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8-K - FORM 8-K - FOREST CITY ENTERPRISES INC | l42839e8vk.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 |
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Vice President Corporate Communication |
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216-621-6060 |
FOR IMMEDIATE RELEASE
Forest City Reports Fiscal 2011 First-Quarter Results
CLEVELAND, Ohio June 6, 2011 Forest City Enterprises, Inc. (NYSE: FCEA and FCEB) today
announced EBDT, net earnings and revenues for the first quarter ended April 30, 2011.
EBDT
First-quarter EBDT (earnings before depreciation, amortization and deferred taxes) was $127.4
million, an increase of $56.9 million compared with 2010 first-quarter EBDT of $70.5 million. On
a fully diluted, per-share basis, first-quarter 2011 EBDT was $0.63, a 70.3 percent increase
compared with 2010 first quarter EBDT of $0.37.
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/Loss
First-quarter net earnings attributable to Forest City Enterprises, Inc. were $47.6 million, or
$0.25 per share, compared with a net loss of $15.6 million, or $0.10 per share, in the first
quarter of 2010. After preferred dividends, net earnings attributable to Forest City Enterprises,
Inc. common shareholders was $43.7 million, or $0.24 per share, for the quarter ended April 30,
2011.
1
Revenues
First-quarter 2011 consolidated revenues were $316.9 million compared with $271.5 million last
year. The year-over-year revenue variance was impacted primarily by the same factors impacting
EBDT, as described below under Review of Results.
Review of Results
An exhibit illustrating factors impacting first-quarter 2011 EBDT results, compared with results
for the comparable period in 2010, is available on the Investor Relations page of the Companys web
site: www.forestcity.net, and is included in the companys first-quarter 2011 Supplemental Package
furnished to the Securities and Exchange Commission.
For the three months ended April 30, 2011, the Companys combined Commercial and Residential
Segments (also referred to as the rental properties portfolio) provided a pre-tax EBDT increase of
$55.7 million, compared with the first quarter of 2010. The year-over-year increase was primarily
the result of initial proceeds of $42.6 million from the previously announced sale of land and air
rights to Rock Ohio Caesars Cleveland LLC for construction of a casino in downtown Cleveland,
increased income of $7.7 million from tax credits, the ramp-up of new properties of $2.6 million,
and decreased interest expense on the mature portfolio of $2.2 million. These increases in the
portfolio were partially offset by reduced EBDT from properties sold of $4.6 million.
The Companys Land Segment provided a pre-tax EBDT increase of $3.0 million, compared with the same
period in 2010, primarily due to increased sales. The Nets provided a pre-tax EBDT increase of $3.9
million, compared to the first quarter of 2010, due to the decrease in Forest Citys share of
allocated losses.
Corporate pre-tax EBDT decreased $6.9 million compared with the first quarter of 2010, primarily as
a result of the nonrecurring 2010 gain on early extinguishment of debt of $6.3 million, related to
the exchange of a portion of the Companys Senior Notes. Finally, EBDT was favorably impacted by a
larger tax benefit of $1.2 million, compared with the prior year.
NOI, Occupancies and Rent
Overall comparable property net operating income (NOI) was flat during the first quarter, compared
with the same period a year ago. The retail portfolio was up 2.6 percent. In the residential
portfolio, conventional apartments were up 5.8 percent, but portfolio-wide results were negatively
impacted by an increase in, and the timing of, operating expenses in the senior-housing component,
resulting in an overall residential increase of 1.8 percent. The office portfolio was down 2.5
percent, compared with the first quarter of 2010.
Comparable property NOI, defined as NOI from properties operated in the three months ended April
30, 2011 and 2010, 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.
2
At April 30, 2011, comparable retail occupancies were 91.2 percent, compared with 89.7 percent at
April 30, 2010, and regional mall sales averaged $411 per square foot on a rolling 12-month basis,
an increase of 7.6 percent from the same period in 2010, while comparable regional mall sales
increased 4.5 percent, compared with first quarter of 2010. Comparable office occupancies increased
to 90.7 percent, compared with 90.6 percent last year. In the residential portfolio, comparable
average occupancies for the three months ended April 30, 2011, were 95.4 percent, compared with
93.4 percent last year. Comparable residential net rental income (defined as gross rent less
vacancies and concessions) increased to 93.0 percent, compared with 89.8 percent in the same period
in 2010.
Commentary
Portfolio
Overall, were pleased with our first quarter results, which were in line with our expectations,
said Charles A. Ratner, Forest City president and chief executive officer. The year-over-year
increase in total EBDT was driven largely by initial proceeds from our Cleveland casino land and
air rights sale, as well as by increased income from tax credits, and a decrease in our allocated
losses at the Nets.
Results from our operating portfolio reflect continued improving fundamentals. Comparable
occupancies were up year-over-year in all major product types, with solid gains in both retail and
multifamily. Results from our retail portfolio, as measured by comparable property net operating
income, showed solid improvement consistent with industry-wide trends. In our residential
multifamily portfolio, results from our conventional apartments were up solidly, but the overall
increase in multifamily comparable property net operating income was reduced by a year-over-year
decline in our senior-housing component as a result of increased operating expenses. Comparable
property results in the office portfolio were negatively impacted, as anticipated, by lease
expirations at our Brooklyn office properties, although re-leasing efforts to date have exceeded
our expectations, reflecting improvement in the overall New York office market. In our Land
Segment, pre-tax EBDT was up modestly, but results continue to reflect weak conditions in our
traditional land business, which is largely driven by the sale of lots to single-family
homebuilders.
Capital Raising
During the quarter, we continued to take advantage of improving valuations by selectively
monetizing assets to generate liquidity and realize value from the portfolio. In addition to the
casino land sale, transactions in the quarter included the sale of our interest in Met Lofts, a
downtown Los Angeles apartment property, and the sale of the Charleston Marriott hotel in
Charleston, West Virginia. The most significant transaction in the first quarter was the
completion of our New York retail joint venture with Madison International Realty. That
transaction, which resulted in an investment by Madison of $172.3 million, represented a 6.9
percent cap rate on 2010 net operating income for the 15 properties
involved. These and other transactions we have executed over the past two years continue to
demonstrate the significant value embedded in our portfolio of high-quality assets in strong
markets.
3
Since the end of the quarter, we have continued to evaluate and selectively take advantage of
transactional opportunities. The most recent of these, which was completed May 10, was the sale to
USAA Real Estate Company of the first two completed office buildings at our Waterfront Station
mixed-use project in Washington, D.C., which opened in the first quarter of 2010. The sale price
was $356.0 million, as compared to a cost of $245.9 million at full consolidation, as reflected in
our Supplemental Package for the first quarter. Forest Citys share of net proceeds was $61
million, a clear demonstration of our ability to generate real value from our portfolio.
Importantly, following the transaction, we and our partners at Waterfront Station retain more than
a million square feet of additional future office, residential and retail entitlement. As we have
historically, we will continue to selectively evaluate asset sales and joint ventures going forward
as a means to generate liquidity and realize value.
Another notable achievement during the first quarter was the closing of our new, $450 million
revolving credit facility with a group of 14 banks. The new credit facility has improved terms,
with fewer restrictions and an extended maturity, compared with the facility it replaced. Finally,
in the first week of May, we executed privately negotiated exchanges of $40.0 million of our 5.00%
Convertible Senior Notes due 2016 for Class A common stock. Both of these achievements reflect the
strength of our relationships with our lenders and investors, as well as our commitment to reduce
total recourse debt and improve our balance sheet and debt metrics.
