of tax |
(709 | ) | (5,304 | ) | 4,595 | 4,796 | (2,018 | ) | 6,814 | |||||||||||||||||||||||
Net earnings (loss) |
(46,581 | ) | (3,871 | ) | (42,710 | ) | 82,408 | (30,653 | ) | 113,061 | ||||||||||||||||||||||
Earnings from continuing operations
attributable to noncontrolling interests |
(210 | ) | (501 | ) | 291 | (17,698 | ) | (6,168 | ) | (11,530 | ) | |||||||||||||||||||||
Earnings from discontinued operations
attributable to noncontrolling interests (1) |
- | (12 | ) | 12 | (4,217 | ) | (31 | ) | (4,186 | ) | ||||||||||||||||||||||
Net earnings (loss) attributable to Forest City
Enterprises, Inc. |
$ | (46,791 | ) | $ | (4,384 | ) | $ | (42,407 | ) | $ | 60,493 | $ | (36,852 | ) | $ | 97,345 | ||||||||||||||||
Preferred dividends |
(3,850 | ) | - | (3,850 | ) | (7,957 | ) | - | (7,957 | ) | ||||||||||||||||||||||
Net earnings (loss) attributable to Forest City
Enterprises, Inc. common shareholders |
$ | (50,641 | ) | $ | (4,384 | ) | $ | (46,257 | ) | $ | 52,536 | $ | (36,852 | ) | $ | 89,388 | ||||||||||||||||
Earnings Before Depreciation, Amortization and
Deferred Taxes (EBDT) (2) |
$ | 90,699 | $ | 85,612 | $ | 5,087 | 5.9 | % | $ | 266,726 | $ | 222,699 | $ | 44,027 | 19.8 | % | ||||||||||||||||
Reconciliation of Net Earnings (Loss) to
Earnings Before Depreciation,
Amortization and Deferred Taxes
(EBDT) (2): |
||||||||||||||||||||||||||||||||
Net earnings (loss) attributable to Forest
City Enterprises, Inc. |
$ | (46,791 | ) | $ | (4,384 | ) | $ | (42,407 | ) | $ | 60,493 | $ | (36,852 | ) | $ | 97,345 | ||||||||||||||||
Depreciation and amortization - Real Estate
Groups (7) |
72,920 | 71,284 | 1,636 | 212,663 | 218,436 | (5,773 | ) | |||||||||||||||||||||||||
Amortization of mortgage procurement costs -
Real Estate Groups (7) |
4,029 | 3,888 | 141 | 10,724 | 11,733 | (1,009 | ) | |||||||||||||||||||||||||
Deferred income tax expense - Real Estate
Groups (8) |
7,462 | 1,205 | 6,257 | 45,204 | (2,294 | ) | 47,498 | |||||||||||||||||||||||||
Current income tax expense on non-operating
earnings: (8) |
||||||||||||||||||||||||||||||||
Net gain on disposition of partial
interests in rental properties |
(2,778 | ) | - | (2,778 | ) | 32,446 | - | 32,446 | ||||||||||||||||||||||||
Gain on disposition included in
discontinued operations |
(213 | ) | (3,031 | ) | 2,818 | (98 | ) | 754 | (852 | ) | ||||||||||||||||||||||
Gain on disposition of unconsolidated
entities |
3,191 | 203 | 2,988 | 3,431 | 203 | 3,228 | ||||||||||||||||||||||||||
Straight-line rent adjustment (4) |
(2,667 | ) | (3,164 | ) | 497 | (10,247 | ) | (9,553 | ) | (694 | ) | |||||||||||||||||||||
Preference payment (6) |
585 | 585 | - | 1,756 | 1,756 | - | ||||||||||||||||||||||||||
Impairment of consolidated real estate, net of
minority interest |
38,370 | 549 | 37,821 | 84,880 | 3,124 | 81,756 | ||||||||||||||||||||||||||
Impairment of unconsolidated real estate |
21,564 | 13,200 | 8,364 | 36,745 | 34,663 | 2,082 | ||||||||||||||||||||||||||
Net gain on disposition of partial interests in
rental properties |
2,257 | - | 2,257 | (202,878 | ) | - | (202,878 | ) | ||||||||||||||||||||||||
Gain on disposition of unconsolidated entities |
(8,658 | ) | (4,498 | ) | (4,160 | ) | (7,828 | ) | (4,498 | ) | (3,330 | ) | ||||||||||||||||||||
Discontinued operations: (1) |
||||||||||||||||||||||||||||||||
Gain on disposition of rental properties |
1,428 | - | 1,428 | (4,776 | ) | (4,548 | ) | (228 | ) | |||||||||||||||||||||||
Impairment of real estate |
- | 9,775 | (9,775 | ) | - | 9,775 | (9,775 | ) | ||||||||||||||||||||||||
Noncontrolling interest - Gain on
disposition |
- | - | - | 4,211 | - | 4,211 | ||||||||||||||||||||||||||
Earnings Before Depreciation, Amortization and
Deferred Taxes (EBDT) (2) |
$ | 90,699 | $ | 85,612 | $ | 5,087 | 5.9 | % | $ | 266,726 | $ | 222,699 | $ | 44,027 | 19.8 | % | ||||||||||||||||
Diluted Earnings per Common Share: |
||||||||||||||||||||||||||||||||
Earnings (loss) from continuing operations |
$ | (0.30 | ) | $ | 0.01 | $ | (0.31 | ) | $ | 0.46 | $ | (0.21 | ) | $ | 0.67 | |||||||||||||||||
Discontinued operations, net of tax |
- | (0.03 | ) | 0.03 | 0.03 | (0.01 | ) | 0.04 | ||||||||||||||||||||||||
Net earnings (loss) |
(0.30 | ) | (0.02 | ) | (0.28 | ) | 0.49 | (0.22 | ) | 0.71 | ||||||||||||||||||||||
Net earnings attributable to noncontrolling
interests |
- | (0.01 | ) | 0.01 | (0.12 | ) | (0.05 | ) | (0.07 | ) | ||||||||||||||||||||||
Net earnings (loss) attributable to Forest City
Enterprises, Inc. |
$ | (0.30 | ) | $ | (0.03 | ) | $ | (0.27 | ) | $ | 0.37 | $ | (0.27 | ) | $ | 0.64 | ||||||||||||||||
Earnings Before Depreciation, Amortization and
Deferred Taxes (EBDT) (2) (3) (5) |
$ | 0.46 | $ | 0.52 | $ | (0.06 | ) | (11.5 | %) | $ | 1.37 | $ | 1.59 | $ | (0.22 | ) | (13.8 | %) | ||||||||||||||
Operating earnings (loss), net of tax (a
non-GAAP financial measure) |
$ | (0.08 | ) | $ | 0.05 | $ | (0.13 | ) | $ | 0.18 | $ | (0.04 | ) | $ | 0.22 | |||||||||||||||||
Impairment of consolidated and unconsolidated
real estate, net of tax |
(0.24 | ) | (0.09 | ) | (0.15 | ) | (0.40 | ) | (0.22 | ) | (0.18 | ) | ||||||||||||||||||||
Gain on disposition of rental properties, net
of tax |
0.02 | 0.02 | 0.00 | 0.71 | 0.04 | 0.67 | ||||||||||||||||||||||||||
Net earnings attributable to noncontrolling
interests |
- | (0.01 | ) | 0.01 | (0.12 | ) | (0.05 | ) | (0.07 | ) | ||||||||||||||||||||||
Net earnings (loss) attributable to Forest City
Enterprises, Inc. |
$ | (0.30 | ) | $ | (0.03 | ) | $ | (0.27 | ) | $ | 0.37 | $ | (0.27 | ) | $ | 0.64 | ||||||||||||||||
Preferred dividends |
(0.03 | ) | - | (0.03 | ) | (0.04 | ) | - | (0.04 | ) | ||||||||||||||||||||||
Net earnings (loss) attributable to Forest City
Enterprises, Inc. common shareholders |
$ | (0.33 | ) | $ | (0.03 | ) | $ | (0.30 | ) | $ | 0.33 | $ | (0.27 | ) | $ | 0.60 | ||||||||||||||||
Basic weighted average shares outstanding (5) |
155,484,451 | 155,314,676 | 169,775 | 155,431,893 | 134,602,200 | 20,829,693 | ||||||||||||||||||||||||||
Diluted weighted average shares outstanding (5) |
202,277,313 | 163,866,572 | 38,410,741 | 200,309,607 | 139,906,624 | 60,402,983 | ||||||||||||||||||||||||||
Forest City Enterprises, Inc. and Subsidiaries
Financial Highlights
Nine Months Ended October 31, 2010 and 2009
(dollars in thousands)
Financial Highlights
Nine Months Ended October 31, 2010 and 2009
(dollars in thousands)
Three Months Ended | Nine Months Ended | |||||||||||||||||||||||||||||||
October 31, | Increase (Decrease) | October 31, | Increase (Decrease) | |||||||||||||||||||||||||||||
2010 | 2009 | Amount | Percent | 2010 | 2009 | Amount | Percent | |||||||||||||||||||||||||
Operating Earnings (a non-GAAP financial measure)
and Reconciliation to Net Earnings: |
||||||||||||||||||||||||||||||||
Revenues from real estate operations |
||||||||||||||||||||||||||||||||
Commercial Group |
$ | 243,505 | $ | 240,928 | $ | 2,577 | $ | 714,446 | $ | 719,522 | $ | (5,076 | ) | |||||||||||||||||||
Residential Group |
52,706 | 57,108 | (4,402 | ) | 157,888 | 194,014 | (36,126 | ) | ||||||||||||||||||||||||
Land Development Group |
7,088 | 6,120 | 968 | 19,564 | 13,491 | 6,073 | ||||||||||||||||||||||||||
The Nets |
- | - | - | - | - | - | ||||||||||||||||||||||||||
Corporate Activities |
- | - | - | - | - | - | ||||||||||||||||||||||||||
Total Revenues |
303,299 | 304,156 | (857 | ) | (0.3 | %) | 891,898 | 927,027 | (35,129 | ) | (3.8 | %) | ||||||||||||||||||||
Operating expenses |
(169,773 | ) | (170,619 | ) | 846 | (507,333 | ) | (528,818 | ) | 21,485 | ||||||||||||||||||||||
Interest expense |
(78,403 | ) | (87,727 | ) | 9,324 | (249,058 | ) | (257,974 | ) | 8,916 | ||||||||||||||||||||||
Gain (loss) on early extinguishment of debt |
2,460 | 28,902 | (26,442 | ) | 10,653 | 37,965 | (27,312 | ) | ||||||||||||||||||||||||
Amortization of mortgage procurement costs (7) |
(3,909 | ) | (3,543 | ) | (366 | ) | (10,146 | ) | (10,585 | ) | 439 | |||||||||||||||||||||
Depreciation and amortization (7) |
(63,177 | ) | (65,822 | ) | 2,645 | (185,637 | ) | (197,945 | ) | 12,308 | ||||||||||||||||||||||
Interest and other income |
11,920 | 5,522 | 6,398 | 34,967 | 23,924 | 11,043 | ||||||||||||||||||||||||||
Gain on disposition of partial interests in other
investment - Nets |
- | - | - | 55,112 | - | 55,112 | ||||||||||||||||||||||||||
Equity in earnings (loss), including impairment,
of unconsolidated entities |
668 | (11,836 | ) | 12,504 | (17,452 | ) | (45,140 | ) | 27,688 | |||||||||||||||||||||||
Impairment of unconsolidated real estate |
21,564 | 13,200 | 8,364 | 36,745 | 34,663 | 2,082 | ||||||||||||||||||||||||||
Gain on disposition of unconsolidated entities |
(8,658 | ) | (4,498 | ) | (4,160 | ) | (7,828 | ) | (4,498 | ) | (3,330 | ) | ||||||||||||||||||||
Revenues and interest income from discontinued
operations (1) |
