CBL & Associates Properties Inc.
05/10/2024 | Press release | Distributed by Public on 05/10/2024 08:25
Earnings Release and Supplemental Financial and Operating Information - Form 8-K
Earnings Release and
Supplemental Financial and Operating Information
For the Three Months Ended
March 31, 2024
Earnings Release and Supplemental Financial and Operating Information
Table of Contents
|
Page |
|
|
1 |
|
|
6 |
|
|
Reconciliations of Supplementary Non-GAAP Financial Measures: |
|
|
7 |
|
|
9 |
|
|
10 |
|
|
11 |
|
|
Condensed Combined Financial Statements - Unconsolidated Affiliates |
12 |
|
13 |
|
|
14 |
|
|
15 |
|
|
17 |
|
|
19 |
|
|
22 |
|
|
24 |
|
|
25 |
|
|
Top 25 Tenants Based on Percentage of Total Annualized Revenues |
26 |
|
26 |
|
|
27 |
|
News Release |
Contact: Katie Reinsmidt, Executive Vice President - Chief Operating Officer, 423.490.8301, [email protected]
CBL PROPERTIES REPORTS STRONG RESULTS FOR FIRST QUARTER 2024
Same-center NOI increased 3.6% over the prior-year period
CHATTANOOGA, Tenn. (May 10, 2024) - CBL Properties (NYSE: CBL) announced results for the first quarter ended March 31, 2024. Results of operations as reported in the consolidated financial statements for these periods are prepared in accordance with GAAP. A description of each supplemental non-GAAP financial measure and the related reconciliation to the comparable GAAP financial measure is located at the end of this news release.
|
Three Months Ended March 31, |
|||||
|
2024 |
2023 |
||||
|
Net (loss) income attributable to common shareholders |
$ |
(0.01 |
) |
$ |
0.06 |
|
Funds from Operations ("FFO") |
$ |
1.21 |
$ |
1.86 |
|
|
FFO, as adjusted (1) |
$ |
1.50 |
$ |
1.56 |
(1)
For a reconciliation of FFO to FFO, as adjusted, for the periods presented, please refer to the footnotes to the Company's reconciliation of net (loss) income attributableto common shareholders to FFO allocable to Operating Partnership common unitholders on page 7 of this news release.
KEY TAKEAWAYS:
•
CBL reported an increase in same-center NOI of 3.6% for first quarter 2024 compared with the prior-year period, and FFO, as adjusted, per share of $1.50, compared with $1.56 for first quarter 2023. Results were in-line with the previously issued guidance range for 2024 same-center NOI in the range of $428 million - $442 million and after adjusting for year-to-date share repurchase activity, 2024 FFO, as adjusted, per share guidance in the range of $6.24 - $6.69.
•
Over 1.1 million square feet of leases were executed in first quarter 2024. First quarter 2024 leasing results included comparable leases of approximately 775,000 square feet signed at a 10.2% increase in average rents versus the prior leases.
•
Portfolio occupancy was 89.4% as of March 31, 2024, a 50 basis point decline compared with portfolio occupancy of 89.9% as of March 31, 2023. Same-center occupancy for malls, lifestyle centers and outlet centers was 87.7% as of March 31, 2024, a 50-basis-point decline from 88.2% as of March 31, 2023.
•
Same-center tenant sales per square foot for the first quarter 2024 increased 0.2%, a reversal of previous sales trends. Same-center tenant sales per square foot for the 12-months ended March 31, 2024, declined 3.7% to $417, compared with $433 for the prior period.
•
As of March 31, 2024, the Company had $295.3 million of unrestricted cash and marketable securities.
•
More than $9.1 million in share repurchases completed year-to-date, continuing CBL's commitment to return capital to shareholders.
•
CBL's Board of Directors declared a cash dividend of $0.40 per common share for the quarter ending June 30, 2024. The dividend equates to an annual dividend payment of $1.60 per common share.
"As demonstrated by first quarter results, CBL is off to a solid start in 2024," said CBL's chief executive officer, Stephen D. Lebovitz. "We are pleased with the strong 3.6% growth in same-center NOI for the quarter. This growth reflects the improving fundamentals and overall quality of the CBL portfolio. NOI results also include the realization of a multi-year effort to reduce real estate taxes in certain markets, which was anticipated in our original guidance provided last quarter. In addition, results benefited from lower third-party contract expense related to the new contracts signed in third quarter 2023. Maintenance and repair expense was also lower in the quarter, primarily due to timing of projects which are expected to occur later in the year.
"Leasing volumes remained strong this quarter as we signed more than 220,000-square-feet of new leases, highlighted by new locations for Barnes & Noble's in-line mall concept, fast-growing global lifestyle retailer MINISO, Five Below, and food court stores for Popeye's. Comparable leasing spreads were notably up more than 10% as we replaced several spaces with below market prior rents. While we are pleased with this quarter's leasing spreads, we anticipate experiencing some pressure going forward due to certain national tenants with higher occupancy costs. We were encouraged to see portfolio tenant sales improve modestly during the quarter. Although occupancy declined modestly in the quarter, the overall tenant environment is healthy, and we remain focused on capitalizing on tenant demand for new locations across the portfolio to generate occupancy growth.
1
"Interest rate volatility and its impact on the overall financing market remains a concern; however, we are benefiting from our well-laddered maturity schedule with only three major loan maturities in 2024. Financing plans for all three are actively in process. We are also exploring various avenues, including potential sales of term loan properties, to meet our term loan extension test in 2025 while minimizing use of our corporate cash reserve.
"Our focus through the remainder of the year is to build on the strong momentum generated in the first quarter while working to improve our debt maturity profile and grow our strong cash position."
Same-center Net Operating Income ("NOI")(1):
|
Three Months Ended March 31, |
||||||
|
2024 |
2023 |
|||||
|
Total Revenues |
$ |
159,521 |
$ |
162,648 |
||
|
Total Expenses |
$ |
(50,709 |
) |
$ |
(57,637 |
) |
|
Total portfolio same-center NOI |
$ |
108,812 |
$ |
105,011 |
||
|
Total same-center NOI percentage change |
3.6 |
% |
||||
|
Estimate for uncollectable revenues (recovery) |
$ |
1,498 |
$ |
(749 |
) |
(1)
CBL's definition of same-center NOI excludes the impact of lease termination fees and certain non-cash items such as straight-line rents and reimbursements, write-offs of landlord inducements and net amortization of above and below market leases.
Same-center NOI for the first quarter 2024 increased $3.8 million. First quarter 2024 results included a $3.9 million benefit to real estate tax expense related to reduced assessments and refunds received from successful appeals, net of related reimbursement amounts due to tenants. Operating and maintenance and repair expenses were approximately $2.2 million lower related to timing of maintenance and repair projects as well as lower third-party contract expense. Insurance expense rose $0.3 million in the quarter. The estimate for uncollectible revenues negatively impacted the quarter by approximately $2.2 million. Percentage rents declined $0.3 million due to lower tenant sales.
PORTFOLIO OPERATIONAL RESULTS
Occupancy(1):
|
As of March 31, |
||
|
2024 |
2023 |
|
|
Total portfolio |
89.4% |
89.9% |
|
Malls, lifestyle centers and outlet centers: |
||
|
Total malls |
87.0% |
88.0% |
|
Total lifestyle centers |
90.5% |
90.9% |
|
Total outlet centers |
90.5% |
87.3% |
|
Total same-center malls, lifestyle centers and outlet centers |
87.7% |
88.2% |
|
All Other Properties: |
||
|
Total open-air centers |
95.1% |
96.0% |
|
Total other |
84.5% |
79.9% |
(1)
Occupancy for malls, lifestyle centers and outlet centers represent percentage of in-line gross leasable area under 20,000 square feet occupied. Occupancy for open-air centers represents percentage of gross leasable area occupied.
New and Renewal Leasing Activity of Same Small Shop Space Less Than 10,000 Square Feet:
|
% Change in Average Gross Rent Per Square Foot: |
|
|
Three Months Ended |
|
|
2024 |
|
|
All Property Types |
10.2% |
|
Stabilized Malls, Lifestyle Centers and Outlet Centers |
9.8% |
|
New leases |
109.3% |
|
Renewal leases |
1.0% |
Same-Center Sales Per Square Foot for In-line Tenants 10,000 Square Feet or Less:
|
Sales Per Square Foot for the Trailing Twelve Months Ended March 31, |
|||||
|
2024 |
2023 |
% Change |
|||
|
Malls, lifestyle centers and outlet centers same-center sales per square foot |
$ |
417 |
$ |
433 |
(3.7)% |
2
DIVIDEND
On May 8, 2024, CBL's Board of Directors declared CBL's regular quarterly cash dividend for the three months ended June 30, 2024, of $0.40 per share. The dividend, which equates to an annual dividend payment of $1.60 per share, is payable on June 28, 2024, to shareholders of record as of June 13, 2024.
FINANCING ACTIVITY
In February 2024, CBL retired the $15.3 million recourse loan secured by Brookfield Square Anchor Redevelopment in Brookfield, WI.
CBL is cooperating with the foreclosure or conveyance of WestGate Mall in Spartanburg, SC, ($28.7 million) and Alamance Crossing East in Burlington, NC, ($41.1 million).
STOCK REPURCHASE PROGRAM ACTIVITY
On August 10, 2023, CBL announced that its Board of Directors authorized a stock repurchase program for the Company to buy up to $25.0 million of its common stock. Purchases may be made through the program by August 10, 2024. Since commencement, CBL has repurchased 452,910 shares at an average price of $22.54 per share under the program including 400,944 shares repurchased year-to-date at an average price of $22.70 per share.
DISPOSITIONS
During the first quarter, CBL completed the sale of two land parcels, generating more than $7.7 million in gross proceeds at CBL's share.
DEVELOPMENT AND REDEVELOPMENT ACTIVITY
Detailed project information is available in CBL's Financial Supplement for Q1 2024, which can be found in the Invest - Financial Reports section of CBL's website at cblproperties.com.
OUTLOOK AND GUIDANCE
Based on first quarter 2024 results, including any anticipated impact from the bankruptcy filings of Express and rue21, and Management's expectations for the remainder of 2024, CBL is reiterating the following guidance for FFO, as adjusted, and same-center NOI for full-year 2024. Per share amounts have been adjusted to reflect the impact of year-to-date share repurchase activity. Guidance excludes the impact of any unannounced transactions.
|
Low |
High |
|||
|
2024 FFO, as adjusted (in millions) |
$ |
196.0 |
$ |
210.0 |
|
2024 WA Share Count |
31.4 |
31.4 |
||
|
2024 FFO, as adjusted, per share |
$ |
6.24 |
$ |
6.69 |
|
2024 Same-Center NOI ("SC NOI") (in millions) |
$ |
428.0 |
$ |
442.0 |
|
2024 change in same-center NOI |
(1.9 |
)% |
1.3 |
% |
Reconciliation of GAAP Earnings Per Share to 2024 FFO, as Adjusted, Per Share:
|
Low |
High |
|||
|
Expected diluted earnings per common share |
$ |
0.18 |
$ |
0.63 |
|
Depreciation and amortization |
4.78 |
4.78 |
||
|
Dividends allocable to unvested restricted stock |
0.03 |
0.03 |
||
|
Less: Gain on depreciable property |
(0.12 |
) |
(0.12 |
) |
|
Add: Loss on impairment |
0.02 |
0.02 |
||
|
Debt discount accretion, net of noncontrolling interests' share |
1.44 |
1.44 |
||
|
Adjustment for unconsolidated affiliates with negative investment |
(0.09 |
) |
(0.09 |
) |
|
Expected FFO, as adjusted, per diluted, fully converted common share |
$ |
6.24 |
$ |
6.69 |
2024 Estimate of Capital Items (in millions):
|
Low |
High |
|||
|
2024 Estimated maintenance capital/tenant allowances |
$ |
40.0 |
$ |
55.0 |
|
2024 Estimated development/redevelopment expenditures |
10.0 |
15.0 |
||
|
2024 Estimated principal amortization (including est. term loan ECF) |
70.0 |
80.0 |
||
|
Total Estimate |
$ |
120.0 |
$ |
150.0 |
3
ABOUT CBL PROPERTIES
Headquartered in Chattanooga, TN, CBL Properties owns and manages a national portfolio of market-dominant properties located in dynamic and growing communities. CBL's owned and managed portfolio is comprised of 94 properties totaling more than 58.5 million square feet across 22 states, including 56 high-quality enclosed malls, outlet centers and lifestyle retail centers as well as more than 30 open-air centers and other assets. CBL seeks to continuously strengthen its company and portfolio through active management, aggressive leasing and profitable reinvestment in its properties. For more information visit cblproperties.com.