Pipeline
During the first quarter, we continued to make progress on our pipeline of under-construction
projects. Of particular note is our 8 Spruce Street apartment high-rise in Lower Manhattan, which
began first-phase lease-up on February 18. Market acceptance of this unique, luxury property has
been remarkable. As of May 31, 202 leases have been signed, representing 22 percent of the
propertys total 903 units at completion. Per-square-foot rates for leases signed to date are in
line with our pro-forma for the property.
Also since the beginning of the fiscal year, we have taken steps to advance new projects that we
believe will add to future growth, both within our portfolio and through new opportunities.
Leveraging existing entitlement at Stapleton in Denver, we expect to break ground this summer on
two new multifamily projects, totaling 338 units. New vertical development is also anticipated in
the near term at both Atlantic Yards in Brooklyn and The Yards in Washington, D.C. In the Dallas
suburb of Frisco, weve entered into a public/private partnership with the city and its community
development entity to develop a 320-acre mixed-use project on land we control with our partner.
Finally, in San Francisco, Forest City has been selected as developer by the Port of San Francisco
to execute the ports master plan for Pier 70, a 25-acre site in a historic marine industrial
area on that citys Central Waterfront.
4
Openings and Projects Under Construction
At the end of the first quarter, Forest City had four projects under construction with a total
project cost of $1.7 billion at the Companys pro-rata share ($2.7 billion at full consolidation).
Three of the projects are in New York: 8 Spruce Street (formerly Beekman), a 903-unit residential
tower in Manhattan, Westchesters Ridge Hill, a mixed-use retail center in Yonkers, New York, and
the Barclays Center arena, the future home of the NBA Nets in Brooklyn. The fourth is Foundry
Lofts at The Yards in Washington, D.C.
As referenced above, first-phase lease-up and tenant move-ins on the lower floors are well underway
at 8 Spruce Street, the Frank Gehry-designed apartment tower in lower Manhattan. Interior
build-out continues on the upper floors, and additional phases of leasing are expected to begin
later in 2011 and into the first quarter of 2012.
Leasing efforts and construction continue at Westchesters Ridge Hill, the companys mixed-use
retail project in Yonkers, New York, with commitments currently for 50 percent of the retail space.
In May, the first-phase opening for Cinema De Lux and REI took place. Additional tenant openings
are anticipated later in 2011, leading up to the opening of anchor Lord & Taylor in February 2012.
The center was the subject of considerable interest from retailers at the recent annual ICSC RECon
event in Las Vegas. With economic conditions continuing to improve, retailer interest and leasing
activity is accelerating.
Work continues at the Barclays Center at Atlantic Yards, and an official opening date of September
28, 2012 has been set for the arena. Approximately 55 percent of forecasted contractually
obligated revenues for the arena are currently under contract. In addition to work on the arena,
initial planning, design and engineering work is also underway for the first residential
multifamily building at Atlantic Yards.
In Washington, D.C., construction continues on Foundry Lofts, the first residential building at The
Yards mixed-use project. The apartment building is scheduled for completion and the beginning of
lease-up in the third quarter of 2011. This adaptive reuse of a former Navy Yard industrial
building will offer 170 loft-style apartments, including 34 two-level penthouse units, together
with a small amount of street-level retail space.
Liquidity and Financing Activity
At April 30, 2011, the Company had $241.7 million ($204.6 million at full consolidation) in cash on
its balance sheet, and $256.6 million of available capacity on its revolving line of credit.
Since January 31, 2011, the Company has addressed, through closed loans and committed financings,
$664.5 million at full consolidation ($517.0 million at its pro-rata share) of the $1.2 billion
($1.1 billion at pro-rata) of long-term debt maturities coming due in fiscal year 2011.
Additionally, the Company addressed $637.3 million ($543.2 million at pro-rata) of loans maturing
in future years.
5
As of April 30, 2011, the Companys weighted-average cost of nonrecourse debt decreased to 4.95
percent from 5.10 percent at April 30, 2010, primarily due to a decrease in fixed-rate mortgage
debt. Fixed-rate mortgage debt, which represented 69 percent of the Companys total nonrecourse
mortgage debt, and is inclusive of interest rate swaps, decreased to 5.85 percent at April 30, 2011
from 6.06 percent and at April 30, 2010. Variable-rate mortgage debt increased from 2.87 percent at
April 30, 2010, to 2.92 percent at April 30, 2011.
Outlook
Forest Citys first-quarter results, as well as those for much of the broader real estate
industry, continue to reflect improving conditions, Ratner concluded. In addition, development in
key markets and property types, particularly multifamily, appears to be coming back into favor as
fundamentals improve, asset valuations strengthen, tenants gain more confidence, and lenders and
investors shift their focus from defensive strategies to future growth.
We remain optimistic based on the performance of our portfolio, the strength of our core markets,
and the depth of our entitlement. We retain appropriate caution in our outlook, given the many
headwinds in the macro environment, ranging from the threat of rising interest rates, to sovereign
debt crises in Europe, to federal, state and municipal fiscal concerns here in the U.S.
Today, Forest City is well-positioned to take advantage of improving fundamentals and market
demand. With growth from our portfolio as a strong foundation, we look forward to, and are prepared
to take advantage of new opportunities as they arise.
Corporate Description
Forest City Enterprises, Inc. is a NYSE-listed national real estate company with $11.5 billion in
total assets. 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 months ended April 30, 2011, 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.
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.
6
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, and amortization of mortgage procurement costs; iv) deferred
income taxes; v) preferred payment which is classified as non-controlling interest expense on the
Companys Consolidated Statements of Operations; vi) impairment of real estate (net of tax); vii)
extraordinary items (net of tax); and viii) cumulative or retrospective effect of change in
accounting principle (net of tax).
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 income taxes, 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-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 generally 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
7
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 our 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 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, effects of a downgrade or failure
of our insurance carriers, 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 industry,
volatility in the market price of our publicly traded securities, inflation risks, 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.
