CBL-12.31.2011-10K
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549

FORM 10-K


x ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
 
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2011
 
Or

o TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 
FOR THE TRANSITION PERIOD FROM ____________ TO _______________
 
COMMISSION FILE NO. 1-12494
______________
 


CBL & ASSOCIATES PROPERTIES, INC.
(Exact Name of Registrant as Specified in Its Charter)
Delaware
(State or other jurisdiction of incorporation or organization)
 
62-1545718
(I.R.S. Employer Identification No.)
2030 Hamilton Place Blvd., Suite 500
Chattanooga, TN
(Address of principal executive offices)
 
37421
(Zip Code)
Registrant’s telephone number, including area code:  423.855.0001
Securities registered pursuant to Section 12(b) of the Act:

Title of each Class
 
Name of each exchange on
which registered
Common Stock, $0.01 par value 
 
New York Stock Exchange
7.75% Series C Cumulative Redeemable Preferred Stock, $0.01 par value 
 
New York Stock Exchange
7.375% Series D Cumulative Redeemable Preferred Stock, $0.01 par value 
 
New York Stock Exchange

Securities registered pursuant to Section 12(g) of the Act: None 
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.
 Yes x
 No o
 
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.
 Yes o
  No x
 
Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.
 Yes x
 No o



Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).
 Yes x
 No o
 
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (§229.405 of this chapter) is not contained herein, and will not be contained, to the best of registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K. o
 
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer,” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.
 
 Large accelerated filer  x
 Accelerated filer o
 Non-accelerated filer o(Do not check if a smaller reporting company) 
 Smaller Reporting Company o
                                                                                                                    
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).
 Yes o
  No x
                                        
The aggregate market value of the 141,963,261 shares of common stock held by non-affiliates of the registrant as of June 30, 2011 was $2,573,793,922, based on the closing price of $18.13 per share on the New York Stock Exchange on June 30, 2011. (For this computation, the registrant has excluded the market value of all shares of its common stock reported as beneficially owned by executive officers and directors of the registrant; such exclusion shall not be deemed to constitute an admission that any such person is an “affiliate” of the registrant.)
 
As of February 17, 2012, 148,571,004 shares of common stock were outstanding.


DOCUMENTS INCORPORATED BY REFERENCE

Portions of the Registrant’s Proxy Statement for the 2012 Annual Meeting of Stockholders are incorporated by reference in Part III.



TABLE OF CONTENTS

 
 
Page Number
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 


Table of Contents

Cautionary Statement Regarding Forward-Looking Statements
 
Certain statements included or incorporated by reference in this Annual Report on Form 10-K may be deemed “forward looking statements” within the meaning of the federal securities laws.  In many cases, these forward looking statements may be identified by the use of words such as “will,” “may,” “should,” “could,” “believes,” “expects,” “anticipates,” “estimates,” “intends,” “projects,” “goals,” “objectives,” “targets,” “predicts,” “plans,” “seeks,” or similar expressions.  Any forward-looking statement speaks only as of the date on which it is made and is qualified in its entirety by reference to the factors discussed throughout this report.
 
Although we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, forward-looking statements are not guarantees of future performance or results and we can give no assurance that these expectations will be attained.  It is possible that actual results may differ materially from those indicated by these forward-looking statements due to a variety of known and unknown risks and uncertainties. In addition to the risk factors discussed in Part I, Item 1A of this report, such known risks and uncertainties include, without limitation:

general industry, economic and business conditions;
interest rate fluctuations, costs and availability of capital and capital requirements;
costs and availability of real estate;
inability to consummate acquisition opportunities;
competition from other companies and retail formats;
changes in retail rental rates in our markets;
shifts in customer demands;
tenant bankruptcies or store closings;
changes in vacancy rates at our properties;
changes in operating expenses;
changes in applicable laws, rules and regulations; and
the ability to obtain suitable equity and/or debt financing and the continued availability of financing in the amounts and on the terms necessary to support our future refinancing requirements and business.

This list of risks and uncertainties is only a summary and is not intended to be exhaustive.  We disclaim any obligation to update or revise any forward-looking statements to reflect actual results or changes in the factors affecting the forward-looking information.

PART I
 
ITEM 1. BUSINESS
 
Background
 
CBL & Associates Properties, Inc. (“CBL”) was organized on July 13, 1993, as a Delaware corporation, to acquire substantially all of the real estate properties owned by CBL & Associates, Inc., and its affiliates (“CBL’s Predecessor”), which was formed by Charles B. Lebovitz in 1978.  On November 3, 1993, CBL completed an initial public offering (the “Offering”). Simultaneous with the completion of the Offering, CBL’s Predecessor transferred substantially all of its interests in its real estate properties to CBL & Associates Limited Partnership (the “Operating Partnership”) in exchange for common units of limited partner interest in the Operating Partnership. The interests in the Operating Partnership contain certain conversion rights that are more fully described in Note 8 to the consolidated financial statements. The terms “we”, “us”, “our” and the “Company” refer to CBL and its subsidiaries.
 
The Company’s Business
 
We are a self-managed, self-administered, fully integrated real estate investment trust (“REIT”). We own, develop, acquire, lease, manage, and operate regional shopping malls, open-air centers, community centers and office properties. Our properties are located in 26 states, but are primarily in the southeastern and midwestern United States. We have elected to be taxed as a REIT for federal income tax purposes.
 
We conduct substantially all of our business through the Operating Partnership. We are the 100% owner of two qualified REIT subsidiaries, CBL Holdings I, Inc. and CBL Holdings II, Inc. CBL Holdings I, Inc. is the sole general partner of the Operating Partnership. At December 31, 2011, CBL Holdings I, Inc. owned a 1.0% general partner interest and CBL Holdings II, Inc. owned a 76.9% limited partner interest in the Operating Partnership, for a combined interest held by us of 77.9%.

1

Table of Contents

 
As of December 31, 2011, we owned:
 
controlling interests in 74 regional malls/open-air centers and noncontrolling interests in ten regional malls (the “Malls”), controlling interests in 29 associated centers and noncontrolling interests in three associated centers (the “Associated Centers”), controlling interests in eight community centers and noncontrolling interests in five community centers (the “Community Centers”), and controlling interests in 13 office buildings which include our corporate office building and noncontrolling interests in six office buildings (the “Office Buildings”);
an interest in two community center expansions and two mall redevelopments that are currently under construction (the “Construction Properties”), as well as options to acquire certain shopping center development sites; and
mortgages on seven properties, each of which is collateralized by either a first mortgage, a second mortgage or by assignment of 100% of the ownership interests in the underlying real estate and related improvements (the “Mortgages”).
 
The Malls, Associated Centers, Community Centers, Office Buildings, Construction Properties and Mortgages are collectively referred to as the “Properties” and individually as a “Property.”
 
We conduct our property management and development activities through CBL & Associates Management, Inc. (the “Management Company”) to comply with certain requirements of the Internal Revenue Code of 1986, as amended.  The Operating Partnership owns 100% of the Management Company’s outstanding preferred stock and common stock.
 
The Management Company manages all but ten of the Properties. Governor’s Square and Governor’s Plaza in Clarksville, TN and Kentucky Oaks Mall in Paducah, KY are all owned by unconsolidated joint ventures and are managed by a property manager that is affiliated with the third party managing general partner, which receives a fee for its services. The managing general partner of each of these Properties controls the cash flow distributions, although our approval is required for certain major decisions.  The Outlet Shoppes at Oklahoma City in Oklahoma City, OK, is owned by a consolidated joint venture and is managed by a property manager that is affiliated with the third party partner, which receives a fee for its services. In addition, we have contracted with a third-party firm that provides property management services to oversee the operations of our six office buildings located in Chesapeake, VA and Newport News, VA.  The firm receives a fee for its services.
 
Revenues are primarily derived from leases with retail tenants and generally include fixed minimum rents, percentage rents based on tenants’ sales volumes and reimbursements from tenants for expenditures related to real estate taxes, insurance, common area maintenance and other recoverable operating expenses, as well as certain capital expenditures. We also generate revenues from management, leasing and development fees, advertising, sponsorships, sales of peripheral land at the Properties and from sales of operating real estate assets when it is determined that we can realize a premium value for the assets. Proceeds from such sales are generally used to retire related indebtedness or reduce borrowings on our credit facilities.
 
The following terms used in this Annual Report on Form 10-K will have the meanings described below:
 GLA – refers to gross leasable area of retail space in square feet, including anchors and mall tenants.
Anchor – refers to a department store or other large retail store.
Freestanding – property locations that are not attached to the primary complex of buildings that comprise the mall shopping center.
Outparcel – land used for freestanding developments, such as retail stores, banks and restaurants, which are generally on the periphery of the Properties.


2

Table of Contents

Significant Markets and Tenants
 
Top Five Markets
 
Our top five markets, based on percentage of total revenues, were as follows for the year ended December 31, 2011
Market
 
Percentage
Total of
Revenues
St. Louis, MO
 
9.8
%
Nashville, TN
 
4.0
%
Kansas City (Overland Park), KS
 
3.2
%
Chattanooga, TN
 
3.2
%
Madison, WI
 
3.1
%
 
Top 25 Tenants
 
Our top 25 tenants based on percentage of total revenues were as follows for the year ended December 31, 2011:

Tenant
 
Number
of Stores
 
Square Feet
 
Percentage
of Total
Revenues
Limited Brands, LLC (1)
 
157

 
800,820

 
3.26
%
Foot Locker, Inc.
 
173

 
669,063

 
2.51
%
AE Outfitters Retail Company
 
84

 
496,381

 
2.27
%
The Gap, Inc.
 
78

 
838,076

 
2.00
%
Abercrombie & Fitch, Co.
 
86

 
586,775

 
1.94
%
Signet Group plc (2)
 
112

 
201,107

 
1.92
%
Dick's Sporting Goods, Inc.
 
22

 
1,272,738

 
1.65
%
Genesco Inc. (3)
 
191

 
279,230

 
1.63
%
Luxottica Group, S.P.A. (4)
 
134

 
297,360

 
1.51
%
Zale Corporation
 
131

 
134,207

 
1.39
%
Express Fashions
 
48

 
401,503

 
1.37
%
Finish Line, Inc.
 
72

 
377,895

 
1.32
%
JC Penney Company, Inc. (5)
 
74

 
8,529,870

 
1.31
%
Aeropostale, Inc.
 
79

 
284,406

 
1.21
%
Dress Barn, Inc. (6)
 
106

 
473,326

 
1.20
%
New York & Company, Inc.
 
50

 
357,522

 
1.19
%
Best Buy Co., Inc.
 
60

 
549,431

 
1.09
%
Forever 21 Retail, Inc.
 
21

 
314,113

 
1.04
%
The Buckle, Inc.
 
48

 
239,907

 
0.98
%
Sun Capital Partners, Inc. (7)
 
53

 
643,668

 
0.97
%
Pacific Sunwear of California
 
62

 
230,237

 
0.91
%
The Children's Place Retail Stores, Inc.
 
56

 
239,634

 
0.88
%
Claire's Stores, Inc.
 
116

 
137,624

 
0.88
%
Barnes & Noble Inc.
 
19

 
700,266

 
0.86
%
The Regis Corporation
 
147

 
177,086

 
0.86
%
 
 
2,179

 
19,232,245

 
36.15
%

(1)
Limited Brands, LLC operates Victoria's Secret and Bath & Body Works.
(2)
Signet Group plc operates Kay Jewelers, Marks & Morgan, JB Robinson, Shaw's Jewelers, Osterman's Jewelers, LeRoy's Jewelers, Jared Jewelers, Belden Jewelers and Rogers Jewelers.
(3)
Genesco Inc. operates Journey's, Jarman, Underground Station, Hat World, Lids, Hat Zone, and Cap Factory stores.
(4)
Luxottica Group, S.P.A. operates Lenscrafters, Sunglass Hut, and Pearl Vision.
(5)
JC Penney Co., Inc. owns 36 of these stores.
(6)
Dress Barn, Inc. operates Justice, dressbarn and maurices.
(7)
Sun Capital Partners, Inc. operates Gordmans, Limited Stores, Fazoli's, Anchor Blue, Smokey Bones, Souper Salad and Bar Louie Restaurants.

3

Table of Contents



Growth Strategy
 
Our objective is to achieve growth in funds from operations (see page 65 for a discussion of funds from operations) by maximizing cash flows through a variety of methods as further discussed below.
 
Leasing, Management and Marketing
 
Our objective is to maximize cash flows from our existing Properties through:
 aggressive leasing that seeks to increase occupancy and facilitate an optimal merchandise mix,
originating and renewing leases at higher gross rents per square foot compared to the previous lease,
merchandising, marketing, sponsorship and promotional activities and
actively controlling operating costs and resulting tenant occupancy costs.

Redevelopments and Renovations
 
Redevelopments represent situations where we capitalize on opportunities to add incremental square footage or increase the productivity of previously occupied space through aesthetic upgrades, retenanting and/or changing the retail use of the space. Many times, redevelopments result from acquiring possession of anchor space and subdividing it into multiple spaces. The following presents the redevelopments we completed during 2011 and those under construction at December 31, 2011:
Property
 
Location
 
Total Project
Square Feet
 
Opening Date
Completed in 2011:
 
 
 
 
 
 
Layton Hills Mall - Dick's Sporting Goods
 
Layton, UT
 
126,060

 
September 2011
Stroud Mall - Cinemark Theatre
 
Stroudsburg, PA
 
44,979

 
November 2011
 
 
 
 
171,039

 
 
Currently under construction:
 
 
 
 
 
 
Foothills Mall/Plaza - Carmike Cinema
 
Maryville, TN
 
45,276

 
Spring 2012
Monroeville Mall - JC Penney/Cinemark Theatre
 
Pittsburgh, PA
 
464,792

 
Fall 2012/ Winter 2013
 
 
 
 
510,068

 
 
Renovations usually include renovating existing facades, uniform signage, new entrances and floor coverings, updating interior décor, resurfacing parking lots and improving the lighting of interiors and parking lots. Renovations can result in attracting new retailers, increased rental rates, sales and occupancy levels and maintaining the Property's market dominance. During 2011, we completed renovations on four of our malls including Burnsville Center in Burnsville, MN; Hamilton Place Mall in Chattanooga, TN; Oak Park Mall in Kansas City, KS and RiverGate Mall in Nashville, TN. Renovations are scheduled to be completed at Cross Creek Mall in Fayetteville, NC; Post Oak Mall in College Station, TX; Turtle Creek Mall in Hattiesburg, MS and Mall del Norte in Laredo, TX by the end of 2012.
Our total investment in the redevelopment and renovation projects completed in 2011 was $37.8 million. Our total investment upon completion of redevelopment projects that are under construction as of December 31, 2011 is projected to be $34.5 million. The total investment in the renovations that are scheduled for 2012 is projected to be $41.4 million.
 
Development of New Retail Properties and Expansions
In general, we seek development opportunities in middle-market trade areas that we believe are under-served by existing retail operations. These middle-markets must also have sufficient demographics to provide the opportunity to effectively maintain a competitive position. The following presents the new Property that was completed during 2011 and those under construction at December 31, 2011:

4

Table of Contents

Property
 
Location
 
Total Project
Square Feet
 
Opening Date
Completed in 2011:
 
 
 
 
 
 
The Outlet Shoppes at Oklahoma City
 
Oklahoma City, OK
 
324,565

 
August 2011
 
 
 
 
 
 
 
Currently under construction:
 
 
 
 
 
 
Waynesville Commons
 
Waynesville, NC
 
127,585

 
Fall 2012
We can also generate additional revenues by expanding a Property through the addition of department stores, mall stores and large retail formats. An expansion also protects the Property's competitive position within its market. The following presents the expansions that were completed during 2011 and those under construction at December 31, 2011:

Property
 
Location
 
Total Project
Square Feet
 
Opening Date
Completed in 2011:
 
 
 
 
 
 
Alamance West
 
Burlington, NC
 
236,438

 
October 2011
Settlers Ridge (Phase II)
 
Robinson Township, PA
 
86,144

 
August 2011
 
 
 
 
322,582

 
 
 
 
 
 
 
 
 
Currently under construction:
 
 
 
 

 
 
The Forum at Grandview (Phase II)
 
Madison, MS
 
83,060

 
Summer 2012
Our total investment in the new Property and the expansions that opened in 2011 was $101.1 million and our total investment in those under construction as of December 31, 2011 is projected to be $26.8 million.
 
Environmental Matters
A discussion of the current effects and potential future impacts on our business and Properties of compliance with federal, state and local environmental regulations is presented in Item 1A of this Annual Report on Form 10-K under the subheading “Risks Related to Real Estate Investments.”
 
Competition
The Properties compete with various shopping facilities in attracting retailers to lease space. In addition, retailers at our Properties face competition from discount shopping centers, outlet malls, wholesale clubs, direct mail, television shopping networks, the internet and other retail shopping developments. The extent of the retail competition varies from market to market. We work aggressively to attract customers through marketing promotions and campaigns.
 
Seasonality
The shopping center business is, to some extent, seasonal in nature with tenants typically achieving the highest levels of sales during the fourth quarter due to the holiday season, which generally results in higher percentage rent income in the fourth quarter. Additionally, the Malls earn most of their “temporary” rents (rents from short-term tenants) during the holiday period. Thus, occupancy levels and revenue production are generally the highest in the fourth quarter of each year. Results of operations realized in any one quarter may not be indicative of the results likely to be experienced over the course of our fiscal year.
 
Recent Developments
Investments in Joint Ventures
In October 2011, we closed on a $1.09 billion joint venture with TIAA-CREF in which TIAA-CREF received a 50% pari passu interest in each of Oak Park Mall in Kansas City, KS; West County Center in St. Louis, MO; and CoolSprings Galleria in Nashville, TN. TIAA-CREF also received a 12% interest in Pearland Town Center in Pearland, TX. As part of the joint venture agreement, TIAA-CREF assumed approximately $266.8 million of property-specific debt. Net proceeds of approximately $204.2 million from the transaction were used to pay down our lines of credit. We will continue to manage and lease the Properties.