NON-GAAP FINANCIAL MEASURES
Funds From Operations
FFO is a widely used non-GAAP measure of the operating performance of real estate companies that supplements net income (loss) determined in accordance with GAAP. The National Association of Real Estate Investment Trusts ("NAREIT") defines FFO as net income (loss) (computed in accordance with GAAP) excluding gains or losses on sales of depreciable operating properties and impairment losses of depreciable properties, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures and noncontrolling interests. Adjustments for unconsolidated partnerships and joint ventures and noncontrolling interests are calculated on the same basis. We define FFO as defined above by NAREIT. The Company's method of calculating FFO may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs.
The Company believes that FFO provides an additional indicator of the operating performance of its properties without giving effect to real estate depreciation and amortization, which assumes the value of real estate assets declines predictably over time. Since values of well-maintained real estate assets have historically risen with market conditions, the Company believes that FFO enhances investors' understanding of its operating performance. The use of FFO as an indicator of financial performance is influenced not only by the operations of the Company's properties and interest rates, but also by its capital structure.
The Company believes FFO allocable to Operating Partnership common unitholders is a useful performance measure since it conducts substantially all of its business through its Operating Partnership and, therefore, it reflects the performance of the properties in absolute terms regardless of the ratio of ownership interests of the Company's common shareholders and the noncontrolling interest in the Operating Partnership.
In the reconciliation of net income (loss) attributable to the Company's common shareholders to FFO allocable to Operating Partnership common unitholders, located in this earnings release, the Company makes an adjustment to add back noncontrolling interest in income (loss) of its Operating Partnership in order to arrive at FFO of the Operating Partnership common unitholders.
FFO does not represent cash flows from operations as defined by GAAP, is not necessarily indicative of cash available to fund all cash flow needs and should not be considered as an alternative to net income (loss) for purposes of evaluating the Company's operating performance or to cash flow as a measure of liquidity.
The Company believes that it is important to identify the impact of certain significant items on its FFO measures for a reader to have a complete understanding of the Company's results of operations. Therefore, the Company has also presented adjusted FFO measures excluding these items from the applicable periods. Please refer to the reconciliation of net income (loss) attributable to common shareholders to FFO allocable to Operating Partnership common unitholders on page 7 of this news release for a description of these adjustments.
Same-center Net Operating Income
NOI is a supplemental non-GAAP measure of the operating performance of the Company's shopping centers and other properties. The Company defines NOI as property operating revenues (rental revenues, tenant reimbursements and other income) less property operating expenses (property operating, real estate taxes and maintenance and repairs).
The Company computes NOI based on the Operating Partnership's pro rata share of both consolidated and unconsolidated properties. The Company believes that presenting NOI and same-center NOI (described below) based on its Operating Partnership's pro rata share of both consolidated and unconsolidated properties is useful since the Company conducts substantially all of its business through its Operating Partnership and, therefore, it reflects the performance of the properties in absolute terms regardless of the ratio of ownership interests of the Company's common shareholders and the noncontrolling interest in the Operating Partnership. The Company's definition of NOI may be different than that used by other companies and, accordingly, the Company's calculation of NOI may not be comparable to that of other companies.
Since NOI includes only those revenues and expenses related to the operations of the Company's shopping center properties, the Company believes that same-center NOI provides a measure that reflects trends in occupancy rates, rental rates, sales at the malls and operating costs and the impact of those trends on the Company's results of operations. The Company's calculation of same-center NOI excludes lease termination income, straight-line rent adjustments, amortization of above and below market lease intangibles and write-off of landlord inducement assets in order to enhance the comparability of results from one period to another. A reconciliation of same-center NOI to net income (loss) is located at the end of this earnings release.
4
Pro Rata Share of Debt
The Company presents debt based on the carrying value of its pro rata ownership share (including the carrying value of the Company's pro rata share of unconsolidated affiliates and excluding noncontrolling interests' share of consolidated properties) because it believes this provides investors a clearer understanding of the Company's total debt obligations which affect the Company's liquidity. A reconciliation of the Company's pro rata share of debt to the amount of debt on the Company's condensed consolidated balance sheet is located at the end of this earnings release.
Information included herein contains "forward-looking statements" within the meaning of the federal securities laws. Such statements are inherently subject to risks and uncertainties, many of which cannot be predicted with accuracy and some of which might not even be anticipated. Future events and actual events, financial and otherwise, may differ materially from the events and results discussed in the forward-looking statements. The reader is directed to the Company's various filings with the Securities and Exchange Commission, including without limitation the Company's Annual Report on Form 10-K, and the "Management's Discussion and Analysis of Financial Condition and Results of Operations" included therein, for a discussion of such risks and uncertainties.
5
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
Consolidated Statements of Operations
(Unaudited; in thousands, except per share amounts)
|
Three Months Ended March 31, |
|||||
|
2024 |
2023 |
||||
|
REVENUES: |
|||||
|
Rental revenues |
$ |
124,027 |
$ |
130,324 |
|
|
Management, development and leasing fees |
1,905 |
2,434 |
|||
|
Other |
3,185 |
3,601 |
|||
|
Total revenues |
129,117 |
136,359 |
|||
|
EXPENSES: |
|||||
|
Property operating |
(23,827 |
) |
(24,614 |
) |
|
|
Depreciation and amortization |
(38,040 |
) |
(53,269 |
) |
|
|
Real estate taxes |
(9,269 |
) |
(14,788 |
) |
|
|
Maintenance and repairs |
(9,938 |
) |
(11,524 |
) |
|
|
General and administrative |
(20,414 |
) |
(19,229 |
) |
|
|
Loss on impairment |
(836 |
) |
- |
||
|
Litigation settlement |
68 |
44 |
|||
|
Other |
- |
(198 |
) |
||
|
Total expenses |
(102,256 |
) |
(123,578 |
) |
|
|
OTHER INCOME (EXPENSES): |
|||||
|
Interest and other income |
4,004 |
2,665 |
|||
|
Interest expense |
(39,812 |
) |
(43,524 |
) |
|
|
Gain on deconsolidation |
- |
28,151 |
|||
|
Gain on sales of real estate assets |
3,721 |
1,596 |
|||
|
Income tax benefit |
158 |
101 |
|||
|
Equity in earnings (losses) of unconsolidated affiliates |
4,594 |
(1,256 |
) |
||
|
Total other expenses |
(27,335 |
) |
(12,267 |
) |
|
|
Net (loss) income |
(474 |
) |
514 |
||
|
Net loss (income) attributable to noncontrolling interests in: |
|||||
|
Operating Partnership |
- |
- |
|||
|
Other consolidated subsidiaries |
524 |
1,745 |
|||
|
Net income attributable to the Company |
50 |
2,259 |
|||
|
Earnings allocable to unvested restricted stock |
(259 |
) |
(280 |
) |
|
|
Net (loss) income attributable to common shareholders |
$ |
(209 |
) |
$ |
1,979 |
|
Basic and diluted per share data attributable to common shareholders: |
|||||
|
Basic earnings per share |
$ |
(0.01 |
) |
$ |
0.06 |
|
Diluted earnings per share |
(0.01 |
) |
0.06 |
||
|
Weighted-average basic shares |
31,546 |
31,304 |
|||
|
Weighted-average diluted shares |
31,546 |
31,369 |
6
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
The Company's reconciliation of net (loss) income attributable to common shareholders to FFO allocable to Operating Partnership common unitholders is as follows:
(in thousands, except per share data)
|
Three Months Ended March 31, |
|||||
|
2024 |
2023 |
||||
|
Net (loss) income attributable to common shareholders |
$ |
(209 |
) |
$ |
1,979 |
|
Earnings allocable to unvested restricted stock |
259 |
280 |
|||
|
Depreciation and amortization expense of: |
|||||
|
Consolidated properties |
38,040 |
53,269 |
|||
|
Unconsolidated affiliates |
3,989 |
4,638 |
|||
|
Non-real estate assets |
(259 |
) |
(148 |
) |
|
|
Noncontrolling interests' share of depreciation and amortization in other consolidated subsidiaries |
(560 |
) |
(665 |
) |
|
|
Loss on impairment, net of taxes |
619 |
- |
|||
|
Gain on depreciable property |
(3,721 |
) |
- |
||
|
FFO allocable to Operating Partnership common unitholders |
38,158 |
59,353 |
|||
|
Debt discount accretion, including our share of unconsolidated affiliates and net of noncontrolling interests' share (1) |
11,795 |
16,616 |
|||
|
Adjustment for unconsolidated affiliates with negative investment (2) |
(2,568 |
) |
1,591 |
||
|
Litigation settlement (3) |
(68 |
) |
(44 |
) |
|
|
Non-cash default interest expense (4) |
- |
494 |
|||
|
Gain on deconsolidation (5) |
- |
(28,151 |
) |
||
|
FFO allocable to Operating Partnership common unitholders, as adjusted |
$ |
47,317 |
$ |
49,859 |
|
|
FFO per diluted share |
$ |
1.21 |
$ |
1.86 |
|
|
FFO, as adjusted, per diluted share |
$ |
1.50 |
$ |
1.56 |
|
|
Weighted-average common and potential dilutive common shares outstanding with Operating Partnership units fully converted |
31,546 |
31,927 |
(1)
In conjunction with fresh start accounting upon emergence from bankruptcy, the Company recognized debt discounts equal to the difference between the outstanding balance of mortgage notes payable and the estimated fair value of such mortgage notes payable. The debt discounts are accreted as additional interest expense over the terms of the respective mortgage notes payable using the effective interest method.
(2)
Represents the Company's share of the earnings (losses) before depreciation and amortization expense of unconsolidated affiliates where the Company is not recognizing equity in earnings (losses) because its investment in the unconsolidated affiliate is below zero.
(3)
Represents a credit to litigation settlement expense, in each respective period, related to claim amounts that were released pursuant to the terms of the settlement agreement related to the settlement of a class action lawsuit.
(4)
The three months ended March 31, 2023 includes default interest on loans past their maturity dates.
(5)
For the three months ended March 31, 2023, the Company deconsolidated Alamance Crossing East due to a loss of control when the property was placed into receivership in connection with the foreclosure process.