8
Forest City Enterprises, Inc. and Subsidiaries
Financial Highlights
Three Months Ended April 30, 2011 and 2010
(dollars in thousands, except per share data)
Financial Highlights
Three Months Ended April 30, 2011 and 2010
(dollars in thousands, except per share data)
Three Months Ended | ||||||||||||||||
April 30, | Increase (Decrease) | |||||||||||||||
2011 | 2010 | Amount | Percent | |||||||||||||
Operating Results: |
||||||||||||||||
Earnings (loss) from continuing operations |
$ | 42,978 | $ | (21,856 | ) | $ | 64,834 | |||||||||
Discontinued operations, net of tax |
5,719 | 492 | 5,227 | |||||||||||||
Net earnings (loss) |
48,697 | (21,364 | ) | 70,061 | ||||||||||||
Earnings from continuing operations attributable to noncontrolling interests |
(737 | ) | 5,823 | (6,560 | ) | |||||||||||
Earnings from discontinued operations attributable to noncontrolling interests (1) |
(393 | ) | (21 | ) | (372 | ) | ||||||||||
Net earnings (loss) attributable to Forest City Enterprises, Inc. |
$ | 47,567 | $ | (15,562 | ) | $ | 63,129 | |||||||||
Preferred dividends |
(3,850 | ) | - | (3,850 | ) | |||||||||||
Net earnings (loss) attributable to Forest City Enterprises, Inc. common shareholders |
$ | 43,717 | $ | (15,562 | ) | $ | 59,279 | |||||||||
Earnings Before Depreciation, Amortization and Deferred Taxes (EBDT) (2) |
$ | 127,376 | $ | 70,467 | $ | 56,909 | 80.8 | % | ||||||||
Reconciliation of Net Earnings (Loss) to Earnings Before Depreciation,
Amortization and Deferred Taxes (EBDT) (2): |
||||||||||||||||
Net earnings (loss) attributable to Forest City Enterprises, Inc. |
$ | 47,567 | $ | (15,562 | ) | $ | 63,129 | |||||||||
Depreciation and amortization - Real Estate Groups (7) |
68,829 | 69,954 | (1,125 | ) | ||||||||||||
Amortization of mortgage procurement costs - Real Estate Groups (7) |
3,632 | 3,062 | 570 | |||||||||||||
Deferred income tax expense (8) |
4,813 | (15,376 | ) | 20,189 | ||||||||||||
Remove deferred income tax expense for non-Real Estate Groups in 2010 (8) |
- | 5,133 | (5,133 | ) | ||||||||||||
Current income tax expense on non-operating earnings: (8) |
||||||||||||||||
Gain on disposition of rental properties and partial interest in rental properties |
30,304 | 13,724 | 16,580 | |||||||||||||
Gain on disposition included in discontinued operations |
1,201 | - | 1,201 | |||||||||||||
Straight-line rent adjustment (4) |
(2,224 | ) | (3,038 | ) | 814 | |||||||||||
Preference payment (6) |
585 | 585 | - | |||||||||||||
Impairment of consolidated real estate |
4,835 | - | 4,835 | |||||||||||||
Impairment of unconsolidated real estate |
- | 12,899 | (12,899 | ) | ||||||||||||
Gain on disposition of rental properties and partial interest in rental properties |
(9,561 | ) | (866 | ) | (8,695 | ) | ||||||||||
Gain on disposition of unconsolidated entities |
(12,567 | ) | (48 | ) | (12,519 | ) | ||||||||||
Discontinued operations: (1) |
||||||||||||||||
Gain on disposition of rental properties |
(10,431 | ) | - | (10,431 | ) | |||||||||||
Noncontrolling interest - Gain on disposition |
393 | - | 393 | |||||||||||||
Earnings Before Depreciation, Amortization and Deferred Taxes (EBDT) (2) |
$ | 127,376 | $ | 70,467 | $ | 56,909 | 80.8 | % | ||||||||
Earnings Before Depreciation, Amortization and Deferred Taxes (EBDT) (2) (3) (5) |
$ | 0.63 | $ | 0.37 | $ | 0.26 | 70.3 | % | ||||||||
Diluted Earnings per Common Share: |
||||||||||||||||
Earnings (loss) from continuing operations |
$ | 0.23 | $ | (0.14 | ) | $ | 0.37 | |||||||||
Discontinued operations, net of tax |
0.03 | - | 0.03 | |||||||||||||
Net earnings (loss) |
0.26 | (0.14 | ) | 0.40 | ||||||||||||
Earnings from continuing operations attributable to noncontrolling interests |
(0.01 | ) | 0.04 | (0.05 | ) | |||||||||||
Earnings from discontinued operations attributable to noncontrolling interests (1) |
- | - | - | |||||||||||||
Net earnings attributable to noncontrolling interests |
(0.01 | ) | 0.04 | (0.05 | ) | |||||||||||
Net earnings (loss) attributable to Forest City Enterprises, Inc. |
$ | 0.25 | $ | (0.10 | ) | $ | 0.35 | |||||||||
Preferred dividends |
(0.02 | ) | - | (0.02 | ) | |||||||||||
Interest on convertible debt |
0.01 | - | 0.01 | |||||||||||||
Preferred distribution on Class A Common Units |
- | - | - | |||||||||||||
Net earnings (loss) attributable to Forest City Enterprises, Inc. common shareholders |
$ | 0.24 | $ | (0.10 | ) | $ | 0.34 | |||||||||
Basic weighted average shares outstanding (5) |
165,498,904 | 155,352,050 | 10,146,854 | |||||||||||||
Diluted weighted average shares outstanding (5) |
204,975,222 | 196,290,633 | 8,684,589 | |||||||||||||
Forest City Enterprises, Inc. and Subsidiaries
Financial Highlights
Three Months Ended April 30, 2011 and 2010
(dollars in thousands)
Financial Highlights
Three Months Ended April 30, 2011 and 2010
(dollars in thousands)
Three Months Ended | ||||||||||||||||
April 30, | Increase (Decrease) | |||||||||||||||
2011 | 2010 | Amount | Percent | |||||||||||||
Operating Earnings (a non-GAAP financial measure) and Reconciliation to Net Earnings: |
||||||||||||||||
Revenues from real estate operations |
||||||||||||||||
Commercial Group |
$ | 255,287 | $ | 213,210 | $ | 42,077 | ||||||||||
Residential Group |
53,504 | 51,392 | 2,112 | |||||||||||||
Land Development Group |
8,090 | 6,858 | 1,232 | |||||||||||||
The Nets |
- | - | - | |||||||||||||
Corporate Activities |
- | - | - | |||||||||||||
Total Revenues |
316,881 | 271,460 | 45,421 | 16.7 | % | |||||||||||
Operating expenses |
(165,688 | ) | (155,291 | ) | (10,397 | ) | ||||||||||
Interest expense |
(67,994 | ) | (81,118 | ) | 13,124 | |||||||||||
Gain (loss) on early extinguishment of debt |
(296 | ) | 6,297 | (6,593 | ) | |||||||||||
Amortization of mortgage procurement costs (7) |
(3,449 | ) | (2,612 | ) | (837 | ) | ||||||||||
Depreciation and amortization (7) |
(58,391 | ) | (60,071 | ) | 1,680 | |||||||||||
Interest and other income |
15,507 | 6,814 | 8,693 | |||||||||||||
Equity in earnings (loss) of unconsolidated entities, including impairment |
19,994 | (17,124 | ) | 37,118 | ||||||||||||
Impairment of unconsolidated real estate |
- | 12,899 | (12,899 | ) | ||||||||||||
Gain on disposition of unconsolidated entities |
(12,567 | ) | (48 | ) | (12,519 | ) | ||||||||||
Revenues and interest income from discontinued operations (1) |
1,293 | 10,262 | (8,969 | ) | ||||||||||||