311 | 3,632 | (3,321 | ) | 3,787 | 11,338 | (7,551 | ) | ||||||||||||||||||||||||
Expenses from discontinued operations (1) |
(230 | ) | (2,530 | ) | 2,300 | (3,392 | ) | (9,427 | ) | 6,035 | ||||||||||||||||||||||
Operating loss (a non-GAAP financial measure) |
16,072 | 8,837 | 7,235 | 52,316 | (19,470 | ) | 71,786 | |||||||||||||||||||||||||
Income tax expense (8) |
(6,804 | ) | 2,949 | (9,753 | ) | (61,864 | ) | 26,035 | (87,899 | ) | ||||||||||||||||||||||
Income tax expense from discontinued operations
(1) (8) |
638 | 3,369 | (2,731 | ) | (375 | ) | 1,298 | (1,673 | ) | |||||||||||||||||||||||
Income tax expense on non-operating earnings items
(see below) |
(21,668 | ) | (7,379 | ) | (14,289 | ) | 34,767 | (14,937 | ) | 49,704 | ||||||||||||||||||||||
Operating earnings (loss), net of tax (a non-GAAP
financial measure) |
(11,762 | ) | 7,776 | (19,538 | ) | 24,844 | (7,074 | ) | 31,918 | |||||||||||||||||||||||
Impairment of consolidated real estate |
(39,896 | ) | (549 | ) | (39,347 | ) | (86,406 | ) | (3,124 | ) | (83,282 | ) | ||||||||||||||||||||
Impairment of unconsolidated real estate |
(21,564 | ) | (13,200 | ) | (8,364 | ) | (36,745 | ) | (34,663 | ) | (2,082 | ) | ||||||||||||||||||||
Gain on disposition of unconsolidated entities |
8,658 | 4,498 | 4,160 | 7,828 | 4,498 | 3,330 | ||||||||||||||||||||||||||
Gain (loss) on disposition of partial interest in
rental properties |
(2,257 | ) | - | (2,257 | ) | 202,878 | - | 202,878 | ||||||||||||||||||||||||
Gain (loss) on disposition of rental properties
included in discontinued operations (1) |
(1,428 | ) | - | (1,428 | ) | 4,776 | 4,548 | 228 | ||||||||||||||||||||||||
Impairment of real estate included in discontinued
operations (1) |
- | (9,775 | ) | 9,775 | - | (9,775 | ) | 9,775 | ||||||||||||||||||||||||
Income tax benefit (expense) on non-operating
earnings: (8) |
||||||||||||||||||||||||||||||||
Impairment of consolidated real estate |
14,882 | 212 | 14,670 | 32,920 | 1,211 | 31,709 | ||||||||||||||||||||||||||
Impairment of unconsolidated real estate |
8,363 | 5,121 | 3,242 | 14,250 | 13,444 | 806 | ||||||||||||||||||||||||||
Gain on disposition of partial interest in
rental properties |
1,112 | - | 1,112 | (78,677 | ) | - | (78,677 | ) | ||||||||||||||||||||||||
Gain on disposition of unconsolidated entities |
(3,359 | ) | (1,745 | ) | (1,614 | ) | (3,036 | ) | (1,745 | ) | (1,291 | ) | ||||||||||||||||||||
Gain on disposition of rental properties
included in discontinued operations |
670 | - | 670 | (224 | ) | (1,764 | ) | 1,540 | ||||||||||||||||||||||||
Impairment of real estate included in
discontinued operations |
- | 3,791 | (3,791 | ) | - | 3,791 | (3,791 | ) | ||||||||||||||||||||||||
Income tax expense on non-operating earnings (see
above) |
21,668 | 7,379 | 14,289 | (34,767 | ) | 14,937 | (49,704 | ) | ||||||||||||||||||||||||
Net earnings (loss) |
(46,581 | ) | (3,871 | ) | (42,710 | ) | 82,408 | (30,653 | ) | 113,061 | ||||||||||||||||||||||
Noncontrolling Interests |
||||||||||||||||||||||||||||||||
Earnings from continuing operations
attributable to noncontrolling interests |
(210 | ) | (501 | ) | 291 | (17,698 | ) | (6,168 | ) | (11,530 | ) | |||||||||||||||||||||
Earnings from discontinued operations
attributable to noncontrolling interests (1) |
||||||||||||||||||||||||||||||||
Operating earnings |
- | (12 | ) | 12 | (6 | ) | (31 | ) | 25 | |||||||||||||||||||||||
Impairment of Real Estate |
- | - | - | - | - | - | ||||||||||||||||||||||||||
Gain on disposition of rental properties |
- | - | - | (4,211 | ) | - | (4,211 | ) | ||||||||||||||||||||||||
- | (12 | ) | 12 | (4,217 | ) | (31 | ) | (4,186 | ) | |||||||||||||||||||||||
Noncontrolling Interests |
(210 | ) | (513 | ) | 303 | (21,915 | ) | (6,199 | ) | (15,716 | ) | |||||||||||||||||||||
Net earnings (loss) attributable to Forest City
Enterprises, Inc. |
$ | (46,791 | ) | $ | (4,384 | ) | $ | (42,407 | ) | $ | 60,493 | $ | (36,852 | ) | $ | 97,345 | ||||||||||||||||
Preferred dividends |
(3,850 | ) | - | (3,850 | ) | (7,957 | ) | - | (7,957 | ) | ||||||||||||||||||||||
Net earnings (loss) attributable to Forest City
Enterprises, Inc. common shareholders |
$ | (50,641 | ) | $ | (4,384 | ) | $ | (46,257 | ) | $ | 52,536 | $ | (36,852 | ) | $ | 89,388 | ||||||||||||||||
Forest City Enterprises, Inc. and Subsidiaries
Financial Highlights
Nine Months Ended October 31, 2010 and 2009
(in thousands)
Financial Highlights
Nine Months Ended October 31, 2010 and 2009
(in thousands)
1) All earnings of properties which have been sold or are held for sale are reported as
discontinued operations assuming no significant continuing involvement.
2) The Company uses an additional measure, along with net earnings, to report its operating
results. This measure, referred to as Earnings Before Depreciation, Amortization and Deferred Taxes
(EBDT), is not a measure of operating results as defined by generally accepted accounting
principles and may not be directly comparable to similarly-titled measures reported by other
companies. The Company believes that EBDT provides additional information about its operations, and
along with net earnings, is necessary to understand its operating results. EBDT is defined as net
earnings excluding the following items: i) gain (loss) on disposition of operating properties,
divisions and other investments (net of tax); ii) the adjustment to recognize rental revenues and
rental expense using the straight-line method; iii) non-cash charges for real estate depreciation,
amortization (including amortization of mortgage procurement costs) and deferred income taxes; iv)
preferred payment classified as noncontrolling interest expense on the Companys Consolidated
Statement of Earnings; v) impairment of real estate (net of tax); vi) extraordinary items (net of
tax); and vii) cumulative or retrospective effect of change in accounting principle (net of tax).
See our discussion of EBDT in the news release.
3) For the three and nine months ended October 31, 2010, the calculation of EBDT per share under
the if-converted method requires an adjustment for interest of $2,640 and $7,920, respectively,
related to the 3.625% Puttable Senior Notes and the 5% Convertible Senior Notes. Therefore EBDT for
purposes of calculating per share data is $93,339 and $274,646 for the three and nine months ended
October 31, 2010, respectively.
For the three and nine months ended October 31, 2009, the calculation of EBDT per share under
the if-converted method requires an adjustment for interest of $410 related to the 3.625% Puttable
Senior Notes and the 5% Convertible Senior Notes. Therefore EBDT for purposes of calculating per
share data is $86,022 and $223,109 for the three and nine months ended October 31, 2010,
respectively.
4) The Company recognizes minimum rents on a straight-line basis over the term of the related lease
pursuant to accounting for leases. The straight-line rent adjustment is recorded
as an increase or decrease to revenue or operating expense from Forest City Rental Properties
Corporation, a wholly-owned subsidiary of Forest City Enterprises, Inc., with the applicable
offset to either accounts receivable or accounts payable, as appropriate.
5) For the three months ended October 31, 2010, the effect of 46,792,862 shares of dilutive
securities were not included in the computation of diluted earnings per share because their
effect is anti-dilutive to the loss from continuing operations. (Since these shares are
dilutive for the computation of EBDT per share for the three months ended October 31, 2010, diluted
weighted average shares outstanding of 202,277,313 were used to arrive at $0.46/share.)
For
the nine months ended October 31, 2010, weighted
average shares issuable upon the conversion of preferred stock of
12,631,541 are not included in the calculation of earnings per share
because they are anti-dilutive. They are included in the calculation of
EBDT per share because they are dilutive to this measure.
For the nine months ended October 31, 2009, the effect of 5,304,424 shares of dilutive
securities were not included in the computation of diluted earnings per share because their
effect is anti-dilutive to the loss from continuing operations. (Since these shares are dilutive
for the computation of EBDT per share for the nine months ended October 31, 2009, diluted weighted
average shares outstanding of 139,906,624 were used to arrive at $1.59/share.)
6) The preference payment represents the respective periods share of the annual preferred payment
in connection with the issuance of Class A Common Units in exchange for Bruce C. Ratners
noncontrolling interest in the Forest City Ratner Companies portfolio.
7) The following table provides detail of depreciation and amortization and amortization of
mortgage procurement costs.