5

Table of Contents


Impairment Losses
During the fourth quarter of 2011, we classified Oak Hollow Square in High Point, NC as held for sale and recorded a non-cash impairment of real estate of $0.7 million to write down the book value of the Property to the expected net sales price. The loss on impairment for this Property is recorded in discontinued operations. This Property was sold subsequent to December 31, 2011. See Note 20 to the consolidated financial statements for additional information.
During the third quarter of 2011, we recorded a non-cash impairment of real estate of $51.3 million which consisted of $50.7 million related to Columbia Place in Columbia, SC, and $0.6 million related to a loss on the sale of a land parcel. Columbia Place experienced declining cash flows as a result of changes in property-specific market conditions, which were further exacerbated by the recent economic conditions that negatively impacted leasing activity and occupancy.
During the second quarter of 2011, we recorded a non-cash impairment of real estate of $4.5 million related to the second phase of Settlers Ridge in Robinson Township, PA, which was under construction. The Property is expected to be sold upon completion and stabilization and the loss was recorded to write down the book value of the Property to its estimated fair value.

Acquisitions
In September 2011, we purchased Northgate Mall in Chattanooga, TN for a total cash purchase price of $11.5 million plus $0.7 million of transaction costs.

Dispositions
In February 2011, we completed the sale of Oak Hollow Mall in High Point, NC for a gross sales price of $9.0 million. Net proceeds from the sale were used to retire the outstanding principal balance and accrued interest of $40.3 million on the non-recourse loan secured by the property in accordance with the lender's agreement to modify the outstanding principal balance and accrued interest to equal the net sales price for the Property. We recorded a gain on the extinguishment of debt of $31.4 million in the first quarter of 2011. We also recorded a loss on impairment of real estate in the first quarter of 2011 of $2.7 million to write down the book value of the Property to the net sales price.
In November 2011, we completed the sale of Westridge Square in Greensboro, NC for a gross sales price of $26.1 million less commissions and customary closing costs for a net sales price of $25.8 million. We recognized a loss of $0.2 million attributable to the sale. Net proceeds from the sale were used to reduce the borrowings on the unsecured term loan that was obtained for the exclusive purpose of acquiring this Property and other Properties from the Starmount Company or its affiliates.
Subsequent to December 31, 2011, we completed the sale of Oak Hollow Square in High Point, NC. Net proceeds from the sale were used to reduce the borrowings on the unsecured term loan that was obtained for the exclusive purpose of acquiring this Property and other Properties from the Starmount Company or its affiliates.
Results of operations of Oak Hollow Mall, Westridge Square, and Oak Hollow Square have been reclassified to discontinued operations for all periods presented.

Financings
In December 2011, we closed on a $140.0 million ten-year non-recourse mortgage loan secured by Cross Creek Mall in Fayetteville, NC, which bears a fixed interest rate of 4.54%. We also closed on a $60.0 million ten-year non-recourse CMBS loan with a fixed interest rate of 5.73% secured by The Outlet Shoppes at Oklahoma City in Oklahoma City, OK. The borrowing amount on a non-recourse loan secured by St. Clair Square in Fairview Heights, IL was increased from $69.4 million to $125.0 million and extended for a five-year period from December 2011 to December 2016, with a reduction in the interest rate to LIBOR plus 300 basis points. Additionally, we closed a $58.0 million recourse mortgage loan secured by The Promenade in D'lberville, MS with a three-year initial term and two two-year extensions. The loan bears interest of 75% of LIBOR plus 175 basis points.
During the fourth quarter of 2011, we exercised our option to extend the unsecured term loan that was obtained for the exclusive purpose of acquiring certain properties from the Starmount Company or its affiliates. The loan's maturity date was extended to November 2012 at its existing interest rate of LIBOR plus a margin of 0.95% to 1.40% based on our leverage ratio, as defined in the loan agreement. Outstanding borrowings under this loan were $181.6 million at December 31, 2011. We also closed on the extension of a $3.3 million loan secured by Phase II of Hammock Landing in West Melbourne, FL. The loan's maturity date was extended to November 2013 at its existing interest rate of LIBOR plus a margin of 2.00%.
During the third quarter of 2011, we closed on two ten-year, non-recourse mortgage loans totaling $128.8 million, including a $50.8 million loan secured by Alamance Crossing in Burlington, NC and a $78.0 million loan secured by Asheville Mall in Asheville, NC. The loans bear interest at fixed rates of 5.83% and 5.80%, respectively. Proceeds were used to repay existing

6

Table of Contents

loans with principal balances of $51.8 million and $61.3 million, respectively, and to pay down our $525.0 million secured credit facility.
During the second and third quarters of 2011, we entered into extensions and modification agreements on our three secured lines of credit to extend the maturity of each of the facilities and to remove a 1.50% floor on LIBOR. Pursuant to the terms of the modifications, borrowings under these secured lines of credit bear interest at LIBOR plus an applicable spread, ranging from 2.00% to 3.00%, based on our leverage ratio. Without giving effect to actual LIBOR, the removal of the 1.50% LIBOR floors and the reduction in the spreads resulted in a decrease in the interest rates on the $525.0 million and $520.0 million facilities of approximately 2.75% and on the $105.0 million facility of approximately 2.50%.
During the second quarter of 2011, we closed on two separate ten-year, non-recourse mortgage loans totaling $277.0 million, including a $185.0 million loan secured by Fayette Mall in Lexington, KY and a $92.0 million loan secured by Mid Rivers Mall in St. Charles, MO.  The loans bear interest at fixed rates of 5.42% and 5.88%, respectively.  Proceeds were used to repay existing loans with principal balances of $84.7 million and $74.7 million, respectively, and to pay down our $525.0 million and $105.0 million secured credit facilities.  In addition, we retired a loan with a principal balance of $36.3 million that was secured by Panama City Mall in Panama City, FL with borrowings from our $105.0 million facility.
During the first quarter of 2011, we closed on five separate non-recourse mortgage loans totaling $268.9 million.  These loans have ten-year terms and include a $95.0 million loan secured by Parkdale Mall and Parkdale Crossing in Beaumont, TX; a $99.4 million loan secured by Park Plaza in Little Rock, AR; a $44.1 million loan secured by EastGate Mall in Cincinnati, OH; a $19.8 million loan secured by Wausau Center in Wausau, WI; and a $10.6 million loan secured by Hamilton Crossing in Chattanooga, TN.  The loans bear interest at a weighted average fixed rate of 5.64% and are not cross-collateralized.
Also during the first quarter of 2011, we closed on four separate loans totaling $120.2 million.  These loans have five-year terms and include a $36.4 million loan secured by Stroud Mall in Stroudsburg, PA; a $58.1 million loan secured by York Galleria in York, PA; a $12.1 million loan secured by Gunbarrel Pointe in Chattanooga, TN; and a $13.6 million loan secured by CoolSprings Crossing in Nashville, TN.  These four loans have partial-recourse features totaling $7.5 million at December 31, 2011 which decrease as the aggregate principal amount outstanding on the loans is amortized.  The loans bear interest at LIBOR plus a margin of 2.40% and are not cross-collateralized.  We have interest rate swaps in place for the full term of each five-year loan to effectively fix the interest rates.  As a result, these loans bear interest at a weighted average fixed rate of 4.57%.  
Proceeds from the nine loans that closed during the first quarter of 2011 were used predominantly to pay down the outstanding balance of our $520.0 million secured credit facility.  Eight of the new loans were secured with properties previously used as collateral to secure the $520.0 million credit facility.
Of the $1,062.5 million of our pro rata share of consolidated and unconsolidated debt as of December 31, 2011 that is scheduled to mature during 2012, excluding debt premiums, we have extensions available on $230.0 million of debt at our option that we intend to exercise, leaving $832.5 million of debt maturities in 2012 that must be retired or refinanced, representing 20 operating property loans and one unsecured term loan. Subsequent to December 31, 2011, we retired ten operating property loans with an aggregate balance of $215.4 million as of December 31, 2011.
 
Financial Information About Segments
See Note 11 to the consolidated financial statements for information about our reportable segments.
 
Employees
CBL does not have any employees other than its statutory officers.  Our Management Company currently has 629 full-time and 279 part-time employees. None of our employees are represented by a union.
 
Corporate Offices
Our principal executive offices are located at CBL Center, 2030 Hamilton Place Boulevard, Suite 500, Chattanooga, Tennessee, 37421 and our telephone number is (423) 855-0001.
 
Available Information
There is additional information about us on our web site at cblproperties.com. Electronic copies of our Annual Report on Form 10-K, quarterly reports on Form 10-Q and current reports on Form 8-K, as well as any amendments to those reports, are available free of charge by visiting the “investor relations” section of our web site. These reports are posted as soon as reasonably practical after they are electronically filed with, or furnished to, the Securities and Exchange Commission. The information on the web site is not, and should not be considered, a part of this Form 10-K.
 

7

Table of Contents

ITEM 1A. RISK FACTORS
 
Set forth below are certain factors that may adversely affect our business, financial condition, results of operations and cash flows.  Any one or more of the following factors may cause our actual results for various financial reporting periods to differ materially from those expressed in any forward-looking statements made by us, or on our behalf. See “Cautionary Statement Regarding Forward-Looking Statements” contained herein on page 1.
 
RISKS RELATED TO REAL ESTATE INVESTMENTS
Real property investments are subject to various risks, many of which are beyond our control, that could cause declines in the operating revenues and/or the underlying value of one or more of our Properties.
     A number of factors may decrease the income generated by a retail shopping center property, including:
 
National, regional and local economic climates, which may be negatively impacted by loss of jobs, production slowdowns, adverse weather conditions, natural disasters, acts of violence, war or terrorism, declines in residential real estate activity and other factors which tend to reduce consumer spending on retail goods.
Adverse changes in levels of consumer spending, consumer confidence and seasonal spending (especially during the holiday season when many retailers generate a disproportionate amount of their annual profits).
Local real estate conditions, such as an oversupply of, or reduction in demand for, retail space or retail goods, and the availability and creditworthiness of current and prospective tenants.
Increased operating costs, such as increases in repairs and maintenance, real property taxes, utility rates and insurance premiums.
Delays or cost increases associated with the opening of new or renovated properties, due to higher than estimated construction costs, cost overruns, delays in receiving zoning, occupancy or other governmental approvals, lack of availability of materials and labor, weather conditions, and similar factors which may be outside our ability to control.
Perceptions by retailers or shoppers of the safety, convenience and attractiveness of the shopping center.
The willingness and ability of the shopping center’s owner to provide capable management and maintenance services.
The convenience and quality of competing retail properties and other retailing options, such as the internet.

In addition, other factors may adversely affect the value of our Properties without affecting their current revenues, including:
Adverse changes in governmental regulations, such as local zoning and land use laws, environmental regulations or local tax structures that could inhibit our ability to proceed with development, expansion, or renovation activities that otherwise would be beneficial to our Properties.
Potential environmental or other legal liabilities that reduce the amount of funds available to us for investment in our Properties.
Any inability to obtain sufficient financing (including construction financing and permanent debt), or the inability to obtain such financing on commercially favorable terms, to fund repayment of maturing loans, new developments, acquisitions, and property expansions and renovations which otherwise would benefit our Properties.
An environment of rising interest rates, which could negatively impact both the value of commercial real estate such as retail shopping centers and the overall retail climate.

Illiquidity of real estate investments could significantly affect our ability to respond to adverse changes in the performance of our Properties and harm our financial condition.
Substantially all of our total consolidated assets consist of investments in real properties. Because real estate investments are relatively illiquid, our ability to quickly sell one or more Properties in our portfolio in response to changing economic, financial and investment conditions is limited. The real estate market is affected by many factors, such as general economic conditions, availability of financing, interest rates and other factors, including supply and demand for space, that are beyond our control. We cannot predict whether we will be able to sell any Property for the price or on the terms we set, or whether any price or other terms offered by a prospective purchaser would be acceptable to us. We also cannot predict the length of time needed to find a

8

Table of Contents

willing purchaser and to close the sale of a Property. In addition, current economic and capital market conditions might make it more difficult for us to sell Properties or might adversely affect the price we receive for Properties that we do sell, as prospective buyers might experience increased costs of debt financing or other difficulties in obtaining debt financing.
Moreover, there are some limitations under federal income tax laws applicable to REITs that limit our ability to sell assets. In addition, because our Properties are generally mortgaged to secure our debts, we may not be able to obtain a release of a lien on a mortgaged Property without the payment of the associated debt and/or a substantial prepayment penalty, which restricts our ability to dispose of a Property, even though the sale might otherwise be desirable. Furthermore, the number of prospective buyers interested in purchasing shopping centers is limited. Therefore, if we want to sell one or more of our Properties, we may not be able to dispose of it in the desired time period and may receive less consideration than we originally invested in the Property.
Before a Property can be sold, we may be required to make expenditures to correct defects or to make improvements. We cannot assure you that we will have funds available to correct those defects or to make those improvements, and if we cannot do so, we might not be able to sell the Property, or might be required to sell the Property on unfavorable terms. In acquiring a property, we might agree to provisions that materially restrict us from selling that property for a period of time or impose other restrictions, such as limitations on the amount of debt that can be placed or repaid on that property. These factors and any others that would impede our ability to respond to adverse changes in the performance of our Properties could adversely affect our financial condition and results of operations.
We may elect not to proceed with certain development or expansion projects once they have been undertaken, resulting in charges that could have a material adverse effect on our results of operations for the period in which the charge is taken.
We intend to pursue development and expansion activities as opportunities arise. In connection with any development or expansion, we will incur various risks, including the risk that development or expansion opportunities explored by us may be abandoned for various reasons including, but not limited to, credit disruptions that require the Company to conserve its cash until the capital markets stabilize or alternative credit or funding arrangements can be made. Developments or expansions also include the risk that construction costs of a project may exceed original estimates, possibly making the project unprofitable. Other risks include the risk that we may not be able to refinance construction loans which are generally with full recourse to us, the risk that occupancy rates and rents at a completed project will not meet projections and will be insufficient to make the project profitable, and the risk that we will not be able to obtain anchor, mortgage lender and property partner approvals for certain expansion activities.
When we elect not to proceed with a development opportunity, the development costs ordinarily are charged against income for the then-current period. Any such charge could have a material adverse effect on our results of operations for the period in which the charge is taken.
Certain of our Properties are subject to ownership interests held by third parties, whose interests may conflict with ours and thereby constrain us from taking actions concerning these Properties which otherwise would be in the best interests of the Company and our stockholders.
We own partial interests in 25 malls, 11 associated centers, nine community centers and eight office buildings. We manage all but four of these Properties. Governor's Square, Governor's Plaza, Kentucky Oaks, and The Outlet Shoppes at Oklahoma City are all owned by joint ventures and are managed by a property manager that is affiliated with the third party partner. The property manager performs the property management and leasing services for these four Properties and receives a fee for its services. The managing partner of the Properties controls the cash flow distributions, although our approval is required for certain major decisions.
    Where we serve as managing general partner (or equivalent) of the entities that own our Properties, we may have certain fiduciary responsibilities to the other owners of those entities. In certain cases, the approval or consent of the other owners is required before we may sell, finance, expand or make other significant changes in the operations of such Properties. To the extent such approvals or consents are required, we may experience difficulty in, or may be prevented from, implementing our plans with respect to expansion, development, financing or other similar transactions with respect to such Properties.
With respect to those Properties for which we do not serve as managing general partner (or equivalent), we do not have day-to-day operational control or control over certain major decisions, including leasing and the timing and amount of distributions, which could result in decisions by the managing entity that do not fully reflect our interests. This includes decisions relating to the requirements that we must satisfy in order to maintain our status as a REIT for tax purposes. However, decisions relating to sales, expansion and disposition of all or substantially all of the assets and financings are subject to approval by the Operating Partnership.

9

Table of Contents

Bankruptcy of joint venture partners could impose delays and costs on us with respect to the jointly owned retail Properties.
In addition to the possible effects on our joint ventures of a bankruptcy filing by us, the bankruptcy of one of the other investors in any of our jointly owned shopping centers could materially and adversely affect the relevant Property or Properties. Under the bankruptcy laws, we would be precluded from taking some actions affecting the estate of the other investor without prior approval of the bankruptcy court, which would, in most cases, entail prior notice to other parties and a hearing in the bankruptcy court. At a minimum, the requirement to obtain court approval may delay the actions we would or might want to take. If the relevant joint venture through which we have invested in a Property has incurred recourse obligations, the discharge in bankruptcy of one of the other investors might result in our ultimate liability for a greater portion of those obligations than we would otherwise bear. 
We may incur significant costs related to compliance with environmental laws, which could have a material adverse effect on our results of operations, cash flows and the funds available to us to pay dividends.
Under various federal, state and local laws, ordinances and regulations, a current or previous owner or operator of real estate may be liable for the costs of removal or remediation of petroleum, certain hazardous or toxic substances on, under or in such real estate. Such laws typically impose such liability without regard to whether the owner or operator knew of, or was responsible for, the presence of such substances. The costs of remediation or removal of such substances may be substantial. The presence of such substances, or the failure to promptly remove or remediate such substances, may adversely affect the owner's or operator's ability to lease or sell such real estate or to borrow using such real estate as collateral. Persons who arrange for the disposal or treatment of hazardous or toxic substances may also be liable for the costs of removal or remediation of such substances at the disposal or treatment facility, regardless of whether such facility is owned or operated by such person. Certain laws also impose requirements on conditions and activities that may affect the environment or the impact of the environment on human health. Failure to comply with such requirements could result in the imposition of monetary penalties (in addition to the costs to achieve compliance) and potential liabilities to third parties. Among other things, certain laws require abatement or removal of friable and certain non-friable asbestos-containing materials in the event of demolition or certain renovations or remodeling. Certain laws regarding asbestos-containing materials require building owners and lessees, among other things, to notify and train certain employees working in areas known or presumed to contain asbestos-containing materials. Certain laws also impose liability for release of asbestos-containing materials into the air and third parties may seek recovery from owners or operators of real properties for personal injury or property damage associated with asbestos-containing materials. In connection with the ownership and operation of properties, we may be potentially liable for all or a portion of such costs or claims.
All of our Properties (but not properties for which we hold an option to purchase but do not yet own) have been subject to Phase I environmental assessments or updates of existing Phase I environmental assessments. Such assessments generally consisted of a visual inspection of the Properties, review of federal and state environmental databases and certain information regarding historic uses of the property and adjacent areas and the preparation and issuance of written reports. Some of the Properties contain, or contained, underground storage tanks used for storing petroleum products or wastes typically associated with automobile service or other operations conducted at the Properties. Certain Properties contain, or contained, dry-cleaning establishments utilizing solvents. Where believed to be warranted, samplings of building materials or subsurface investigations were undertaken. At certain Properties, where warranted by the conditions, we have developed and implemented an operations and maintenance program that establishes operating procedures with respect to asbestos-containing materials. The cost associated with the development and implementation of such programs was not material. We have also obtained environmental insurance coverage at certain of our Properties.
We believe that our Properties are in compliance in all material respects with all federal, state and local ordinances and regulations regarding the handling, discharge and emission of hazardous or toxic substances. As of December 31, 2011, we have recorded in our financial statements a liability of $3.0 million related to potential future asbestos abatement activities at our Properties which are not expected to have a material impact on our financial condition or results of operations. We have not been notified by any governmental authority, and are not otherwise aware, of any material noncompliance, liability or claim relating to hazardous or toxic substances in connection with any of our present or former Properties. Therefore, we have not recorded any liability related to hazardous or toxic substances. Nevertheless, it is possible that the environmental assessments available to us do not reveal all potential environmental liabilities. It is also possible that subsequent investigations will identify material contamination, that adverse environmental conditions have arisen subsequent to the performance of the environmental assessments, or that there are material environmental liabilities of which management is unaware. Moreover, no assurances can be given that (i) future laws, ordinances or regulations will not impose any material environmental liability or (ii) the current environmental condition of the Properties has not been or will not be affected by tenants and occupants of the Properties, by the condition of properties in the vicinity of the Properties or by third parties unrelated to us, the Operating Partnership or the relevant Property's partnership.