Expenses from discontinued operations (1) |
(1,293 | ) | (9,474 | ) | 8,181 | |||||||||||
Operating loss (a non-GAAP financial measure) |
43,997 | (18,006 | ) | 62,003 | ||||||||||||
Impairment of consolidated real estate |
(4,835 | ) | - | (4,835 | ) | |||||||||||
Impairment of unconsolidated real estate |
- | (12,899 | ) | 12,899 | ||||||||||||
Gain on disposition of unconsolidated entities |
12,567 | 48 | 12,519 | |||||||||||||
Gain on disposition of rental properties and partial interest in rental properties, net of noncontrolling interest |
9,561 | 866 | 8,695 | |||||||||||||
Gain on disposition of rental properties included in discontinued operations (1) |
10,431 | - | 10,431 | |||||||||||||
Income tax benefit (expense) (8) |
||||||||||||||||
Operating earnings |
13,294 | 6,975 | 6,319 | |||||||||||||
Deferred taxes |
(4,813 | ) | 15,376 | (20,189 | ) | |||||||||||
Gain on disposition of rental properties and partial interest in rental properties |
(31,505 | ) | (13,724 | ) | (17,781 | ) | ||||||||||
Income tax benefit (expense) |
(23,024 | ) | 8,627 | (31,651 | ) | |||||||||||
Net earnings (loss) |
48,697 | (21,364 | ) | 70,061 | ||||||||||||
Noncontrolling Interests |
||||||||||||||||
Earnings from continuing operations attributable to noncontrolling interests |
(737 | ) | 5,823 | (6,560 | ) | |||||||||||
Earnings from discontinued operations attributable to noncontrolling interests (1) |
||||||||||||||||
Operating earnings |
- | (21 | ) | 21 | ||||||||||||
Gain on disposition of rental properties |
(393 | ) | - | (393 | ) | |||||||||||
(393 | ) | (21 | ) | (372 | ) | |||||||||||
Noncontrolling Interests |
(1,130 | ) | 5,802 | (6,932 | ) | |||||||||||
Net earnings (loss) attributable to Forest City Enterprises, Inc. |
$ | 47,567 | $ | (15,562 | ) | $ | 63,129 | |||||||||
Preferred dividends |
(3,850 | ) | - | (3,850 | ) | |||||||||||
Net earnings (loss) attributable to Forest City Enterprises, Inc. common shareholders |
$ | 43,717 | $ | (15,562 | ) | $ | 59,279 | |||||||||
Forest City Enterprises, Inc. and Subsidiaries
Financial Highlights
Three Months Ended April 30, 2011 and 2010
(in thousands)
Financial Highlights
Three Months Ended April 30, 2011 and 2010
(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 months ended April 30, 2011 and 2010, the calculation of EBDT per share under the
if-converted method requires an adjustment for interest of $1,798 and $2,640, 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 $129,174 and $73,107 for the three months ended April 30,
2011 and 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 April 30, 2011, weighted average shares issuable upon the conversion
of preferred stock of 14,550,257 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 three months ended April 30, 2010, the effect of 40,938,583 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 April 30, 2010, diluted weighted average
shares outstanding of 196,290,633 were used to arrive at $0.37/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 | ||||||||
Three Months Ended April 30, | ||||||||
2011 | 2010 | |||||||
Full Consolidation |
$ | 58,391 | $ | 60,071 | ||||
Non-Real Estate |
(702 | ) | (1,568 | ) | ||||
Real Estate Groups Full Consolidation |
57,689 | 58,503 | ||||||
Real Estate Groups related to noncontrolling interest |
(2,550 | ) | (1,785 | ) | ||||
Real Estate Groups Unconsolidated |
13,690 | 11,368 | ||||||
Real Estate Groups Discontinued Operations |
- | 1,868 | ||||||
Real Estate Groups Pro-Rata Consolidation |
$ | 68,829 | $ | 69,954 | ||||
Amortization of Mortgage Procurement Costs | ||||||||
Three Months Ended April 30, | ||||||||
2011 | 2010 | |||||||
Full Consolidation |
$ | 3,449 | $ | 2,612 | ||||
Non-Real Estate |
- | - | ||||||
Real Estate Groups Full Consolidation |
3,449 | 2,612 | ||||||
Real Estate Groups related to noncontrolling interest |
(435 | ) | (89 | ) | ||||
Real Estate Groups Unconsolidated |
618 | 484 | ||||||
Real Estate Groups Discontinued Operations |
- | 55 | ||||||
Real Estate Groups Pro-Rata Consolidation |
$ | 3,632 | $ | 3,062 | ||||
Forest City Enterprises, Inc. and Subsidiaries
Financial Highlights
Three Months Ended April 30, 2011 and 2010
(in thousands)
Financial Highlights
Three Months Ended April 30, 2011 and 2010
(in thousands)
Three Months Ended April 30, | ||||||||
2011 | 2010 | |||||||
8) The following table provides detail of Income Tax Expense (Benefit): | (in thousands) |
|||||||
Current taxes |
||||||||
Operating Earnings |
$ | (13,244 | ) | $ | (7,105 | ) | ||
Gain on disposition of rental properties and partial interest in rental properties |
30,304 | 13,724 | ||||||
Subtotal |
17,060 | 6,619 | ||||||
Discontinued operations |
||||||||
Operating Earnings |
(50 | ) | 130 | |||||
Gain on disposition of rental properties and partial interest in rental properties |
1,201 | - | ||||||
Subtotal |
1,151 | 130 | ||||||
Total Current taxes |
18,211 | 6,749 | ||||||
Deferred taxes |
||||||||
Continuing operations |
$ | 1,252 | $ | (15,542 | ) | |||
Discontinued operations |
3,561 | 166 | ||||||
Total Deferred taxes |
4,813 | (15,376 | ) | |||||
Grand Total |
$ | 23,024 | $ | (8,627 | ) | |||
2010 Recap of Grand Total: |
||||||||
Real Estate Groups |
||||||||
Current |
8,519 | |||||||
Deferred |
(10,243 | ) | ||||||
(1,724 | ) | |||||||
Non-Real Estate Groups |
||||||||
Current |
(1,770 | ) | ||||||
Deferred |
(5,133 | ) | ||||||
(6,903 | ) | |||||||
Grand Total |
$ | (8,627 | ) | |||||
Reconciliation of Net Operating Income (non-GAAP) to Net Earnings (Loss) (GAAP) (in
thousands):
Three Months Ended April 30, 2011 | Three Months Ended April 30, 2010 | ||||||||||||||||||||||||||||||||||||||||
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 |
$ | 316,881 | $ | 17,240 | $ | 82,714 | $ | 1,293 | $ | 383,648 | $ | 271,460 | $ | 13,092 | $ | 73,473 | $ | 10,184 | $ | 342,025 | |||||||||||||||||||||
Exclude straight-line rent adjustment (1) |
(3,435 | ) | - | - | - | (3,435 | ) | (4,117 | ) | - | - | (163 | ) | (4,280 | ) | ||||||||||||||||||||||||||
Adjusted revenues |
313,446 | 17,240 | 82,714 | 1,293 | 380,213 | 267,343 | 13,092 | 73,473 | 10,021 | 337,745 | |||||||||||||||||||||||||||||||
Add interest and other income |
15,507 | (140 | ) | 117 | - | 15,764 | 6,814 | 899 | 14,816 | 3 | 20,734 | ||||||||||||||||||||||||||||||
Add equity in earnings (loss) of unconsolidated entities, including impairment |