Depreciation and Amortization | Depreciation and Amortization | |||||||||||||||
Three Months Ended October 31, | Nine Months Ended October 31, | |||||||||||||||
2010 | 2009 | 2010 | 2009 | |||||||||||||
Full Consolidation |
$ | 63,177 | $ | 65,822 | $ | 185,637 | $ | 197,945 | ||||||||
Non-Real Estate |
(1,184 | ) | (3,412 | ) | (3,937 | ) | (10,372 | ) | ||||||||
Real Estate Groups Full Consolidation |
61,993 | 62,410 | 181,700 | 187,573 | ||||||||||||
Real Estate Groups related to
noncontrolling interest |
(2,415 | ) | (1,669 | ) | (6,764 | ) | (3,354 | ) | ||||||||
Real Estate Groups Unconsolidated |
13,322 | 9,795 | 36,957 | 31,214 | ||||||||||||
Real Estate Groups Discontinued Operations |
20 | 748 | 770 | 3,003 | ||||||||||||
Real Estate Groups Pro-Rata Consolidation |
$ | 72,920 | $ | 71,284 | $ | 212,663 | $ | 218,436 | ||||||||
Amortization of Mortgage Procurement Costs | Amortization of Mortgage Procurement Costs | |||||||||||||||
Three Months Ended October 31, | Nine Months Ended October 31, | |||||||||||||||
2010 | 2009 | 2010 | 2009 | |||||||||||||
Full Consolidation |
$ | 3,909 | $ | 3,543 | $ | 10,146 | $ | 10,585 | ||||||||
Non-Real Estate |
- | - | - | | ||||||||||||
Real Estate Groups Full Consolidation |
3,909 | 3,543 | 10,146 | 10,585 | ||||||||||||
Real Estate Groups related to
noncontrolling interest |
(431 | ) | (126 | ) | (1,092 | ) | (448 | ) | ||||||||
Real Estate Groups Unconsolidated |
549 | 445 | 1,631 | 1,487 | ||||||||||||
Real Estate Groups Discontinued Operations |
2 | 26 | 39 | 109 | ||||||||||||
Real Estate Groups Pro-Rata Consolidation |
$ | 4,029 | $ | 3,888 | $ | 10,724 | $ | 11,733 | ||||||||
Forest City Enterprises, Inc. and Subsidiaries
Financial Highlights
Nine Months Ended October 31, 2010 and 2009
(in thousands)
Financial Highlights
Nine Months Ended October 31, 2010 and 2009
(in thousands)
Three Months Ended October 31, | Nine Months Ended October 31, | |||||||||||||||
2010 | 2009 | 2010 | 2009 | |||||||||||||
(in thousands) |
(in thousands) |
|||||||||||||||
8) The following table provides detail of Income Tax Expense (Benefit): | ||||||||||||||||
(A) Operating earnings |
||||||||||||||||
Current |
$ | (7,927 | ) | $ | 3,851 | $ | (31,497 | ) | $ | (9,596 | ) | |||||
Deferred |
35,729 | (3,212 | ) | 58,818 | (3,529 | ) | ||||||||||
27,802 | 639 | 27,321 | (13,125 | ) | ||||||||||||
(B) Impairment of consolidated and unconsolidated real estate |
||||||||||||||||
Deferred - Consolidated real estate |
(14,882 | ) | (212 | ) | (32,920 | ) | (1,211 | ) | ||||||||
Deferred - Unconsolidated real estate |
(8,363 | ) | (5,121 | ) | (14,250 | ) | (13,444 | ) | ||||||||
(23,245 | ) | (5,333 | ) | (47,170 | ) | (14,655 | ) | |||||||||
(C) Net gain on disposition of partial interests in rental properties |
||||||||||||||||
Current |
(2,778 | ) | - | 32,446 | - | |||||||||||
Deferred |
1,666 | - | 46,231 | - | ||||||||||||
(1,112 | ) | - | 78,677 | - | ||||||||||||
(D) Gain on disposition of unconsolidated entities |
||||||||||||||||
Current |
3,191 | 203 | 3,431 | 203 | ||||||||||||
Deferred |
168 | 1,542 | (395 | ) | 1,542 | |||||||||||
3,359 | 1,745 | 3,036 | 1,745 | |||||||||||||
Subtotal (A) (B) (C) (D) |
||||||||||||||||
Current |
(7,514 | ) | 4,054 | 4,380 | (9,393 | ) | ||||||||||
Deferred |
14,318 | (7,003 | ) | 57,484 | (16,642 | ) | ||||||||||
Income tax expense |
6,804 | (2,949 | ) | 61,864 | (26,035 | ) | ||||||||||
(E) Discontinued operations |
||||||||||||||||
Operating earnings |
||||||||||||||||
Current |
(108 | ) | (51 | ) | (443 | ) | (50 | ) | ||||||||
Deferred |
140 | 473 | 594 | 779 | ||||||||||||
32 | 422 | 151 | 729 | |||||||||||||
Gain on disposition of rental properties |
||||||||||||||||
Current |
(213 | ) | (3,031 | ) | (98 | ) | 754 | |||||||||
Deferred |
(457 | ) | 3,031 | 322 | 1,010 | |||||||||||
(670 | ) | - | 224 | 1,764 | ||||||||||||
Impairment of real estate |
||||||||||||||||
Current |
- | - | - | - | ||||||||||||
Deferred |
- | (3,791 | ) | - | (3,791 | ) | ||||||||||
- | (3,791 | ) | - | (3,791 | ) | |||||||||||
(638 | ) | (3,369 | ) | 375 | (1,298 | ) | ||||||||||
Grand Total (A) (B) (C) (D) (E) |
||||||||||||||||
Current |
(7,835 | ) | 972 | 3,839 | (8,689 | ) | ||||||||||
Deferred |
14,001 | (7,290 | ) | 58,400 | (18,644 | ) | ||||||||||
$ | 6,166 | $ | (6,318 | ) | $ | 62,239 | $ | (27,333 | ) | |||||||
Recap of Grand Total: |
||||||||||||||||
Real Estate Groups |
||||||||||||||||
Current |
908 | 3,183 | 20,964 | (1,026 | ) | |||||||||||
Deferred |
7,462 | 1,205 | 45,204 | (2,294 | ) | |||||||||||
8,370 | 4,388 | 66,168 | (3,320 | ) | ||||||||||||
Non-Real Estate Groups |
||||||||||||||||
Current |
(8,743 | ) | (2,211 | ) | (17,125 | ) | (7,663 | ) | ||||||||
Deferred |
6,539 | (8,495 | ) | 13,196 | (16,350 | ) | ||||||||||
(2,204 | ) | (10,706 | ) | (3,929 | ) | (24,013 | ) | |||||||||
Grand Total |
$ | 6,166 | $ | (6,318 | ) | $ | 62,239 | $ | (27,333 | ) | ||||||
Reconciliation of Net Operating Income (non-GAAP) to Net Earnings (Loss) (GAAP) (in thousands):
Three Months Ended October 31, 2010 | Three Months Ended October 31, 2009 | ||||||||||||||||||||||||||||||||||||||||
Plus | Plus | ||||||||||||||||||||||||||||||||||||||||
Full | Less | Unconsolidated | Plus | Pro-Rata | Full | Less | Unconsolidated | Plus | Pro-Rata | ||||||||||||||||||||||||||||||||
Consolidation | Noncontrolling | Investments at | Discontinued | Consolidation | Consolidation | Noncontrolling | Investments at | Discontinued | Consolidation | ||||||||||||||||||||||||||||||||
(GAAP) | Interest | Pro-Rata | Operations | (Non-GAAP) | (GAAP) | Interest | Pro-Rata | Operations | (Non-GAAP) | ||||||||||||||||||||||||||||||||
Revenues from real estate operations |
$ | 303,299 | $ | 17,788 | $ | 83,098 | $ | 311 | $ | 368,920 | $ | 304,156 | $ | 12,370 | $ | 68,384 | $ | 3,555 | $ | 363,725 | |||||||||||||||||||||
Exclude straight-line rent adjustment (1) |
(4,084 | ) | - | - | (10 | ) | (4,094 | ) | (4,762 | ) | - | - | (12 | ) | (4,774 | ) | |||||||||||||||||||||||||
Adjusted revenues |
299,215 | 17,788 | 83,098 | 301 | 364,826 | 299,394 | 12,370 | 68,384 | 3,543 | 358,951 | |||||||||||||||||||||||||||||||
Add interest and other income |
11,920 | 992 | 525 | - | 11,453 | 5,522 | 200 | 7,805 | - | 13,127 | |||||||||||||||||||||||||||||||
Add equity in earnings (loss), including impairment of unconsolidated entities |
668 | 14 | (415 | ) | - | 239 | (11,836 | ) | (13 | ) | 12,422 | - | 599 | ||||||||||||||||||||||||||||
Exclude gain on disposition of unconsolidated entities |
(8,658 | ) | - | 8,658 | - | - | (4,498 | ) | - | 4,498 | - | - | |||||||||||||||||||||||||||||
Exclude impairment of unconsolidated real estate |
21,564 | - | (21,564 | ) | - | - | 13,200 | - | (13,200 | ) | - | - | |||||||||||||||||||||||||||||
Exclude depreciation and amortization of unconsolidated entities (see below) |
13,871 | - | (13,871 | ) | - | - | 10,240 | - | (10,240 | ) | - | - | |||||||||||||||||||||||||||||
Adjusted total income |
338,580 | 18,794 | 56,431 | 301 | 376,518 | 312,022 | 12,557 | 69,669 | 3,543 | 372,677 | |||||||||||||||||||||||||||||||
Operating expenses |
169,773 | 9,469 | 36,568 | 156 | 197,028 | 170,619 | 6,234 | 51,910 | 1,058 | 217,353 | |||||||||||||||||||||||||||||||
Add back non-Real Estate depreciation and amortization (b) |
1,184 | - | - | - | 1,184 | 3,412 | - | 2,351 | - | 5,763 | |||||||||||||||||||||||||||||||
Add back amortization of mortgage procurement costs for non-Real Estate Groups (d) |
- | - | - | - | - | - | - | 161 | - | 161 | |||||||||||||||||||||||||||||||
Exclude straight-line rent adjustment (2) |
(1,427 | ) | - | - | - | (1,427 | ) | (1,610 | ) | - | - | - | (1,610 | ) | |||||||||||||||||||||||||||
Exclude preference payment |
(585 | ) | - | - | - | (585 | ) | (585 | ) | - | - | - | (585 | ) | |||||||||||||||||||||||||||
Adjusted operating expenses |
168,945 | 9,469 | 36,568 | 156 | 196,200 | 171,836 | 6,234 | 54,422 | 1,058 | 221,082 | |||||||||||||||||||||||||||||||
Net operating income |
169,635 | 9,325 | 19,863 | 145 | 180,318 | 140,186 | 6,323 | 15,247 | 2,485 | 151,595 | |||||||||||||||||||||||||||||||
Interest expense |
(78,403 | ) | (4,990 | ) | (19,838 | ) | (52 | ) | (93,303 | ) | (87,727 | ) | (4,027 | ) | (17,121 | ) | (633 | ) | (101,454 | ) | |||||||||||||||||||||
Gain (loss) on early extinguishment of debt |
2,460 | 247 | (25 | ) | - | 2,188 | 28,902 | - | 1,874 | - | 30,776 | ||||||||||||||||||||||||||||||
Equity in earnings (loss), including impairment of unconsolidated entities |
(668 | ) | (14 | ) | 415 | - | (239 | ) | 11,836 | 13 | (12,422 | ) | - | (599 | ) | ||||||||||||||||||||||||||
Gain on disposition of unconsolidated entities |
8,658 | - | - | - | 8,658 | 4,498 | - | - | - | 4,498 | |||||||||||||||||||||||||||||||
Impairment of unconsolidated real estate |
(21,564 | ) | - | - | - | (21,564 | ) | (13,200 | ) | - | - | - | (13,200 | ) | |||||||||||||||||||||||||||
Depreciation and amortization of unconsolidated entities (see above) |
(13,871 | ) | - | 13,871 | - | - | (10,240 | ) | - | 10,240 | - | - | |||||||||||||||||||||||||||||
Net gain on disposition of rental properties and partial interests in rental properties |
(2,257 | ) | - | - | (1,428 | ) | (3,685 | ) | - | - | - | - | - | ||||||||||||||||||||||||||||
Impairment of consolidated real estate |
(39,896 | ) | (1,526 | ) | - | - | (38,370 | ) | (549 | ) | - | - | (9,775 | ) | (10,324 | ) | |||||||||||||||||||||||||