10

Table of Contents

Possible terrorist activity or other acts of violence could adversely affect our financial condition and results of operations.
Future terrorist attacks in the United States, and other acts of violence, including terrorism or war, might result in declining consumer confidence and spending, which could harm the demand for goods and services offered by our tenants and the values of our Properties, and might adversely affect an investment in our securities. A decrease in retail demand could make it difficult for us to renew or re-lease our Properties at lease rates equal to or above historical rates and, to the extent our tenants are affected, could adversely affect their ability to continue to meet obligations under their existing leases. Terrorist activities also could directly affect the value of our Properties through damage, destruction or loss. Furthermore, terrorist acts might result in increased volatility in national and international financial markets, which could limit our access to capital or increase our cost of obtaining capital.
RISKS RELATED TO OUR BUSINESS AND THE MARKET FOR OUR STOCK
Declines in economic conditions, including increased volatility in the capital and credit markets, could adversely affect our business, results of operations and financial condition.
An economic recession can result in extreme volatility and disruption of our capital and credit markets. The resulting economic environment may be affected by dramatic declines in the stock and housing markets, increases in foreclosures, unemployment and costs of living, as well as limited access to credit. This economic situation can, and most often will, impact consumer spending levels, which can result in decreased revenues for our tenants and related decreases in the values of our Properties. A sustained economic downward trend could impact our tenants' ability to meet their lease obligations due to poor operating results, lack of liquidity, bankruptcy or other reasons. Our ability to lease space and negotiate rents at advantageous rates could also be affected in this type of economic environment. Additionally, access to capital and credit markets could be disrupted over an extended period, which may make it difficult to obtain the financing we may need for future growth and/or to meet our debt service obligations as they mature. Any of these events could harm our business, results of operations and financial condition.
Any future common stock offerings and common stock dividends may result in dilution of our common stock.
We are not restricted by our organizational documents, contractual arrangements or otherwise from issuing additional common stock, including any securities that are convertible into or exchangeable or exercisable for, or that represent the right to receive, common stock or any substantially similar securities in the future. Future sales or issuances of substantial amounts of our common stock may be at prices below the then-current market price of our common stock and may adversely impact the market price of our common stock. Additionally, the market price of our common stock could decline as a result of sales of a large number of shares of our common stock in the market after a common stock offering or the perception that such sales could occur.
The market price of our common stock or other securities may fluctuate significantly.
The market price of our common stock or other securities may fluctuate significantly in response to many factors, including:
 
actual or anticipated variations in our operating results, funds from operations, cash flows or liquidity;
changes in our earnings estimates or those of analysts;
changes in our dividend policy;
impairment charges affecting the carrying value of one or more of our Properties or other assets;
publication of research reports about us, the retail industry or the real estate industry generally;
increases in market interest rates that lead purchasers of our securities to seek higher dividend or interest rate yields;
changes in market valuations of similar companies;
adverse market reaction to the amount of our outstanding debt at any time, the amount of our maturing debt in the near and medium term and our ability to refinance such debt and the terms thereof or our plans to incur additional debt in the future;
additions or departures of key management personnel;
actions by institutional security holders;
speculation in the press or investment community;
the occurrence of any of the other risk factors included in, or incorporated by reference in, this report; and
general market and economic conditions.

11

Table of Contents

Many of the factors listed above are beyond our control. Those factors may cause the market price of our common stock or other securities to decline significantly, regardless of our financial performance and condition and prospects. It is impossible to provide any assurance that the market price of our common stock or other securities will not fall in the future, and it may be difficult for holders to sell such securities at prices they find attractive, or at all.
The issuance of additional preferred stock may adversely affect the earnings per share available to common shareholders and amounts available to common shareholders for payments of dividends.
We are not restricted by our organizational documents, contractual arrangements or otherwise from issuing additional preferred shares, including any securities that are convertible into or exchangeable or exercisable for, or that represent the right to receive, preferred stock or any substantially similar securities in the future.
Competition could adversely affect the revenues generated by our Properties, resulting in a reduction in funds available for distribution to our stockholders.
There are numerous shopping facilities that compete with our Properties in attracting retailers to lease space. In addition, retailers at our Properties face competition for customers from:
 
discount shopping centers;
outlet malls;
wholesale clubs;
direct mail;
television shopping networks; and
shopping via the internet.
Each of these competitive factors could adversely affect the amount of rents and tenant reimbursements that we are able to collect from our tenants, thereby reducing our revenues and the funds available for distribution to our stockholders.
We compete with many commercial developers, real estate companies and major retailers for prime development locations and for tenants. New regional malls or other retail shopping centers with more convenient locations or better rents may attract tenants or cause them to seek more favorable lease terms at, or prior to, renewal.
Increased operating expenses and decreased occupancy rates may not allow us to recover the majority of our common area maintenance (CAM) and other operating expenses from our tenants, which could adversely affect our financial position, results of operations and funds available for future distributions.
Energy costs, repairs, maintenance and capital improvements to common areas of our Properties, janitorial services, administrative, property and liability insurance costs and security costs are typically allocable to our Properties' tenants. Our lease agreements typically provide that the tenant is liable for a portion of the CAM and other operating expenses. While historically our lease agreements provided for variable CAM provisions, the majority of our current leases require an equal periodic tenant reimbursement amount for our cost recoveries which serves to fix our tenants' CAM contributions to us. In these cases, a tenant will pay a single specified rent amount, or a set expense reimbursement amount, subject to annual increases, regardless of the actual amount of operating expenses. The tenant's payment remains the same regardless of whether operating expenses increase or decrease, causing us to be responsible for any excess amounts or to benefit from any declines. As a result, the CAM and tenant reimbursements that we receive may or may not allow us to recover a substantial portion of these operating costs.
Additionally, in the event that our Properties are not fully occupied, we would be required to pay the portion of any operating, redevelopment or renovation expenses allocable to the vacant space(s) that would otherwise typically be paid by the residing tenant(s). Our cost recovery ratio was 100.0% for 2011.
The loss of one or more significant tenants, due to bankruptcies or as a result of consolidations in the retail industry, could adversely affect both the operating revenues and value of our Properties.
Regional malls are typically anchored by well-known department stores and other significant tenants who generate shopping traffic at the mall. A decision by an anchor tenant or other significant tenant to cease operations at one or more Properties could have a material adverse effect on those Properties and, by extension, on our financial condition and results of operations. The closing of an anchor or other significant tenant may allow other anchors and/or tenants at an affected Property to terminate their leases, to seek rent relief and/or cease operating their stores or otherwise adversely affect occupancy at the Property. In addition, key tenants at one or more Properties might terminate their leases as a result of mergers, acquisitions, consolidations, dispositions or bankruptcies in the retail industry. The bankruptcy and/or closure of one or more significant tenants, if we are not

12

Table of Contents

able to successfully re-tenant the affected space, could have a material adverse effect on both the operating revenues and underlying value of the Properties involved, reducing the likelihood that we would be able to sell the Properties if we decided to do so, or we may be required to incur redevelopment costs in order to successfully obtain new anchors or other significant tenants when such vacancies exist.
Our Properties may be subject to impairment charges which can adversely affect our financial results.
We periodically evaluate long-lived assets to determine if there has been any impairment in their carrying values and record impairment losses if the undiscounted cash flows estimated to be generated by those assets are less than their carrying amounts or if there are other indicators of impairment. If it is determined that an impairment has occurred, the amount of the impairment charge is equal to the excess of the asset's carrying value over its estimated fair value, which could have a material adverse effect on our financial results in the accounting period in which the adjustment is made. Our estimates of undiscounted cash flows expected to be generated by each Property are based on a number of assumptions such as leasing expectations, operating budgets, estimated useful lives, future maintenance expenditures, intent to hold for use and capitalization rates. These assumptions are subject to economic and market uncertainties including, but not limited to, demand for space, competition for tenants, changes in market rental rates and costs to operate each Property. As these factors are difficult to predict and are subject to future events that may alter our assumptions, the future cash flows estimated in our impairment analyses may not be achieved. For the year ended December 31, 2011, we recorded non-cash losses on impairment of real estate of $59.2 million for five of our Properties.
Inflation or deflation may adversely affect our financial condition and results of operations.
Increased inflation could have a pronounced negative impact on our mortgage and debt interest and general and administrative expenses, as these costs could increase at a rate higher than our rents. Also, inflation may adversely affect tenant leases with stated rent increases, which could be lower than the increase in inflation at any given time. Inflation could also have an adverse effect on consumer spending which could impact our tenants' sales and, in turn, our percentage rents, where applicable.
Deflation can result in a decline in general price levels, often caused by a decrease in the supply of money or credit. The predominant effects of deflation are high unemployment, credit contraction and weakened consumer demand. Restricted lending practices could impact our ability to obtain financings or refinancings for our Properties and our tenants' ability to obtain credit. Decreases in consumer demand can have a direct impact on our tenants and the rents we receive.
Certain agreements with prior owners of Properties that we have acquired may inhibit our ability to enter into future sale or refinancing transactions affecting such Properties, which otherwise would be in the best interests of the Company and our stockholders.
Certain Properties that we originally acquired from third parties had unrealized gain attributable to the difference between the fair market value of such Properties and the third parties' adjusted tax basis in the Properties immediately prior to their contribution of such Properties to the Operating Partnership pursuant to our acquisition. For this reason, a taxable sale by us of any of such Properties, or a significant reduction in the debt encumbering such Properties, could result in adverse tax consequences to the third parties who contributed these Properties in exchange for interests in the Operating Partnership. Under the terms of these transactions, we have generally agreed that we either will not sell or refinance such an acquired Property for a number of years in any transaction that would trigger adverse tax consequences for the parties from whom we acquired such Property, or else we will reimburse such parties for all or a portion of the additional taxes they are required to pay as a result of the transaction. Accordingly, these agreements may cause us not to engage in future sale or refinancing transactions affecting such Properties which otherwise would be in the best interests of the Company and our stockholders, or may increase the costs to us of engaging in such transactions.
Uninsured losses could adversely affect our financial condition, and in the future our insurance may not include coverage for acts of terrorism.
We carry a comprehensive blanket policy for general liability, property casualty (including fire, earthquake and flood) and rental loss covering all of the Properties, with specifications and insured limits customarily carried for similar properties. However, even insured losses could result in a serious disruption to our business and delay our receipt of revenue. Furthermore, there are some types of losses, including lease and other contract claims, as well as some types of environmental losses, that generally are not insured or are not economically insurable. If an uninsured loss or a loss in excess of insured limits occurs, we could lose all or a portion of the capital we have invested in a Property, as well as the anticipated future revenues from the Property. If this happens, we, or the applicable Property's partnership, may still remain obligated for any mortgage debt or other financial obligations related to the Property.
The general liability and property casualty insurance policies on our Properties currently include coverage for losses resulting from acts of terrorism, whether foreign or domestic. While we believe that the Properties are adequately insured in accordance with industry standards, the cost of general liability and property casualty insurance policies that include coverage for

13

Table of Contents

acts of terrorism has risen significantly subsequent to September 11, 2001. The cost of coverage for acts of terrorism is currently mitigated by the Terrorism Risk Insurance Act (“TRIA”). If TRIA is not extended beyond its current expiration date of December 31, 2014, we may incur higher insurance costs and greater difficulty in obtaining insurance that covers terrorist-related damages. Our tenants may also experience similar difficulties.
RISKS RELATED TO DEBT AND FINANCIAL MARKETS
A deterioration of the capital and credit markets could adversely affect our ability to access funds and the capital needed to refinance debt or obtain new debt.
We are significantly dependent upon external financing to fund the growth of our business and ensure that we meet our debt servicing requirements. Our access to financing depends on the willingness of lending institutions to grant credit to us and conditions in the capital markets in general. An economic recession may cause extreme volatility and disruption in the capital and credit markets. We rely upon our largest credit facilities as sources of funding for numerous transactions. Our access to these funds is dependent upon the ability of each of the participants to the credit facilities to meet their funding commitments. When markets are volatile, access to capital and credit markets could be disrupted over an extended period of time and many financial institutions may not have the available capital to meet their previous commitments. The failure of one or more significant participants to our credit facilities to meet their funding commitments could have an adverse affect on our financial condition and results of operations. This may make it difficult to obtain the financing we may need for future growth and/or to meet our debt service obligations as they mature. Although we have successfully obtained debt for refinancings of our maturing debt, acquisitions and the construction of new developments in the past, we cannot make any assurances as to whether we will be able to obtain debt in the future, or that the financing options available to us will be on favorable or acceptable terms.
Our indebtedness is substantial and could impair our ability to obtain additional financing.
At December 31, 2011, our total share of consolidated and unconsolidated debt outstanding was approximately $5,266.9 million, which represented approximately 59.7% of our total market capitalization at that time, and our total share of consolidated and unconsolidated debt maturing in 2012, 2013 and 2014, giving effect to all maturity extensions that are available at our election, was approximately $832.5 million, $707.4 million, and $230.6 million, respectively. Our significant leverage could have important consequences. For example, it could:
result in the acceleration of a significant amount of debt for non-compliance with the terms of such debt or, if such debt contains cross-default or cross-acceleration provisions, other debt;
result in the loss of assets due to foreclosure or sale on unfavorable terms, which could create taxable income without accompanying cash proceeds;
materially impair our ability to borrow unused amounts under existing financing arrangements or to obtain additional financing or refinancing on favorable terms or at all;
require us to dedicate a substantial portion of our cash flow to paying principal and interest on our indebtedness, reducing the cash flow available to fund our business, to pay dividends, including those necessary to maintain our REIT qualification, or to use for other purposes;
increase our vulnerability to an economic downturn;
limit our ability to withstand competitive pressures; or
reduce our flexibility to respond to changing business and economic conditions.
If any of the foregoing occurs, our business, financial condition, liquidity, results of operations and prospects could be materially and adversely affected, and the trading price of our common stock or other securities could decline significantly.
Rising interest rates could both increase our borrowing costs, thereby adversely affecting our cash flows and the amounts available for distributions to our stockholders, and decrease our stock price, if investors seek higher yields through other investments.
An environment of rising interest rates could lead holders of our securities to seek higher yields through other investments, which could adversely affect the market price of our stock. One of the factors that may influence the price of our stock in public markets is the annual distribution rate we pay as compared with the yields on alternative investments. Numerous other factors, such as governmental regulatory action and tax laws, could have a significant impact on the future market price of our stock. In addition, increases in market interest rates could result in increased borrowing costs for us, which may adversely affect our cash flow and the amounts available for distributions to our stockholders.