7
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
|
Three Months Ended March 31, |
|||||
|
2024 |
2023 |
||||
|
Diluted EPS attributable to common shareholders |
$ |
(0.01 |
) |
$ |
0.06 |
|
Add amounts per share included in FFO: |
|||||
|
Unvested restricted stock |
0.01 |
0.01 |
|||
|
Eliminate amounts per share excluded from FFO: |
|||||
|
Depreciation and amortization expense, including amounts from |
1.31 |
1.79 |
|||
|
Loss on impairment, net of taxes |
0.02 |
- |
|||
|
Gain on depreciable property |
(0.12 |
) |
- |
||
|
FFO per diluted share |
$ |
1.21 |
$ |
1.86 |
|
Three Months Ended March 31, |
||||||
|
2024 |
2023 |
|||||
|
SUPPLEMENTAL FFO INFORMATION: |
||||||
|
Lease termination fees |
$ |
983 |
$ |
1,161 |
||
|
Straight-line rental income adjustment |
$ |
(515 |
) |
$ |
1,633 |
|
|
Gain on outparcel sales |
$ |
- |
$ |
1,580 |
||
|
Net amortization of acquired above- and below-market leases |
$ |
(3,492 |
) |
$ |
(5,322 |
) |
|
Income tax benefit |
$ |
158 |
$ |
101 |
||
|
Abandoned projects expense |
$ |
- |
$ |
(17 |
) |
|
|
Interest capitalized |
$ |
134 |
$ |
106 |
||
|
Estimate of uncollectable revenues |
$ |
(6,192 |
) |
$ |
363 |
|
|
As of March 31, |
||||||
|
2024 |
2023 |
|||||
|
Straight-line rent receivable |
$ |
22,537 |
$ |
17,095 |
8
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
Same-center Net Operating Income
(Dollars in thousands)
|
Three Months Ended March 31, |
|||||
|
2024 |
2023 |
||||
|
Net (loss) income |
$ |
(474 |
) |
$ |
514 |
|
Adjustments: |
|||||
|
Depreciation and amortization |
38,040 |
53,269 |
|||
|
Depreciation and amortization from unconsolidated affiliates |
3,989 |
4,638 |
|||
|
Noncontrolling interests' share of depreciation and amortization in other consolidated subsidiaries |
(560 |
) |
(665 |
) |
|
|
Interest expense |
39,812 |
43,524 |
|||
|
Interest expense from unconsolidated affiliates |
17,281 |
17,525 |
|||
|
Noncontrolling interests' share of interest expense in other consolidated subsidiaries |
(1,065 |
) |
(2,043 |
) |
|
|
Abandoned projects expense |
- |
17 |
|||
|
Gain on sales of real estate assets |
(3,721 |
) |
(1,596 |
) |
|
|
Loss on sales of real estate assets of unconsolidated affiliates |
- |
16 |
|||
|
Adjustment for unconsolidated affiliates with negative investment |
(2,568 |
) |
1,591 |
||
|
Gain on deconsolidation |
- |
(28,151 |
) |
||
|
Loss on impairment |
836 |
- |
|||
|
Litigation settlement |
(68 |
) |
(44 |
) |
|
|
Income tax benefit |
(158 |
) |
(101 |
) |
|
|
Lease termination fees |
(983 |
) |
(1,161 |
) |
|
|
Straight-line rent and above- and below-market lease amortization |
4,007 |
3,689 |
|||
|
Net loss attributable to noncontrolling interests in other consolidated subsidiaries |
524 |
1,745 |
|||
|
General and administrative expenses |
20,414 |
19,229 |
|||
|
Management fees and non-property level revenues |
(6,447 |
) |
(4,980 |
) |
|
|
Operating Partnership's share of property NOI |
108,859 |
107,016 |
|||
|
Non-comparable NOI |
(47 |
) |
(2,005 |
) |
|
|
Total same-center NOI (1) |
$ |
108,812 |
$ |
105,011 |
|
|
Total same-center NOI percentage change |
3.6 |
% |
(1)
CBL defines NOI as property operating revenues (rental revenues, tenant reimbursements and other income), less property operating expenses (property operating, real estate taxes and maintenance and repairs). NOI excludes lease termination income, straight-line rent adjustments, amortization of above and below market lease intangibles and write-offs of landlord inducement assets. We include a property in our same-center pool when we own all or a portion of the property as of March 31, 2024, and we owned it and it was in operation for both the entire preceding calendar year and the current year-to-date reporting period ending March 31, 2024. New properties are excluded from same-center NOI, until they meet these criteria. Properties excluded from the same-center pool that would otherwise meet these criteria are properties which are under major redevelopment or being considered for repositioning, where we intend to renegotiate the terms of the debt secured by the related property or return the property to the lender.
|
Three Months Ended March 31, |
||||
|
2024 |
2023 |
|||
|
Malls |
$ |
74,187 |
$ |
71,810 |
|
Outlet centers |
5,620 |
5,114 |
||
|
Lifestyle centers |
9,184 |
8,967 |
||
|
Open-air centers |
14,694 |
13,918 |
||
|
Outparcels and other |
5,127 |
5,202 |
||
|
Total same-center NOI |
$ |
108,812 |
$ |
105,011 |
|
Percentage Change: |
||||
|
Malls |
3.3 |
% |
||
|
Outlet centers |
9.9 |
% |
||
|
Lifestyle centers |
2.4 |
% |
||
|
Open-air centers |
5.6 |
% |
||
|
Outparcels and other |
(1.4 |
)% |
||
|
Total same-center NOI |
3.6 |
% |
9
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
Company's Share of Consolidated and Unconsolidated Debt
(Dollars in thousands)
|
As of March 31, 2024 |
||||||||||||||
|
Fixed Rate |
Variable |
Total Debt |
Unamortized |
Unamortized |
Total, net |
|||||||||
|
Consolidated debt |
$ |
906,438 |
$ |
1,003,255 |
$ |
1,909,693 |
$ |
(12,086 |
) |
$ |
(37,313 |
) |
$ |
1,860,294 |
|
Noncontrolling interests' share of consolidated debt |
(24,919 |
) |
(11,718 |
) |
(36,637 |
) |
224 |
3,229 |
(33,184 |
) |
||||
|
Company's share of unconsolidated affiliates' debt |
618,640 |
56,619 |
675,259 |
(2,890 |
) |
- |
672,369 |
|||||||
|
Other debt (2) |
69,783 |
- |
69,783 |
- |
- |
69,783 |
||||||||
|
Company's share of consolidated, unconsolidated and other debt |
$ |
1,569,942 |
$ |
1,048,156 |
$ |
2,618,098 |
$ |
(14,752 |
) |
$ |
(34,084 |
) |
$ |
2,569,262 |
|
Weighted-average interest rate |
5.26 |
% |
8.42 |
% |
6.53 |
% |
||||||||
|
As of March 31, 2023 |
||||||||||||||
|
Fixed Rate |
Variable |
Total Debt |
Unamortized |
Unamortized |
Total, net |
|||||||||
|
Consolidated debt |
$ |
972,999 |
$ |
1,052,704 |
$ |
2,025,703 |
$ |
(15,903 |
) |
$ |
(63,371 |
) |
$ |
1,946,429 |
|
Noncontrolling interests' share of consolidated debt |
(25,320 |
) |
(13,282 |
) |
(38,602 |
) |
294 |
6,051 |
(32,257 |
) |
||||
|
Company's share of unconsolidated affiliates' debt |
614,947 |
70,847 |
685,794 |
(2,916 |
) |
- |
682,878 |
|||||||
|
Other debt (2) |
41,122 |
- |
41,122 |
- |
- |
41,122 |
||||||||
|
Company's share of consolidated, unconsolidated and other debt |
$ |
1,603,748 |
$ |
1,110,269 |
$ |
2,714,017 |
$ |
(18,525 |
) |
$ |
(57,320 |
) |
$ |
2,638,172 |
|
Weighted-average interest rate |
4.83 |
% |
7.66 |
% |
5.99 |
% |
(1)
In conjunction with fresh start accounting upon emergence from bankruptcy, the Company recognized debt discounts equal to the difference between the outstanding balance of mortgage notes payable and the estimated fair value of such mortgage notes payable. The debt discounts are accreted as additional interest expense over the terms of the respective mortgage notes payable using the effective interest method.
(2)
Represents the outstanding loan balance for properties that were deconsolidated due to a loss of control when the properties were placed into receivership in connection with the foreclosure process.
10
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
Consolidated Balance Sheets
(Unaudited; in thousands, except share data)
|
March 31, |
December 31, |
|||
|
2024 |
2023 |
|||
|
ASSETS |
||||
|
Real estate assets: |
||||
|
Land |
$ |
582,949 |
$ |
585,191 |
|
Buildings and improvements |
1,218,746 |
1,216,054 |
||
|
1,801,695 |
1,801,245 |
|||
|
Accumulated depreciation |
(247,387 |
) |
(228,034 |
) |
|
1,554,308 |
1,573,211 |
|||
|
Developments in progress |
7,479 |
8,900 |
||
|
Net investment in real estate assets |
1,561,787 |
1,582,111 |
||
|
Cash and cash equivalents |
60,311 |
34,188 |
||
|
Restricted cash |
66,946 |
88,888 |
||
|
Available-for-sale securities - at fair value (amortized cost of $235,072 and $261,869 as of March 31, 2024 and December 31, 2023, respectively) |
234,998 |
262,142 |
||
|
Receivables: |
||||
|
Tenant |
37,588 |
43,436 |
||
|
Other |
7,246 |
2,752 |
||
|
Investments in unconsolidated affiliates |
77,818 |
76,458 |
||
|
In-place leases, net |
142,683 |
157,639 |
||
|
Intangible lease assets and other assets |
154,439 |
158,291 |
||
|
$ |
2,343,816 |
$ |
2,405,905 |
|
|
LIABILITIES AND EQUITY |
||||
|
Mortgage and other indebtedness, net |
$ |
1,860,294 |
$ |
1,888,803 |
|
Accounts payable and accrued liabilities |
168,672 |
186,485 |
||
|
Total liabilities |
2,028,966 |
2,075,288 |
||
|
Shareholders' equity: |
||||
|
Common stock, $.001 par value, 200,000,000 shares authorized, 32,033,939 and 31,975,645 issued and outstanding as of March 31, 2024 and December 31, 2023, respectively (excluding 140,034 treasury shares as of March 31, 2024 and excluding 34 treasury shares as of December 31, 2023) |
32 |
32 |
||
|
Additional paid-in capital |
716,706 |
719,125 |
||
|
Accumulated other comprehensive income |
726 |
610 |
||
|
Accumulated deficit |
(393,266 |
) |
(380,446 |
) |
|
Total shareholders' equity |
324,198 |
339,321 |
||
|
Noncontrolling interests |
(9,348 |
) |
(8,704 |
) |
|
Total equity |
314,850 |
330,617 |
||
|
$ |
2,343,816 |
$ |
2,405,905 |
11
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
Condensed Combined Financial Statements - Unconsolidated Affiliates
(Unaudited; in thousands)
|
March 31, |
December 31, |
|||
|
ASSETS: |
||||
|
Investment in real estate assets |
$ |
2,013,008 |
$ |
2,010,269 |
|
Accumulated depreciation |
(901,569 |
) |
(886,712 |
) |
|
1,111,439 |
1,123,557 |
|||
|
Developments in progress |
19,305 |
17,261 |
||
|
Net investment in real estate assets |
1,130,744 |
1,140,818 |
||
|
Other assets |
198,788 |
200,289 |
||
|
Total assets |
$ |
1,329,532 |
$ |
1,341,107 |
|
LIABILITIES: |
||||
|
Mortgage and other indebtedness, net |
$ |
1,359,302 |
$ |
1,368,031 |
|
Other liabilities |
42,477 |
45,577 |
||
|
Total liabilities |
1,401,779 |
1,413,608 |
||
|
OWNERS' EQUITY (DEFICIT): |
||||
|
The Company |
12,083 |
12,290 |
||
|
Other investors |
(84,330 |
) |
(84,791 |
) |
|
Total owners' deficit |
(72,247 |
) |
(72,501 |
) |
|
Total liabilities and owners' deficit |
$ |
1,329,532 |
$ |
1,341,107 |
|
Three Months Ended March 31, |
|||||
|
2024 |
2023 |
||||
|
Total revenues |
$ |
63,997 |
$ |
60,533 |
|
|
Depreciation and amortization |
(18,399 |
) |
(16,863 |
) |
|
|
Operating expenses |
(21,488 |
) |
(19,729 |
) |
|
|
Interest and other income |
612 |
544 |
|||
|
Interest expense |
(18,458 |
) |
(15,272 |
) |
|
|
Loss on sales of real estate assets |
- |
(32 |
) |
||
|
Net income |
$ |
6,264 |
$ |
9,181 |
|
|
Company's Share for the Period |
|||||
|
Three Months Ended March 31, |
|||||
|
2024 |
2023 |
||||
|
Total revenues |
$ |
33,708 |
$ |
32,571 |
|
|
Depreciation and amortization |
(10,802 |
) |
(12,100 |
) |
|
|
Operating expenses |
(10,774 |
) |
(10,447 |
) |
|
|
Interest and other income |
361 |
390 |
|||
|
Interest expense |
(17,281 |
) |
(17,525 |
) |
|
|
Negative investment adjustment |
9,382 |
5,871 |
|||
|
Loss on sales of real estate assets |
- |
(16 |
) |
||
|
Net income (loss) |
$ |
4,594 |
$ |
(1,256 |
) |
12
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
EBITDA for real estate ("EBITDAre") is a non-GAAP financial measure which NAREIT defines as net income (loss) (computed in accordance with GAAP), plus interest expense, income tax expense, depreciation and amortization, losses (gains) on the dispositions of depreciable property and impairment write-downs of depreciable property, and after adjustments to reflect the Company's share of EBITDAre from unconsolidated affiliates. The Company also calculates Adjusted EBITDAre to exclude the non-controlling interest in EBITDAre of consolidated entities, abandoned projects expense, adjustments related to unconsolidated affiliates and litigation settlement.