Depreciation and amortization - Real Estate Groups (a) |
(61,993 | ) | (2,415 | ) | (13,322 | ) | (20 | ) | (72,920 | ) | (62,410 | ) | (1,669 | ) | (9,795 | ) | (748 | ) | (71,284 | ) | |||||||||||||||||||||
Amortization of mortgage procurement costs - Real Estate Groups (c) |
(3,909 | ) | (431 | ) | (549 | ) | (2 | ) | (4,029 | ) | (3,543 | ) | (126 | ) | (445 | ) | (26 | ) | (3,888 | ) | |||||||||||||||||||||
Straight-line rent adjustment (1) + (2) |
2,657 | - | - | 10 | 2,667 | 3,152 | - | - | 12 | 3,164 | |||||||||||||||||||||||||||||||
Preference payment |
(585 | ) | - | - | - | (585 | ) | (585 | ) | - | - | - | (585 | ) | |||||||||||||||||||||||||||
Earnings (loss) before income taxes |
(39,736 | ) | 196 | 415 | (1,347 | ) | (40,864 | ) | 10,320 | 514 | (12,422 | ) | (8,685 | ) | (11,301 | ) | |||||||||||||||||||||||||
Income tax provision |
(6,804 | ) | - | - | 638 | (6,166 | ) | 2,949 | - | - | 3,369 | 6,318 | |||||||||||||||||||||||||||||
Equity in earnings (loss), including impairment of unconsolidated entities |
668 | 14 | (415 | ) | - | 239 | (11,836 | ) | (13 | ) | 12,422 | - | 599 | ||||||||||||||||||||||||||||
Earnings (loss) from continuing operations |
(45,872 | ) | 210 | - | (709 | ) | (46,791 | ) | 1,433 | 501 | - | (5,316 | ) | (4,384 | ) | ||||||||||||||||||||||||||
Discontinued operations, net of tax |
(709 | ) | - | - | 709 | - | (5,304 | ) | 12 | - | 5,316 | - | |||||||||||||||||||||||||||||
Net earnings (loss) |
(46,581 | ) | 210 | - | - | (46,791 | ) | (3,871 | ) | 513 | - | - | (4,384 | ) | |||||||||||||||||||||||||||
Noncontrolling interests |
|||||||||||||||||||||||||||||||||||||||||
Earnings from continuing operations attributable to noncontrolling interests |
(210 | ) | (210 | ) | - | - | - | (501 | ) | (501 | ) | - | - | - | |||||||||||||||||||||||||||
Earnings from discontinued operations attributable to noncontrolling interests |
- | - | - | - | - | (12 | ) | (12 | ) | - | - | - | |||||||||||||||||||||||||||||
Noncontrolling interests |
(210 | ) | (210 | ) | - | - | - | (513 | ) | (513 | ) | - | - | - | |||||||||||||||||||||||||||
Net earnings (loss) attributable to Forest City Enterprises, Inc. |
$ | (46,791 | ) | $ | - | $ | - | $ | - | $ | (46,791 | ) | $ | (4,384 | ) | $ | - | $ | - | $ | - | $ | (4,384 | ) | |||||||||||||||||
Preferred dividends |
(3,850 | ) | - | - | - | (3,850 | ) | - | - | - | - | - | |||||||||||||||||||||||||||||
Net earnings (loss) attributable to Forest City Enterprises, Inc. common shareholders |
$ | (50,641 | ) | $ | - | $ | - | $ | - | $ | (50,641 | ) | $ | (4,384 | ) | $ | - | $ | - | $ | - | $ | (4,384 | ) | |||||||||||||||||
(a) Depreciation and amortization - Real Estate Groups |
$ | 61,993 | $ | 2,415 | $ | 13,322 | $ | 20 | $ | 72,920 | $ | 62,410 | $ | 1,669 | $ | 9,795 | $ | 748 | $ | 71,284 | |||||||||||||||||||||
(b) Depreciation and amortization - Non-Real Estate |
1,184 | - | - | - | 1,184 | 3,412 | - | 2,351 | - | 5,763 | |||||||||||||||||||||||||||||||
Total depreciation and amortization |
$ | 63,177 | $ | 2,415 | $ | 13,322 | $ | 20 | $ | 74,104 | $ | 65,822 | $ | 1,669 | $ | 12,146 | $ | 748 | $ | 77,047 | |||||||||||||||||||||
(c) Amortization of mortgage procurement costs - Real Estate Groups |
$ | 3,909 | $ | 431 | $ | 549 | $ | 2 | $ | 4,029 | $ | 3,543 | $ | 126 | $ | 445 | $ | 26 | $ | 3,888 | |||||||||||||||||||||
(d) Amortization of mortgage procurement costs - Non-Real Estate |
- | - | - | - | - | - | - | 161 | - | 161 | |||||||||||||||||||||||||||||||
Total amortization of mortgage procurement costs |
$ | 3,909 | $ | 431 | $ | 549 | $ | 2 | $ | 4,029 | $ | 3,543 | $ | 126 | $ | 606 | $ | 26 | $ | 4,049 | |||||||||||||||||||||
Reconciliation of Net Operating Income (non-GAAP) to Net Earnings (Loss) (GAAP) (in
thousands):
Nine Months Ended October 31, 2010 | Nine Months Ended October 31, 2009 | ||||||||||||||||||||||||||||||||||||||||
Plus | Plus | ||||||||||||||||||||||||||||||||||||||||
Full | Less | Unconsolidated | Plus | Pro-Rata | Full | Less | Unconsolidated | Plus | Pro-Rata | ||||||||||||||||||||||||||||||||
Consolidation | Noncontrolling | Investments at | Discontinued | Consolidation | Consolidation | Noncontrolling | Investments at | Discontinued | Consolidation | ||||||||||||||||||||||||||||||||
(GAAP) | Interest | Pro-Rata | Operations | (Non-GAAP) | (GAAP) | Interest | Pro-Rata | Operations | (Non-GAAP) | ||||||||||||||||||||||||||||||||
Revenues from real estate operations |
$ | 891,898 | $ | 49,412 | $ | 236,733 | $ | 3,651 | $ | 1,082,870 | $ | 927,027 | $ | 37,777 | $ | 232,120 | $ | 11,107 | $ | 1,132,477 | |||||||||||||||||||||
Exclude straight-line rent adjustment (1) |
(14,305 | ) | - | - | (28 | ) | (14,333 | ) | (14,356 | ) | - | - | (54 | ) | (14,410 | ) | |||||||||||||||||||||||||
Adjusted revenues |
877,593 | 49,412 | 236,733 | 3,623 | 1,068,537 | 912,671 | 37,777 | 232,120 | 11,053 | 1,118,067 | |||||||||||||||||||||||||||||||
Add interest and other income |
34,967 | 2,024 | 15,285 | 4 | 48,232 | 23,924 | 543 | 33,566 | - | 56,947 | |||||||||||||||||||||||||||||||
Add gain on disposition of partial interests in other investment - Nets |
55,112 | 23,675 | - | - | 31,437 | - | - | - | - | - | |||||||||||||||||||||||||||||||
Add equity in earnings (loss), including impairment of unconsolidated entities |
(17,452 | ) | (6,332 | ) | 5,426 | - | (5,694 | ) | (45,140 | ) | (81 | ) | 46,107 | - | 1,048 | ||||||||||||||||||||||||||
Exclude gain on disposition of unconsolidated entities |
(7,828 | ) | - | 7,828 | - | - | (4,498 | ) | - | 4,498 | - | - | |||||||||||||||||||||||||||||
Exclude impairment of unconsolidated real estate |
36,745 | - | (36,745 | ) | - | - | 34,663 | - | (34,663 | ) | - | - | |||||||||||||||||||||||||||||
Exclude depreciation and amortization of unconsolidated entities (see below) |
38,588 | - | (38,588 | ) | - | - | 32,701 | - | (32,701 | ) | - | - | |||||||||||||||||||||||||||||
Adjusted total income |
1,017,725 | 68,779 | 189,939 | 3,627 | 1,142,512 | 954,321 | 38,239 | 248,927 | 11,053 | 1,176,062 | |||||||||||||||||||||||||||||||
Operating expenses |
507,333 | 26,938 | 130,011 | 2,221 | 612,627 | 528,818 | 17,455 | 187,980 | 3,489 | 702,832 | |||||||||||||||||||||||||||||||
Add back non-Real Estate depreciation and amortization (b) |
3,937 | - | 878 | - | 4,815 | 10,372 | - | 12,348 | - | 22,720 | |||||||||||||||||||||||||||||||
Add back amortization of mortgage procurement costs for non-Real Estate Groups (d) |
- | - | 69 | - | 69 | - | - | 402 | - | 402 | |||||||||||||||||||||||||||||||
Exclude straight-line rent adjustment (2) |
(4,086 | ) | - | - | - | (4,086 | ) | (4,857 | ) | - | - | - | (4,857 | ) | |||||||||||||||||||||||||||
Exclude preference payment |
(1,756 | ) | - | - | - | (1,756 | ) | (1,756 | ) | - | - | - | (1,756 | ) | |||||||||||||||||||||||||||
Adjusted operating expenses |
505,428 | 26,938 | 130,958 | 2,221 | 611,669 | 532,577 | 17,455 | 200,730 | 3,489 | 719,341 | |||||||||||||||||||||||||||||||
Net operating income |
512,297 | 41,841 | 58,981 | 1,406 | 530,843 | 421,744 | 20,784 | 48,197 | 7,564 | 456,721 | |||||||||||||||||||||||||||||||
Interest expense |
(249,058 | ) | (15,008 | ) | (58,956 | ) | (236 | ) | (293,242 | ) | (257,974 | ) | (10,814 | ) | (49,895 | ) | (2,626 | ) | (299,681 | ) | |||||||||||||||||||||
Gain (loss) on early extinguishment of debt |
10,653 | 247 | (25 | ) | - | 10,381 | 37,965 | - | 1,698 | - | 39,663 | ||||||||||||||||||||||||||||||
Equity in earnings (loss), including impairment of unconsolidated entities |
17,452 | 6,332 | (5,426 | ) | - | 5,694 | 45,140 | 81 | (46,107 | ) | - | (1,048 | ) | ||||||||||||||||||||||||||||
Gain on disposition of unconsolidated entities |
7,828 | - | - | - | 7,828 | 4,498 | - | - | - | 4,498 | |||||||||||||||||||||||||||||||
Impairment of unconsolidated real estate |
(36,745 | ) | - | - | - | (36,745 | ) | (34,663 | ) | - | - | - | (34,663 | ) | |||||||||||||||||||||||||||
Depreciation and amortization of unconsolidated entities (see above) |
(38,588 | ) | - | 38,588 | - | - | (32,701 | ) | - | 32,701 | - | - | |||||||||||||||||||||||||||||
Net gain on disposition of rental properties and partial interests in rental properties |
202,878 | - | - | 565 | 203,443 | - | - | - | 4,548 | 4,548 | |||||||||||||||||||||||||||||||
Impairment of consolidated real estate |
(86,406 | ) | (1,526 | ) | - | - | (84,880 | ) | (3,124 | ) | - | - | (9,775 | ) | (12,899 | ) | |||||||||||||||||||||||||
Depreciation and amortization - Real Estate Groups (a) |
(181,700 | ) | (6,764 | ) | (36,957 | ) | (770 | ) | (212,663 | ) | (187,573 | ) | (3,354 | ) | (31,214 | ) | (3,003 | ) | (218,436 | ) | |||||||||||||||||||||
Amortization of mortgage procurement costs - Real Estate Groups (c) |
(10,146 | ) | (1,092 | ) | (1,631 | ) | (39 | ) | (10,724 | ) | (10,585 | ) | (448 | ) | (1,487 | ) | (109 | ) | (11,733 | ) | |||||||||||||||||||||
Straight-line rent adjustment (1) + (2) |
10,219 | - | - | 28 | 10,247 | 9,499 | - | - | 54 | 9,553 | |||||||||||||||||||||||||||||||
Preference payment |
(1,756 | ) | - | - | - | (1,756 | ) | (1,756 | ) | - | - | - | (1,756 | ) | |||||||||||||||||||||||||||
Earnings (loss) before income taxes |
156,928 | 24,030 | (5,426 | ) | 954 | 128,426 | (9,530 | ) | 6,249 | (46,107 | ) | (3,347 | ) | (65,233 | ) | ||||||||||||||||||||||||||
Income tax provision |