19,994 | 48 | (20,299 | ) | - | (353 | ) | (17,124 | ) | (6,444 | ) | 10,953 | - | 273 | |||||||||||||||||||||||||||
Exclude gain on disposition of unconsolidated entities |
(12,567 | ) | - | 12,567 | - | - | (48 | ) | - | 48 | - | - | |||||||||||||||||||||||||||||
Exclude impairment of unconsolidated real estate |
- | - | - | - | - | 12,899 | - | (12,899 | ) | - | - | ||||||||||||||||||||||||||||||
Exclude depreciation and amortization of unconsolidated entities (see below) |
14,308 | - | (14,308 | ) | - | - | 11,852 | - | (11,852 | ) | - | - | |||||||||||||||||||||||||||||
Adjusted total income |
350,688 | 17,148 | 60,791 | 1,293 | 395,624 | 281,736 | 7,547 | 74,539 | 10,024 | 358,752 | |||||||||||||||||||||||||||||||
Operating expenses |
165,688 | 8,967 | 37,684 | 1,247 | 195,652 | 155,291 | 6,363 | 53,636 | 5,647 | 208,211 | |||||||||||||||||||||||||||||||
Add back non-Real Estate depreciation and amortization (b) |
702 | - | - | - | 702 | 1,568 | - | 878 | - | 2,446 | |||||||||||||||||||||||||||||||
Add back amortization of mortgage procurement costs for non-Real Estate Groups (d) |
- | - | - | - | - | - | - | 69 | - | 69 | |||||||||||||||||||||||||||||||
Exclude straight-line rent adjustment (2) |
(1,211 | ) | - | - | - | (1,211 | ) | (1,242 | ) | - | - | - | (1,242 | ) | |||||||||||||||||||||||||||
Exclude preference payment |
(585 | ) | - | - | - | (585 | ) | (585 | ) | - | - | - | (585 | ) | |||||||||||||||||||||||||||
Adjusted operating expenses |
164,594 | 8,967 | 37,684 | 1,247 | 194,558 | 155,032 | 6,363 | 54,583 | 5,647 | 208,899 | |||||||||||||||||||||||||||||||
Net operating income |
186,094 | 8,181 | 23,107 | 46 | 201,066 | 126,704 | 1,184 | 19,956 | 4,377 | 149,853 | |||||||||||||||||||||||||||||||
Interest expense |
(67,994 | ) | (4,455 | ) | (23,107 | ) | (46 | ) | (86,692 | ) | (81,118 | ) | (5,133 | ) | (19,956 | ) | (1,850 | ) | (97,791 | ) | |||||||||||||||||||||
Gain (loss) on early extinguishment of debt |
(296 | ) | (4 | ) | - | - | (292 | ) | 6,297 | - | - | - | 6,297 | ||||||||||||||||||||||||||||
Equity in earnings (loss) of unconsolidated entities, including impairment |
(19,994 | ) | (48 | ) | 20,299 | - | 353 | 17,124 | 6,444 | (10,953 | ) | - | (273 | ) | |||||||||||||||||||||||||||
Gain on disposition of unconsolidated entities |
12,567 | - | - | - | 12,567 | 48 | - | - | - | 48 | |||||||||||||||||||||||||||||||
Impairment of unconsolidated real estate |
- | - | - | - | - | (12,899 | ) | - | - | - | (12,899 | ) | |||||||||||||||||||||||||||||
Depreciation and amortization of unconsolidated entities (see above) |
(14,308 | ) | - | 14,308 | - | - | (11,852 | ) | - | 11,852 | - | - | |||||||||||||||||||||||||||||
Net gain on disposition of rental properties and partial interests in rental properties |
9,561 | - | - | 10,038 | 19,599 | 866 | - | - | - | 866 | |||||||||||||||||||||||||||||||
Impairment of consolidated real estate |
(4,835 | ) | - | - | - | (4,835 | ) | - | - | - | - | - | |||||||||||||||||||||||||||||
Depreciation and amortization - Real Estate Groups (a) |
(57,689 | ) | (2,550 | ) | (13,690 | ) | - | (68,829 | ) | (58,503 | ) | (1,785 | ) | (11,368 | ) | (1,868 | ) | (69,954 | ) | ||||||||||||||||||||||
Amortization of mortgage procurement costs - Real Estate Groups (c) |
(3,449 | ) | (435 | ) | (618 | ) | - | (3,632 | ) | (2,612 | ) | (89 | ) | (484 | ) | (55 | ) | (3,062 | ) | ||||||||||||||||||||||
Straight-line rent adjustment (1) + (2) |
2,224 | - | - | - | 2,224 | 2,875 | - | - | 163 | 3,038 | |||||||||||||||||||||||||||||||
Preference payment |
(585 | ) | - | - | - | (585 | ) | (585 | ) | - | - | - | (585 | ) | |||||||||||||||||||||||||||
Earnings (loss) before income taxes |
41,296 | 689 | 20,299 | 10,038 | 70,944 | (13,655 | ) | 621 | (10,953 | ) | 767 | (24,462 | ) | ||||||||||||||||||||||||||||
Income tax provision |
(18,312 | ) | - | - | (4,712 | ) | (23,024 | ) | 8,923 | - | - | (296 | ) | 8,627 | |||||||||||||||||||||||||||
Equity in earnings (loss) of unconsolidated entities, including impairment |
19,994 | 48 | (20,299 | ) | - | (353 | ) | (17,124 | ) | (6,444 | ) | 10,953 | - | 273 | |||||||||||||||||||||||||||
Earnings (loss) from continuing operations |
42,978 | 737 | - | 5,326 | 47,567 | (21,856 | ) | (5,823 | ) | - | 471 | (15,562 | ) | ||||||||||||||||||||||||||||
Discontinued operations, net of tax |
5,719 | 393 | - | (5,326 | ) | - | 492 | 21 | - | (471 | ) | - | |||||||||||||||||||||||||||||
Net earnings (loss) |
48,697 | 1,130 | - | - | 47,567 | (21,364 | ) | (5,802 | ) | - | - | (15,562 | ) | ||||||||||||||||||||||||||||
Noncontrolling interests |
|||||||||||||||||||||||||||||||||||||||||
(Earnings) loss from continuing operations attributable to noncontrolling interests |
(737 | ) | (737 | ) | - | - | - | 5,823 | 5,823 | - | - | - | |||||||||||||||||||||||||||||
Earnings from discontinued operations attributable to noncontrolling interests |
(393 | ) | (393 | ) | - | - | - | (21 | ) | (21 | ) | - | - | - | |||||||||||||||||||||||||||
Noncontrolling interests |
(1,130 | ) | (1,130 | ) | - | - | - | 5,802 | 5,802 | - | - | - | |||||||||||||||||||||||||||||
Net earnings (loss) attributable to Forest City Enterprises, Inc. |
$ | 47,567 | $ | - | $ | - | $ | - | $ | 47,567 | $ | (15,562 | ) | $ | - | $ | - | $ | - | $ | (15,562 | ) | |||||||||||||||||||
Preferred dividends |
(3,850 | ) | - | - | - | (3,850 | ) | - | - | - | - | - | |||||||||||||||||||||||||||||
Net earnings (loss) attributable to Forest City Enterprises, Inc. common shareholders |
$ | 43,717 | $ | - | $ | - | $ | - | $ | 43,717 | $ | (15,562 | ) | $ | - | $ | - | $ | - | $ | (15,562 | ) | |||||||||||||||||||
(a) Depreciation and amortization - Real Estate Groups |
$ | 57,689 | $ | 2,550 | $ | 13,690 | $ | - | $ | 68,829 | $ | 58,503 | $ | 1,785 | $ | 11,368 | $ | 1,868 | $ | 69,954 | |||||||||||||||||||||
(b) Depreciation and amortization - Non-Real Estate |
702 | - | - | - | 702 | 1,568 | - | 878 | - | 2,446 | |||||||||||||||||||||||||||||||
Total depreciation and amortization |
$ | 58,391 | $ | 2,550 | $ | 13,690 | $ | - | $ | 69,531 | $ | 60,071 | $ | 1,785 | $ | 12,246 | $ | 1,868 | $ | 72,400 | |||||||||||||||||||||
(c) Amortization of mortgage procurement costs - Real Estate Groups |
$ | 3,449 | $ | 435 | $ | 618 | $ | - | $ | 3,632 | $ | 2,612 | $ | 89 | $ | 484 | $ | 55 | $ | 3,062 | |||||||||||||||||||||