The Company presents the ratio of Adjusted EBITDAre to interest expense because the Company believes that the Adjusted EBITDAre to interest coverage ratio, along with cash flows from operating activities, investing activities and financing activities, provides investors an additional indicator of the Company's ability to incur and service debt. Adjusted EBITDAre excludes items that are not a normal result of operations which assists the Company and investors in distinguishing changes related to the growth or decline of operations at our properties. EBITDAre and Adjusted EBITDAre, as presented, may not be comparable to similar measures calculated by other companies. This non-GAAP measure should not be considered as an alternative to net income (loss), cash from operating activities or any other measure calculated in accordance with GAAP. Pro rata amounts listed below are calculated using the Company's ownership percentage in the respective joint venture and any other applicable terms.
Ratio of Adjusted EBITDAreto Interest Expense
(Dollars in thousands)
|
Three Months Ended March 31, |
|||||
|
2024 |
2023 |
||||
|
Net (loss) income |
$ |
(474 |
) |
$ |
514 |
|
Depreciation and amortization |
38,040 |
53,269 |
|||
|
Depreciation and amortization from unconsolidated affiliates |
3,989 |
4,638 |
|||
|
Interest expense |
39,812 |
43,524 |
|||
|
Interest expense from unconsolidated affiliates |
17,281 |
17,525 |
|||
|
Income taxes |
(158 |
) |
(55 |
) |
|
|
Loss on impairment |
836 |
- |
|||
|
Gain on depreciable property |
(3,721 |
) |
- |
||
|
Gain on deconsolidation |
- |
(28,151 |
) |
||
|
EBITDAre (1) |
95,605 |
91,264 |
|||
|
Litigation settlement |
(68 |
) |
(44 |
) |
|
|
Abandoned projects expense |
- |
17 |
|||
|
Adjustment for unconsolidated affiliates with negative investment |
(2,568 |
) |
1,591 |
||
|
Net loss attributable to noncontrolling interests in other consolidated subsidiaries |
524 |
1,745 |
|||
|
Noncontrolling interests' share of depreciation and amortization in other consolidated subsidiaries |
(560 |
) |
(665 |
) |
|
|
Noncontrolling interests' share of interest expense in other consolidated subsidiaries |
(1,065 |
) |
(2,043 |
) |
|
|
Company's share of Adjusted EBITDAre |
$ |
91,868 |
$ |
91,865 |
(1)
Includes $1,580 for the three months ended March 31, 2023 related to sales of non-depreciable real estate assets.
13
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
|
Three Months Ended March 31, |
||||
|
2024 |
2023 |
|||
|
Interest Expense: |
||||
|
Interest expense |
$ |
39,812 |
$ |
43,524 |
|
Interest expense from unconsolidated affiliates |
17,281 |
17,525 |
||
|
Debt discount accretion, net of noncontrolling interests' share |
(11,795 |
) |
(16,616 |
) |
|
Noncontrolling interests' share of interest expense in other consolidated subsidiaries |
(588 |
) |
(647 |
) |
|
Company's share of interest expense |
$ |
44,710 |
$ |
43,786 |
|
Ratio of Adjusted EBITDAre to Interest Expense |
2.1 |
x |
2.1 |
x |
|
Three Months Ended March 31, |
||||
|
2024 |
2023 |
|||
|
Company's share of Adjusted EBITDAre |
$ |
91,868 |
$ |
91,865 |
|
Interest expense |
(39,812 |
) |
(43,524 |
) |
|
Noncontrolling interests' share of interest expense in other consolidated subsidiaries |
1,065 |
2,043 |
||
|
Income taxes |
158 |
55 |
||
|
Net amortization of deferred financing costs, discounts on available-for-sale securities and debt discounts |
2,459 |
7,852 |
||
|
Net amortization of intangible lease assets and liabilities |
3,449 |
5,337 |
||
|
Depreciation and interest expense from unconsolidated affiliates |
(21,270 |
) |
(22,163 |
) |
|
Adjustment for unconsolidated affiliates with negative investment |
2,568 |
(1,591 |
) |
|
|
Litigation settlement |
68 |
44 |
||
|
Noncontrolling interests' share of depreciation and amortization in other consolidated subsidiaries |
560 |
665 |
||
|
Net loss attributable to noncontrolling interests in other consolidated subsidiaries |
(524 |
) |
(1,745 |
) |
|
Gain on outparcel sales |
- |
(1,596 |
) |
|
|
Equity in (earnings) losses of unconsolidated affiliates |
(4,594 |
) |
1,256 |
|
|
Distributions of earnings from unconsolidated affiliates |
3,692 |
3,335 |
||
|
Share-based compensation expense |
3,679 |
3,252 |
||
|
Change in estimate of uncollectable revenues |
1,522 |
(138 |
) |
|
|
Change in deferred tax assets |
1,331 |
225 |
||
|
Changes in operating assets and liabilities |
(15,481 |
) |
(11,997 |
) |
|
Cash flows provided by operating activities |
$ |
30,738 |
$ |
33,175 |
Components of Consolidated Rental Revenues
The Company believes the following summary is useful to users of its consolidated financial statements because it provides more detail regarding the components of rental revenues in the consolidated financial statements and trends in these components for the periods shown.
|
Three Months Ended March 31, |
||||
|
2024 |
2023 |
|||
|
Minimum rents |
$ |
93,908 |
$ |
95,463 |
|
Percentage rents |
2,790 |
3,164 |
||
|
Other rents |
1,832 |
1,696 |
||
|
Tenant reimbursements |
26,879 |
29,518 |
||
|
Estimate of uncollectable amounts |
(1,382 |
) |
483 |
|
|
Total rental revenues |
$ |
124,027 |
$ |
130,324 |
14
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
Schedule of Mortgage and Other Indebtedness
(Dollars in thousands)
|
Property |
Location |
Original |
Optional |
Interest |
Balance as of March 31, 2024 (1) |
Balance |
|||||
|
Fixed |
Variable |
||||||||||
|
Operating Properties: |
|||||||||||
|
Fayette Mall (2) |
Lexington, KY |
May-24 |
May-26 |
4.25 |
% |
$ |
117,181 |
$ |
117,181 |
$ |
- |
|
Cross Creek Mall |
Fayetteville, NC |
Jun-25 |
8.19 |
% |
90,732 |
90,732 |
- |
||||
|
The Outlet Shoppes at Laredo |
Laredo, TX |
Jun-25 |
8.83 |
% |
33,480 |
- |
33,480 |
||||
|
The Outlet Shoppes at Gettysburg |
Gettysburg, PA |
Oct-25 |
4.80 |
% |
20,563 |
20,563 |
- |
||||
|
Parkdale Mall & Crossing |
Beaumont, TX |
Mar-26 |
5.85 |
% |
56,978 |
56,978 |
- |
||||
|
Northwoods Mall |
North Charleston, SC |
Apr-26 |
5.08 |
% |
53,223 |
53,223 |
- |
||||
|
Arbor Place |
Atlanta (Douglasville), GA |
May-26 |
5.10 |
% |
92,462 |
92,462 |
- |
||||
|
Volusia Mall |
Daytona Beach, FL |
May-26 |
4.56 |
% |
35,957 |
35,957 |
- |
||||
|
Hamilton Place |
Chattanooga, TN |
Jun-26 |
4.36 |
% |
91,046 |
91,046 |
- |
||||
|
Jefferson Mall |
Louisville, KY |
Jun-26 |
4.75 |
% |
52,965 |
52,965 |
- |
||||
|
Southpark Mall |
Colonial Heights, VA |
Jun-26 |
4.85 |
% |
51,151 |
51,151 |
- |
||||
|
Open-air centers and outparcels loan (3) |
Jun-27 |
Jun-29 |
8.19 |
% |
358,360 |
179,180 |
179,180 |
||||
|
Hamilton Place open-air centers loan |
Jun-32 |
5.85 |
% |
65,000 |
65,000 |
- |
|||||
|
Total Loans On Operating Properties |
1,119,098 |
906,438 |
212,660 |
||||||||
|
Weighted-average interest rate |
6.33 |
% |
5.63 |
% |
9.33 |
% |
|||||
|
Corporate Debt: |
|||||||||||
|
Secured term loan |
Nov-25 |
Nov-26/Nov-27 |
8.19 |
% |
790,595 |
- |
790,595 |
||||
|
Total Consolidated Debt |
$ |
1,909,693 |
$ |
906,438 |
$ |
1,003,255 |
|||||
|
Weighted-average interest rate |
7.10 |
% |
5.63 |
% |
8.43 |
% |
|||||
|
Plus CBL's Share Of Unconsolidated Affiliates' Debt: |
|||||||||||
|
Coastal Grand Mall |
Myrtle Beach, SC |
Aug-24 |
4.09 |
% |
$ |
48,131 |
$ |
48,131 |
$ |
- |
|
|
Coastal Grand Mall Outparcel |
Myrtle Beach, SC |
Aug-24 |
4.09 |
% |
2,323 |
2,323 |
- |
||||
|
Coastal Grand Mall - Dick's Sporting Goods |
Myrtle Beach, SC |
Nov-24 |
5.05 |
% |
3,361 |
3,361 |
- |
||||
|
Hamilton Place Aloft Hotel |
Chattanooga, TN |
Nov-24 |
7.87 |
% |
8,055 |
- |
8,055 |
||||
|
The Outlet Shoppes of the Bluegrass |
Simpsonville, KY |
Dec-24 |
4.05 |
% |
40,702 |
40,702 |
- |
||||
|
West County Center |
Des Peres, MO |
Dec-24 |
Dec-26 |
3.40 |
% |
75,615 |
75,615 |
- |
|||
|
Hammock Landing - Phase I |
West Melbourne, FL |
Feb-25 |
Feb-26 |
8.33 |
% |
17,455 |
- |
17,455 |
|||
|
Hammock Landing - Phase II |
West Melbourne, FL |
Feb-25 |
Feb-26 |
8.33 |
% |
5,455 |
- |
5,455 |
|||
|
The Pavilion at Port Orange |
Port Orange, FL |
Feb-25 |
Feb-26 |
8.33 |
% |
23,261 |
- |
23,261 |
|||
|
Ambassador Town Center Infrastructure Improvements |
Lafayette, LA |
Mar-25 |
3.00 |
% |
4,361 |
4,361 |
- |
||||
|
York Town Center |
York, PA |
Mar-25 |
4.75 |
% |
14,808 |
14,808 |
- |
||||
|
Oak Park Mall |
Overland Park, KS |
Oct-25 |
3.97 |
% |
127,853 |
127,853 |
- |
||||
|
Northgate Mall Developments |
Chattanooga, TN |
Nov-25 |
8.25 |
% |
2,393 |
- |
2,393 |
||||
|
Fremaux Town Center |
Slidell, LA |
Jun-26 |
3.70 |
% |
37,293 |
37,293 |
- |
||||