(61,864 | ) | - | - | (375 | ) | (62,239 | ) | 26,035 | - | - | 1,298 | 27,333 | ||||||||||||||||||||||||||||
Equity in earnings (loss), including impairment of unconsolidated entities |
(17,452 | ) | (6,332 | ) | 5,426 | - | (5,694 | ) | (45,140 | ) | (81 | ) | 46,107 | - | 1,048 | ||||||||||||||||||||||||||
Earnings (loss) from continuing operations |
77,612 | 17,698 | - | 579 | 60,493 | (28,635 | ) | 6,168 | - | (2,049 | ) | (36,852 | ) | ||||||||||||||||||||||||||||
Discontinued operations, net of tax |
4,796 | 4,217 | - | (579 | ) | - | (2,018 | ) | 31 | - | 2,049 | - | |||||||||||||||||||||||||||||
Net earnings (loss) |
82,408 | 21,915 | - | - | 60,493 | (30,653 | ) | 6,199 | - | - | (36,852 | ) | |||||||||||||||||||||||||||||
Noncontrolling interests |
|||||||||||||||||||||||||||||||||||||||||
Earnings from continuing operations attributable to noncontrolling interests |
(17,698 | ) | (17,698 | ) | - | - | - | (6,168 | ) | (6,168 | ) | - | - | - | |||||||||||||||||||||||||||
Earnings from discontinued operations attributable to noncontrolling interests |
(4,217 | ) | (4,217 | ) | - | - | - | (31 | ) | (31 | ) | - | - | - | |||||||||||||||||||||||||||
Noncontrolling interests |
(21,915 | ) | (21,915 | ) | - | - | - | (6,199 | ) | (6,199 | ) | - | - | - | |||||||||||||||||||||||||||
Net earnings (loss) attributable to Forest City Enterprises, Inc. |
$ | 60,493 | $ | - | $ | - | $ | - | $ | 60,493 | $ | (36,852 | ) | $ | - | $ | - | $ | - | $ | (36,852 | ) | |||||||||||||||||||
Preferred dividends |
(7,957 | ) | - | - | - | (7,957 | ) | - | - | - | - | - | |||||||||||||||||||||||||||||
Net earnings (loss) attributable to Forest City Enterprises, Inc. common shareholders |
$ | 52,536 | $ | - | $ | - | $ | - | $ | 52,536 | $ | (36,852 | ) | $ | - | $ | - | $ | - | $ | (36,852 | ) | |||||||||||||||||||
(a) Depreciation and amortization - Real Estate Groups |
$ | 181,700 | $ | 6,764 | $ | 36,957 | $ | 770 | $ | 212,663 | $ | 187,573 | $ | 3,354 | $ | 31,214 | $ | 3,003 | $ | 218,436 | |||||||||||||||||||||
(b) Depreciation and amortization - Non-Real Estate |
3,937 | - | 878 | - | 4,815 | 10,372 | - | 12,348 | - | 22,720 | |||||||||||||||||||||||||||||||
Total depreciation and amortization |
$ | 185,637 | $ | 6,764 | $ | 37,835 | $ | 770 | $ | 217,478 | $ | 197,945 | $ | 3,354 | $ | 43,562 | $ | 3,003 | $ | 241,156 | |||||||||||||||||||||
(c) Amortization of mortgage procurement costs - Real Estate Groups |
$ | 10,146 | $ | 1,092 | $ | 1,631 | $ | 39 | $ | 10,724 | $ | 10,585 | $ | 448 | $ | 1,487 | $ | 109 | $ | 11,733 | |||||||||||||||||||||
(d) Amortization of mortgage procurement costs - Non-Real Estate |
- | - | 69 | - | 69 | - | - | 402 | - | 402 | |||||||||||||||||||||||||||||||
Total amortization of mortgage procurement costs |
$ | 10,146 | $ | 1,092 | $ | 1,700 | $ | 39 | $ | 10,793 | $ | 10,585 | $ | 448 | $ | 1,889 | $ | 109 | $ | 12,135 | |||||||||||||||||||||
Forest City Enterprises, Inc. and Subsidiaries
Supplemental Operating Information
Supplemental Operating Information
Net Operating Income (dollars in thousands) | |||||||||||||||||||||||||||||||||||||||||||||||||
Three Months Ended October 31, 2010 | Three Months Ended October 31, 2009 | % Change | |||||||||||||||||||||||||||||||||||||||||||||||
Plus | Plus | ||||||||||||||||||||||||||||||||||||||||||||||||
Less | Unconsolidated | Plus | Pro-Rata | Full | Less | Unconsolidated | Plus | Pro-Rata | Full | Pro-Rata | |||||||||||||||||||||||||||||||||||||||
Full Consolidation | Noncontrolling | Investments at | Discontinued | Consolidation | Consolidation | Noncontrolling | Investments at | Discontinued | Consolidation | Consolidation | Consolidation | ||||||||||||||||||||||||||||||||||||||
(GAAP) | Interest | Pro-Rata | Operations | (Non-GAAP) | (GAAP) | Interest | Pro-Rata | Operations | (Non-GAAP) | (GAAP) | (Non-GAAP) | ||||||||||||||||||||||||||||||||||||||
Commercial Group |
|||||||||||||||||||||||||||||||||||||||||||||||||
Retail |
|||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
$ | 60,883 | $ | 2,743 | $ | 5,467 | $ | - | $ | 63,607 | $ | 58,326 | $ | 2,791 | $ | 5,538 | $ | - | $ | 61,073 | 4.4 | % | 4.1 | % | |||||||||||||||||||||||||
Total |
69,908 | 2,749 | 5,443 | 145 | 72,747 | 62,780 | 2,878 | 5,598 | 151 | 65,651 | |||||||||||||||||||||||||||||||||||||||
Office Buildings |
|||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
59,933 | 2,692 | 4,752 | - | 61,993 | 61,311 | 2,686 | 2,021 | - | 60,646 | (2.2 | %) | 2.2 | % | |||||||||||||||||||||||||||||||||||
Total |
67,192 | 5,659 | 3,335 | - | 64,868 | 61,912 | 2,549 | 2,021 | - | 61,384 | |||||||||||||||||||||||||||||||||||||||
Hotels |
|||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
3,990 | - | 372 | - | 4,362 | 5,060 | - | 413 | - | 5,473 | (21.1 | %) | (20.3 | %) | |||||||||||||||||||||||||||||||||||
Total |
3,990 | - | 372 | - | 4,362 | 5,060 | - | 413 | - | 5,473 | |||||||||||||||||||||||||||||||||||||||
Earnings from Commercial |
|||||||||||||||||||||||||||||||||||||||||||||||||
Land Sales |
1,470 | - | - | - | 1,470 | 1,089 | - | - | - | 1,089 | |||||||||||||||||||||||||||||||||||||||
Other (1) |
(2,183 | ) | 2 | 1,968 | - | (217 | ) | (1,824 | ) | (38 | ) | (789 | ) | - | (2,575 | ) | |||||||||||||||||||||||||||||||||
Total Commercial Group |
|||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
124,806 | 5,435 | 10,591 | - | 129,962 | 124,697 | 5,477 | 7,972 | - | 127,192 | 0.1 | % | 2.2 | % | |||||||||||||||||||||||||||||||||||
Total |
140,377 | 8,410 | 11,118 | 145 | 143,230 | 129,017 | 5,389 | 7,243 | 151 | 131,022 | |||||||||||||||||||||||||||||||||||||||
Residential Group |
|||||||||||||||||||||||||||||||||||||||||||||||||
Apartments |
|||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
26,649 | 1,003 | 6,805 | - | 32,451 | 25,991 | (25 | ) | 4,955 | - | 30,971 | 2.5 | % | 4.8 | % | ||||||||||||||||||||||||||||||||||
Total |
30,099 | 675 | 8,048 | - | 37,472 | 28,921 | 690 | 6,993 | 2,334 | 37,558 | |||||||||||||||||||||||||||||||||||||||
Military Housing |
|||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
- | - | - | - | - | - | - | - | - | - | |||||||||||||||||||||||||||||||||||||||
Total |
6,821 | (37 | ) | 376 | - | 7,234 | 7,918 | 110 | 279 | - | 8,087 | ||||||||||||||||||||||||||||||||||||||
Other (1) |
1,296 | 135 | (30 | ) | - | 1,131 | (4,447 | ) | 7 | - | - | (4,454 | ) | ||||||||||||||||||||||||||||||||||||
Total Residential Group |
|||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
26,649 | 1,003 | 6,805 | - | 32,451 | 25,991 | (25 | ) | 4,955 | - | 30,971 | 2.5 | % | 4.8 | % | ||||||||||||||||||||||||||||||||||
Total |
38,216 | 773 | 8,394 | - | 45,837 | 32,392 | 807 | 7,272 | 2,334 | 41,191 | |||||||||||||||||||||||||||||||||||||||
Total Rental Properties |
|||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
151,455 | 6,438 | 17,396 | - | 162,413 | 150,688 | 5,452 | 12,927 | - | 158,163 | 0.5 | % | 2.7 | % | |||||||||||||||||||||||||||||||||||
Total |
178,593 | 9,183 | 19,512 | 145 | 189,067 | 161,409 | 6,196 | 14,515 | 2,485 | 172,213 | |||||||||||||||||||||||||||||||||||||||
Land Development Group |
663 | 142 | 351 | - | 872 | (1,130 | ) | 127 | (1,767 | ) | - | (3,024 | ) | ||||||||||||||||||||||||||||||||||||
The Nets |
|||||||||||||||||||||||||||||||||||||||||||||||||
Operations |
(415 | ) | - | - | - | (415 | ) | (10,853 | ) | - | 2,499 | - | (8,354 | ) | |||||||||||||||||||||||||||||||||||
Gain on disposition of partial interest |
- | - | - | - | - | - | - | - | - | - | |||||||||||||||||||||||||||||||||||||||
Total |
(415 | ) | - | - | - | (415 | ) | (10,853 | ) | - | 2,499 | - | (8,354 | ) | |||||||||||||||||||||||||||||||||||
Corporate Activities |
(9,206 | ) | - | - | - | (9,206 | ) | (9,240 | ) | - | - | - | (9,240 | ) | |||||||||||||||||||||||||||||||||||
Grand Total |
$ | 169,635 | $ | 9,325 | $ | 19,863 | $ | 145 | $ | 180,318 | $ | 140,186 | $ | 6,323 | $ | 15,247 | $ | 2,485 | $ | 151,595 | |||||||||||||||||||||||||||||
(1) Includes write-offs of abandoned development projects, non-capitalizable development costs and unallocated management and service company overhead, net of historic and new market tax credit income. Write-offs of abandoned development projects for the three months ended October 31, 2010 were $641 at full consolidation and $984 at pro rata consolidation compared to $3,758 for the three months ended October 31, 2009 at both full and pro rata consolidation. |
Forest City Enterprises, Inc. and Subsidiaries
Supplemental Operating Information
Supplemental Operating Information
Net Operating Income (dollars in thousands) | |||||||||||||||||||||||||||||||||||||||||||||||||
Nine Months Ended October 31, 2010 | Nine Months Ended October 31, 2009 | % Change | |||||||||||||||||||||||||||||||||||||||||||||||
Plus | Plus | ||||||||||||||||||||||||||||||||||||||||||||||||
Less | Unconsolidated | Plus | Pro-Rata | Full | Less | Unconsolidated | Plus | Pro-Rata | Full | Pro-Rata | |||||||||||||||||||||||||||||||||||||||
Full Consolidation | Noncontrolling | Investments at | Discontinued | Consolidation | Consolidation | Noncontrolling | Investments at | Discontinued | Consolidation | Consolidation | Consolidation | ||||||||||||||||||||||||||||||||||||||
(GAAP) | Interest | Pro-Rata | Operations | (Non-GAAP) | (GAAP) | Interest | Pro-Rata | Operations | (Non-GAAP) | (GAAP) | (Non-GAAP) | ||||||||||||||||||||||||||||||||||||||