(d) Amortization of mortgage procurement costs - Non-Real Estate |
- | - | - | - | - | - | - | 69 | - | 69 | |||||||||||||||||||||||||||||||
Total amortization of mortgage procurement costs |
$ | 3,449 | $ | 435 | $ | 618 | $ | - | $ | 3,632 | $ | 2,612 | $ | 89 | $ | 553 | $ | 55 | $ | 3,131 | |||||||||||||||||||||
Forest City Enterprises, Inc. and Subsidiaries
Supplemental Operating Information
Supplemental Operating Information
Net Operating Income (dollars in thousands) | |||||||||||||||||||||||||||||||||||||||||||||||||||||
Three Months Ended April 30, 2011 | Three Months Ended April 30, 2010 | % 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 |
$ | 56,271 | $ | 2,838 | $ | 6,709 | $ | - | $ | 60,142 | $ | 56,102 | $ | 2,848 | $ | 5,369 | $ | - | $ | 58,623 | 0.3 | % | 2.6 | % | |||||||||||||||||||||||||||||
Total |
58,986 | 2,893 | 8,372 | - | 64,465 | 61,609 | 2,924 | 5,583 | 2,935 | 67,203 | |||||||||||||||||||||||||||||||||||||||||||
Office Buildings |
|||||||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
55,465 | 2,086 | 4,816 | - | 58,195 | 58,195 | 2,601 | 4,074 | - | 59,668 | (4.7 | %) | (2.5 | %) | |||||||||||||||||||||||||||||||||||||||
Total |
63,224 | 5,148 | 3,182 | - | 61,258 | 63,090 | 3,859 | 4,074 | - | 63,305 | |||||||||||||||||||||||||||||||||||||||||||
Hotels |
|||||||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
104 | - | 360 | - | 464 | 644 | - | 368 | - | 1,012 | (83.9 | %) | (54.2 | %) | |||||||||||||||||||||||||||||||||||||||
Total |
104 | - | 360 | 46 | 510 | 644 | - | 368 | 793 | 1,805 | |||||||||||||||||||||||||||||||||||||||||||
Earnings from Commercial Land Sales (2) |
42,585 | (782 | ) | - | - | 43,367 | 289 | 14 | - | - | 275 | ||||||||||||||||||||||||||||||||||||||||||
Other (1) |
1,064 | (54 | ) | 1,938 | - | 3,056 | (5,508 | ) | 358 | 1,233 | - | (4,633 | ) | ||||||||||||||||||||||||||||||||||||||||
Total Commercial Group |
|||||||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
111,840 | 4,924 | 11,885 | - | 118,801 | 114,941 | 5,449 | 9,811 | - | 119,303 | (2.7 | %) | (0.4 | %) | |||||||||||||||||||||||||||||||||||||||
Total |
165,963 | 7,205 | 13,852 | 46 | 172,656 | 120,124 | 7,155 | 11,258 | 3,728 | 127,955 | |||||||||||||||||||||||||||||||||||||||||||
Residential Group |
|||||||||||||||||||||||||||||||||||||||||||||||||||||
Apartments |
|||||||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
25,802 | 528 | 6,842 | - | 32,116 | 25,234 | 418 | 6,745 | - | 31,561 | 2.3 | % | 1.8 | % | |||||||||||||||||||||||||||||||||||||||
Total |
29,092 | 1,074 | 8,276 | - | 36,294 | 26,411 | 462 | 7,448 | 649 | 34,046 | |||||||||||||||||||||||||||||||||||||||||||
Military Housing |
|||||||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
- | - | - | - | - | - | - | - | - | - | |||||||||||||||||||||||||||||||||||||||||||
Total |
5,590 | - | 378 | - | 5,968 | 6,477 | - | 370 | - | 6,847 | |||||||||||||||||||||||||||||||||||||||||||
Land Sales |
158 | 16 | - | - | 142 | - | - | - | - | - | |||||||||||||||||||||||||||||||||||||||||||
Other (1) |
(1,576 | ) | (390 | ) | 452 | - | (734 | ) | (3,879 | ) | (228 | ) | - | - | (3,651 | ) | |||||||||||||||||||||||||||||||||||||
Total Residential Group |
|||||||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
25,802 | 528 | 6,842 | - | 32,116 | 25,234 | 418 | 6,745 | - | 31,561 | 2.3 | % | 1.8 | % | |||||||||||||||||||||||||||||||||||||||
Total |
33,264 | 700 | 9,106 | - | 41,670 | 29,009 | 234 | 7,818 | 649 | 37,242 | |||||||||||||||||||||||||||||||||||||||||||
Total Rental Properties |
|||||||||||||||||||||||||||||||||||||||||||||||||||||
Comparable |
137,642 | 5,452 | 18,727 | - | 150,917 | 140,175 | 5,867 | 16,556 | - | 150,864 | (1.8 | %) | 0.0 | % | |||||||||||||||||||||||||||||||||||||||
Total |
199,227 | 7,905 | 22,958 | 46 | 214,326 | 149,133 | 7,389 | 19,076 | 4,377 | 165,197 | |||||||||||||||||||||||||||||||||||||||||||
Land Development Group |
2,102 | 276 | 149 | - | 1,975 | (653 | ) | 18 | (266 | ) | - | (937 | ) | ||||||||||||||||||||||||||||||||||||||||
The Nets |
(304 | ) | - | - | - | (304 | ) | (10,430 | ) | (6,223 | ) | 1,146 | - | (3,061 | ) | ||||||||||||||||||||||||||||||||||||||
Corporate Activities |
(14,931 | ) | - | - | - | (14,931 | ) | (11,346 | ) | - | - | - | (11,346 | ) | |||||||||||||||||||||||||||||||||||||||
Grand Total |
$ | 186,094 | $ | 8,181 | $ | 23,107 | $ | 46 | $ | 201,066 | $ | 126,704 | $ | 1,184 | $ | 19,956 | $ | 4,377 | $ | 149,853 | |||||||||||||||||||||||||||||||||
(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. |
|
(2) | Includes $42,622 of NOI generated from the Casino land sale at full and pro-rata
consolidation. |
Openings and Acquisitions as of April 30, 2011
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 % | |||||||||||||||||||||||||||
2011 (1) | (in millions) | |||||||||||||||||||||||||||||||||||||
Residential: |
||||||||||||||||||||||||||||||||||||||
8 Spruce Street (leasable only) (d) (l) |
Manhattan, NY | D | Q1-11/12 | 49.0 | % | 70.0 | % | $ | 0.0 | $ | 0.0 | $ | 0.0 | 372 | ||||||||||||||||||||||||
Prior Two Years Openings (7) |
||||||||||||||||||||||||||||||||||||||
Retail Centers: |
||||||||||||||||||||||||||||||||||||||
Village at Gulfstream Park (e) |
Hallandale Beach, FL | D | Q1-10 | 50.0 | % | 50.0 | % | $ | 0.0 | $ | 196.4 | $ | 98.2 | 511,000 | (k) | 511,000 | 77 | % | ||||||||||||||||||||
East River Plaza (e) (f) |
Manhattan, NY | D | Q4-09/2010 | 35.0 | % | 50.0 | % | 0.0 | 390.6 | 195.3 | 527,000 | 527,000 | 90 | % | ||||||||||||||||||||||||
Promenade in Temecula Expansion |
Temecula, CA | D | Q1-09 | 75.0 | % | 100.0 | % | 113.4 | 113.4 | 113.4 | 127,000 | 127,000 | 80 | % | ||||||||||||||||||||||||
$ | 113.4 | $ | 700.4 | $ | 406.9 | 1,165,000 | 1,165,000 | |||||||||||||||||||||||||||||||
Office: |
||||||||||||||||||||||||||||||||||||||
Waterfront Station |
||||||||||||||||||||||||||||||||||||||
- East 4th & West 4th Buildings (g) |
Washington, D.C. | D | Q1-10 | 45.0 | % | 45.0 | % | $ | 245.9 | $ | 245.9 | $ | 110.7 | 631,000 | 99 | % | ||||||||||||||||||||||
Residential (h): |
||||||||||||||||||||||||||||||||||||||
Presidio Landmark |
San Francisco, CA | D | Q3-10 | 100.0 | % | 100.0 | % | $ | 94.8 | $ | 94.8 | $ | 94.8 | 161 | 52 | % | ||||||||||||||||||||||
North Church Towers |