|
CoolSprings Galleria |
Nashville, TN |
May-28 |
4.84 |
% |
69,760 |
69,760 |
- |
||||
|
Friendly Center |
Greensboro, NC |
May-28 |
6.44 |
% |
73,120 |
73,120 |
- |
||||
|
The Outlet Shoppes at El Paso |
El Paso, TX |
Oct-28 |
5.10 |
% |
34,198 |
34,198 |
- |
||||
|
Ambassador Town Center |
Lafayette, LA |
Jun-29 |
4.35 |
% |
26,517 |
26,517 |
- |
||||
|
Friendly Center Medical Office |
Greensboro, NC |
Jun-30 |
6.11 |
% |
1,448 |
1,448 |
|||||
|
The Shoppes at Eagle Point |
Cookeville, TN |
May-32 |
5.40 |
% |
19,485 |
19,485 |
- |
||||
|
The Outlet Shoppes at Atlanta |
Woodstock, GA |
Oct-33 |
7.85 |
% |
39,665 |
39,665 |
- |
||||
|
SUBTOTAL |
675,259 |
618,640 |
56,619 |
||||||||
|
Plus Other Debt: |
|||||||||||
|
Alamance Crossing (4) |
Burlington, NC |
Jul-21 |
5.83 |
% |
41,122 |
41,122 |
- |
||||
|
WestGate Mall (4) |
Spartanburg, SC |
Jul-22 |
4.99 |
% |
28,661 |
28,661 |
- |
||||
|
69,783 |
69,783 |
- |
|||||||||
|
Less Noncontrolling Interests' Share Of Consolidated Debt: |
|||||||||||
|
The Outlet Shoppes at Laredo (35%) |
Laredo, TX |
Jun-25 |
8.83 |
% |
(11,718 |
) |
- |
(11,718 |
) |
||
|
The Outlet Shoppes at Gettysburg (50%) |
Gettysburg, PA |
Oct-25 |
4.80 |
% |
(10,282 |
) |
(10,282 |
) |
- |
||
|
Hamilton Place (10%) |
Chattanooga, TN |
Jun-26 |
4.36 |
% |
(9,104 |
) |
(9,104 |
) |
- |
15
|
Property |
Location |
Original |
Optional |
Interest |
Balance as of March 31, 2024 (1) |
Balance |
||||
|
Fixed |
Variable |
|||||||||
|
Hamilton Place open-air centers loan (8% - 10%) |
Jun-32 |
5.85 |
% |
(5,533 |
) |
(5,533 |
) |
- |
||
|
(36,637 |
) |
(24,919 |
) |
(11,718 |
) |
|||||
|
Company's Share Of Consolidated, Unconsolidated and Other Debt (5) |
$ |
2,618,098 |
$ |
1,569,942 |
$ |
1,048,156 |
||||
|
Weighted-average interest rate |
6.53 |
% |
5.26 |
% |
8.42 |
% |
||||
|
Total Debt of Unconsolidated Affiliates: |
||||||||||
|
Coastal Grand Mall |
Myrtle Beach, SC |
Aug-24 |
4.09 |
% |
$ |
96,263 |
$ |
96,263 |
$ |
- |
|
Coastal Grand Mall Outparcel |
Myrtle Beach, SC |
Aug-24 |
4.09 |
% |
4,645 |
4,645 |
- |
|||
|
Coastal Grand Mall - Dick's Sporting Goods |
Myrtle Beach, SC |
Nov-24 |
5.05 |
% |
6,723 |
6,723 |
- |
|||
|
Hamilton Place Aloft Hotel |
Chattanooga, TN |
Nov-24 |
7.87 |
% |
16,110 |
- |
16,110 |
|||
|
The Outlet Shoppes of the Bluegrass |
Simpsonville, KY |
Dec-24 |
4.05 |
% |
62,618 |
62,618 |
- |
|||
|
West County Center |
Des Peres, MO |
Dec-24 |
Dec-26 |
3.40 |
% |
151,230 |
151,230 |
- |
||
|
Hammock Landing - Phase I |
West Melbourne, FL |
Feb-25 |
Feb-26 |
8.33 |
% |
34,909 |
- |
34,909 |
||
|
Hammock Landing - Phase II |
West Melbourne, FL |
Feb-25 |
Feb-26 |
8.33 |
% |
10,909 |
- |
10,909 |
||
|
The Pavilion at Port Orange |
Port Orange, FL |
Feb-25 |
Feb-26 |
8.33 |
% |
46,523 |
- |
46,523 |
||
|
Ambassador Town Center Infrastructure Improvements |
Lafayette, LA |
Mar-25 |
3.00 |
% |
4,361 |
4,361 |
- |
|||
|
York Town Center |
York, PA |
Mar-25 |
4.75 |
% |
29,616 |
29,616 |
- |
|||
|
Oak Park Mall |
Overland Park, KS |
Oct-25 |
3.97 |
% |
255,706 |
255,706 |
- |
|||
|
Northgate Mall Developments |
Chattanooga, TN |
Nov-25 |
8.25 |
% |
4,787 |
- |
4,787 |
|||
|
Fremaux Town Center |
Slidell, LA |
Jun-26 |
3.70 |
% |
57,374 |
57,374 |
- |
|||
|
CoolSprings Galleria |
Nashville, TN |
May-28 |
4.84 |
% |
139,520 |
139,520 |
- |
|||
|
Friendly Center |
Greensboro, NC |
May-28 |
6.44 |
% |
146,239 |
146,239 |
- |
|||
|
The Outlet Shoppes at El Paso |
El Paso, TX |
Oct-28 |
5.10 |
% |
68,396 |
68,396 |
- |
|||
|
Ambassador Town Center |
Lafayette, LA |
Jun-29 |
4.35 |
% |
40,795 |
40,795 |
- |
|||
|
Friendly Center Medical Office |
Greensboro, NC |
Jun-30 |
6.11 |
% |
1,448 |
1,448 |
- |
|||
|
The Shoppes at Eagle Point |
Cookeville, TN |
May-32 |
5.40 |
% |
38,971 |
38,971 |
- |
|||
|
The Outlet Shoppes at Atlanta |
Woodstock, GA |
Oct-33 |
7.85 |
% |
79,330 |
79,330 |
- |
|||
|
$ |
1,296,473 |
$ |
1,183,235 |
$ |
113,238 |
|||||
|
Weighted-average interest rate |
5.03 |
% |
4.72 |
% |
8.26 |
% |
(1)
See page 10 for debt discounts and unamortized deferred financing costs.
(2)
The loan has two one-year extension options for a fully extended maturity date of May 1, 2026. Subsequent to March 31, 2024, the first one-year loan extension option was exercised.
(3)
The interest rate is a fixed 6.95% for half of the outstanding loan balance, with the other half of the loan bearing a variable interest rate based on the 30-day SOFR plus 4.10%. The Operating Partnership has an interest rate swap on a notional amount of $32,000 related to the variable portion of the loan to effectively fix the interest rate at 7.3975%.
(4)
The loan is in default and the property was placed into receivership. The Company anticipates returning the property to the lender.
(5)
As of March 31, 2024, CBL owns interests in 10 assets (8 malls and 2 outlet centers) with a pro rata share debt balance of $578,248 which have 100% of the cash flows from such properties restricted under the terms of the respective loan agreements. Of this amount, $546,204 of pro rata debt relates to malls and $32,044 relates to outlet centers. These loans are non-recourse to CBL. The restricted cash can only be used to pay the respective property's real estate and insurance costs, debt service, operating expenses, and fund escrow accounts for capital expenditures and tenant allowances. Additionally, CBL receives management fees from the property cash flows. For the three months ended March 31, 2024, CBL's pro rata share of NOI was $108,812, of which NOI from cash trapped properties made up $15,266, with $14,130 relating to malls and $1,136 relating to outlet centers. For the three months ended March 31, 2023, CBL's pro rata share of NOI was $105,011, of which NOI from cash trapped properties made up $16,811, with $15,876 relating to malls and $935 relating to outlet centers.
16
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
Schedule of Maturities of Mortgage and Other Indebtedness
(Dollars in thousands)
Based on Maturity Dates As Though All Extension Options Available Have Been Exercised:
|
Year |
Consolidated |
CBL's Share of |
Other Debt (1) |
Noncontrolling |
CBL's Share of |
% of Total |
Weighted |
||||||||
|
2021 |
$ |
- |
$ |
- |
$ |
41,122 |
$ |
- |
$ |
41,122 |
1.57 |
% |
5.83 |
% |
|
|
2022 |
- |
- |
28,661 |
- |
28,661 |
1.09 |
% |
4.99 |
% |
||||||
|
2024 |
- |
102,572 |
- |
- |
102,572 |
3.92 |
% |
4.40 |
% |
||||||
|
2025 |
144,775 |
149,415 |
- |
(22,000 |
) |
272,190 |
10.40 |
% |
5.86 |
% |
|||||
|
2026 |
550,963 |
159,079 |
- |
(9,104 |
) |
700,938 |
26.76 |
% |
4.81 |
% |
|||||
|
2027 |
790,595 |
- |
- |
- |
790,595 |
30.20 |
% |
8.19 |
% |
||||||
|
2028 |
- |
177,078 |
- |
- |
177,078 |
6.76 |
% |
5.55 |
% |
||||||
|
2029 |
358,360 |
26,517 |
- |
- |
384,877 |
14.70 |
% |
7.92 |
% |
||||||
|
2030 |
- |
1,448 |
- |
- |
1,448 |
0.06 |
% |
6.11 |
% |
||||||
|
2032 |
65,000 |
19,485 |
- |
(5,533 |
) |
78,952 |
3.02 |
% |
5.74 |
% |
|||||
|
2033 |
- |
39,665 |
- |
- |
39,665 |
1.52 |
% |
7.85 |
% |
||||||
|
Face Amount of Debt |
$ |
1,909,693 |
$ |
675,259 |
$ |
69,783 |
$ |
(36,637 |
) |
$ |
2,618,098 |
100.00 |
% |
6.53 |
% |
|
Based on Original Maturity Dates: |
|||||||||||||||
|
Year |
Consolidated |
CBL's Share of |
Other Debt (1) |
Noncontrolling |
CBL's Share of |
% of Total |
Weighted |
||||||||
|
2021 |
$ |
- |
$ |
- |
$ |
41,122 |
$ |
- |
$ |
41,122 |
1.57 |
% |
5.83 |
% |
|
|
2022 |
- |
- |
28,661 |
- |
28,661 |
1.09 |
% |
4.99 |
% |
||||||
|
2024 |
117,181 |
178,187 |
- |
- |
295,368 |
11.28 |
% |
4.08 |
% |
||||||
|
2025 |
935,370 |
195,586 |
- |
(22,000 |
) |
1,108,956 |
42.36 |
% |
7.62 |
% |
|||||
|
2026 |
433,782 |
37,293 |
- |
(9,104 |
) |
461,971 |
17.64 |
% |
4.83 |
% |
|||||
|
2027 |
358,360 |
- |
- |
- |
358,360 |
13.69 |
% |
8.19 |
% |
||||||
|
2028 |
- |
177,078 |
- |
- |
177,078 |
6.76 |
% |
5.55 |
% |
||||||
|
2029 |
- |
26,517 |
- |
- |
26,517 |
1.01 |
% |
4.35 |
% |
||||||
|
2030 |
- |
1,448 |
- |
- |
1,448 |
0.06 |
% |
6.11 |
% |
||||||
|
2032 |
65,000 |
19,485 |
- |
(5,533 |
) |
78,952 |
3.02 |
% |
5.74 |
% |
|||||
|
2033 |
- |
39,665 |
- |
- |
39,665 |
1.52 |
% |
7.85 |
% |
||||||
|
Face Amount of Debt |
$ |
1,909,693 |
$ |
675,259 |
$ |
69,783 |
$ |
(36,637 |
) |
$ |
2,618,098 |
100.00 |
% |
6.53 |
% |
(1)
During the year ended December 31, 2023, the Company deconsolidated Alamance Crossing East and WestGate Mall due to a loss of control when the respective property was placed into receivership in connection with the foreclosure process.