Commercial Group |
|||||||||||||||||||||||||||||||||||||||||||||||||
Retail |
|||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
$ | 177,540 | $ | 8,451 | $ | 16,202 | $ | - | $ | 185,291 | $ | 172,457 | $ | 7,728 | $ | 16,592 | $ | - | $ | 181,321 | 2.9 | % | 2.2 | % | |||||||||||||||||||||||||
Total |
198,233 | 8,461 | 16,702 | 506 | 206,980 | 189,113 | 8,742 | 16,770 | 971 | 198,112 | |||||||||||||||||||||||||||||||||||||||
Office Buildings |
|||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
178,928 | 8,140 | 13,580 | - | 184,368 | 182,569 | 7,791 | 6,092 | - | 180,870 | (2.0 | %) | 1.9 | % | |||||||||||||||||||||||||||||||||||
Total |
194,786 | 14,379 | 9,653 | - | 190,060 | 192,565 | 7,838 | 6,092 | - | 190,819 | |||||||||||||||||||||||||||||||||||||||
Hotels |
|||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
9,530 | - | 1,109 | - | 10,639 | 9,671 | - | 1,132 | - | 10,803 | (1.5 | %) | (1.5 | %) | |||||||||||||||||||||||||||||||||||
Total |
9,530 | - | 1,109 | - | 10,639 | 9,671 | - | 1,132 | - | 10,803 | |||||||||||||||||||||||||||||||||||||||
Earnings from Commercial |
|||||||||||||||||||||||||||||||||||||||||||||||||
Land Sales |
4,371 | 14 | - | - | 4,357 | 5,560 | 476 | - | - | 5,084 | |||||||||||||||||||||||||||||||||||||||
Other (1) |
(7,282 | ) | (729 | ) | 5,163 | - | (1,390 | ) | (11,993 | ) | 521 | (1,512 | ) | - | (14,026 | ) | |||||||||||||||||||||||||||||||||
Total Commercial Group |
|||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
365,998 | 16,591 | 30,891 | - | 380,298 | 364,697 | 15,519 | 23,816 | - | 372,994 | 0.4 | % | 2.0 | % | |||||||||||||||||||||||||||||||||||
Total |
399,638 | 22,125 | 32,627 | 506 | 410,646 | 384,916 | 17,577 | 22,482 | 971 | 390,792 | |||||||||||||||||||||||||||||||||||||||
Residential Group |
|||||||||||||||||||||||||||||||||||||||||||||||||
Apartments |
|||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
75,283 | 2,124 | 20,385 | - | 93,544 | 76,845 | 1,763 | 14,759 | - | 89,841 | (2.0 | %) | 4.1 | % | |||||||||||||||||||||||||||||||||||
Total |
84,778 | 2,059 | 23,453 | 900 | 107,072 | 89,603 | 2,887 | 20,905 | 6,593 | 114,214 | |||||||||||||||||||||||||||||||||||||||
Military Housing |
|||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
- | - | - | - | - | - | - | - | - | - | |||||||||||||||||||||||||||||||||||||||
Total |
19,824 | (37 | ) | 1,125 | - | 20,986 | 28,902 | 148 | 733 | - | 29,487 | ||||||||||||||||||||||||||||||||||||||
Other (1) |
(1,033 | ) | (86 | ) | 427 | - | (520 | ) | (21,623 | ) | (5 | ) | 231 | - | (21,387 | ) | |||||||||||||||||||||||||||||||||
Total Residential Group |
|||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
75,283 | 2,124 | 20,385 | - | 93,544 | 76,845 | 1,763 | 14,759 | - | 89,841 | (2.0 | %) | 4.1 | % | |||||||||||||||||||||||||||||||||||
Total |
103,569 | 1,936 | 25,005 | 900 | 127,538 | 96,882 | 3,030 | 21,869 | 6,593 | 122,314 | |||||||||||||||||||||||||||||||||||||||
Total Rental Properties |
|||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
441,281 | 18,715 | 51,276 | - | 473,842 | 441,542 | 17,282 | 38,575 | - | 462,835 | (0.1 | %) | 2.4 | % | |||||||||||||||||||||||||||||||||||
Total |
503,207 | 24,061 | 57,632 | 1,406 | 538,184 | 481,798 | 20,607 | 44,351 | 7,564 | 513,106 | |||||||||||||||||||||||||||||||||||||||
Land Development Group |
2,337 | 348 | 203 | - | 2,192 | 1,642 | 177 | (1,602 | ) | - | (137 | ) | |||||||||||||||||||||||||||||||||||||
The Nets |
|||||||||||||||||||||||||||||||||||||||||||||||||
Operations |
(18,006 | ) | (6,243 | ) | 1,146 | - | (10,617 | ) | (29,841 | ) | - | 5,448 | - | (24,393 | ) | ||||||||||||||||||||||||||||||||||
Gain on disposition of partial interest |
55,112 | 23,675 | - | - | 31,437 | - | - | - | - | - | |||||||||||||||||||||||||||||||||||||||
Total |
37,106 | 17,432 | 1,146 | - | 20,820 | (29,841 | ) | - | 5,448 | - | (24,393 | ) | |||||||||||||||||||||||||||||||||||||
Corporate Activities |
(30,353 | ) | - | - | - | (30,353 | ) | (31,855 | ) | - | - | - | (31,855 | ) | |||||||||||||||||||||||||||||||||||
Grand Total |
$ | 512,297 | $ | 41,841 | $ | 58,981 | $ | 1,406 | $ | 530,843 | $ | 421,744 | $ | 20,784 | $ | 48,197 | $ | 7,564 | $ | 456,721 | |||||||||||||||||||||||||||||
(1) Includes write-offs of abandoned development projects, non-capitalizable development costs and unallocated management and service company overhead, net of historic and new market tax credit income. Write-offs of abandoned development projects for the nine months ended October 31, 2010 were $678 at full consolidation and $3,578 at pro rata consolidation compared to $21,398 for the nine months ended October 31, 2009 at both full and pro rata consolidation. |
Openings and Acquisitions as of October 31, 2010
Cost at FCE | ||||||||||||||||||||||||||||||||||
Date | Pro-Rata | Cost at Full | Total Cost | Pro-Rata Share | Sq. ft./ | Gross | ||||||||||||||||||||||||||||
Dev (D) | Opened / | FCE Legal | FCE % (a) | Consolidation | at 100% | (Non-GAAP) (c) | No. of | Leasable | Lease | |||||||||||||||||||||||||
Property | Location | Acq (A) | Acquired | Ownership % (a) | (1) | (GAAP) (b) | (2) | (1) X (2) | Units | Area | Commitment % | |||||||||||||||||||||||
(in millions) | ||||||||||||||||||||||||||||||||||
2010 (4) |
||||||||||||||||||||||||||||||||||
Retail Centers: |
||||||||||||||||||||||||||||||||||
Village at Gulfstream Park (d) |
Hallandale Beach, FL | D | Q1-10 | 50.0% | 50.0% | $ | 0.0 | $ | 214.2 | $ | 107.1 | 511,000 | (i) | 511,000 | 78% | |||||||||||||||||||
East River Plaza (d) (e) |
Manhattan, NY | D | Q2-10 | 35.0% | 50.0% | $ | 0.0 | 390.6 | 195.3 | 527,000 | 527,000 | 94% | ||||||||||||||||||||||
$ | 0.0 | 604.8 | $ | 302.4 | 1,038,000 | 1,038,000 | ||||||||||||||||||||||||||||
Office: |
||||||||||||||||||||||||||||||||||
Waterfront Station - East 4th & West 4th Buildings |
Washington, D.C. | D | Q1-10 | 45.0% | 45.0% | $ | 241.7 | $ | 241.7 | $ | 108.8 | 631,000 | (j) | 99% | ||||||||||||||||||||
Residential: |
||||||||||||||||||||||||||||||||||
Presidio Landmark |
San Francisco, CA | D | Q3-10 | 100.0% | 100.0% | $ | 103.7 | $ | 103.7 | $ | 103.7 | 161 | 20% | |||||||||||||||||||||
Total 2010 (f) |
$ | 345.4 | $ | 950.2 | $ | 514.9 | ||||||||||||||||||||||||||||
Prior Two Years Openings (17) |
||||||||||||||||||||||||||||||||||
Retail Centers: |
||||||||||||||||||||||||||||||||||
Promenade in Temecula Expansion |
Temecula, CA | D | Q1-09 | 75.0% | 100.0% | $ | 113.1 | $ | 113.1 | $ | 113.1 | 127,000 | 127,000 | 83% | ||||||||||||||||||||
Orchard Town Center |
Westminster, CO | D | Q1-08 | 100.0% | 100.0% | 146.5 | 146.5 | 146.5 | 980,000 | 565,000 | 79% | |||||||||||||||||||||||
Shops at Wiregrass |
Tampa, FL | D | Q3-08 | 50.0% | 100.0% | 147.6 | 147.6 | 147.6 | 642,000 | 352,000 | 93% | |||||||||||||||||||||||
White Oak Village |
Richmond, VA | D | Q3-08 | 50.0% | 100.0% | 66.0 | 66.0 | 66.0 | 800,000 | 294,000 | 74% | |||||||||||||||||||||||
$ | 473.2 | $ | 473.2 | $ | 473.2 | 2,549,000 | 1,338,000 | |||||||||||||||||||||||||||
Office: |
||||||||||||||||||||||||||||||||||
818 Mission Street (d) |
San Francisco, CA | A | Q1-08 | 50.0% | 50.0% | $ | 0.0 | $ | 15.6 | $ | 7.8 | 28,000 | 23% | |||||||||||||||||||||
Johns Hopkins - 855 North Wolfe Street |
East Baltimore, MD | D | Q1-08 | 76.6% | 76.6% | 88.7 | 88.7 | 67.9 | 279,000 | 78% | ||||||||||||||||||||||||
Mesa Del Sol Aperture Center (d) |
Albuquerque, NM | D | Q4-08 | 47.5% | 47.5% | 0.0 | 16.8 | 8.0 | 74,000 | 19% | ||||||||||||||||||||||||
Mesa Del Sol - Fidelity (d) (g) |
Albuquerque, NM | D | Q4-08/Q3-09 | 47.5% | 47.5% | 0.0 | 23.3 | 11.1 | 210,000 | 100% | ||||||||||||||||||||||||
$ | 88.7 | $ | 144.4 | $ | 94.8 | 591,000 | ||||||||||||||||||||||||||||
Residential (h): |
||||||||||||||||||||||||||||||||||
North Church Towers |
Parma Heights, OH | A | Q3-09 | 100.0% | 100.0% | $ | 5.0 | $ | 5.0 | $ | 5.0 | 399 | 91% | |||||||||||||||||||||
DKLB BKLN (formerly 80 DeKalb) (g) |
Brooklyn, NY | D | Q4-09/10 | 80.0% | 100.0% | 157.0 | 157.0 | 157.0 | 365 | 97% | ||||||||||||||||||||||||
Lucky Strike |
Richmond, VA | D | Q1-08 | 100.0% | 100.0% | 35.1 | 35.1 | 35.1 | 131 | 94% | ||||||||||||||||||||||||
Uptown Apartments (d) (g) |
Oakland, CA | D | Q1-08/Q4-08 | 50.0% | 50.0% | 0.0 | 177.4 | 88.7 | 665 | 91% | ||||||||||||||||||||||||
Mercantile Place on Main (g) |
Dallas, TX | D | Q1-08/Q4-08 | 100.0% | 100.0% | 85.3 | 85.3 | 85.3 | 366 | 86% | ||||||||||||||||||||||||
Barrington Place (d) |
Raleigh, NC | A | Q3-08 | 49.0% | 49.0% | 0.0 | 23.7 | 11.6 | 274 | 90% | ||||||||||||||||||||||||
Legacy Arboretum (d) |
Charlotte, NC | A | Q3-08 | 49.0% | 49.0% | 0.0 | 23.1 | 11.3 | 266 | 95% | ||||||||||||||||||||||||
Hamel Mill Lofts (g) |
Haverhill, MA | D | Q4-08/Q2-09 | 100.0% | 100.0% | 76.7 | 76.7 | 76.7 | 305 | 91% | ||||||||||||||||||||||||
Legacy Crossroads (d) (g) |
Cary, NC | A/D | Q4-08/Q3-09 | 50.0% | 50.0% | 0.0 | 34.4 | 17.2 | 344 | 97% | ||||||||||||||||||||||||
$ | 359.1 | $ | 617.7 | $ | 487.9 | 3,115 | ||||||||||||||||||||||||||||
Total Prior Two Years Openings (k) |
$ | 921.0 | $ | 1,235.3 | $ | 1,055.9 | ||||||||||||||||||||||||||||
Total 2009 |
275.1 | 275.1 | 275.1 | |||||||||||||||||||||||||||||||
Total 2008 |
645.9 | 960.2 | 780.8 | |||||||||||||||||||||||||||||||
$ | 921.0 | $ | 1,235.3 | $ | 1,055.9 | |||||||||||||||||||||||||||||
See attached footnotes.