Parma Heights, OH | A | Q3-09 | 100.0 | % | 100.0 | % | 5.0 | 5.0 | 5.0 | 399 | 90 | % | |||||||||||||||||||||||||
DKLB BKLN (f) |
Brooklyn, NY | D | Q4-09/10 | 80.0 | % | 100.0 | % | 158.4 | 158.4 | 158.4 | 365 | 96 | % | |||||||||||||||||||||||||
$ | 258.2 | $ | 258.2 | $ | 258.2 | 925 | ||||||||||||||||||||||||||||||||
Total Prior Two Years Openings (i) |
$ | 617.5 | $ | 1,204.5 | $ | 775.8 | ||||||||||||||||||||||||||||||||
Recap of Total Prior Two Years Openings |
||||||||||||||||||||||||||||||||||||||
Total 2010 |
$ | 340.7 | $ | 927.7 | $ | 499.0 | ||||||||||||||||||||||||||||||||
Total 2009 |
276.8 | 276.8 | 276.8 | |||||||||||||||||||||||||||||||||||
Total Prior Two Years Openings (i) |
$ | 617.5 | $ | 1,204.5 | $ | 775.8 | ||||||||||||||||||||||||||||||||
See attached footnotes.
Projects Under Construction as of April 30, 2011 (4)
Cost at FCE | ||||||||||||||||||||||||||||||||
Pro-Rata | Cost at Full | Total Cost | Pro-Rata Share | Sq. ft./ | Gross | |||||||||||||||||||||||||||
Anticipated | FCE Legal | FCE % (a) | Consolidation | at 100% | (Non-GAAP) (c) | No. of | Leasable | Lease | ||||||||||||||||||||||||
Property | Location | Opening | Ownership % (a) | (1) | (GAAP) (b) | (2) | (1) X (2) | Units | Area | Commitment % | ||||||||||||||||||||||
(in millions) | ||||||||||||||||||||||||||||||||
Retail Centers: |
||||||||||||||||||||||||||||||||
Westchesters Ridge Hill (f) |
Yonkers, NY | 2011/2012 | 70.0% | 100.0% | $ | 827.4 | $ | 827.4 | $ | 827.4 | 1,336,000 | 1,336,000 | (n) | 50% | ||||||||||||||||||
Residential: |
||||||||||||||||||||||||||||||||
8 Spruce Street (Total) (l) |
Manhattan, NY | Q1-11/12 | 49.0% | 70.0% | $ | 875.7 | $ | 875.7 | $ | 613.0 | 903 | 22% (j) | ||||||||||||||||||||
Foundry Lofts |
Washington, D.C. | Q3-11 | 100.0% | 100.0% | 60.3 | 60.3 | 60.3 | 170 | ||||||||||||||||||||||||
$ | 936.0 | $ | 936.0 | $ | 673.3 | 1,073 | ||||||||||||||||||||||||||
Arena: |
||||||||||||||||||||||||||||||||
Barclays Center |
Brooklyn, NY | Q3-12 | 26.6% (o) | 26.6% (o) | $ | 904.3 | $ | 904.3 | $ | 240.5 | 670,000 | 18,000 seats | (p) | 55% (q) | ||||||||||||||||||
Total Under Construction (m) |
$ | 2,667.7 | $ | 2,667.7 | $ | 1,741.2 | ||||||||||||||||||||||||||
Fee Development: |
Sq.ft. | |||||||||||||||||||||||||||||||
Las Vegas City Hall |
Las Vegas, NV | Q1-12 | - (r) | - (r) | $ | 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 ) | See the Under Construction pipeline for cost details of the total property. | |
( e ) | 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. | |
( f ) | Phased-in openings. Costs are representative of the total project. | |
( g ) | Includes 85,000 square feet of retail space. (Property was disposed of on May 10, 2011.) | |
( h ) | The lease percentage for the residential properties represents the occupancy as of April 30, 2011. | |
( i ) | The difference between the full consolidation cost amount (GAAP) of $617.5 million to the Companys pro-rata share (a non-GAAP measure) of $850.0 million consists of a reduction to full consolidation for noncontrolling interest of $135.1 million of cost and the addition of its share of cost for unconsolidated investments of $367.6 million. | |
( j ) | As of May 31, 2011, 202 leases have been signed since appointments with prospective residents began on February 18, 2011, representing 22% of the total 903 units after construction is complete. As of April 30, 2011, $142.8 million at pro-rata consolidation ($200.7 million at full consolidation) of costs incurred and $121.2 million at pro-rata consolidation ($174.2 million at full consolidation) of mortgage debt were transferred to completed rental properties on the Companys balance sheet. | |
( k ) | Includes 89,000 square feet of office space. | |
( l ) | Phased in opening. Costs are representative of the total project cost, including 372 units opened as of May 24, 2011. | |
( m ) | The difference between the full consolidation cost amount (GAAP) of $2,667.7 million to the Companys pro-rata share (a non-GAAP measure) of $1,741.2 million consists of a reduction to full consolidation for noncontrolling interest of $926.5 million. | |
( n ) | Includes 156,000 square feet of office space. | |
( o ) | On May 2, 2011, the Company closed on a purchase agreement with a minority interest partner. As a result, the Companys legal and pro-rata ownership will increase to approximately 34%. | |
( p ) | The Nets, a member of the NBA, has a 37 year license agreement to use the arena. | |
( q ) | 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. | |
( r ) | 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 April 30, 2011
As of April 30, 2011
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 |
$ | 2,667.7 | $ | - | $ | 2,667.7 | $ | 926.5 | $ | - | $ | 1,741.2 | ||||||||||||
Total Loan Draws and Other Sources at Completion (d) |
1,863.3 | - | 1,863.3 | 664.6 | - | 1,198.7 | ||||||||||||||||||
Net Equity at Completion |
804.4 | - | 804.4 | 261.9 | - | 542.5 | ||||||||||||||||||
Net Costs Incurred to Date (e) |
1,760.4 | - | 1,760.4 | 493.8 | - | 1,266.6 | ||||||||||||||||||
Loan Draws and Other Sources to Date (e) |
1,011.9 | - | 1,011.9 | 231.9 | - | 780.0 | ||||||||||||||||||
Net Equity to Date (e) |
748.5 | - | 748.5 | 261.9 | - | 486.6 | ||||||||||||||||||
% of Total Equity |
93% | 93% | 90% | |||||||||||||||||||||
Remaining Costs |
907.3 | - | 907.3 | 432.7 | - | 474.6 | ||||||||||||||||||
Remaining Loan Draws and Other Sources (f) |
851.4 | - | 851.4 | 432.7 | - | 418.7 | ||||||||||||||||||
Remaining Equity |
$ | 55.9 | $ | - | $ | 55.9 | $ | - | $ | - | $ | 55.9 | ||||||||||||
% of Total Equity |
7% | 7% | 10% |
(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 April 30, 2011 | |
(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
as of April 30, 2011
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
$627.0 million ($887.3 million at full consolidation) of Projects Under Development (PUD)
on our balance sheet and pro-rata mortgage debt of $111.3 million ($168.3 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) LiveWork Las Vegas - Las Vegas, NV
LiveWork Las Vegas is a mixed-use project on a 13.5-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 and is also
expected to include up to 1 million square feet of office space and approximately 300,000 square
feet of retail. The City Hall is owned by the city of Las Vegas and is a fee-development project.