14

Table of Contents

As of December 31, 2011, our total share of consolidated and unconsolidated variable rate debt was $905.4 million. Increases in interest rates will increase our cash interest payments on the variable rate debt we have outstanding from time to time. If we do not have sufficient cash flow from operations, we might not be able to make all required payments of principal and interest on our debt, which could result in a default or have a material adverse effect on our financial condition and results of operations, and which might adversely affect our cash flow and our ability to make distributions to shareholders. These significant debt payment obligations might also require us to use a significant portion of our cash flow from operations to make interest and principal payments on our debt rather than for other purposes such as working capital, capital expenditures or distributions on our common equity.
Certain of our credit facilities, the loss of which could have a material, adverse impact on our financial condition and results of operations, are conditioned upon the Operating Partnership continuing to be managed by certain members of its current senior management and by such members of senior management continuing to own a significant direct or indirect equity interest in the Operating Partnership.
Certain of the Operating Partnership's lines of credit are conditioned upon the Operating Partnership continuing to be managed by certain members of its current senior management and by such members of senior management continuing to own a significant direct or indirect equity interest in the Operating Partnership (including both units of limited partnership in the Operating Partnership and shares of our common stock owned by such members of senior management). If the failure of one or more of these conditions resulted in the loss of these credit facilities and we were unable to obtain suitable replacement financing, such loss could have a material, adverse impact on our financial position and results of operations.
Our hedging arrangements might not be successful in limiting our risk exposure, and we might be required to incur expenses in connection with these arrangements or their termination that could harm our results of operations or financial condition.
From time to time, we use interest rate hedging arrangements to manage our exposure to interest rate volatility, but these arrangements might expose us to additional risks, such as requiring that we fund our contractual payment obligations under such arrangements in relatively large amounts or on short notice. Developing an effective interest rate risk strategy is complex, and no strategy can completely insulate us from risks associated with interest rate fluctuations. We cannot assure you that our hedging activities will have a positive impact on our results of operations or financial condition. We might be subject to additional costs, such as transaction fees or breakage costs, if we terminate these arrangements. In addition, although our interest rate risk management policy establishes minimum credit ratings for counterparties, this does not eliminate the risk that a counterparty might fail to honor its obligations, particularly given current market conditions.
The covenants in our credit facilities might adversely affect us.
Our credit facilities require us to satisfy certain affirmative and negative covenants and to meet numerous financial tests. The financial covenants under the credit facilities require, among other things, that our Debt to Gross Asset Value ratio, as defined in the agreements to our credit facilities, be less than 65%, that our Interest Coverage ratio, as defined, be greater than 1.75, and that our Debt Service Coverage ratio, as defined, be greater than 1.50. Compliance with each of these ratios is dependent upon our financial performance. The Debt to Gross Asset Value ratio is based, in part, on applying a capitalization rate to our earnings before income taxes, depreciation and amortization (“EBITDA”), as defined in the agreements to our credit facilities. Based on this calculation method, decreases in EBITDA would result in an increased Debt to Gross Asset Value ratio, assuming overall debt levels remain constant. As of December 31, 2011, the Debt to Gross Asset Value ratio was 51.4% and we believe we were in compliance with all other covenants related to our credit facilities.
RISKS RELATED TO GEOGRAPHIC CONCENTRATIONS
Since our Properties are located principally in the Southeastern and Midwestern United States, our financial position, results of operations and funds available for distribution to shareholders are subject generally to economic conditions in these regions. 
Our Properties are located principally in the southeastern and midwestern United States. Our Properties located in the southeastern United States accounted for approximately 48.1% of our total revenues from all Properties for the year ended December 31, 2011 and currently include 43 malls, 20 associated centers, nine community centers and 18 office buildings. Our Properties located in the midwestern United States accounted for approximately 33.4% of our total revenues from all Properties for the year ended December 31, 2011 and currently include 26 malls and four associated centers. Our results of operations and funds available for distribution to shareholders therefore will be subject generally to economic conditions in the southeastern and midwestern United States. While we already have Properties located in eight states across the southwestern, northeastern and western regions, we will continue to look for opportunities to geographically diversify our portfolio in order to minimize dependency on any particular region; however, the expansion of the portfolio through both acquisitions and developments is contingent on many factors including consumer demand, competition and economic conditions.

15

Table of Contents

Our financial position, results of operations and funds available for distribution to shareholders could be adversely affected by any economic downturn affecting the operating results at our Properties in the St. Louis, MO, Nashville, TN, Kansas City (Overland Park), KS, Chattanooga, TN, and Madison, WI, metropolitan areas, which are our five largest markets.
Our Properties located in the St. Louis, MO, Nashville, TN, Kansas City (Overland Park), KS, Chattanooga, TN, and Madison, WI metropolitan areas accounted for approximately 9.8%, 4.0%, 3.2%, 3.2% and 3.1%, respectively, of our total revenues for the year ended December 31, 2011. No other market accounted for more than 2.7% of our total revenues for the year ended December 31, 2011. Our financial position and results of operations will therefore be affected by the results experienced at Properties located in these metropolitan areas.
RISKS RELATED TO INTERNATIONAL INVESTMENTS
Ownership interests in investments or joint ventures outside the United States present numerous risks that differ from those of our domestic investments.
International development and ownership activities yield additional risks that differ from those related to our domestic properties and operations.  These additional risks include, but are not limited to:
 
Impact of adverse changes in exchange rates of foreign currencies;
Difficulties in the repatriation of cash and earnings;
Differences in managerial styles and customs;
Changes in applicable laws and regulations in the United States that affect foreign operations;
Changes in foreign political, legal and economic environments; and
Differences in lending practices.
Our international activities are currently limited in their scope.  We have an investment in a mall operating and real estate development company in China that is immaterial to our consolidated financial position.  However, should our investments in international joint ventures or investments grow, these additional risks could increase in significance and adversely affect our results of operations.
RISKS RELATED TO DIVIDENDS
We may change the dividend policy for our common stock in the future.
Depending upon our liquidity needs, we reserve the right to pay any or all of a dividend in a combination of cash and shares of common stock, in accordance with applicable revenue procedures of the IRS. In the event that we pay a portion of our dividends in shares of our common stock pursuant to such procedures, taxable U.S. stockholders would be required to pay tax on the entire amount of the dividend, including the portion paid in shares of common stock, in which case such stockholders may have to use cash from other sources to pay such tax. If a U.S. stockholder sells the common stock it receives as a dividend in order to pay its taxes, the sales proceeds may be less than the amount included in income with respect to the dividend, depending on the market price of our common stock at the time of the sale. Furthermore, with respect to non-U.S. stockholders, we may be required to withhold federal tax with respect to our dividends, including dividends that are paid in common stock. In addition, if a significant number of our stockholders sell shares of our common stock in order to pay taxes owed on dividends, such sales would put downward pressure on the market price of our common stock.
The decision to declare and pay dividends on our common stock in the future, as well as the timing, amount and composition of any such future dividends, will be at the sole discretion of our Board of Directors and will depend on our earnings, taxable income, funds from operations, liquidity, financial condition, capital requirements, contractual prohibitions or other limitations under our indebtedness and preferred stock, the annual distribution requirements under the REIT provisions of the Internal Revenue Code of 1986, as amended (the “Internal Revenue Code”), Delaware law and such other factors as our Board of Directors deems relevant. Any dividends payable will be determined by our Board of Directors based upon the circumstances at the time of declaration. Any change in our dividend policy could have a material adverse effect on the market price of our common stock.
Since we conduct substantially all of our operations through our Operating Partnership, our ability to pay dividends on our common and preferred stock depends on the distributions we receive from our Operating Partnership.
Because we conduct substantially all of our operations through our Operating Partnership, our ability to pay dividends on our common and preferred stock will depend almost entirely on payments and distributions we receive on our interests in our Operating Partnership. Additionally, the terms of some of the debt to which our Operating Partnership is a party may limit its ability to make some types of payments and other distributions to us. This in turn may limit our ability to make some types of

16

Table of Contents

payments, including payment of dividends to our stockholders, unless we meet certain financial tests. As a result, if our Operating Partnership fails to pay distributions to us, we generally will not be able to pay dividends to our stockholders for one or more dividend periods.
RISKS RELATED TO FEDERAL INCOME TAX LAWS
We conduct a portion of our business through taxable REIT subsidiaries, which are subject to certain tax risks.
We have established several taxable REIT subsidiaries including our Management Company. Despite our qualification as a REIT, our taxable REIT subsidiaries must pay income tax on their taxable income. In addition, we must comply with various tests to continue to qualify as a REIT for federal income tax purposes, and our income from and investments in our taxable REIT subsidiaries generally do not constitute permissible income and investments for these tests. While we will attempt to ensure that our dealings with our taxable REIT subsidiaries will not adversely affect our REIT qualification, we cannot provide assurance that we will successfully achieve that result. Furthermore, we may be subject to a 100% penalty tax, or our taxable REIT subsidiaries may be denied deductions, to the extent our dealings with our taxable REIT subsidiaries are not deemed to be arm's length in nature.
If we fail to qualify as a REIT in any taxable year, our funds available for distribution to stockholders will be reduced.
We intend to continue to operate so as to qualify as a REIT under the Internal Revenue Code. Although we believe that we are organized and operate in such a manner, no assurance can be given that we currently qualify and in the future will continue to qualify as a REIT. Such qualification involves the application of highly technical and complex Internal Revenue Code provisions for which there are only limited judicial or administrative interpretations. The determination of various factual matters and circumstances not entirely within our control may affect our ability to qualify. In addition, no assurance can be given that legislation, new regulations, administrative interpretations or court decisions will not significantly change the tax laws with respect to qualification or its corresponding federal income tax consequences. Any such change could have a retroactive effect.
If in any taxable year we were to fail to qualify as a REIT, we would not be allowed a deduction for distributions to stockholders in computing our taxable income and we would be subject to federal income tax on our taxable income at regular corporate rates. Unless entitled to relief under certain statutory provisions, we also would be disqualified from treatment as a REIT for the four taxable years following the year during which qualification was lost. As a result, the funds available for distribution to our stockholders would be reduced for each of the years involved. This would likely have a significant adverse effect on the value of our securities and our ability to raise additional capital. In addition, we would no longer be required to make distributions to our stockholders. We currently intend to operate in a manner designed to qualify as a REIT. However, it is possible that future economic, market, legal, tax or other considerations may cause our Board of Directors, with the consent of a majority of our stockholders, to revoke the REIT election.
Any issuance or transfer of our capital stock to any person in excess of the applicable limits on ownership necessary to maintain our status as a REIT would be deemed void ab initio, and those shares would automatically be transferred to a non-affiliated charitable trust.
To maintain our status as a REIT under the Internal Revenue Code, not more than 50% in value of our outstanding capital stock may be owned, directly or indirectly, by five or fewer individuals (as defined in the Internal Revenue Code to include certain entities) at any time during the last half of a taxable year. Our certificate of incorporation generally prohibits ownership of more than 6% of the outstanding shares of our capital stock by any single stockholder determined by vote, value or number of shares (other than Charles Lebovitz, Executive Chairman of our board of directors and our former Chief Executive Officer, David Jacobs, Richard Jacobs and their affiliates under the Internal Revenue Code's attribution rules). The affirmative vote of 66 2/3% of our outstanding voting stock is required to amend this provision.
Our board of directors may, subject to certain conditions, waive the applicable ownership limit upon receipt of a ruling from the IRS or an opinion of counsel to the effect that such ownership will not jeopardize our status as a REIT. Absent any such waiver, however, any issuance or transfer of our capital stock to any person in excess of the applicable ownership limit or any issuance or transfer of shares of such stock which would cause us to be beneficially owned by fewer than 100 persons, will be null and void and the intended transferee will acquire no rights to the stock. Instead, such issuance or transfer with respect to that number of shares that would be owned by the transferee in excess of the ownership limit provision would be deemed void ab initio and those shares would automatically be transferred to a trust for the exclusive benefit of a charitable beneficiary to be designated by us, with a trustee designated by us, but who would not be affiliated with us or with the prohibited owner. Any acquisition of our capital stock and continued holding or ownership of our capital stock constitutes, under our certificate of incorporation, a continuous representation of compliance with the applicable ownership limit.



17

Table of Contents

In order to maintain our status as a REIT and avoid the imposition of certain additional taxes under the Internal Revenue Code, we must satisfy minimum requirements for distributions to shareholders, which may limit the amount of cash we might otherwise have been able to retain for use in growing our business.
To maintain our status as a REIT under the Internal Revenue Code, we generally will be required each year to distribute to our stockholders at least 90% of our taxable income after certain adjustments. However, to the extent that we do not distribute all of our net capital gains or distribute at least 90% but less than 100% of our REIT taxable income, as adjusted, we will be subject to tax on the undistributed amount at regular corporate tax rates, as the case may be. In addition, we will be subject to a 4% nondeductible excise tax on the amount, if any, by which certain distributions paid by us during each calendar year are less than the sum of 85% of our ordinary income for such calendar year, 95% of our capital gain net income for the calendar year and any amount of such income that was not distributed in prior years. In the case of property acquisitions, including our initial formation, where individual Properties are contributed to our Operating Partnership for Operating Partnership units, we have assumed the tax basis and depreciation schedules of the entities' contributing Properties. The relatively low tax basis of such contributed Properties may have the effect of increasing the cash amounts we are required to distribute as dividends, thereby potentially limiting the amount of cash we might otherwise have been able to retain for use in growing our business. This low tax basis may also have the effect of reducing or eliminating the portion of distributions made by us that are treated as a non-taxable return of capital.
Complying with REIT requirements might cause us to forego otherwise attractive opportunities.
In order to qualify as a REIT for U.S. federal income tax purposes, we must satisfy tests concerning, among other things, our sources of income, the nature of our assets, the amounts we distribute to our shareholders and the ownership of our stock. We may also be required to make distributions to our shareholders at disadvantageous times or when we do not have funds readily available for distribution. Thus, compliance with REIT requirements may cause us to forego opportunities we would otherwise pursue. In addition, the REIT provisions of the Internal Revenue Code impose a 100% tax on income from “prohibited transactions.” “Prohibited transactions” generally include sales of assets that constitute inventory or other property held for sale in the ordinary course of business, other than foreclosure property. This 100% tax could impact our desire to sell assets and other investments at otherwise opportune times if we believe such sales could be considered “prohibited transactions.”
Our holding company structure makes us dependent on distributions from the Operating Partnership.
Because we conduct our operations through the Operating Partnership, our ability to service our debt obligations and pay dividends to our shareholders is strictly dependent upon the earnings and cash flows of the Operating Partnership and the ability of the Operating Partnership to make distributions to us. Under the Delaware Revised Uniform Limited Partnership Act, the Operating Partnership is prohibited from making any distribution to us to the extent that at the time of the distribution, after giving effect to the distribution, all liabilities of the Operating Partnership (other than some non-recourse liabilities and some liabilities to the partners) exceed the fair value of the assets of the Operating Partnership. Additionally, the terms of some of the debt to which our Operating Partnership is a party may limit its ability to make some types of payments and other distributions to us. This in turn may limit our ability to make some types of payments, including payment of dividends on our outstanding capital stock, unless we meet certain financial tests or such payments or dividends are required to maintain our qualification as a REIT or to avoid the imposition of any federal income or excise tax on undistributed income. Any inability to make cash distributions from the Operating Partnership could jeopardize our ability to pay dividends on our outstanding shares of capital stock and to maintain qualification as a REIT.
RISKS RELATED TO OUR ORGANIZATIONAL STRUCTURE
The ownership limit described above, as well as certain provisions in our amended and restated certificate of incorporation and bylaws, and certain provisions of Delaware law, may hinder any attempt to acquire us.
There are certain provisions of Delaware law, our amended and restated certificate of incorporation, our bylaws, and other agreements to which we are a party that may have the effect of delaying, deferring or preventing a third party from making an acquisition proposal for us. These provisions may also inhibit a change in control that some, or a majority, of our stockholders might believe to be in their best interest or that could give our stockholders the opportunity to realize a premium over the then-prevailing market prices for their shares. These provisions and agreements are summarized as follows:
The Ownership Limit – As described above, to maintain our status as a REIT under the Internal Revenue Code, not more than 50% in value of our outstanding capital stock may be owned, directly or indirectly, by five or fewer individuals (as defined in the Internal Revenue Code to include certain entities) during the last half of a taxable year. Our certificate of incorporation generally prohibits ownership of more than 6% of the outstanding shares of our capital stock by any single stockholder determined by value (other than Charles Lebovitz, David Jacobs, Richard Jacobs and their affiliates under the Internal Revenue Code's attribution rules). In addition to preserving our status as a REIT, the ownership limit may have the effect of precluding an acquisition of control of us without the approval of our board of directors.

18

Table of Contents

Classified Board of Directors; Removal for Cause – Our certificate of incorporation provides for a board of directors divided into three classes, with one class elected each year to serve for a three-year term. As a result, at least two annual meetings of stockholders may have been required for the stockholders to change a majority of our board of directors. While our stockholders approved an amendment to our certificate of incorporation at our 2011 annual meeting to declassify the board of directors, this declassification will be phased in over three years in a manner that does not alter the term of any current director. Accordingly, this transition will not be completed, with all directors standing for election on an annual basis, until our 2014 annual meeting of stockholders. In addition, our stockholders can only remove directors for cause and only by a vote of 75% of the outstanding voting stock. Collectively, these provisions make it more difficult to change the composition of our board of directors and may have the effect of encouraging persons considering unsolicited tender offers or other unilateral takeover proposals to negotiate with our board of directors rather than pursue non-negotiated takeover attempts.
Advance Notice Requirements for Stockholder Proposals – Our bylaws establish advance notice procedures with regard to stockholder proposals relating to the nomination of candidates for election as directors or new business to be brought before meetings of our stockholders. These procedures generally require advance written notice of any such proposals, containing prescribed information, to be given to our Secretary at our principal executive offices not less than 60 days or no more than 90 days prior to the meeting.
Vote Required to Amend Bylaws – A vote of 66  2/3% of our outstanding voting stock (in addition to any separate approval that may be required by the holders of any particular class of stock) is necessary for stockholders to amend our bylaws.
Delaware Anti-Takeover Statute – We are a Delaware corporation and are subject to Section 203 of the Delaware General Corporation Law. In general, Section 203 prevents an “interested stockholder” (defined generally as a person owning 15% or more of a company's outstanding voting stock) from engaging in a “business combination” (as defined in Section 203) with us for three years following the date that person becomes an interested stockholder unless:
(a)
before that person became an interested holder, our board of directors approved the transaction in which the interested holder became an interested stockholder or approved the business combination;
(b)
upon completion of the transaction that resulted in the interested stockholder becoming an interested stockholder, the interested stockholder owns 85% of our voting stock outstanding at the time the transaction commenced (excluding stock held by directors who are also officers and by employee stock plans that do not provide employees with the right to determine confidentially whether shares held subject to the plan will be tendered in a tender or exchange offer); or
(c)
following the transaction in which that person became an interested stockholder, the business combination is approved by our board of directors and authorized at a meeting of stockholders by the affirmative vote of the holders of at least two-thirds of our outstanding voting stock not owned by the interested stockholder.
Under Section 203, these restrictions also do not apply to certain business combinations proposed by an interested stockholder following the announcement or notification of certain extraordinary transactions involving us and a person who was not an interested stockholder during the previous three years or who became an interested stockholder with the approval of a majority of our directors, if that extraordinary transaction is approved or not opposed by a majority of the directors who were directors before any person became an interested stockholder in the previous three years or who were recommended for election or elected to succeed such directors by a majority of directors then in office.

Certain ownership interests held by members of our senior management may tend to create conflicts of interest between such individuals and the interests of the Company and our Operating Partnership.
 