Projects Under Construction as of October 31, 2010 (4)
Cost at FCE | ||||||||||||||||||||||||||||||||||
Pro-Rata | Cost at Full | Total Cost | Pro-Rata Share | Sq. ft./ | Gross | |||||||||||||||||||||||||||||
Dev (D) | Anticipated | FCE Legal | FCE % (a) | Consolidation | at 100% | (Non-GAAP) (c) | No. of | Leasable | Lease | |||||||||||||||||||||||||
Property | Location | Acq (A) | Opening | Ownership % (a) | (1) | (GAAP) (b) | (2) | (1) X (2) | Units | Area | Commitment % | |||||||||||||||||||||||
(in millions) | ||||||||||||||||||||||||||||||||||
Retail Centers: |
||||||||||||||||||||||||||||||||||
Ridge Hill (g) |
Yonkers, NY | D | 2011/2012 | 70.0% | 100.0% | $ | 798.7 | $ | 798.7 | $ | 798.7 | 1,336,000 | 1,336,000 | (l) | 41% | |||||||||||||||||||
Residential: |
||||||||||||||||||||||||||||||||||
Beekman (g) |
Manhattan, NY | D | Q1-11/12 | 49.0% | 70.0% | $ | 875.7 | 875.7 | 613.0 | 904 | ||||||||||||||||||||||||
Foundry Lofts |
Washington, D.C. | D | Q3-11 | 100.0% | 100.0% | 59.2 | $ | 59.2 | $ | 59.2 | 170 | |||||||||||||||||||||||
$ | 934.9 | $ | 934.9 | $ | 672.2 | 1,074 | ||||||||||||||||||||||||||||
Arena: |
||||||||||||||||||||||||||||||||||
Barclays Center |
Brooklyn, NY | D | 2012 | 26.6% | 26.6% | $ | 904.3 | $ | 904.3 | $ | 240.5 | 670,000 | 18,000 seats | (m) | 51%(n) | |||||||||||||||||||
Total Under Construction (o) |
$ | 2,637.9 | $ | 2,637.9 | $ | 1,711.4 | ||||||||||||||||||||||||||||
Fee Development: |
Sq.ft. | |||||||||||||||||||||||||||||||||
Las Vegas City Hall |
Las Vegas, NV | D | Q1-12 | - (p) | - (p) | $ | 0.0 | $ | 146.2 | $ | 0.0 | 270,000 | ||||||||||||||||||||||
FOOTNOTES
( a ) | As is customary within the real estate industry, the Company invests in certain real estate projects through joint ventures. For some of these projects, the Company provides funding at percentages that differ from the Companys legal ownership. | |
( b ) | Amounts are presented on the full consolidation method of accounting, a GAAP measure. Under full consolidation, costs are reported as consolidated at 100 percent if we are deemed to have control or to be the primary beneficiary of our investments in the variable interest entity (VIE). | |
( c ) | Cost at pro-rata share represents Forest Citys share of cost, based on the Companys pro-rata ownership of each property (a non-GAAP measure). Under the pro-rata consolidation method of accounting the Company determines its pro-rata share by multiplying its pro-rata ownership by the total cost of the applicable property. | |
( d ) | Reported under the equity method of accounting. This method represents a GAAP measure for investments in which the Company is not deemed to have control or to be the primary beneficiary of our investments in a VIE. | |
( e ) | The cost of the property also includes construction of the 1,248-space parking garage and structural upgrades to accommodate a possible future residential project above the retail center. This also includes Costco which opened Q4-09. | |
( f ) | The difference between the full consolidation cost amount (GAAP) of $345.4 million to the Companys pro-rata share (a non-GAAP measure) of $514.9 million consists of a reduction to full consolidation for noncontrolling interest of $132.9 million of cost and the addition of its share of cost for unconsolidated investments of $302.4 million. | |
( g ) | Phased-in openings. Costs are representative of the total project. | |
( h ) | The lease percentage for the residential properties represents the occupancy as of October 31, 2010 | |
( i ) | Includes 89,000 square feet of office space. Excluding the office space from the calculation of the preleased percentage would result in the leased percentage being 80%. | |
( j ) | Includes 85,000 square feet of retail space. | |
( k ) | The difference between the full consolidation cost amount (GAAP) of $921.0 million to the Companys pro-rata share (a non-GAAP measure) of $1,055.9 million consists of a reduction to full consolidation for noncontrolling interest of $20.8 million of cost and the addition of its share of cost for unconsolidated investments of $155.7 million. | |
( l ) | Includes 162,000 square feet of office space. | |
( m ) | The Nets, a member of the NBA, has a 37 year license agreement to use the arena. | |
( n ) | Represents the percentage of forecasted contractually obligated arena income that is under contract. Contractually obligated income, which include revenue from naming rights, sponsorships, suite licenses, Nets minimum rent, and food concession agreements, accounts for 72% of total forecasted revenues for the Arena. | |
( o ) | The difference between the full consolidation cost amount (GAAP) of $2,637.9 million to the Companys pro-rata share (a non-GAAP measure) of $1,711.4 million consists of a reduction to full consolidation for noncontrolling interest of $926.5 million. | |
( p ) | This is a fee development project, owned by the City of Las Vegas. Therefore, these costs are not included on the full consolidation or pro-rata balance sheet. |
Equity Requirements for Projects Under Construction (a)
As of October 31, 2010
Less | Plus | |||||||||||||||||||||||
Unconsolidated | Full | Less | Unconsolidated | Pro-Rata | ||||||||||||||||||||
Investments | Consolidation | Noncontrolling | Investments | Consolidation | ||||||||||||||||||||
100% | at 100% | (GAAP) (b) | Interest | at Pro-Rata | (Non-GAAP) (c) | |||||||||||||||||||
(dollars in millions) | ||||||||||||||||||||||||
Total Cost Under Construction |
$ | 2,637.9 | $ | - | $ | 2,637.9 | $ | 926.5 | $ | - | $ | 1,711.4 | ||||||||||||
Total Loan Draws and Other Sources at Completion (d) |
1,742.3 | $ | - | 1,742.3 | 524.7 | $ | - | 1,217.6 | ||||||||||||||||
Net Equity at Completion |
$ | 895.6 | $ | - | $ | 895.6 | $ | 401.8 | $ | - | $ | 493.8 | ||||||||||||
Net Costs Incurred to Date (e) |
$ | 1,625.5 | $ | - | $ | 1,625.5 | $ | 467.0 | $ | - | $ | 1,158.5 | ||||||||||||
Loan Draws and Other Sources to Date (e) |
914.3 | $ | - | 914.3 | 203.0 | $ | - | 711.3 | ||||||||||||||||
Net Equity to Date (e) |
$ | 711.2 | $ | - | $ | 711.2 | $ | 264.0 | $ | - | $ | 447.2 | ||||||||||||
% of Total Equity |
79 | % | 79 | % | 91 | % | ||||||||||||||||||
Remaining Costs |
$ | 1,012.4 | $ | - | $ | 1,012.4 | $ | 459.5 | $ | - | $ | 552.9 | ||||||||||||
Remaining Loan Draws and Other Sources (f) |
828.0 | $ | - | 828.0 | 321.7 | $ | - | 506.3 | ||||||||||||||||
Remaining Equity |
$ | 184.4 | $ | - | $ | 184.4 | $ | 137.8 | $ | - | $ | 46.6 | ||||||||||||
% of Total Equity |
21 | % | 21 | % | 9 | % |
(a) | This schedule includes only the four properties listed on the previous page. This does not include costs associated with phased-in units, operating property renovations and military housing. | |
(b) | Amounts are presented on the full consolidation method of accounting, a GAAP measure. Under full consolidation, costs are reported as consolidated at 100 percent if we are deemed to have control or to be the primary beneficiary of our investments in the variable interest entity (VIE). | |
(c) | Cost at pro-rata share represents Forest Citys share of cost, based on the Companys pro-rata ownership of each property (a non-GAAP measure). Under the pro-rata consolidation method of accounting the Company determines its pro-rata share by multiplying its pro-rata ownership by the total cost of the applicable property. | |
(d) | Other Sources includes estimates of third party subsidies and tax credit proceeds. The timing and the amounts may differ from our estimates. | |
(e) | Reflects activity through October 31, 2010. | |
(f) | One of the loan commitments require specific leasing hurdles to be achieved prior to drawing the final amount of the loan. The Company estimates that approximately $45.0 million at 100% and at full consolidation, and $31.5 million at pro-rata consolidation of loan commitments are at risk should these leasing hurdles not be achieved. |
Projects Under Development
October 31, 2010
Below is a summary of our active large scale development projects, which have yet to commence
construction, often referred to as our shadow pipeline which are crucial to our long-term
growth. While we cannot make any assurances on the timing or delivery of these projects, our
track record speaks to our ability to bring large, complex, projects to fruition when there is
demand and available construction financing. The projects listed below represent pro-rata costs
of $555.4 million ($837.0 million at full consolidation) of Projects Under Development (PUD)
on our balance sheet and pro-rata mortgage debt of $111.6 million ($190.4 million at full
consolidation).