17
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
Operating Metrics by Collateral Pool
Basis of Presentation
The tables below provide certain property level financial information by property type and by categories based on the debt supported. The property types include Malls, Lifestyle Centers, Outlet Centers, Open-Air Centers, Outparcels and Other, each as defined below:
Malls: The Malls are enclosed regional or super-regional shopping centers, generally anchored by two or more anchors or junior anchors and a wide variety of in-line stores.
Lifestyle Centers: The Lifestyle Centers are large regional or super-regional open-air centers, generally anchored by two or more anchors or junior anchors and a wide variety of stores that are often similar to the tenancy of Mall stores.
Outlet Centers: The Outlet Centers are open-air centers that are anchored by one or more large discount or off-price stores as well as a selection of brand name discount or off-price stores.
Open-Air Centers: The Open-Air Centers are designed to attract local and regional customers. They are typically anchored by a combination of supermarkets, value-priced stores, big-box retailers or may also feature traditional department stores. Open-Air Centers also feature a selection of shops that may include traditional retail stores, services or convenience offerings. Open-Air Centers may be located adjacent to CBL's existing Malls or Lifestyle Centers.
Outparcels: The outparcels are subdivided improved parcels of land located at or adjacent to our Malls, Lifestyle Centers, Outlet Centers or Open-Air Centers. The outparcels are generally single-tenant or multi-tenant buildings that are either structured on a ground lease or building lease.
Other: Other includes other non-retail property types such as office, hotels or vacant land.
The information provided in the tables below, including historic operational and financial information, is for properties owned as of March 31, 2024, as listed on the Property List table. Information is provided on a "same-center" basis and any properties or interests in properties acquired or disposed of prior to March 31, 2024, were assumed to have been acquired or disposed for all periods presented.
Net Operating Income (NOI) and other financial information included in the presentation is reflected based on CBL's share of ownership.
NOI is a supplemental non-GAAP measure of the operating performance of our shopping centers and other properties. We define NOI as property operating revenues (rental revenues and other income) less property operating expenses (property operating, real estate taxes and maintenance and repairs). NOI excludes straight-line rents, above/below market lease rates, landlord inducement write-offs, lease buyouts and management fees.
Due to the exclusions noted above, NOI should only be used as a supplemental measure of our performance and not as an alternative to GAAP operating income (loss) or net income (loss).
Interest is calculated on a GAAP basis including amortization of deferred financing costs and accretion of debt discounts.
18
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
Property List:
|
Property |
Location |
Sales Per Square Foot for the Trailing Twelve Months Ended (1) |
In-Line Occupancy (2) |
|||||
|
March 31, 2024 |
March 31, 2023 |
March 31, 2024 |
March 31, 2023 |
|||||
|
TERM LOAN ASSETS (HOLDCO I) |
||||||||
|
Malls: |
||||||||
|
CherryVale Mall |
Rockford, IL |
|||||||
|
East Towne Mall |
Madison, WI |
|||||||
|
Frontier Mall |
Cheyenne, WY |
|||||||
|
Hanes Mall |
Winston-Salem, NC |
|||||||
|
Imperial Valley Mall |
El Centro, CA |
|||||||
|
Kirkwood Mall |
Bismarck, ND |
|||||||
|
Layton Hills Mall |
Layton, UT |
|||||||
|
Mall del Norte |
Laredo, TX |
|||||||
|
Northgate Mall |
Chattanooga, TN |
|||||||
|
Post Oak Mall |
College Station, TX |
|||||||
|
Richland Mall |
Waco, TX |
|||||||
|
Sunrise Mall |
Brownsville, TX |
|||||||
|
Turtle Creek Mall |
Hattiesburg, MS |
|||||||
|
Valley View Mall |
Roanoke, VA |
|||||||
|
West Towne Mall |
Madison, WI |
|||||||
|
Westmoreland Mall |
Greensburg, PA |
|||||||
|
Total Malls |
$ |
372 |
$ |
394 |
90.2 |
% |
90.4 |
% |
|
Lifestyle Centers: |
||||||||
|
Mayfaire Town Center |
Wilmington, NC |
|||||||
|
Pearland Town Center |
Pearland, TX |
|||||||
|
Southaven Towne Center |
Southaven, MS |
|||||||
|
Total Lifestyle Centers |
$ |
388 |
$ |
406 |
89.7 |
% |
92.0 |
% |
|
Open-Air Centers: |
||||||||
|
Layton Hills Convenience Center |
Layton, UT |
|||||||
|
Layton Hills Plaza |
Layton, UT |
|||||||
|
Westmoreland Crossing |
Greensburg, PA |
|||||||
|
Total Open-Air Centers |
N/A |
N/A |
98.8 |
% |
98.7 |
% |
||
|
Other |
N/A |
N/A |
86.9 |
% |
100.0 |
% |
||
|
Total Term Loan Assets (HoldCo I) |
$ |
375 |
$ |
396 |
90.7 |
% |
91.3 |
% |
|
CONSOLIDATED UNENCUMBERED |
||||||||
|
Malls: |
||||||||
|
Brookfield Square |
Brookfield, WI |
|||||||
|
Dakota Square Mall |
Minot, ND |
|||||||
|
Eastland Mall |
Bloomington, IL |
|||||||
|
Laurel Park Place |
Livonia, MI |
|||||||
|
Meridian Mall |
Lansing, MI |
|||||||
|
Mid Rivers Mall |
St. Peters, MO |
|||||||
|
Monroeville Mall |
Pittsburgh, PA |
|||||||
|
Northpark Mall |
Joplin, MO |
|||||||
|
Old Hickory Mall |
Jackson, TN |
|||||||
|
Parkway Place |
Huntsville, AL |
|||||||
|
South County Center |
St. Louis, MO |
|||||||
|
St. Clair Square |
Fairview Heights, IL |
|||||||
|
Stroud Mall |
Stroudsburg, PA |
|||||||
|
York Galleria |
York, PA |
|||||||
|
Total Malls |
$ |
309 |
$ |
336 |
77.9 |
% |
80.1 |
% |
|
Open-Air Centers: |
||||||||
|
Annex at Monroeville |
Pittsburgh, PA |
|||||||
|
The Promenade |
D'Iberville, MS |
|||||||
|
N/A |
N/A |
99.8 |
% |
98.7 |
% |
|||
|
Outparcels and Other |
N/A |
N/A |
82.2 |
% |
75.5 |
% |
||
|
Total Consolidated Unencumbered |
$ |
309 |
$ |
336 |
81.0 |
% |
82.3 |
% |
|
JOINT VENTURE ASSETS |
||||||||
|
Malls: |
19
|
Property |
Location |
Sales Per Square Foot for the Trailing Twelve Months Ended (1) |
In-Line Occupancy (2) |
||||||
|
March 31, 2024 |
March 31, 2023 |
March 31, 2024 |
March 31, 2023 |
||||||
|
Coastal Grand Mall |
Myrtle Beach, SC |
||||||||
|
CoolSprings Galleria |
Nashville, TN |
||||||||
|
Governor's Square |
Clarksville, TN |
||||||||
|
Kentucky Oaks Mall |
Paducah, KY |
||||||||
|
Oak Park Mall |
Overland Park, KS |
||||||||
|
West County Center |
Des Peres, MO |
||||||||
|
Total Malls |
$ |
545 |
$ |
554 |
89.8 |
% |
90.8 |
% |
|
|
Outlet Centers: |
|||||||||
|
The Outlet Shoppes at Atlanta |
Woodstock, GA |
||||||||
|
The Outlet Shoppes at El Paso |
El Paso, TX |
||||||||
|
The Outlet Shoppes of the Bluegrass |
Simpsonville, KY |
||||||||
|
Total Outlet Centers |
$ |
506 |
$ |
496 |
95.1 |
% |
93.2 |
% |
|
|
Lifestyle Centers: |
|||||||||
|
Friendly Center and The Shops at Friendly |
Greensboro, NC |
$ |
598 |
$ |
598 |
91.0 |
% |
90.1 |
% |
|
Open-Air Centers: |
|||||||||
|
Ambassador Town Center |
Lafayette, LA |
||||||||
|
Coastal Grand Crossing |
Myrtle Beach, SC |
||||||||
|
Fremaux Town Center |
Slidell, LA |
||||||||
|
Governor's Square Plaza |
Clarksville, TN |
||||||||
|
Hammock Landing |
West Melbourne, FL |
||||||||
|
The Pavilion at Port Orange |
Port Orange, FL |
||||||||
|
The Shoppes at Eagle Point |
Cookeville, TN |
||||||||
|
York Town Center |
York, PA |
||||||||
|
Total Open-Air Centers |
N/A |
N/A |
93.6 |
% |
95.7 |
% |
|||
|
Total Joint Venture Assets |
$ |
539 |
$ |
541 |
92.3 |
% |
92.9 |
% |
|
|
CONSOLIDATED ENCUMBERED ASSETS |
|||||||||
|
Malls: |
|||||||||
|
Arbor Place |
Atlanta (Douglasville), GA |
||||||||
|
Cross Creek Mall |
Fayetteville, NC |
||||||||
|
Fayette Mall |
Lexington, KY |
||||||||
|
Hamilton Place |
Chattanooga, TN |
||||||||
|
Jefferson Mall |
Louisville, KY |
||||||||
|
Northwoods Mall |
North Charleston, SC |
||||||||
|
Parkdale Mall |
Beaumont, TX |
||||||||
|
Southpark Mall |
Colonial Heights, VA |
||||||||
|
Volusia Mall |
Daytona Beach, FL |
||||||||
|
Total Malls |
$ |
418 |
$ |
448 |
91.5 |
% |
93.1 |
% |
|
|
Outlet Centers: |
|||||||||
|
The Outlet Shoppes at Gettysburg |
Gettysburg, PA |
||||||||
|
The Outlet Shoppes at Laredo |
Laredo, TX |
||||||||
|
Total Outlet Centers |
$ |
293 |
$ |
268 |
80.9 |
% |
74.6 |
% |
|
|
Lifestyle Centers: |
|||||||||
|
Alamance Crossing West |
Burlington, NC |
N/A |
N/A |
100.0 |
% |
73.7 |
% |
||
|
Open-Air Centers: |
|||||||||
|
CoolSprings Crossing |
Nashville, TN |
||||||||
|
Courtyard at Hickory Hollow |
Nashville, TN |
||||||||
|
Frontier Square |
Cheyenne, WY |
||||||||
|
Gunbarrel Pointe |
Chattanooga, TN |
||||||||
|
Hamilton Corner |
Chattanooga, TN |
||||||||
|
Hamilton Crossing |
Chattanooga, TN |
||||||||
|
Harford Annex |
Bel Air, MD |
||||||||
|
The Landing at Arbor Place |
Atlanta (Douglasville), GA |
||||||||
|
Parkdale Crossing |
Beaumont, TX |
||||||||
|
The Plaza at Fayette |
Lexington, KY |
||||||||
|
The Shoppes at Hamilton Place |
Chattanooga, TN |
||||||||
|
The Shoppes at St. Clair Square |
Fairview Heights, IL |
||||||||
|
Sunrise Commons |
Brownsville, TX |
||||||||
|
The Terrace |
Chattanooga, TN |
||||||||
|
West Towne Crossing |
Madison, WI |
20
|
Property |
Location |
Sales Per Square Foot for the Trailing Twelve Months Ended (1) |
In-Line Occupancy (2) |
|||||
|
March 31, 2024 |
March 31, 2023 |
March 31, 2024 |
March 31, 2023 |
|||||
|
WestGate Crossing |
Spartanburg, SC |
|||||||
|
Total Open-Air Centers |
N/A |
N/A |
94.2 |
% |
94.7 |
% |
||
|
Outparcels |
N/A |
N/A |
99.4 |
% |
92.4 |
% |
||
|
Total Consolidated Encumbered Assets |
$ |
399 |
$ |
419 |
91.7 |
% |
91.5 |
% |
|
Total Same-Center Portfolio |
$ |
417 |
$ |
433 |
87.7 |
% |
88.2 |
% |
|
EXCLUDED PROPERTIES |
||||||||
|
Alamance Crossing East |
Burlington, NC |
|||||||
|
Harford Mall |
Bel Air, MD |
|||||||
|
WestGate Mall |
Spartanburg, SC |
|||||||
|
Total Excluded Properties |
N/A |
N/A |
N/A |
N/A |
(1)
Represents same-center sales per square foot for tenants 10,000 square feet or less for malls, outlet centers and lifestyle centers. Sales are reported on a whole property basis. Sales for unencumbered portions or outparcels of a property with reporting tenants under 10,000 square feet are reflected with the sales of the main property.