Tax Consequences of the Sale or Refinancing of Certain Properties – Since certain of our Properties had unrealized gain attributable to the difference between the fair market value and adjusted tax basis in such Properties immediately prior to their contribution to the Operating Partnership, a taxable sale of any such Properties, or a significant reduction in the debt encumbering such Properties, could cause adverse tax consequences to the members of our senior management who owned interests in our predecessor entities. As a result, members of our senior management might not favor a sale of a Property or a significant reduction in debt even though such a sale or reduction could be beneficial to us and the Operating Partnership. Our bylaws provide that any decision relating to the potential sale of any Property that would result in a disproportionately higher taxable income for members of our senior management than for us and our stockholders, or that would result in a significant reduction in such Property's debt, must be made by a majority of the independent directors of the board of directors. The Operating Partnership is required, in the case of such a sale, to distribute to its partners, at a minimum, all of the net cash proceeds from such sale up to an amount reasonably believed necessary to enable members

19

Table of Contents

of our senior management to pay any income tax liability arising from such sale.
Interests in Other Entities; Policies of the Board of Directors – Certain entities owned in whole or in part by members of our senior management, including the construction company that built or renovated most of our Properties, may continue to perform services for, or transact business with, us and the Operating Partnership. Furthermore, certain Property tenants are affiliated with members of our senior management. Accordingly, although our bylaws provide that any contract or transaction between us or the Operating Partnership and one or more of our directors or officers, or between us or the Operating Partnership and any other entity in which one or more of our directors or officers are directors or officers or have a financial interest, must be approved by our disinterested directors or stockholders after the material facts of the relationship or interest of the contract or transaction are disclosed or are known to them, these affiliations could nevertheless create conflicts between the interests of these members of senior management and the interests of the Company, our shareholders and the Operating Partnership in relation to any transactions between us and any of these entities.

ITEM 1B. UNRESOLVED STAFF COMMENTS
 
None.
 
ITEM 2. PROPERTIES
Refer to Management’s Discussion and Analysis of Financial Condition and Results of Operations included in Item 7 for additional information pertaining to the Properties’ performance.
Malls
We owned a controlling interest in 74 Malls and non-controlling interests in ten Malls as of December 31, 2011. The Malls are primarily located in middle markets and generally have strong competitive positions because they are the only, or the dominant, regional mall in their respective trade areas. The Malls are generally anchored by two or more department stores and a wide variety of mall stores. Anchor tenants own or lease their stores and non-anchor stores (20,000 square feet or less) lease their locations. Additional freestanding stores and restaurants that either own or lease their stores are typically located along the perimeter of the Malls' parking areas.
We classify our regional malls into two categories - malls that have completed their initial lease-up are referred to as stabilized malls and malls that are in their initial lease-up phase and have not been open for three calendar years are referred to as non-stabilized malls. Pearland Town Center, which opened in July 2008, and The Outlet Shoppes at Oklahoma City, which opened in August 2011, are our only non-stabilized malls as of December 31, 2011.
We own the land underlying each Mall in fee simple interest, except for Walnut Square, WestGate Mall, St. Clair Square, Brookfield Square, Bonita Lakes Mall, Meridian Mall, Stroud Mall, Wausau Center, Chapel Hill Mall and Eastgate Mall. We lease all or a portion of the land at each of these Malls subject to long-term ground leases.
The following table sets forth certain information for each of the Malls as of December 31, 2011:
 
Mall / Location
 
Year of Opening/
Acquisition
 
Year of
Most
Recent Expansion
 
Our
Ownership
 
Total
GLA (1)
 
Total Mall Store GLA
(2)
 
Mall Store
Sales per
Square
Foot (3)
 
Percentage
Mall
Store GLA
Leased (4)
 
Anchors & Junior Anchors
Non-Stabilized Malls:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Pearland Town Center (5)
Pearland, TX
 
2008
 
N/A
 
88
%
 
646,336

 
295,251

 
$
242

 
85
%
 
Barnes & Noble, Dillard's, Macy's, Sports Authority
The Outlet Shoppes at Oklahoma City
Oklahoma City, OK
 
2011
 
N/A
 
75
%
 
349,723

 
322,775

 
$
194

 
99
%
 
Saks Fifth Ave OFF 5TH
 
 
Total Non-Stabilized Malls
 
 
 
996,059

 
618,026

 
$
286

 
92
%
 
 
Stabilized Malls:
 
 
 
 
 
 

 
 

 
 

 
 

 
 

 
 
Alamance Crossing
Burlington, NC
 
2007
 
2011
 
100
%
 
941,328

 
204,104

 
$
208

 
78
%
 
Belk, Barnes & Noble, BJ's Wholesale Club, Carousel Cinemas, Dick's Sporting Goods, Dillard's, Hobby Lobby, JC Penney, Kohls

20

Table of Contents

Mall / Location
 
Year of Opening/
Acquisition
 
Year of
Most
Recent Expansion
 
Our
Ownership
 
Total
GLA (1)
 
Total Mall Store GLA
(2)
 
Mall Store
Sales per
Square
Foot (3)
 
Percentage
Mall
Store GLA
Leased (4)
 
Anchors & Junior Anchors
Arbor Place
Atlanta (Douglasville), GA
 
1999
 
 N/A
 
62.8
%
 
1,187,902

 
299,395

 
330

 
99
%
 
Bed Bath & Beyond, Belk, Dillard's, JC Penney, Macy's, Old Navy, Regal Cinemas, Sears
Asheville Mall
Asheville, NC
 
1972/1998
 
2000
 
100
%
 
973,660

 
287,705

 
331

 
96
%
 
Barnes & Noble, Belk, Dillard's, Dillard's West, JC Penney, Old Navy, Sears
Bonita Lakes Mall (6)
Meridian, MS
 
1997
 
 N/A
 
100
%
 
632,185

 
154,694

 
246

 
95
%
 
Belk, Dillard's, JC Penney, Sears, Vacancy
Brookfield Square
Brookfield, WI
 
1967/2001
 
2007
 
100
%
 
1,061,140

 
288,461

 
380

 
96
%
 
Barnes & Noble, Boston Store, JC Penney, Old Navy, Sears
Burnsville Center
Burnsville, MN
 
1977/1998
 
 N/A
 
100
%
 
1,045,242

 
387,887

 
339

 
97
%
 
Dick's Sporting Goods, Gordmans, JC Penney, Macy's, Old Navy, Sears
Cary Towne Center
Cary, NC
 
1979/2001
 
1993
 
100
%
 
914,252

 
294,906

 
246

 
92
%
 
Belk, Dillard's, JC Penney, Macy's, Sears
Chapel Hill Mall (7)
Akron, OH
 
1966/2004
 
1995
 
62.8
%
 
863,527

 
278,193

 
262

 
95
%
 
Encore, JC Penney, Macy's, Old Navy, Sears
CherryVale Mall
Rockford, IL
 
1973/2001
 
2007
 
100
%
 
846,435

 
331,850

 
322

 
99
%
 
Barnes & Noble, Bergner's, JC Penney, Macy's, Sears
Chesterfield Mall
Chesterfield, MO
 
1976/2007
 
2006
 
62.8
%
 
1,283,503

 
488,385

 
270

 
93
%
 
AMC Theater, Dillard's, H&M, Macy's, Old Navy, Sears, V-Stock
Citadel Mall
Charleston, SC
 
1981/2001
 
2000
 
100
%
 
1,077,242

 
282,329

 
205

 
92
%
 
Belk, Dillard's, JC Penney, Sears, Target
Coastal Grand-Myrtle Beach
Myrtle Beach, SC
 
2004
 
2007
 
50
%
 
1,038,516

 
342,541

 
313

 
98
%
 
Bed Bath & Beyond, Belk, Books A Million, Cinemark Theater, Dick's Sporting Goods, Dillard's, JC Penney, Old Navy, Sears
College Square
Morristown, TN
 
1988
 
1999
 
100
%
 
486,699

 
120,403

 
268

 
94
%
 
Belk, Carmike Cinema, Goody's, JC Penney, Kohl's, Sears
CoolSprings Galleria
Nashville, TN
 
1991
 
1994
 
50
%
 
1,117,125

 
362,489

 
449

 
100
%
 
Belk, Belk Home, Dillard's, JC Penney, Macy's, Sears
Cross Creek Mall
Fayetteville, NC
 
1975/2003
 
2000
 
100
%
 
1,001,345

 
251,807

 
532

 
100
%
 
Belk, JC Penney, Macy's, Sears
East Towne Mall
Madison, WI
 
1971/2001
 
2004
 
100
%
 
788,408

 
229,684

 
323

 
97
%
 
Barnes & Noble, Boston Store, Dick's Sporting Goods, Gordman's, JC Penney, Sears, Steinhafels
EastGate Mall (8)
Cincinnati, OH
 
1980/2003
 
1995
 
100
%
 
1,043,175

 
272,602

 
284

 
82
%
 
Dillard's, JC Penney, Kohl's, Sears, Toys R Us

21

Table of Contents

Mall / Location
 
Year of Opening/
Acquisition
 
Year of
Most
Recent Expansion
 
Our
Ownership
 
Total
GLA (1)
 
Total Mall Store GLA
(2)
 
Mall Store
Sales per
Square
Foot (3)
 
Percentage
Mall
Store GLA
Leased (4)
 
Anchors & Junior Anchors
Eastland Mall
Bloomington, IL
 
1967/2005
 
N/A
 
100
%
 
760,278

 
220,623

 
321

 
98
%
 
Bergner's, JC Penney, Kohl's, Macy's, Old Navy, Sears
Fashion Square
Saginaw, MI
 
1972/2001
 
1993
 
100
%
 
748,863

 
255,967

 
267

 
93
%
 
Encore, JC Penney, Macy's, Sears
Fayette Mall
Lexington, KY
 
1971/2001
 
1993
 
100
%
 
1,183,982

 
355,931

 
572

 
100
%
 
Dick's Sporting Goods, Dillard's, JC Penney, Macy's, Sears
Foothills Mall
Maryville, TN
 
1983/1996
 
2004
 
95
%
 
418,326

 
121,447

 
247

 
87
%
 
Belk, Goody's, JC Penney, Sears, T.J. Maxx, (Carmike Cinema under construction)
Friendly Shopping Center and The Shops at Friendly
Greensboro, NC
 
1957/ 2006/ 2007
 
1996 / 2008
 
50
%
 
1,302,542

 
526,315

 
396

 
93
%
 
Barnes & Noble, Belk, Harris Teeter, Macy's, Old Navy, REI, Sears
Frontier Mall
Cheyenne, WY
 
1981
 
1997
 
100
%
 
535,475

 
190,605

 
305

 
98
%
 
Carmike Cinema, Dillard's East, Dillard's West, JC Penney, Sears, Sports Authority
Georgia Square
Athens, GA
 
1981
 
 N/A
 
100
%
 
671,121

 
249,567

 
232

 
96
%
 
Belk, JC Penney, Macy's, Sears
Governor's Square
Clarksville, TN
 
1986
 
1999
 
47.5
%
 
731,627

 
259,053

 
403

 
96
%
 
Belk, Best Buy, Borders (vacant), Dick's Sporting Goods, Dillard's, JC Penney,Old Navy, Sears
Greenbrier Mall
Chesapeake, VA
 
1981/2004
 
2004
 
63
%
 
899,010

 
278,446

 
321

 
92
%
 
Dillard's, JC Penney, Jillian's, Macy's, Sears
Gulf Coast Town Center
Ft. Myers, FL
 
2005
 
N/A
 
50
%
 
1,238,721

 
339,704

 
281

 
89
%
 
Babies R Us, Bass Pro Outdoor World, Belk, Best Buy, Dick's Sporting Goods, Golf Galaxy, JC Penney, Jo-Ann Fabric and Craft Stores, Marshall's, PETCO, Regal Cinema, Ross, Staples, Target
Hamilton Place
Chattanooga, TN
 
1987
 
1998
 
90
%
 
1,168,303

 
337,423

 
403

 
98
%
 
Barnes & Noble, Belk for Men, Kids & Home, Belk for Women, Dillard's for Men, Kids & Home, Dillard's for Women, Forever 21, JC Penney, Sears
Hanes Mall
Winston-Salem, NC
 
1975/2001
 
1990
 
100
%
 
1,541,247

 
530,925

 
308

 
95
%
 
Belk, Dick's Sporting Goods, Dillard's, H&M, JC Penney, Macy's, Old Navy, Sears
Harford Mall
Bel Air, MD
 
1973/2003
 
2007
 
100
%
 
505,344

 
181,168

 
367

 
99
%
 
Macy's, Old Navy, Sears
Hickory Point Mall
Decatur, IL
 
1977/2005
 
N/A
 
100
%
 
826,347

 
190,771

 
248

 
74
%
 
Bergner's, Cohn Furniture, Encore, JC Penney, Kohl's, Sears, Von Maur
Honey Creek Mall
Terre Haute, IN
 
1968/2004
 
1981
 
100
%
 
676,456

 
184,941

 
353

 
95
%
 
Elder-Beerman, Encore, JC Penney, Macy's, Sears

22

Table of Contents

Mall / Location
 
Year of Opening/
Acquisition
 
Year of
Most
Recent Expansion
 
Our
Ownership
 
Total
GLA (1)
 
Total Mall Store GLA
(2)
 
Mall Store
Sales per
Square
Foot (3)
 
Percentage
Mall
Store GLA
Leased (4)
 
Anchors & Junior Anchors
Imperial Valley Mall
El Centro, CA
 
2005
 
N/A
 
60
%
 
825,752

 
212,635

 
375

 
96
%
 
Cinemark, Dillard's, JC Penney, Kohl's, Macy's, Sears
Janesville Mall
Janesville, WI
 
1973/1998
 
1998
 
100
%
 
614,190

 
166,360

 
280

 
92
%
 
Boston Store, JC Penney, Sears
Jefferson Mall
Louisville, KY
 
1978/2001
 
1999
 
100
%
 
950,350

 
248,699

 
340

 
100
%
 
Dillard's, JC Penney, Macy's, Old Navy, Sears, Toys R Us
Kentucky Oaks Mall
Paducah, KY
 
1982/2001
 
1995
 
50
%
 
1,128,885

 
309,037

 
289

 
91
%
 
Best Buy, Dick's Sporting Goods, Dillard's, Goody's, Hobby Lobby, Elder-Beerman, JC Penney, Linens & More for Less!, Old Navy, Sears, Toys R Us
The Lakes Mall
Muskegon, MI
 
2001
 
N/A
 
100
%
 
589,665

 
187,759

 
260

 
95
%
 
Bed Bath & Beyond, Dick's Sporting Goods, JC Penney, Sears, Younkers
Lakeshore Mall
Sebring, FL
 
1992
 
1999
 
100
%
 
489,920

 
115,904

 
212

 
78
%
 
Beall's (9), Belk, Carmike, JC Penney, Kmart, Sears
Laurel Park Place
Livonia, MI
 
1989/2005
 
1994
 
70
%
 
489,865

 
191,055

 
329

 
99
%
 
Parisian, Von Maur
Layton Hills Mall
Layton, UT
 
1980/2006
 
1998
 
100
%
 
622,764

 
178,379

 
387

 
89
%
 
Dick's Sporting Goods, JCPenney, Macy's, Mervyn's (one level vacant)
Madison Square
Huntsville, AL
 
1984
 
1985
 
100
%
 
928,727

 
295,293

 
249

 
87
%
 
Belk, Dillard's, JC Penney, Sears, two vacancies
Mall del Norte
Laredo, TX
 
1977/2004
 
1993
 
100
%
 
1,163,183

 
401,205

 
526

 
99
%
 
Beall's (9), Cinemark, Dillard's, Forever 21, JC Penney, Joe Brand, Macy's, Macy's Home Store, Sears
Mall of Acadiana
Lafayette, LA
 
1979/2005
 
2004
 
62.8
%
 
991,258

 
298,995

 
420

 
100
%
 
Barnes & Noble, Dillard's, JCPenney, Macy's, Sears
Meridian Mall (10)
Lansing, MI
 
1969/1998
 
2001
 
100
%
 
922,223

 
362,616

 
259

 
89
%
 
Bed Bath & Beyond, Dick's Sporting Goods, JC Penney, Macy's, Old Navy, Schuler Books, Younkers
Mid Rivers Mall
St. Peters, MO
 
1987/2007
 
1999
 
62.8
%
 
1,088,827

 
305,508

 
305

 
94
%
 
Best Buy, Dick's Sporting Goods, Dillard's, JC Penney, Macy's, Sears, V-Stock, Wehrenberg Theaters
Midland Mall
Midland, MI
 
1991/2001
 
N/A
 
100
%
 
468,263

 
131,313

 
286

 
96
%
 
Barnes & Noble, Dunham's Sports, Elder-Beerman, JC Penney, Sears, Target

23

Table of Contents

Mall / Location
 
Year of Opening/
Acquisition
 
Year of
Most
Recent Expansion
 
Our
Ownership
 
Total
GLA (1)
 
Total Mall Store GLA
(2)
 
Mall Store
Sales per
Square
Foot (3)
 
Percentage
Mall
Store GLA
Leased (4)
 
Anchors & Junior Anchors
Monroeville Mall
Pittsburgh, PA
 
1969/2004
 
2003
 
100
%
 
1,291,493

 
470,414

 
278

 
96
%
 
Barnes & Noble, Best Buy, JC Penney, Macy's, ULTA, Boscov's (under redevelopment)
Northgate Mall
Chattanooga, TN
 
1972/2011
 
N/A
 
100
%
 
770,979

 
205,657

 
236

 
77
%
 
Belk, Belk Home, JC Penney, Sears, T.J. Maxx
Northpark Mall
Joplin, MO
 
1972/2004
 
1996
 
100
%
 
951,464

 
292,738

 
314

 
75
%
 
JC Penney, Macy's, Macy's Home Store, Old Navy, Sears, Joplin Schools, T.J. Maxx, V-Stock
Northwoods Mall
Charleston, SC
 