1) Atlantic Yards - Brooklyn, NY
Atlantic Yards is adjacent to the state-of-the art arena, the Barclays Center, which is
designed by the award-winning firms Ellerbe Becket and SHoP Architects and is currently under
construction. In addition, Atlantic Yards will feature more than 6,400 units of housing, including
over 2,200 affordable units, approximately 250,000 square feet of retail space, and more than 8
acres of landscaped open space.
2) The Yards - Washington, D.C.
The Yards is a 42-acre mixed-use project, located in the neighborhood of the Washington
Nationals baseball park in Southeast D.C. The full development is expected to include up to 2,700
residential units, 1.8 million square feet of office space, and 300,000 square feet of retail and
dining space. The Yards features a 5.5-acre publicly funded public park that is a gathering place
and recreational focus for the community. The first residential building, Foundry Lofts,
commenced construction in August 2010.
3) LiveWork Las Vegas - Las Vegas, NV
LiveWork Las Vegas is a mixed-use project on a 12.7-acre parcel in downtown Las Vegas. At
full build-out, the project will have a new 260,000-square-foot City Hall for Las Vegas, a fee
development project, and is also expected to include up to 1 million square feet of office space
and approximately 300,000 square feet of retail.
4) Colorado Science + Technology Park at Fitzsimons - Aurora, CO
The 184-acre Colorado Science + Technology Park at Fitzsimons is rapidly becoming a hub for
the biotechnology industry in the Rocky Mountain region. Anchored by the University of Colorado at
Denver Health Science Center, the University of Colorado Hospital and The Denver Childrens
Hospital, the park will offer cost-effective lease rates; build-to-suit office and research sites;
and flexible lab and office layouts in a cutting-edge research park. The park is also adjacent to
Forest Citys 4,700-acre Stapleton mixed-used development.
5) The Science + Technology Park at Johns Hopkins - Baltimore, MD
The 31-acre Science + Technology Park at Johns Hopkins is a new center for collaborative research
directly adjacent to the world-renowned Johns Hopkins medical and research complex. Initial plans
call for 1.1 million square feet in five buildings, with future phases that could support
additional expansion. In 2008, the Company opened the first of those buildings, 855 North Wolfe
Street, a 279,000-square-foot office building anchored by the Johns Hopkins School of Medicines
Institute for Basic Biomedical Sciences.
6) Waterfront Station - Washington, D.C.
Located in Southwest Washington, Waterfront Station is adjacent to the
Waterfront/Southeastern University MetroRail station. Waterfront Station is expected to include
1.2 million square feet of office space, an estimated 750 residential units and 125,000 square
feet of stores and restaurants. The projects first two government office buildings total 631,000
square feet of office, opened in Q1 2010, and included ground-level retail space. The West 4th St
Building received LEED Gold certification and the East 4th St Building is expected to meet LEED
Silver standards at a minimum. The office component is fully leased to the District of Columbia
for governmental offices and the retail space is also substantially leased.
7) 300 Massachusetts Avenue - Cambridge, MA
Located in the science and technology hub of Cambridge, MA, the 300 Massachusetts Avenue
block represents an expansion of University Park @ MIT. In a 50/50 partnership with MIT, Forest
City is presently focused on a project that reflects a development program of approximately
260,000 square feet of lab and office space. Potential redevelopment of the entire block is
possible with the acquisition of adjacent parcels in future phases, and would result in an
approximately 400,000 square foot project.
Military Housing
Below is a summary of our equity method investments for Military Housing Development
projects. The Company provides development, construction and management services for these
projects and receives agreed upon fees for these
services. The following phases still have a percentage of units under construction:
Anticipated | FCE | Cost at Full | Total Cost | No. | ||||||||||||||||
Property | Location | Opening | Pro-Rata % | Consolidation | at 100% | of Units | ||||||||||||||
(in millions) | ||||||||||||||||||||
Military Housing (7) |
||||||||||||||||||||
Pacific Northwest Communities |
Seattle, WA | 2007-2010 | * | $ | 0.0 | $ | 280.5 | 2,986 | ||||||||||||
Marines, Hawaii Increment II |
Honolulu, HI | 2007-2011 | * | 0.0 | 292.7 | 1,175 | ||||||||||||||
Navy, Hawaii Increment III |
Honolulu, HI | 2007-2011 | * | 0.0 | 464.8 | 2,520 | ||||||||||||||
Navy Midwest |
Chicago, IL | 2006-2012 | * | 0.0 | 200.3 | 1,401 | ||||||||||||||
Midwest Millington |
Memphis, TN | 2008-2012 | * | 0.0 | 33.1 | 318 | ||||||||||||||
Air Force Academy |
Colorado Springs, CO | 2007-2013 | 50.0 | % | 0.0 | 69.5 | 427 | |||||||||||||
Hawaii Phase IV |
Kaneohe, HI | 2007-2014 | * | 0.0 | 475.1 | 1,135 | ||||||||||||||
Total Military Housing |
$ | 0.0 | $ | 1,816.0 | 9,962 | |||||||||||||||
* | The Companys share of residual cash flow ranges from 0-20% during the life cycle of the project. |
Recent commitment not yet closed
Air Force Southern Group was awarded on August 30, 2010. We are currently in exclusive
negotiations with the Air Force. This project is expected to include 2,185 end state units at
four Air Force bases in Sumter, SC,
Manchester, TN, Charleston, SC and Biloxi, MS. There are 330 financially excluded units that
will not be encumbered by debt and which may be removed from the end state at the sole discretion
of the Air Force. The financial
closing of the project and commencement of construction are expected in early 2011.
Development fees related to our military housing projects are earned based on a contractual
percentage of the actual development costs incurred. We also recognize additional development
incentive fees upon successful completion of certain
criteria, such as incentives to realize development cost savings, encourage small and local
business participation, comply with specified safety standards and other project management
incentives as specified in the development agreements.
NOI from development and development incentive fees is $1,818,000 and $5,137,000 for the three and
nine months ended October 31, 2010, respectively, and $648,000 and $6,479,000 for the three and
nine months ended October 31, 2009, respectively.
Construction management fees are earned based on a contractual percentage of the actual
construction costs incurred. We also recognize certain construction incentive fees based upon
successful completion of certain criteria as set forth in
the construction contracts. NOI from construction and incentive fees is $1,694,000 and $4,754,000
for the three and nine months ended October 31, 2010, respectively, and $2,100,000 and $6,449,000
recognized during the three
and nine months ended October 31, 2009, respectively.
Property management and asset management fees are earned based on a contractual percentage of the
annual net rental income and annual operating income, respectively, that is generated by the
military housing privatization projects
as defined in the agreements. We also recognize certain property management incentive fees based
upon successful completion of certain criteria as set forth in the property management agreements.
Property management, management
incentive and asset management fees generated NOI of $3,563,000 and $9,805,000 during the three
and nine months ended October 31, 2010, respectively, and $3,122,000 and $9,048,000 during the
three and nine months
ended October 31, 2009, respectively.
Land Held for Development or Sale
The Land Development Group acquires and sells raw land and sells fully-entitled developed
lots to residential, commercial, and industrial customers. The Land Development Group also owns
and develops raw land into
master-planned communities, mixed-use projects and other residential developments. Below is a
summary of our large Land Develoment projects.
Gross | Saleable | Option | ||||||||||
Location | Acres (1) | Acres (2) | Acres (3) | |||||||||
Stapleton - Denver, CO |
264 | 173 | 1,369 | |||||||||
Mesa del Sol - Albuquerque, NM |
3,023 | 1,659 | 5,731 | |||||||||
Central Station - Chicago, IL |
30 | 30 | - | |||||||||
Carolinas |
1,352 | 1,033 | 788 | |||||||||
Arizona |
957 | 534 | - | |||||||||
Florida |
1,413 | 1,413 | - | |||||||||
Texas |
1,008 | 749 | - | |||||||||
Ohio |
1,003 | 666 | 470 | |||||||||
Other |
804 | 736 | - | |||||||||
Total |
9,854 | 6,993 | 8,358 | |||||||||
(1) | Represent all acres currently owned including those used for roadways, open spaces and parks. | |
(2) | Saleable acres represent the total of all acres currently owned that will be available for sales. The Land Development Group may choose to further develop some of the acres into completed sublots prior to sale. | |
(3) | Option acres are those acres that the Land Development Group has a formal option to acquire. Typically these options are in the form of purchase agreements with contingencies for the satisfaction of due diligence reviews. |
Stapleton - Denver, CO
Stapleton represents one of the nations largest urban redevelopments. At full build out of 4,700
acres or 7.5 square miles, Stapleton is planned for more than 12,000 homes and apartments, a
projected 3 million square-feet of retail and 10 million square-feet of office/research and
development/industrial space.
Centrally located 10 minutes east of Downtown Denver and 20 minutes from Denver International
Airport, Stapleton will be home to 30,000 residents and 35,000 workers when complete.
Mesa del Sol - Albuquerque, NM
Mesa del Sol is a 20-square mile, mixed-use community on the south mesa of Albuquerque, N.M., five
minutes from the Albuquerque International Airport. Mesa del Sols master plan calls for mixed-use
development that will include 1,400 acres for industrial/commercial and office development use,
4,400 acres for residential and supporting retail use, 3,200 acres for open space and parks and 800
acres for schools and universities.
Central Station - Chicago, IL
Located adjacent to the citys Museum Campus, and just minutes from the heart of Chicagos Loop,
the 80-acre Central Station is the fastest growing residential community in the city, with more
than 4,250 residential units completed and occupied. Over 600 units are under construction and
another 4,000 units are in development. Central Station, a 14 million-square-foot development, is
being developed in partnership with The Fogelson Companies.
Other Significant Land Holdings
Cotton Creek - Mooresville, NC
Cotton Creek is a master-planned community located in a northern suburb of Charlotte, NC. This
community will feature a variety of attached and detached home sites, which will be sold to a mix
of national and local builders. Cotton Creek is 532 acres. When completed the development is
expected to produce approximately 1,300 residential lots.
Legacy Lakes - Aberdeen, NC
Legacy Lakes is a master-planned community located in the Pinehurst area. This community is
surrounding the Nicklaus-designed Legacy Golf Course. Legacy Lakes is 405 acres and includes 718
residential lots. Of the 405 total acres, 264 are saleable acres and 9 acres have been sold to
date.
Gladden
Farms - Marana, AZ
Gladden Farms is a master-planned community that includes residential and commercial uses in a
suburban area of northwest Tucson. This community includes parks, trails and a school in a rural
setting. Gladden Farms is 1,350 acres and includes approximately 4,141 residential lots and 223
acres of commercial space. As of October 31, 2010, 1,279 lots and 100 commercial acres have been
sold. Of the 1,350 total acres, 904 are saleable acres and 413 acres have been sold to date.
Tangerine
Crossing - Tucson, AZ
Tangerine Crossing is a master-planned gated residential community with a major retail component on
the exterior in a desirable region of the Tucson metropolitan area. This community includes open
space, trails and recreation. Tangerine Crossing is 309 acres and includes 396 residential lots
and a 25-acre retail center. As of October 31, 2010, 190 lots and the 25 commercial acres have
been sold. Of the 309 total acres, 103 are saleable acres and 60 acres have been sold to date.