(2)
Includes occupancy metrics for stores with gross leasable area under 20,000 square feet for unencumbered portions or outparcels of a property.
21
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
|
Operating Metrics - Three Months Ended March 31, 2024 at CBL Share |
||||||||||||||||||||
|
(Dollars in thousands) |
||||||||||||||||||||
|
NOI |
Capital |
Redevelopment |
Unleveraged |
Interest Expense |
Non-Cash |
Amortization |
Cash Flow |
|||||||||||||
|
TERM LOAN ASSETS (HOLDCO I) |
||||||||||||||||||||
|
Malls |
$ |
27,668 |
$ |
(659 |
) |
$ |
- |
$ |
27,009 |
$ |
- |
$ |
- |
$ |
- |
$ |
27,009 |
|||
|
Lifestyle Centers |
5,729 |
(339 |
) |
- |
5,390 |
- |
- |
- |
5,390 |
|||||||||||
|
Open-Air Centers |
862 |
(29 |
) |
- |
833 |
- |
- |
- |
833 |
|||||||||||
|
Other |
293 |
- |
- |
293 |
- |
- |
- |
293 |
||||||||||||
|
Term Loan Debt Service |
- |
- |
- |
- |
(16,606 |
) |
100 |
(9,319 |
) |
(25,825 |
) |
|||||||||
|
Total Term Loan Assets (HoldCo I) |
34,552 |
(1,027 |
) |
- |
33,525 |
(16,606 |
) |
100 |
(9,319 |
) |
7,700 |
|||||||||
|
CONSOLIDATED UNENCUMBERED |
||||||||||||||||||||
|
Malls (2) |
15,053 |
(1,228 |
) |
- |
13,825 |
(136 |
) |
- |
(150 |
) |
13,539 |
|||||||||
|
Outlet Centers |
(6 |
) |
- |
- |
(6 |
) |
- |
- |
- |
(6 |
) |
|||||||||
|
Open-Air Centers |
2,767 |
- |
- |
2,767 |
- |
- |
- |
2,767 |
||||||||||||
|
Outparcels |
36 |
- |
- |
36 |
- |
- |
- |
36 |
||||||||||||
|
Other |
449 |
(446 |
) |
- |
3 |
- |
- |
- |
3 |
|||||||||||
|
Total Consolidated Unencumbered |
18,299 |
(1,674 |
) |
- |
16,625 |
(136 |
) |
- |
(150 |
) |
16,339 |
|||||||||
|
JOINT VENTURE ASSETS |
||||||||||||||||||||
|
Malls |
10,295 |
(1,216 |
) |
- |
9,079 |
(3,467 |
) |
161 |
(2,039 |
) |
3,734 |
|||||||||
|
Outlet Centers |
4,490 |
(437 |
) |
- |
4,053 |
(1,673 |
) |
36 |
(485 |
) |
1,931 |
|||||||||
|
Lifestyle Centers |
2,940 |
(163 |
) |
- |
2,777 |
(1,235 |
) |
41 |
(254 |
) |
1,329 |
|||||||||
|
Open-Air Centers |
4,971 |
(217 |
) |
- |
4,754 |
(3,129 |
) |
79 |
(2,741 |
) |
(1,037 |
) |
||||||||
|
Other |
37 |
(12 |
) |
- |
25 |
(158 |
) |
- |
(30 |
) |
(163 |
) |
||||||||
|
Total Joint Venture Assets |
22,733 |
(2,045 |
) |
- |
20,688 |
(9,662 |
) |
317 |
(5,549 |
) |
5,794 |
|||||||||
|
CONSOLIDATED ENCUMBERED ASSETS |
||||||||||||||||||||
|
Malls |
21,171 |
(2,406 |
) |
(5 |
) |
18,760 |
(13,122 |
) |
4,281 |
(9,171 |
) |
748 |
||||||||
|
Outlet Centers |
1,136 |
(25 |
) |
- |
1,111 |
(945 |
) |
339 |
(237 |
) |
268 |
|||||||||
|
Lifestyle Centers |
515 |
- |
- |
515 |
(401 |
) |
28 |
- |
142 |
|||||||||||
|
Open-Air Centers |
6,094 |
(114 |
) |
- |
5,980 |
(4,018 |
) |
244 |
- |
2,206 |
||||||||||
|
Outparcels |
4,312 |
(107 |
) |
- |
4,205 |
(3,815 |
) |
269 |
- |
659 |
||||||||||
|
Total Consolidated Encumbered Assets |
33,228 |
(2,652 |
) |
(5 |
) |
30,571 |
(22,301 |
) |
5,161 |
(9,408 |
) |
4,023 |
||||||||
|
Total Same-Center |
$ |
108,812 |
$ |
(7,398 |
) |
$ |
(5 |
) |
$ |
101,409 |
$ |
(48,705 |
) |
$ |
5,578 |
$ |
(24,426 |
) |
$ |
33,856 |
(1)
Non-cash interest expense consists of the accretion of debt discounts and amortization of deferred financing costs.
(2)
In February 2024, the loan secured by Brookfield Square Anchor Redevelopment was paid off.
22
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
|
Operating Metrics - Three Months Ended March 31, 2023 at CBL Share |
||||||||||||||||||||
|
(Dollars in thousands) |
||||||||||||||||||||
|
NOI |
Capital |
Redevelopment |
Unleveraged |
Interest Expense |
Non-Cash |
Amortization |
Cash Flow |
|||||||||||||
|
TERM LOAN ASSETS (HOLDCO I) |
||||||||||||||||||||
|
Malls |
$ |
26,165 |
$ |
(1,086 |
) |
$ |
(720 |
) |
$ |
24,359 |
$ |
- |
$ |
- |
$ |
- |
$ |
24,359 |
||
|
Lifestyle Centers |
5,433 |
(319 |
) |
- |
5,114 |
- |
- |
- |
5,114 |
|||||||||||
|
Open-Air Centers |
768 |
(15 |
) |
- |
753 |
- |
- |
- |
753 |
|||||||||||
|
Other |
209 |
- |
- |
209 |
- |
- |
- |
209 |
||||||||||||
|
Term Loan Debt Service |
- |
- |
- |
- |
(15,089 |
) |
99 |
(12,713 |
) |
(27,703 |
) |
|||||||||
|
Total Term Loan Assets (HoldCo I) |
32,575 |
(1,420 |
) |
(720 |
) |
30,435 |
(15,089 |
) |
99 |
(12,713 |
) |
2,732 |
||||||||
|
CONSOLIDATED UNENCUMBERED |
||||||||||||||||||||
|
Malls (2) |
12,847 |
(1,050 |
) |
- |
11,797 |
(345 |
) |
9 |
(225 |
) |
11,236 |
|||||||||
|
Outlet Centers |
(7 |
) |
- |
- |
(7 |
) |
- |
- |
- |
(7 |
) |
|||||||||
|
Open-Air Centers |
2,090 |
- |
- |
2,090 |
- |
- |
- |
2,090 |
||||||||||||
|
Outparcels |
47 |
- |
- |
47 |
- |
- |
- |
47 |
||||||||||||
|
Other |
510 |
(92 |
) |
- |
418 |
- |
- |
- |
418 |
|||||||||||
|
Total Consolidated Unencumbered |
15,487 |
(1,142 |
) |
- |
14,345 |
(345 |
) |
9 |
(225 |
) |
13,784 |
|||||||||
|
JOINT VENTURE ASSETS |
||||||||||||||||||||
|
Malls |
10,117 |
(437 |
) |
- |
9,680 |
(3,399 |
) |
33 |
(3,903 |
) |
2,411 |
|||||||||
|
Outlet Centers |
4,186 |
(206 |
) |
- |
3,980 |
(1,351 |
) |
50 |
(784 |
) |
1,895 |
|||||||||
|
Lifestyle Centers |
3,045 |
(531 |
) |
- |
2,514 |
(631 |
) |
9 |
(300 |
) |
1,592 |
|||||||||
|
Open-Air Centers |
4,889 |
(144 |
) |
(281 |
) |
4,464 |
(3,036 |
) |
79 |
(2,418 |
) |
(911 |
) |
|||||||
|
Other |
66 |
- |
- |
66 |
(145 |
) |
- |
(30 |
) |
(109 |
) |
|||||||||
|
Total Joint Venture Assets |
22,303 |
(1,318 |
) |
(281 |
) |
20,704 |
(8,562 |
) |
171 |
(7,435 |
) |
4,878 |
||||||||
|
CONSOLIDATED ENCUMBERED ASSETS |
||||||||||||||||||||
|
Malls |
22,679 |
(1,861 |
) |
- |
20,818 |
(14,368 |
) |
5,982 |
(8,735 |
) |
3,697 |
|||||||||
|
Outlet Centers |
935 |
(28 |
) |
- |
907 |
(2,639 |
) |
2,037 |
(237 |
) |
68 |
|||||||||
|
Lifestyle Centers |
490 |
- |
- |
490 |
(384 |
) |
28 |
- |
134 |
|||||||||||
|
Open-Air Centers |
6,172 |
(94 |
) |
(65 |
) |
6,013 |
(3,889 |
) |
245 |
- |
2,369 |
|||||||||
|
Outparcels |
4,370 |
(237 |
) |
(33 |
) |
4,100 |
(3,657 |
) |
270 |
- |
713 |
|||||||||
|
Total Consolidated Encumbered Assets |
34,646 |
(2,220 |
) |
(98 |
) |
32,328 |
(24,937 |
) |
8,562 |
(8,972 |
) |
6,981 |
||||||||
|
Total Same-Center |
$ |
105,011 |
$ |
(6,100 |
) |
$ |
(1,099 |
) |
$ |
97,812 |
$ |
(48,933 |
) |
$ |
8,841 |
$ |
(29,345 |
) |
$ |
28,375 |
(1)
Non-cash interest expense consists of the accretion of debt discounts and amortization of deferred financing costs.
(2)
In February 2024, the loan secured by Brookfield Square Anchor Redevelopment was paid off.