1972/2001
 
1995
 
100
%
 
784,715

 
268,520

 
309

 
98
%
 
Belk, Books A Million, Dillard's, JC Penney, Planet Fitness, Sears
Oak Park Mall
Overland Park, KS
 
1974/2005
 
1998
 
50
%
 
1,528,438

 
452,921

 
411

 
97
%
 
American Girl, Barnes & Noble, Dillard's North, Dillard's South, JC Penney, Macy's, Nordstrom, XXI Forever
Old Hickory Mall
Jackson, TN
 
1967/2001
 
1994
 
100
%
 
542,475

 
165,380

 
328

 
95
%
 
Belk, JC Penney, Macy's, Sears
Panama City Mall
Panama City, FL
 
1976/2002
 
1984
 
100
%
 
608,339

 
207,807

 
227

 
89
%
 
Bed Bath & Beyond, Dillard's, JC Penney, Sears
Park Plaza
Little Rock, AR
 
1988/2004
 
N/A
 
62.8
%
 
540,689

 
236,939

 
419

 
100
%
 
Dillard's I, Dillard's II, XXI Forever
Parkdale Mall
Beaumont, TX
 
1972/2001
 
1986
 
100
%
 
1,203,776

 
331,319

 
321

 
87
%
 
Ashley Furniture HomeStores, Beall's (9), Books A Million, Dillard's, JC Penney, Macy's, Old Navy, Sears, XXI Forever
Parkway Place
Huntsville, AL
 
1957/1998
 
2002
 
100
%
 
643,135

 
273,957

 
312

 
97
%
 
Belk, Dillard's
Post Oak Mall
College Station, TX
 
1982
 
1985
 
100
%
 
774,873

 
287,348

 
328

 
88
%
 
Beall's (9), Dillard's, Dillard's South, Encore, JC Penney, Macy's, Sears
Randolph Mall
Asheboro, NC
 
1982/2001
 
1989
 
100
%
 
379,292

 
116,009

 
230

 
97
%
 
Belk, Books A Million, Cinemark, Dillard's, JC Penney, Sears
Regency Mall
Racine, WI
 
1981/2001
 
1999
 
100
%
 
810,337

 
209,898

 
220

 
95
%
 
Boston Store, Burlington Coat Factory, Flooring Super Center, JC Penney, Sears
Richland Mall
Waco, TX
 
1980/2002
 
1996
 
100
%
 
685,410

 
204,185

 
322

 
96
%
 
Beall's (9), Dillard's I, Dillard's II, JC Penney, Sears, XXI Forever
River Ridge Mall
Lynchburg, VA
 
1980/2003
 
2000
 
100
%
 
764,551

 
223,714

 
273

 
91
%
 
Belk, JC Penney, Macy's, Regal Cinema, Sears

24

Table of Contents

Mall / Location
 
Year of Opening/
Acquisition
 
Year of
Most
Recent Expansion
 
Our
Ownership
 
Total
GLA (1)
 
Total Mall Store GLA
(2)
 
Mall Store
Sales per
Square
Foot (3)
 
Percentage
Mall
Store GLA
Leased (4)
 
Anchors & Junior Anchors
RiverGate Mall
Nashville, TN
 
1971/1998
 
1998
 
100
%
 
1,109,331

 
263,067

 
314

 
97
%
 
Dillard's, Incredible Dave's, JC Penney, Macy's, Sears
South County Center
St. Louis, MO
 
1963/2007
 
2001
 
62.8
%
 
1,028,432

 
294,818

 
364

 
97
%
 
Dillard's, JC Penney, Macy's, Sears, V-Stock
Southaven Towne Center
Southave, MS
 
2005
 
N/A
 
100
%
 
528,971

 
145,876

 
338

 
97
%
 
Bed Bath & Beyond, Books A Million, Dillard's, Gordman's, HH Gregg, JC Penney, Jo-Ann Fabric & Craft Stores
Southpark Mall
Colonial Heights, VA
 
1989/2003
 
2007
 
100
%
 
686,892

 
214,610

 
324

 
97
%
 
Dillard's, JC Penney, Macy's, Regal Cinema, Sears
St. Clair Square (11)
Fairview Heights, IL
 
1974/1996
 
1993
 
62.8
%
 
1,076,912

 
299,657

 
400

 
99
%
 
Dillard's, JC Penney, Macy's, Sears
Stroud Mall (12)
Stroudsburg, PA
 
1977/1998
 
2005
 
100
%
 
419,338

 
134,855

 
264

 
94
%
 
Bon-Ton, Cinemark, JC Penney, Sears
Sunrise Mall
Brownsville, TX
 
1979/2003
 
2000
 
100
%
 
752,865

 
238,108

 
380

 
90
%
 
A'gaci, Beall's (9), Cinemark, Dillard’s, JC Penney, Sears
Triangle Town Center
Raleigh, NC
 
2002/2005
 
N/A
 
50
%
 
1,261,125

 
425,656

 
287

 
94
%
 
Barnes & Noble, Belk, Dillard's, Macy's, Sak's Fifth Avenue, Sears
Turtle Creek Mall
Hattiesburg, MS
 
1994
 
1995
 
100
%
 
845,508

 
192,121

 
325

 
99
%
 
Belk I, Belk II (vacant), Dillard's, JC Penney, Sears, Stein Mart
Valley View Mall
Roanoke, VA
 
1985/2003
 
2007
 
100
%
 
842,876

 
284,049

 
329

 
98
%
 
Barnes & Noble, Belk, JC Penney, Macy's I, Macy's II, Old Navy, Sears
Volusia Mall
Daytona Beach, FL
 
1974/2004
 
1982
 
100
%
 
1,071,502

 
252,959

 
321

 
99
%
 
Dillard's East, Dillard's West, Dillard's South, JC Penney, Macy's, Sears
Walnut Square (13)
Dalton, GA
 
1980
 
1992
 
100
%
 
494,858

 
141,942

 
232

 
92
%
 
Belk, Belk Home & Kids, JC Penney, Sears, The Rush
Wausau Center (14)
Wausau, WI
 
1983/2001
 
1999
 
100
%
 
423,132

 
149,932

 
245

 
95
%
 
JC Penney, Sears, Younkers
West County Center
Des Peres, MO
 
1969/2007
 
2002
 
50
%
 
1,211,996

 
421,975

 
475

 
99
%
 
Barnes & Noble, Forever 21, Dick's Sporting Goods, JC Penney, Macy's, Nordstrom
West Towne Mall
Madison, WI
 
1970/2001
 
2004
 
100
%
 
830,986

 
268,169

 
530

 
98
%
 
Boston Store, Dick's Sporting Goods, JC Penney, Sears, XXI Forever
WestGate Mall (15)
Spartanburg, SC
 
1975/1995
 
1996
 
100
%
 
954,302

 
248,045

 
262

 
88
%
 
Bed Bath & Beyond, Belk, Dick's Sporting Goods, Dillard's, JC Penney, Regal Cinema, Sears

25

Table of Contents

Mall / Location
 
Year of Opening/
Acquisition
 
Year of
Most
Recent Expansion
 
Our
Ownership
 
Total
GLA (1)
 
Total Mall Store GLA
(2)
 
Mall Store
Sales per
Square
Foot (3)
 
Percentage
Mall
Store GLA
Leased (4)
 
Anchors & Junior Anchors
Westmoreland Mall
Greensburg, PA
 
1977/2002
 
1994
 
62.8
%
 
999,753

 
303,914

 
319

 
98
%
 
BonTon, JC Penney, Macy's, Macy's Home Store, Old Navy, Sears
York Galleria
York, PA
 
1989/1999
 
N/A
 
100
%
 
764,401

 
227,184

 
308

 
95
%
 
Bon Ton, Boscov's, JC Penney, Sears
 
 
Total Stabilized Malls
 
 

 
68,366,344

 
20,958,822

 
$
336

 
94
%
 
 
 
 
Grand total
 
 
 
 
 
69,362,403

 
21,576,848

 
$
335

 
94
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Non-Core Properties:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Columbia Place
Columbia, SC
 
1977/2001
 
N/A
 
100
%
 
1,072,835

 
292,115

 
N/A

 
N/A

 
Burlington Coat Factory, Macy's, Sears, three vacancies
Hickory Hollow Mall
Nashville, TN
 
1978/1998
 
1991
 
100
%
 
1,107,952

 
402,465

 
N/A

 
N/A

 
Electronic Express, Macy's, Sears, two vacancies
Towne Mall
Franklin, OH
 
1977/2001
 
N/A
 
100
%
 
448,099

 
151,989

 
N/A

 
N/A

 
Elder-Beerman, Sears, Dillard's (vacant)
 
 
Total Non-Core Properties
 
 
 
2,628,886

 
846,569

 
N/A

 
N/A

 
 
 
(1)
Includes total square footage of the anchors (whether owned or leased by the anchor) and mall stores.  Does not include future expansion areas.
(2)
Excludes anchors and cinemas.
(3)
Totals represent weighted averages.
(4)
Includes tenants paying rent for executed leases as of December 31, 2011.
(5)
Pearland Town Center is a mixed-use center which combines retail, hotel, office and residential components.  The retail portion of the center is classified in Malls, the office portion is classified in Office Buildings, and the hotel and residential portions are classified as Other.
(6)
Bonita Lakes Mall - We are the lessee under a ground lease for 82 acres, which extends through June 30, 2035, plus one 25 - year renewal option.  The annual ground rent for 2011 was $35,640, increasing by an average of 3% each year.
(7)
Chapel Hill Mall - Ground rent is the greater of $10,000 or 30% of aggregate fixed minimum rent paid by tenants of certain store units.  The annual ground rent for 2011 was $10,000.
(8)
EastGate Mall - Ground rent is $24,000 per year.
(9)
The Beall's operating at Lakeshore Mall is unrelated to the Beall's stores at Mall del Norte, Parkdale Mall, Post Oak Mall, Richland Mall, and Sunrise Mall, which are owned by Stage Stores.
(10)
Meridian Mall - We are the lessee under several ground leases in effect through March 2067, with extension options.  Fixed rent is $18,700 per year plus 3% to 4% of all rents.
(11)
St. Clair Square - We are the lessee under a ground lease for 20 acres.  Assuming the exercise of renewal options available, at our election, the ground lease expires January 31, 2073.  The rental amount is $40,500 per year. In addition to base rent, the landlord receives 0.25% of Dillard's sales in excess of $16,200,000.
(12)
Stroud Mall - We are the lessee under a ground lease, which extends through July 2089.  The current rental amount is $60,000 per year, increasing by $10,000 every ten years through 2059.  An additional $100,000 is paid every 10 years.
(13)
Walnut Square - We are the lessee under several ground leases.  Assuming the exercise of renewal options available, at our election, the ground lease expires March 14, 2078. The rental amount is $149,450 per year.  In addition to base rent, the landlord receives 20% of the percentage rents collected.  The Company has a right of first refusal to purchase the fee.
(14)
Wausau Center - Ground rent is $76,000 per year plus 10% of net taxable cash flow.
(15)
WestGate Mall - We are the lessee under several ground leases for approximately 53% of the underlying land.  Assuming the exercise of renewal options available, at our election, the ground lease expires October 31, 2084.  The rental amount is $130,025 per year.  In addition to base rent, the landlord receives 20% of the percentage rents collected.  The Company has a right of first refusal to purchase the fee.




26

Table of Contents

Anchors
 
Anchors are an important factor in a Mall’s successful performance. The public’s identification with a mall property typically focuses on the anchor tenants. Mall anchors are generally a department store whose merchandise appeals to a broad range of shoppers and plays a significant role in generating customer traffic and creating a desirable location for the mall store tenants.
 
Anchors may own their stores and the land underneath, as well as the adjacent parking areas, or may enter into long-term leases with respect to their stores. Rental rates for anchor tenants are significantly lower than the rents charged to mall store tenants. Rental revenues from anchors account for 12.3% of the total revenues from our Properties. Each anchor that owns its store has entered into an operating and reciprocal easement agreement with us covering items such as operating covenants, reciprocal easements, property operations, initial construction and future expansion.
 
During 2011, we added the following anchors and junior anchors (i.e., non-traditional anchors) to the following Malls:

Name
 
Property
 
Location
Bed Bath & Beyond
 
Panama City Mall
 
Panama City, FL
BJ's Wholesale Club
 
Alamance Crossing
 
Burlington, NC
Cinemark
 
Stroud Mall
 
Stroudsburg, PA
Dick's Sporting Goods
 
Alamance Crossing
 
Burlington, NC
Dick's Sporting Goods
 
Layton Hills Mall
 
Layton, UT
Dunham's Sports
 
Midland Mall
 
Midland, MI
Encore
 
Post Oak Mall
 
College Station, TX
Goody's
 
College Square
 
Morristown, TN
Goody's
 
Foothills Mall
 
Maryville, TN
Goody's
 
Kentucky Oaks Mall
 
Paducah, KY
Gordman's
 
Burnsville Center
 
Burnsville, MN
H&M
 
Hanes Mall
 
Winston-Salem, NC
Incredible Dave's
 
RiverGate Mall
 
Nashville, TN
Kohl's
 
Alamance Crossing
 
Burlington, NC
Kohl's
 
Imperial Valley
 
El Centro, CA
Linens & More for Less!
 
Kentucky Oaks Mall
 
Paducah, KY
Stein Mart
 
Turtle Creek Mall
 
Hattiesburg, MS
Tuesday Morning
 
Kentucky Oaks Mall
 
Paducah, KY
V-Stock
 
Chesterfield Mall
 
Chesterfield, MO
V-Stock
 
Mid Rivers Mall
 
St. Peters, MO
 

27

Table of Contents

As of December 31, 2011, the Malls had a total of 457 anchors and junior anchors including 16 vacant locations. The mall anchors and junior anchors and the amount of GLA leased or owned by each as of December 31, 2011 is as follows:
 
 
Number of Stores
 
Gross Leaseable Area
Anchor
 
Mall
Leased
 
Anchor
Owned
 
Total
 
Mall
Leased
 
Anchor
Owned
 
Total
JCPenney (1)
 
36

 
36

 
72

 
3,879,428

 
4,530,649

 
8,410,077

Sears (2)
 
19

 
52

 
71

 
2,133,099

 
7,304,172

 
9,437,271

Dillard's (3)
 
4

 
48

 
52

 
660,713

 
6,805,642

 
7,466,355

Sak's
 
1

 
1

 
2

 
26,948

 
83,066

 
110,014

Macy's (4)
 
15

 
32

 
47

 
1,957,154

 
5,137,196

 
7,094,350

Belk (5)
 
9

 
25

 
34

 
842,331

 
3,271,099

 
4,113,430

Bon-Ton:
 
 

 
 

 
 

 
 

 
 

 
 

Bon-Ton
 
2

 
1

 
3

 
186,824

 
131,915

 
318,739

Bergner's
 

 
3

 
3

 

 
385,401

 
385,401

Boston Store (6)
 
1

 
4

 
5

 
96,000

 
599,280

 
695,280

Younkers
 
3

 
1

 
4

 
269,060

 
106,131

 
375,191

Elder-Beerman
 
3

 
1

 
4

 
194,613

 
117,888

 
312,501

Parisian
 
1

 

 
1

 
148,810

 

 
148,810

Subtotal
 
10

 
10

 
20

 
895,307

 
1,340,615

 
2,235,922

A'GACI
 
1

 

 
1

 
28,000

 

 
28,000

Ashley Home Store
 
1

 

 
1

 
26,439

 

 
26,439

Babies R Us
 
1

 

 
1

 
30,700

 

 
30,700

Barnes & Noble
 
13

 

 
13

 
388,674

 

 
388,674

Bass Pro Outdoor World
 
1

 

 
1

 
130,000

 

 
130,000

Beall 's (Stage Stores)
 
5

 

 
5

 
193,209

 

 
193,209

Beall's (Fla)
 
1

 

 
1

 
45,844

 

 
45,844

Bed, Bath & Beyond
 
7

 

 
7

 
202,915

 

 
202,915

Best Buy
 
3

 

 
3

 
98,481

 

 
98,481

BJ's Wholesale Club
 
1

 

 
1

 
85,188

 

 
85,188

Books A Million
 
7

 

 
7

 
93,388

 

 
93,388

Boscov's
 

 
1

 
1

 

 
150,000

 
150,000

Burlington Coat Factory
 
2

 

 
2

 
141,664

 

 
141,664

Cohn Furniture
 
1

 

 
1

 
20,030

 

 
20,030

Dick's Sporting Goods (7)
 
13

 
1

 
14

 
714,657

 
70,000

 
784,657

Dunham Sports
 
1

 

 
1

 
35,368

 

 
35,368

Electronic Express
 
1

 

 
1

 
26,550

 

 
26,550

Encore
 
5

 

 
5

 
133,917

 

 
133,917

Flooring Supercenter
 
1

 

 
1

 
25,764

 

 
25,764

Golf Galaxy
 
1

 

 
1

 
15,096

 

 
15,096

Goody's
 
3

 

 
3

 
92,450

 

 
92,450

Gordman's
 
3

 

 
3

 
156,339

 

 
156,339

H&M
 
2

 

 
2

 
40,530

 

 
40,530

H.H.Gregg
 
1

 

 
1

 
33,887

 

 
33,887

Hobby Lobby
 
2

 

 
2

 
117,521

 

 
117,521

Incredible Dave's
 
1

 

 
1

 
65,044

 

 
65,044

Jillian's
 
1

 

 
1

 
21,295

 

 
21,295

Jo-Ann Fabric and Craft Stores
 
1

 

 
1

 
35,330

 

 
35,330

Joe Brand
 
1

 

 
1

 
29,413

 

 
29,413

Kmart
 
1

 

 
1

 
86,479

 

 
86,479

Kohl's
 
5

 
2

 
7

 
421,568

 
132,000

 
553,568

Linens & More for Less!
 