3) 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.
4) 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.
5) Colorado Science + Technology Park at Fitzsimons - Aurora, CO
The 184-acre Colorado Science + Technology Park at Fitzsimons is 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.
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 660,000 square feet of
office space, an estimated 400 residential units and 40,000 square feet of stores and restaurants.
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 as of April 30, 2011
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 opened and under construction:
Anticipated | FCE | Cost at Full | Total Cost | No. | ||||||||||||||||
Property | Location | Opening | Pro-Rata % | Consolidation | at 100% | of Units | ||||||||||||||
(in millions) | ||||||||||||||||||||
Military Housing - Openings (1) |
||||||||||||||||||||
Navy, Hawaii Increment III |
Honolulu, HI | 2007-2011 | * | $ | 0.0 | $ | 464.8 | 2,520 | ||||||||||||
Military Housing Under Construction (6) |
||||||||||||||||||||
Pacific Northwest Communities |
Seattle, WA | 2007-2011 | * | $ | 0.0 | $ | 280.5 | 2,985 | ||||||||||||
Marines, Hawaii Increment II |
Honolulu, HI | 2007-2011 | * | 0.0 | 292.7 | 1,175 | ||||||||||||||
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 | 1,141 | ||||||||||||||
Total Under Construction |
$ | 0.0 | $ | 1,351.2 | 7,447 | |||||||||||||||
Total Military Housing |
$ | 0.0 | $ | 1,816.0 | 9,967 | |||||||||||||||
* 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 mid 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 $1,137,000 for the three months ended April 30, 2011 and $1,613,000 for the three
months ended April 30, 2010.
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 $1,180,000 for the three months ended April 30, 2011 and
$1,595,000 recognized during the three months ended April 30, 2010.
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 $3,229,000 during the three months ended April 30, 2011 and
$3,122,000 during the three months ended April 30, 2010.
Land Held for Development or Sale as of April 30, 2011
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 |
223 | 140 | 1,359 | |||||||||
Mesa del Sol - Albuquerque, NM |
3,023 | 1,659 | 5,731 | |||||||||
Central Station - Chicago, IL |
30 | 30 | - | |||||||||
Texas |
2,556 | 1,312 | - | |||||||||
Carolinas |
1,248 | 1,024 | 788 | |||||||||
Ohio |
955 | 646 | 470 | |||||||||
Arizona |
667 | 492 | - | |||||||||
Other |
898 | 707 | - | |||||||||
Total |
9,600 | 6,010 | 8,348 | |||||||||
(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 one of the fastest growing residential communities in the city, with
3,727 residential units completed and occupied, 500 units completed and listed for sale and another
4,000 units in development. Central Station, a 14 million-square-foot development, is being
developed in partnership with The Fogelson Companies.
Land Held for Development or Sale as of April 30, 2011 (continued)
Other Significant Land Holdings
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 406 acres and includes 718
residential lots. Of the 406 total acres, 265 are saleable acres and 13 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 4,142 residential lots and 223
acres of commercial space. As of April 30, 2011, 1,265 lots and 100 commercial acres have been
sold. Of the 1,350 total acres, 868 are saleable acres and 408 acres have been sold to date.
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 534 acres. When completed the development is
expected to produce approximately 1,300 residential lots.
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 April 30, 2011, 211 lots and the 25 commercial acres have been
sold. Of the 309 total acres, 98 are saleable acres and 64 acres have been sold to date.
Three Stones Prosper, TX
Three Stones is a master-planned community of 2,031 acres located in the growth corridor north of
Dallas in the town of Prosper. The community is fully entitled and the plan includes approximately
3,090 single family lots,
600 units of attached housing, over 600 acres of parks and open space and 250 acres for
commercial/retail use. A variety of single family lot sizes will be offered, as well as a complete
amenity center.
The development of Phase 1 is expected to be completed in late 2012.
San Antonio Portfolio San Antonio, TX
Forest City owns four (4) multi-phase communities and finished lots in three (3) additional
locations in the San Antonio area, predominantly on the west side. Since January 2008, almost
1,000 of the total 2,563 lots have been sold.
The remaining portfolio is comprised of 513 finished lots and 1,112 undeveloped paper lots. Our
San Antonio communities serve several different price ranges, and all lots are under option
contract to one of seven (7) different builders.
Timberlake Oak Point (Dallas), TX
Timberlake is a planned community of approximately 250 acres located in Denton County, north of
Dallas. Forest City entered into this project earlier in 2011 through the formation of a new
partnership with Taylor Duncan
Interests, Inc., with Forest City providing capital for financing and development. The project is
zoned for over 800 single family lots, and development of Phase 1 is expected to begin in 2012.
Woodforest Houston, TX
Woodforest, which is not included in the acres on the previous page, is an active, 3,000-acre
master planned community, located in southern Montgomery County, north of Houston. Forest City
entered into this project last year through
the formation of a new partnership with Johnson Development, with Forest City providing capital for
financing and development. The project is zoned for 5,700 units and six (6) active home builders
are currently involved with model homes
in place serving a wide range of prices. Over 200 home sales have occurred to date. The project
is being developed adjacent to the 27-hole Woodforest Golf Club that opened in 2001 and has been
rated one of the top courses in the state.