23
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
|
CBL & Associates HoldCo I, LLC - Consolidated Balance Sheet |
||||
|
(unaudited, in thousands) |
||||
|
March 31, |
December 31, |
|||
|
ASSETS |
||||
|
Real estate assets: |
||||
|
Land |
$ |
174,157 |
$ |
174,157 |
|
Buildings and improvements |
410,923 |
411,064 |
||
|
585,080 |
585,221 |
|||
|
Accumulated depreciation |
(92,723 |
) |
(85,464 |
) |
|
492,357 |
499,757 |
|||
|
Developments in progress |
1,196 |
571 |
||
|
Net investment in real estate assets |
493,553 |
500,328 |
||
|
Cash |
15,537 |
35,741 |
||
|
Receivables: |
||||
|
Tenant |
14,110 |
16,464 |
||
|
Other |
5,690 |
5,608 |
||
|
In-place leases, net |
47,988 |
53,273 |
||
|
Above market leases, net |
34,208 |
37,841 |
||
|
Other assets |
7,856 |
6,344 |
||
|
$ |
618,942 |
$ |
655,599 |
|
|
LIABILITIES AND EQUITY |
||||
|
Senior secured term loan, net of deferred financing costs |
$ |
790,063 |
$ |
799,282 |
|
Below market leases, net |
22,566 |
24,358 |
||
|
Accounts payable and accrued liabilities |
29,893 |
38,621 |
||
|
Total liabilities |
842,522 |
862,261 |
||
|
Owner's deficit |
(223,580 |
) |
(206,662 |
) |
|
$ |
618,942 |
$ |
655,599 |
|
CBL & Associates HoldCo I, LLC - Consolidated Income Statement |
|||||
|
(unaudited, in thousands) |
|||||
|
Three Months Ended March 31, |
|||||
|
2024 |
2023 |
||||
|
Revenues: |
|||||
|
Rental revenues |
$ |
48,693 |
$ |
49,785 |
|
|
Other |
1,432 |
1,343 |
|||
|
Total revenues |
50,125 |
51,128 |
|||
|
Expenses: |
|||||
|
Property operating |
(9,045 |
) |
(9,445 |
) |
|
|
Depreciation and amortization |
(13,691 |
) |
(20,195 |
) |
|
|
Real estate taxes |
(4,801 |
) |
(5,089 |
) |
|
|
Maintenance and repairs |
(3,810 |
) |
(4,703 |
) |
|
|
Management fees |
(2,250 |
) |
(2,250 |
) |
|
|
Total expenses |
(33,597 |
) |
(41,682 |
) |
|
|
Other income (expenses): |
|||||
|
Other income |
246 |
121 |
|||
|
Interest expense |
(16,606 |
) |
(15,097 |
) |
|
|
Total other expenses |
(16,360 |
) |
(14,976 |
) |
|
|
Net income (loss) |
$ |
168 |
$ |
(5,530 |
) |
|
Modified Cash NOI (1) |
$ |
35,070 |
$ |
32,766 |
|
|
Interest Coverage Ratio (2) |
2.2x |
2.9x |
(1)
Modified Cash NOI is calculated in accordance with the terms of the exit credit agreement and is not comparable to the Company's definition of NOI, presented on page 4, that is used for NOI and same-center NOI metrics.
(2)
The Interest Coverage Ratio represents Modified Cash NOI divided by Facility Interest Expense, as defined in the exit credit agreement.
24
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
New and Renewal Leasing Activity of Same Small Shop Space Less Than 10,000 Square Feet
|
Property Type |
Square |
Prior Gross |
New Initial |
% Change |
New Average |
% Change |
|||||
|
Three Months Ended March 31, 2024: |
|||||||||||
|
All Property Types (2) |
774,632 |
$ |
31.64 |
$ |
33.90 |
7.1 |
% |
$ |
34.88 |
10.2 |
% |
|
Malls, Lifestyle Centers & Outlet Centers |
732,688 |
31.82 |
34.04 |
7.0 |
% |
34.94 |
9.8 |
% |
|||
|
New leases |
87,387 |
21.79 |
41.81 |
91.9 |
% |
45.60 |
109.3 |
% |
|||
|
Renewal leases |
645,301 |
33.18 |
32.99 |
(0.6 |
)% |
33.50 |
1.0 |
% |
|
Total Leasing Activity: |
Average Annual Base Rents Per Square Foot (3) By Property Type For Small Shop Space Less Than 10,000 Square Feet: |
|||||
|
Square Feet |
||||||
|
Three Months Ended March 31, 2024: |
||||||
|
Operating portfolio: |
As of March 31, |
As of March 31, |
||||
|
New leases |
222,370 |
2024 |
2023 |
|||
|
Renewal leases |
924,431 |
Same-center Malls, Lifestyle & Outlet Centers |
$ |
31.07 |
$ |
30.04 |
|
Development portfolio: |
Total Malls |
31.42 |
30.45 |
|||
|
New leases |
- |
Total Lifestyle Centers |
30.69 |
29.19 |
||
|
Renewal leases |
- |
Total Outlet Centers |
29.12 |
27.78 |
||
|
Total leased |
1,146,801 |
Total Malls, Lifestyle & Outlet Centers |
31.07 |
30.04 |
||
|
Open-Air Centers |
15.47 |
15.31 |
||||
|
Other |
20.61 |
19.82 |
(1)
Average gross rent does not incorporate allowable future increases for recoverable common area expenses.
(2)
Includes malls, lifestyle centers, outlet centers, open-air centers and other.
(3)
Average annual base rents per square foot are based on contractual rents in effect as of March 31, 2024, including the impact of any rent concessions. Average base rents for open-air centers and office buildings include all leased space, regardless of size.
New and Renewal Leasing Activity of Same Small Shop Space Less Than 10,000 Square Feet
For the Three Months Ended March 31, 2024Based on Commencement Date
|
Number |
Square |
Term |
Initial |
Average |
Expiring |
Initial Rent |
Average Rent |
||||||||||
|
Commencement 2024: |
|||||||||||||||||
|
New |
47 |
168,458 |
6.94 |
$ |
35.89 |
$ |
39.16 |
$ |
22.92 |
$ |
12.97 |
56.6 |
% |
$ |
16.24 |
70.9 |
% |
|
Renewal |
418 |
1,447,402 |
2.69 |
33.90 |
34.39 |
34.92 |
(1.02 |
) |
(2.9 |
)% |
(0.53 |
) |
(1.5 |
)% |
|||
|
Commencement 2024 Total |
465 |
1,615,860 |
3.12 |
34.10 |
34.88 |
33.67 |
0.43 |
1.3 |
% |
1.21 |
3.6 |
% |
|||||
|
Commencement 2025: |
|||||||||||||||||
|
New |
4 |
3,643 |
10.00 |
109.73 |
125.57 |
66.08 |
43.65 |
66.1 |
% |
59.49 |
90.0 |
% |
|||||
|
Renewal |
26 |
81,380 |
3.33 |
38.91 |
40.09 |
36.05 |
2.86 |
7.9 |
% |
4.04 |
11.2 |
% |
|||||
|
Commencement 2025 Total |
30 |
85,023 |
4.22 |
41.94 |
43.75 |
37.34 |
4.60 |
12.3 |
% |
6.41 |
17.2 |
% |
|||||
|
Total 2024/2025 |
495 |
1,700,883 |
3.18 |
$ |
34.50 |
$ |
35.33 |
$ |
33.85 |
$ |
0.65 |
1.9 |
% |
$ |
1.48 |
4.4 |
% |
25
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
Top 25 Tenants Based On Percentage Of Total Annualized Revenues
|
Tenant |
Number of |
Square |
Percentage |
||
|
1 |
Victoria's Secret & Co. |
48 |
393,070 |
2.70 |
% |
|
2 |
Signet Jewelers Ltd. (2) |
108 |
165,455 |
2.68 |
% |
|
3 |
Dick's Sporting Goods, Inc. (3) |
26 |
1,662,221 |
2.39 |
% |
|
4 |
Foot Locker, Inc. |
64 |
312,616 |
2.23 |
% |
|
5 |
American Eagle Outfitters, Inc. |
60 |
363,615 |
2.14 |
% |
|
6 |
Bath & Body Works, Inc. |
57 |
235,092 |
1.92 |
% |
|
7 |
Finish Line, Inc. |
37 |
206,409 |
1.65 |
% |
|
8 |
Genesco Inc. (4) |
76 |
152,215 |
1.55 |
% |
|
9 |
The Buckle, Inc. |
34 |
176,604 |
1.23 |
% |
|
10 |
Cinemark Corp. |
9 |
467,190 |
1.23 |
% |
|
11 |
Luxottica Group S.P.A. (5) |
78 |
174,559 |
1.23 |
% |
|
12 |
The Gap Inc. |
42 |
513,428 |
1.18 |
% |
|
13 |
Sycamore Partners (6) |
75 |
325,107 |
1.11 |
% |
|
14 |
Hot Topic, Inc. |
100 |
251,394 |
1.02 |
% |
|
15 |
The TJX Companies, Inc. (7) |
19 |
542,607 |
0.95 |
% |
|
16 |
Shoe Show, Inc. |
28 |
357,714 |
0.89 |
% |
|
17 |
Claire's Stores, Inc. |
68 |
85,302 |
0.85 |
% |
|
18 |
Express Fashions |
27 |
219,691 |
0.85 |
% |
|
19 |
Barnes & Noble, Inc. |
16 |
457,337 |
0.84 |
% |
|
20 |
Spencer Spirit Holdings, Inc. |
47 |
110,033 |
0.83 |
% |
|
21 |
H & M Hennes & Mauritz AB |
38 |
803,797 |
0.80 |
% |
|
22 |
Ulta Salon, Cosmetics & Fragrance, Inc. |
23 |
237,961 |
0.75 |
% |
|
23 |
Abercrombie & Fitch, Co. |
28 |
189,942 |
0.75 |
% |
|
24 |
Focus Brands LLC (8) |
65 |
46,995 |
0.72 |
% |
|
25 |
The Children's Place, Inc. |
32 |
139,992 |
0.65 |
% |
|
1,205 |
8,590,346 |
33.14 |
% |
(1)
Includes the Company's proportionate share of total revenues from consolidated and unconsolidated affiliates based on the ownership percentage in the respective joint venture and any other applicable terms.
(2)
Signet Jewelers Ltd. operates Kay Jewelers, Marks & Morgan, JB Robinson, Shaw's Jewelers, Osterman's Jewelers, LeRoy's Jewelers, Jared Jewelers, Belden Jewelers, Ultra Diamonds, Rogers Jewelers, Zales, Peoples and Piercing Pagoda.
(3)
Dick's Sporting Goods, Inc. operates Dick's Sporting Goods, Golf Galaxy and Field & Stream. Includes a former Sears lease acquired by Dick's Sporting Goods, Inc. for future redevelopment.
(4)
Genesco Inc. operates Journey's, Underground by Journey's, Shi by Journey's, Johnston & Murphy, Hat Shack, Lids, Hat Zone and Clubhouse.
(5)
Luxottica Group S.P.A. operates Lenscrafters, Pearle Vision and Sunglass Hut.
(6)
Sycamore Partners operates Ann Taylor, Chico's, Lane Bryant, Lane Bryant (Cacique), Lane Bryant Outlet, Loft, Soma Intimates and White House Black Market.
(7)
The TJX Companies, Inc. operates T.J. Maxx, Marshalls, HomeGoods and Sierra Trading Post. In Europe, they operate T.K. Maxx and HomeSense.
(8)
Focus Brands operates certain Auntie Anne's, Cinnabon, Moe's Southwest Grill and Planet Smoothie locations.
Capital Expenditures
(In thousands)
|
Three Months Ended March 31, |
||||
|
2024 |
2023 |
|||
|
Tenant allowances (1) |
$ |
1,982 |
$ |
3,574 |
|
Deferred maintenance: (2) |
||||
|
Parking lot and parking lot lighting |
280 |
331 |
||
|
Roof replacements |
948 |
537 |
||
|
Other capital expenditures |
4,189 |
1,658 |
||
|
Total deferred maintenance expenditures |
5,417 |
2,526 |
||
|
Total capital expenditures |
$ |
7,399 |
$ |
6,100 |
(1)
Tenant allowances, sometimes made to third-generation tenants, are recovered through minimum rents from the tenants over the term of the lease.
(2)
The capital expenditures incurred for maintenance such as parking lot repairs, parking lot lighting and roofs are classified as maintenance capital expenditures.
26
CBL & Associates Properties, Inc.
Supplemental Financial and Operating Information
Properties Under Development at March 31, 2024
(Dollars in thousands)
|
CBL's Share of |
|||||||||||
|
Property |
Location |
CBL |
Total |
Total |
Cost to |
2024 |
Expected Opening |
Initial |
|||
|
Outparcel Development: |
|||||||||||
|
Mayfaire Town Center - hotel development |
Wilmington, NC |
49% |
83,021 |
$ |
15,435 |
$ |
4,065 |
$ |
867 |
Summer '25 |
11.0% |
|
Redevelopments: |
|||||||||||
|
Hamilton Place - Crunch Fitness |
Chattanooga, TN |
100% |
36,640 |
2,648 |
1,860 |
5 |
Summer '24 |
23.3% |
|||
|
Total Properties Under Development |
119,661 |
$ |
18,083 |
$ |
5,925 |
$ |
872 |
(1)
Total Cost is presented net of reimbursements to be received.
(2)
Cost to Date does not reflect reimbursements until they are received.
27