1

 

 
1

 
27,645

 

 
27,645

Marshall's
 
1

 

 
1

 
32,996

 

 
32,996


28

Table of Contents

 
 
Number of Stores
 
Gross Leaseable Area
Anchor
 
Mall
Leased
 
Anchor
Owned
 
Total
 
Mall
Leased
 
Anchor
Owned
 
Total
Nordstrom (8)
 

 
2

 
2

 

 
385,000

 
385,000

Old Navy
 
17

 

 
17

 
300,194

 

 
300,194

Petco
 
1

 

 
1

 
15,257

 

 
15,257

REI
 
1

 

 
1

 
24,427

 

 
24,427

Ross Dress For Less
 
1

 

 
1

 
30,187

 

 
30,187

Schuler Books
 
1

 

 
1

 
24,116

 

 
24,116

Joplin Schools
 

 
1

 
1

 

 
90,000

 
90,000

Sports Authority (9)
 
1

 
1

 
2

 
24,750

 
42,085

 
66,835

Stein Mart
 
1

 

 
1

 
20,388

 

 
20,388

Staples
 
1

 

 
1

 
30,463

 

 
30,463

Steinhafels
 
1

 

 
1

 
28,828

 

 
28,828

Target
 

 
4

 
4

 

 
490,476

 
490,476

The Rush Fitness Complex
 
1

 

 
1

 
30,566

 

 
30,566

T.J. Maxx
 
3

 

 
3

 
86,886

 

 
86,886

Toys R Us
 
1

 

 
1

 
29,398

 

 
29,398

Tuesday Morning
 
1

 

 
1

 
31,092

 

 
31,092

V-Stock
 
3

 

 
3

 
95,098

 

 
95,098

Von Maur
 

 
2

 
2

 

 
233,280

 
233,280

XXI Forever / Forever 21
 
6

 

 
6

 
209,494

 

 
209,494

Vacant Anchors:
 
 

 
 

 
 

 
 

 
 

 
 

Borders
 
1

 

 
1

 
19,978

 

 
19,978

Belk
 

 
1

 
1

 

 
96,853

 
96,853

Boscov's (10)
 

 
1

 
1

 

 
234,538

 
234,538

Office Max
 
1

 

 
1

 
23,600

 

 
23,600

Dillard's
 
1

 
2

 
3

 
200,000

 
293,956

 
493,956

Linens N Things
 
2

 

 
2

 
58,369

 

 
58,369

Old Navy
 
1

 

 
1

 
31,858

 

 
31,858

Shopko
 
1

 

 
1

 
23,636

 

 
23,636

Service Merchandise
 

 
1

 
1

 

 
53,000

 
53,000

Steve & Barry's
 
4

 

 
4

 
158,015

 

 
158,015

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
234

 
223

 
457

 
15,487,961

 
30,743,627

 
46,231,588

 
(1)
Of the 36 stores owned by JC Penny, six are subject to ground lease payments to the Company.
(2)
Of the 52 stores owned by Sears, four are subject to ground lease payments to the Company.
(3)
Of the 48 stores owned by Dillard's, four are subject to ground lease payments to the Company.
(4)
Of the 32 stores owned by Macy's, five are subject to ground lease payments to the Company.
(5)
Of the 25 stores owned by Belk, two are subject to ground lease payments to the Company. 
(6)
Of the four stores owned by Boston Store, one is subject to ground lease payments to the Company.
(7)
The one store owned by Dick's Sporting Goods is subject to ground lease payments to the Company.
(8)
Of the two stores owned by Nordstrom, one is subject to ground lease payments to the Company.
(9)
The one store owned by Sports Authority is subject to ground lease payments to the Company.
(10)
Under redevelopment.

Mall Stores
 
The Malls have approximately 8,074 mall stores. National and regional retail chains (excluding local franchises) lease approximately 82.0% of the occupied mall store GLA. Although mall stores occupy only 28.3% of the total mall GLA (the remaining 71.7% is occupied by anchors), the Malls received 82.3% of their revenues from mall stores for the year ended December 31, 2011.


29

Table of Contents

Mall Lease Expirations
 
The following table summarizes the scheduled lease expirations for mall stores as of December 31, 2011:
Year Ending
December 31,
 
Number of
Leases
Expiring
 
Annualized
Gross Rent (1)
 
GLA of
Expiring
Leases
 
Average
Annualized
Gross Rent
Per Square
Foot
 
Expiring
Leases as % of
Total
Annualized
Gross Rent (2)
 
Expiring
Leases as a %
of Total Leased
GLA (3)
2012
 
1,731

 
$
120,020,000

 
4,060,000

 
$
29.56

 
16.4
%
 
21.3
%
2013
 
1,079

 
113,323,000

 
2,951,000

 
38.40

 
15.5
%
 
15.5
%
2014
 
739

 
76,405,000

 
1,954,000

 
39.10

 
10.5
%
 
10.2
%
2015
 
705

 
79,945,000

 
1,924,000

 
41.55

 
10.9
%
 
10.1
%
2016
 
756

 
88,145,000

 
2,102,000

 
41.94

 
12.1
%
 
11.0
%
2017
 
439

 
57,012,000

 
1,353,000

 
42.15

 
7.8
%
 
7.1
%
2018
 
403

 
58,961,000

 
1,314,000

 
44.87

 
8.1
%
 
6.9
%
2019
 
258

 
38,636,000

 
900,000

 
42.94

 
5.3
%
 
4.7
%
2020
 
257

 
36,982,000

 
858,000

 
43.12

 
5.1
%
 
4.5
%
2021
 
301

 
38,851,000

 
1,000,000

 
38.86

 
5.3
%
 
5.2
%

(1)
Total annualized gross rent, including recoverable common area expenses and real estate taxes, in effect at December 31, 2011 for expiring leases that were executed as of December 31, 2011.
(2)
Total annualized gross rent, including recoverable common area expenses and real estate taxes, of expiring leases as a percentage of the total annualized gross rent of all leases that were executed as of December 31, 2011.
(3)
Total GLA of expiring leases as a percentage of the total GLA of all leases that were executed as of December 31, 2011.

Mall Tenant Occupancy Costs
 
Occupancy cost is a tenant’s total cost of occupying its space, divided by sales. Mall store sales represents total sales amounts received from reporting tenants with space of less than 10,000 square feet.  The following table summarizes tenant occupancy costs as a percentage of total mall store sales for the last three years:

 
 
Year Ended December 31,
 
 
2011
 
2010
 
2009
Mall store sales (in millions)(1)
 
$
5,371.28

 
$
5,349.76

 
$
4,937.80

Minimum rents
 
8.59
%
 
8.66
%
 
9.50
%
Percentage rents
 
0.39
%
 
0.37
%
 
0.70
%
Tenant reimbursements (2)
 
3.47
%
 
3.61
%
 
3.70
%
Mall tenant occupancy costs
 
12.45
%
 
12.64
%
 
13.90
%
 
(1)
Represents 100% of sales for the Malls. In certain cases, we own less than a 100% interest in the Malls.
(2)
Represents reimbursements for real estate taxes, insurance, common area maintenance charges and certain capital expenditures.

Debt on Malls
 
Please see the table entitled “Mortgage Loans Outstanding at December 31, 2011” included herein for information regarding any liens or encumbrances related to our Malls.
 
Associated Centers
 
We owned a controlling interest in 29 Associated Centers and a non-controlling interest in three Associated Centers as of December 31, 2011.
 
Associated Centers are retail properties that are adjacent to a regional mall complex and include one or more anchors, or big box retailers, along with smaller tenants. Anchor tenants typically include tenants such as T.J. Maxx, Target, Kohl’s and Bed Bath & Beyond.  Associated Centers are managed by the staff at the Mall since it is adjacent to and usually benefits from the customers drawn to the Mall.



30

Table of Contents

We own the land underlying the Associated Centers in fee simple interest, except for Bonita Lakes Crossing, which is subject to a long-term ground lease.
 
The following table sets forth certain information for each of the Associated Centers as of December 31, 2011:

Associated Center / Location
 
Year of Opening/ Most Recent Expansion
 
Company's
Ownership
 
Total GLA (1)
 
Total
Leasable
GLA (2)
 
Percentage
GLA
Occupied (3)
 
Anchors
Annex at Monroeville
Pittsburgh, PA
 
1969
 
100
%
 
186,365

 
186,365

 
96
%
 
Burlington Coat Factory, Dick's Sporting Goods, Guitar Center, Harbor Freight Tools
Bonita Lakes Crossing (4)
Meridian, MS
 
1997/1999
 
100
%
 
147,518

 
147,518

 
96
%
 
Ashley Home Store, Jo-Ann Fabric and Craft Stores, Office Max, T.J. Maxx, Toys R Us
Chapel Hill Suburban
Akron, OH
 
1969
 
62.8
%
 
116,752

 
116,752

 
100
%
 
HH Gregg, Roses
Coastal Grand Crossing
Myrtle Beach, SC
 
2005
 
50
%
 
35,013

 
35,013

 
78
%
 
Lifeway Christian Store, PetSmart
CoolSprings Crossing
Nashville, TN
 
1992
 
100
%
 
352,053

 
63,010

 
100
%
 
American Signature (5), HH Gregg (6), Lifeway Christian Store, Target (5), Toys R Us (5), Whole Foods (6)
Courtyard at Hickory Hollow
Nashville, TN
 
1979
 
100
%
 
81,060

 
81,060

 
81
%
 
Carmike Cinema
EastGate Crossing
Cincinnati, OH
 
1991
 
100
%
 
198,223

 
174,739

 
82
%
 
Kroger, Jo-Ann Fabric and Craft Stores, Marshall's, Office Max (5)
Foothills Plaza
Maryville, TN
 
1983/1986
 
100
%
 
71,274

 
71,274

 
100
%
 
Beds To Go, Carmike Cinema, Dollar General, Foothill's Hardware
Frontier Square
Cheyenne, WY
 
1985
 
100
%
 
186,552

 
16,527

 
88
%
 
PETCO (7), Ross (7), Target (5), T.J .Maxx (7)
Georgia Square Plaza
Athens, GA
 
1984
 
100
%
 
15,493

 
15,493

 
100
%
 
Georgia Theatre Company
Governor's Square Plaza
Clarksville, TN
 
1985(8)
 
50
%
 
200,862

 
57,283

 
100
%
 
Best Buy, Lifeway Christian Store, Premier Medical Group, Target (5)
Gunbarrel Pointe
Chattanooga, TN
 
2000
 
100
%
 
273,913

 
147,913

 
100
%
 
David's Bridal, Earthfare, Kohl's, Target (5)
Hamilton Corner
Chattanooga, TN
 
1990/2005
 
90
%
 
67,150

 
67,150

 
95
%
 
PETCO
Hamilton Crossing
Chattanooga, TN
 
1987/2005
 
92
%
 
191,873

 
98,757

 
100
%
 
World Market, Guitar Center, Home Goods (8), Lifeway Christian Store, Michaels (8), T.J. Maxx, Toys R Us (5)
Harford Annex
Bel Air, MD
 
1973/2003
 
100
%
 
107,656

 
107,656

 
100
%
 
Best Buy, Dollar Tree, Office Depot, PetSmart
The Landing at Arbor Place
Atlanta(Douglasville), GA
 
1999
 
100
%
 
162,985

 
85,298

 
84
%
 
Michaels, Shoe Carnival, Toys R Us (5)
Layton Hills Convenience Center
Layton, UT
 
1980
 
100
%
 
91,379

 
91,379

 
100
%
 
Big Lots, Dollar Tree, Downeast Outfitters
Layton Hills Plaza
Layton, UT
 
1989
 
100
%
 
18,801

 
18,801

 
100
%
 
None
Madison Plaza
Huntsville, AL
 
1984
 
100
%
 
153,503

 
99,108

 
73
%
 
Design World, Haverty's, HH Gregg (9)
Parkdale Crossing
Beaumont, TX
 
2002
 
100
%
 
80,103

 
80,103

 
91
%
 
Barnes & Noble, Lifeway Christian Store, Office Depot, PETCO
Pemberton Plaza
Vicksburg, MS
 
1986
 
10
%
 
77,894

 
26,948

 
82
%
 
Citi Trends, Kroger (vacant) (11)
The Plaza at Fayette Mall
Lexington, KY
 
2006
 
100
%
 
190,207

 
190,207

 
98
%
 
Cinemark, Gordman's, Guitar Center, Old Navy

31

Table of Contents

Associated Center / Location
 
Year of Opening/ Most Recent Expansion
 
Company's
Ownership
 
Total GLA (1)
 
Total
Leasable
GLA (2)
 
Percentage
GLA
Occupied (3)
 
Anchors
The Shoppes at Hamilton Place
Chattanooga, TN
 
2003
 
92
%
 
131,274

 
131,274

 
97
%
 
Bed Bath & Beyond, Marshall's, Ross
The Shoppes at Panama City
Panama City, FL
 
2004
 
100
%
 
61,221

 
61,221

 
96
%
 
Best Buy
The Shoppes at St. Clair Square
Fairview Heights, IL
 
2007
 
62.8
%
 
84,383

 
84,383

 
100
%
 
Barnes & Noble
Sunrise Commons
Brownsville, TX
 
2001
 
100
%
 
202,012

 
100,567

 
90
%
 
K-Mart (5), Marshall's, Old Navy, Ross
The Terrace
Chattanooga, TN
 
1997
 
92
%
 
156,468

 
156,468

 
100
%
 
Academy Sports, DSW Shoes, Old Navy, Party City, Staples, ULTA
Triangle Town Place
Raleigh, NC
 
2004
 
50
%
 
149,471

 
149,471

 
100
%
 
Bed Bath & Beyond, Dick's Sporting Goods, DSW Shoes, Party City, ULTA
Village at Rivergate
Nashville, TN
 
1981/1998
 
100
%
 
164,107

 
64,107

 
96
%
 
Chuck E. Cheese, Essex Retail Outlet, Target (5)
West Towne Crossing
Madison, WI
 
1980
 
100
%
 
433,743

 
104,234

 
100
%
 
Barnes & Noble, Best Buy, Cub Foods (5), Kohl's (5), Office Max (5), Shopko (5)
WestGate Crossing
Spartanburg, SC
 
1985/1999
 
100
%
 
157,870

 
157,870

 
51
%
 
Hamricks, Jo-Ann Fabric and Craft Stores
Westmoreland Crossing
Greensburg, PA
 
2002
 
62.8
%
 
281,083

 
281,083

 
93
%
 
Carmike Cinema, Dick's Sporting Goods, Levin Furniture, Michaels (10),  T.J. Maxx (10)
Total Associated Centers
 
 
 
 

 
4,828,261

 
3,269,032

 
93
%
 
 
 
(1)
Includes total square footage of the anchors (whether owned or leased by the anchor) and shops. Does not include future expansion areas.
(2)
Includes leasable anchors.
(3)
Includes tenants with executed leases as of December 31, 2011, and includes leased anchors.
(4)
Bonita Lakes Crossing - We are the lessee under a ground lease for 34 acres, which extends through June 30, 2035, including one 25-year renewal option. The annual rent at December 31, 2011 was $24,767, increasing by an average of 3% each year.
(5)
Owned by the tenant.
(6)
CoolSprings Crossing - Space is owned by SM Newco Franklin LLC, an affiliate of Developers Diversified, and subleased to HH Gregg and Whole Foods (vacant).
(7)
Frontier Square - Space is owned by 1639 11th Street Associates and subleased to PETCO, Ross, and T.J. Maxx.
(8)
Hamilton Crossing - Space is owned by Schottenstein Property Group and subleased to HomeGoods and Michaels.
(9)
Madison Plaza - Space is owned by SM Newco Huntsville LLC, an affiliate of Developers Diversified, and subleased to HH Gregg.
(10)
Westmoreland Crossing - Space is owned by Schottenstein Property Group and subleased to Michaels and T.J. Maxx.
(11)
The vacant Kroger, owned by the tenant, has been leased to T.J. Maxx in 2012.

Associated Centers Lease Expirations
 
The following table summarizes the scheduled lease expirations for Associated Center tenants in occupancy as of December 31, 2011:
Year Ending
December 31,
 
Number of
Leases
Expiring
 
Annualized
Gross Rent (1)
 
GLA of
Expiring
Leases
 
Average
Annualized
Gross Rent
Per Square
Foot
 
Expiring
Leases as % of
Total
Annualized
Gross Rent (2)
 
Expiring
Leases as %
of Total Leased
GLA (3)
2012
 
30

 
$
1,799,000

 
135,000

 
$
13.28

 
4.6
%
 
4.7
%
2013
 
39

 
4,140,000

 
314,000

 
13.20

 
10.7
%
 
10.9
%
2014
 
40

 
4,207,000

 
306,000

 
13.77

 
10.8
%
 
10.7
%
2015
 
42

 
4,611,000

 
297,000

 
15.55

 
11.9
%
 
10.3
%
2016
 
35

 
5,053,000

 
356,000

 
14.21

 
13.0
%
 
12.4
%
2017
 
27

 
4,705,000

 
324,000

 
14.50

 
12.1
%
 
11.3
%
2018
 
15

 
2,285,000

 
136,000

 
16.84

 
5.9
%
 
4.7
%
2019
 
13

 
2,078,000

 
151,000

 
13.73

 
5.4
%
 
5.3
%
2020
 
9

 
1,684,000

 
138,000

 
12.22

 
4.3
%
 
4.8
%
2021
 
9

 
3,733,000

 
299,000

 
12.47

 
9.6
%
 
10.4
%

32

Table of Contents


(1)
Total annualized gross rent, including recoverable common area expenses and real estate taxes, in effect at December 31, 2011 for expiring leases that were executed as of December 31, 2011.
(2)
Total annualized gross rent, including recoverable common area expenses and real estate taxes, of expiring leases as a percentage of the total annualized gross rent of all leases that were executed as of December 31, 2011.
(3)
Total GLA of expiring leases as a percentage of the total GLA of all leases that were executed as of December 31, 2011.

Debt on Associated Centers
 
Please see the table entitled “Mortgage Loans Outstanding at December 31, 2011” included herein for information regarding any liens or encumbrances related to our Associated Centers.
 
Community Centers
 
We owned a controlling interest in eight Community Centers and a non-controlling interest in five Community Centers as of December 31, 2011.  Community Centers typically have less development risk because of shorter development periods and lower costs. While Community Centers generally maintain higher occupancy levels and are more stable, they typically have slower rent growth because the anchor stores’ rents are typically fixed and are for longer terms.
 
Community Centers are designed to attract local and regional area customers and are typically anchored by a combination of supermarkets, or value-priced stores that attract shoppers to each center’s small shops. The tenants at our Community Centers typically offer necessities, value-oriented and convenience merchandise.
 
We own the land underlying the Community Centers in fee simple interest, except for Massard Crossing, which is subject to a long-term ground lease.
 

33

Table of Contents

The following table sets forth certain information for each of our Community Centers at December 31, 2011:
Community Center / Location
 
Year of Opening/ Most Recent Expansion
 
Company's Ownership
 
Total
GLA (1)
 
Total
Leasable
GLA (2)
 
Percentage
GLA
Occupied
(3)
 
Anchors
Cobblestone Village at Palm Coast
Palm Coast, FL
 
2007
 
100
%
 
96,891

 
22,876

 
97
%
 
Belk (4)
Hammock Landing
West Melbourne, FL
 
2009
 
50
%
 
343,897

 
206,896

 
85
%
 
HH Gregg, Kohl's (4), Marshall's, Michaels, PETCO, Target (4), ULTA
High Pointe Commons
Harrisburg, PA
 
2006/2008
 
50
%
 
341,853

 
118,850

 
92
%
 
JC Penney (4), Target (4), Christmas Tree Shops
Massard Crossing (5)
Ft. Smith, AR
 
2001
 
10
%
 
300,717

 
98,410

 
99
%
 
Goody's, T.J. Maxx, WalMart (4)
Oak Hollow Square (6)
High Point, NC
 
1998
 
100
%
 
139,850

 
139,850

 
100
%
 
Harris Teeter, Stein Mart, Triad Furniture
Renaissance Center
Durham, NC
 
2003/2007
 
50
%
 
311,896

 
311,896

 
92
%
 
Best Buy, Cost Plus, Nordstrom Rack, REI,  Pier 1 imports, Toys R Us, Old Navy, ULTA,
Settlers Ridge Phase II
Robinson Township, PA
 
2011
 
100
%
 
94,613

 
94,613

 
94
%
 
Michaels, Ross Store
 
 
 
 
 
 
 
 
 
 
 
 
 
Statesboro Crossing
Statesboro, GA
 
2008
 
100
%
 
136,958

 
136,958

 
98
%
 
Books A Million, Hobby Lobby, PETCO, T.J. Maxx
The Forum at Grandview
Madison, MS
 
2011
 
75
%
 
111,494

 
111,494

 
100
%
 
Best Buy, Dick's Sporting Goods, Stein Mart
The Pavillion at Port Orange
Port Orange, FL
 
2010
 
50
%
 
297,906

 
290,911

 
94
%
 
Belk, Hollywood Theaters, HomeGoods, Marshall's, Michaels, PETCO, ULTA
The Promenade
D'Iberville, MS
 
2009
 
85
%
 
531,628

 
301,472

 
95
%
 
Best Buy, Dick's Sporting Goods, Kohl's (4), Marshall's, Michaels, Office Depot, PetSmart, Target (4), ULTA
Willowbrook Plaza
Houston, TX
 
1999
 
10
%
 
384,556

 
384,556

 
76
%
 
American Multi-Cinema, Finger Furniture, Lane Home Furnishings
York Town Center
York, PA
 
2007
 
50
%
 
273,404

 
273,404

 
98
%
 
Bed Bath & Beyond, Best Buy, Christmas Tree Store, Dick's Sporting Goods, Ross, Staples, ULTA
Total Community Centers
 
 
 
 

 
3,365,663

 
2,492,186

 
92
%
 
 
 
(1)
Includes total square footage of the Anchors (whether owned or leased by the Anchor) and shops.  Does not include future expansion areas.
(2)
Includes leasable Anchors.
(3)
Includes tenants with executed leases as of December 31, 2011, and includes leased anchors.
(4)
Owned by tenant.
(5)
Massard Crossing – The land is ground leased through February 2016.  The rent for 2011 was $43,218 with a 4% annual increase through the maturity date.
(6)
We sold this Property on January 27, 2012.


34

Table of Contents

Community Centers Lease Expirations
 
The following table summarizes the scheduled lease expirations for tenants in occupancy at Community Centers as of December 31, 2011:
Year Ending
December 31,
 
Number of
Leases
Expiring
 
Annualized
Gross Rent (1)
 
GLA of
Expiring
Leases
 
Average
Annualized
Gross Rent
Per Square
Foot
 
Expiring
Leases as % of
Total
Annualized
Gross Rent (2)
 
Expiring
Leases as a
% of Total
Leased
GLA(3)
2012
 
33

 
$
2,588,000

 
216,000

 
$
11.99

 
7.9
%
 
10.5
%
2013
 
27

 
2,473,000

 
118,000

 
21.01

 
7.5
%
 
5.7
%
2014
 
49

 
3,676,000

 
158,000

 
23.25

 
11.2
%
 
7.7
%
2015
 
25

 
1,947,000

 
86,000

 
22.67

 
5.9
%
 
4.2
%
2016
 
5

 
614,000

 
107,000

 
5.73

 
1.9
%
 
5.2
%
2017
 
18

 
2,462,000

 
118,000

 
20.91

 
7.5
%
 
5.7
%
2018
 
16

 
3,691,000

 
269,000

 
13.72

 
11.2
%
 
13.1
%
2019
 
20

 
5,153,000

 
274,000

 
18.82

 
15.7
%
 
13.3
%
2020
 
14

 
3,570,000

 
235,000

 
15.19

 
10.9
%
 
11.4
%
2021
 
3

 
1,215,000

 
85,000

 
14.29

 
3.7
%
 
4.1
%
 
(1)
Total annualized gross rent, including recoverable common area expenses and real estate taxes, in effect at December 31, 2011 for expiring leases that were executed as of December 31, 2011.
(2)
Total annualized gross rent, including recoverable common area expenses and real estate taxes, of expiring leases as a percentage of the total annualized gross rent of all leases that were executed as of December 31, 2011.
(3)
Total GLA of expiring leases as a percentage of the total GLA of all leases that were executed as of December 31, 2011.

Debt on Community Centers
 
Please see the table entitled “Mortgage Loans Outstanding at December 31, 2011” included herein for information regarding any liens or encumbrances related to our Community Centers.
 
Office Buildings
 
We owned a controlling interest in 13 Office Buildings and a non-controlling interest in six Office Buildings as of December 31, 2011.
 
We own a 92% interest in the 128,000 square foot office building where our corporate headquarters is located. As of December 31, 2011, we occupied 61.8% of the total square footage of the building.
 

35

Table of Contents

The following tables set forth certain information for each of our Office Buildings at December 31, 2011:
Office Building / Location
 
Year of Opening/ Most Recent Expansion
 
Company's Ownership
 
Total
GLA (1)
 
Total
Leasable
GLA
 
Percentage
GLA
Occupied
840 Greenbrier Circle
    Chesapeake, VA
 
1983
 
100
%
 
50,820

 
50,820

 
87
%
850 Greenbrier Circle
    Chesapeake, VA
 
1984
 
100
%
 
81,318

 
81,318

 
100
%
1500 Sunday Drive
    Raleigh, NC
 
2000
 
100
%
 
61,412

 
61,412

 
91
%
Bank of America Building
    Greensboro, NC
 
1988
 
50
%
 
49,327

 
49,327

 
96
%
CBL Center
    Chattanooga, TN
 
2001
 
92
%
 
128,265

 
128,265

 
94
%
CBL Center II
    Chattanooga, TN
 
2008
 
92
%
 
77,211

 
77,211

 
93
%
First Citizens Bank Building
    Greensboro, NC
 
1985
 
50
%
 
43,088

 
43,088

 
72
%
First National Bank Building
    Greensboro, NC
 
1990
 
50
%
 
3,774

 
3,774

 
100
%
Friendly Center Office Building
    Greensboro, NC
 
1972
 
50
%
 
32,262

 
32,262

 
72
%
Green Valley Office Building
    Greensboro, NC
 
1973
 
50
%
 
27,604

 
27,604

 
57
%
Lake Pointe Office Building
    Greensboro, NC
 
1996
 
100
%
 
88,088

 
88,088

 
92
%
Oak Branch Business Center
    Greensboro, NC
 
1990/1995
 
100
%
 
33,622

 
33,622

 
77
%
One Oyster Point
    Newport News, VA
 
1984
 
100
%
 
36,097

 
36,097

 
52
%
Pearland Office
    Pearland, TX
 
2009
 
100
%
 
58,689

 
58,689

 
96
%
Peninsula Business Center I
    Newport News, VA
 
1985
 
100
%
 
21,886

 
21,886

 
91
%
Peninsula Business Center II
    Newport News, VA
 
1985
 
100
%
 
40,430

 
40,430

 
88
%
Suntrust Bank Building
    Greensboro, NC
 
1998
 
100
%
 
106,959

 
106,959

 
97
%
Two Oyster Point
    Newport News, VA
 
1985
 
100
%
 
39,283

 
39,283

 
66
%
Wachovia Office Building
    Greensboro, NC
 
1992
 
50
%
 
12,000

 
12,000

 
100
%
Total Office Buildings
 
 
 
 

 
992,135

 
992,135

 
88
%
 
(1)  Includes total square footage of the offices.  Does not include future expansion areas.



36

Table of Contents

Office Buildings Lease Expirations
 
The following table summarizes the scheduled lease expirations for tenants in occupancy at Office Buildings as of December 31, 2011:
Year Ending December 31,
 
Number of
Leases
Expiring
 
Annualized
Gross Rent (1)
 
GLA of
Expiring
Leases
 
Average
Annualized
Gross Rent
Per Square
Foot
 
Expiring Leases
as % of Total
Annualized
Gross Rent (2)
 
Expiring
Leases as a
% of Total
Leased
GLA (3)
2012
 
30

 
$
2,082,000

 
124,000

 
$
16.73

 
13.0
%
 
14.9
%
2013
 
32

 
1,557,000

 
89,000

 
17.56

 
9.7
%
 
10.6
%
2014
 
17

 
1,676,000

 
95,000

 
17.59

 
10.5
%
 
11.4
%
2015
 
14

 
1,491,000

 
96,000

 
15.48

 
9.3
%
 
11.5
%
2016
 
20

 
4,292,000

 
204,000

 
21.04

 
26.8
%
 
24.4
%
2017
 
7

 
1,729,000

 
111,000

 
15.53

 
10.8
%
 
13.3
%
2018
 
3

 
2,036,000

 
58,000

 
35.18

 
12.7
%
 
6.9
%
2019
 
1

 
704,000

 
42,000

 
16.77

 
4.4
%
 
5.0
%
 
(1)
Total annualized contractual gross rent, including recoverable common area expenses and real estate taxes, in effect at December 31, 2011 for expiring leases that were executed as of December 31, 2011.
(2)
Total annualized contractual gross rent, including recoverable common area expenses and real estate taxes, of expiring leases as a percentage of the total annualized gross rent of all leases that were executed as of December 31, 2011.
(3)
Total GLA of expiring leases as a percentage of the total GLA of all leases that were executed as of December 31, 2011.

Debt on Office Buildings
 
Please see the table entitled “Mortgage Loans Outstanding at December 31, 2011” included herein for information regarding any liens or encumbrances related to our Offices.
 
Mortgages
 
We own seven mortgages, each of which is collateralized by either a first mortgage, a second mortgage or by assignment of 100% of the ownership interests in the underlying real estate and related improvements. The mortgages are more fully described on Schedule IV in Part IV of this report.

Mortgage Loans Outstanding at December 31, 2011 (in thousands):
 
Property
 
Our
Ownership
Interest
 
Stated
Interest
Rate
 
Principal
Balance as of
12/31/11 (1)
 
Annual
Debt
Service
 
Maturity
Date
 
Optional Extended Maturity Date
 
Balloon
Payment Due
on Maturity
 
Open to Prepayment
Date (2)
 
Consolidated Debt
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Malls:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Alamance Crossing
 
100
%
 
5.83
%
 
$
50,606

 
$
3,589

 
Jul-21
 
 
$
43,046

 
Jul-14
 
 
Arbor Place
 
100
%
 
6.51
%
 
64,615

 
6,610

 
Jul-12
 
 
63,397

 
Open
 
 
Asheville Mall
 
100
%
 
5.80
%
 
77,663

 
5,917

 
Sep-21
 
 
60,190

 
Sep-14
 
 
Brookfield Square
 
100
%
 
5.08
%
 
94,385

 
6,822

 
Nov-15
 
 
85,807

 
Open
 
 
Burnsville Center
 
100
%
 
6.00
%
 
80,880

 
6,417

 
Jul-20
 
 
63,589

 
Jul-13
 
 
Cary Towne Center
 
100
%
 
8.50
%
 
57,960

 
11,958

 
Mar-17
 
 
45,226

 
Open
 
 
Chapel Hill Mall *
 
100
%
 
6.10
%
 
71,329

 
5,599

 
Aug-16
 
 
64,747

 
Open
 
 
CherryVale Mall
 
100
%
 
5.00
%
 
84,234

 
6,055

 
Oct-15
 
 
76,647

 
Open
 
 
Chesterfield Mall *
 
100
%
 
5.74
%
 
140,000

 
8,036

 
Sep-16
 
 
140,000

 
Open
 
 
Citadel Mall
 
100
%
 
5.68
%
 
70,112

 
5,226

 
Apr-17
 
 
62,525

 
Open
 
 
Columbia Place
 
100
%
 
5.45
%
 
27,349

 
2,493

 
Sep-13
 
 
25,603

 
Open
 
 
Cross Creek Mall
 
100
%
 
4.54
%
 
140,000

 
9,376

 
Jan-22
 
 
102,260

 
Open
 
 
EastGate Mall
 
100
%
 
5.83
%
 
43,393

 
3,613

 
Apr-21
 
 
30,104

 
Apr-14
 
 
East Towne Mall
 
100
%
 
5.00
%
 
71,819

 
5,153

 
Nov-15
 
 
65,231

 
Open
 
 

37

Table of Contents

Property
 
Our
Ownership
Interest
 
Stated
Interest
Rate
 
Principal
Balance as of
12/31/11 (1)
 
Annual
Debt
Service
 
Maturity
Date
 
Optional Extended Maturity Date
 
Balloon
Payment Due
on Maturity
 
Open to Prepayment
Date (2)
 
Eastland Mall
 
100
%
 
5.85
%
 
59,400

 
3,475

 
Dec-15
 
 
59,400

 
Open
 
 
Fashion Square
 
100
%
 
6.51
%
 
49,472

 
5,061

 
Jul-12
 
 
48,540

 
Open
 
 
Fayette Mall
 
100
%
 
5.42
%
 
182,931

 
13,527

 
May-21
 
 
139,177

 
May-14
 
 
Greenbrier Mall *
 
100
%
 
5.91
%
 
78,539

 
6,055

 
Aug-16
 
 
71,111

 
Open
 
 
Hamilton Place
 
90
%
 
5.86
%
 
108,038

 
8,292

 
Aug-16
 
 
97,757

 
Open
 
 
Hanes Mall
 
100
%
 
6.99
%
 
158,288

 
13,080

 
Oct-18
 
 
140,968

 
Open
 
 
Hickory Hollow Mall
 
100
%
 
6.00
%
 
25,058

 
4,630

 
Oct-18
 
 

 
Open
(5)
 
Hickory Point Mall
 
100
%
 
5.85
%
 
30,228

 
2,347

 
Dec-15
 
 
27,690

 
Open
 
 
Honey Creek Mall
 
100
%
 
8.00
%
 
31,782

 
3,373

 
Jul-19
 
 
23,290

 
Open
(6)
 
Janesville Mall
 
100
%
 
8.38
%
 
6,623

 
1,857

 
Apr-16
 
 

 
Open
 
 
Jefferson Mall
 
100
%
 
6.51
%
 
35,994

 
3,682

 
Jul-12
 
 
35,316

 
Open
 
 
Laurel Park Place
 
100
%
 
8.50
%
 
45,218

 
4,986

 
Dec-12
 
 
44,198

 
Open
 
 
Layton Hills Mall
 
100
%
 
5.66
%
 
100,200

 
7,453

 
Apr-17
 
 
89,327

 
Open
 
 
Mall del Norte
 
100
%
 
5.04
%
 
113,400

 
5,715

 
Dec-14
 
 
113,400

 
Open
 
 
Mall of Acadiana *
 
100
%
 
5.67
%
 
140,199

 
10,435

 
Apr-17
 
 
124,998

 
Open
 
 
Mid Rivers Mall *
 
100
%
 
5.88
%
 
91,039

 
7,029

 
May-21
 
 
70,214

 
May-14
 
 
Midland Mall
 
100
%
 
6.10
%
 
35,201

 
2,763

 
Aug-16
 
 
31,953

 
Open
 
 
Monroeville Mall
 
100
%
 
5.73
%
 
109,912

 
10,362

 
Jan-13
 
 
105,848

 
Open
 
 
Northpark Mall
 
100
%
 
5.75
%
 
34,966

 
3,171

 
Mar-14
 
 
32,370

 
Open
 
 
Northwoods Mall
 
100
%
 
6.51
%
 
51,534

 
5,271

 
Jul-12
 
 
50,562

 
Open
 
 
Old Hickory Mall
 
100
%
 
6.51
%
 
28,542

 
2,920

 
Jul-12
 
 
28,004

 
Open
 
 
Parkdale Mall & Crossing
 
100
%
 
5.85
%
 
93,713

 
7,241

 
Mar-21
 
 
72,447

 
Mar-14
 
 
Parkway Place
 
100
%
 
6.50
%
 
41,004

 
3,403

 
Jul-20
 
 
32,661

 
Jul-13
 
 
Park Plaza Mall
 
100
%
 
5.28
%
 
98,099

 
7,165

 
Apr-21
 
 
74,428

 
Apr-14
 
 
Randolph Mall
 
100
%
 
6.50
%
 
12,443

 
1,272

 
Jul-12
 
 
12,209

 
Open
 
 
Regency Mall
 
100
%
 
6.51
%
 
28,225

 
2,887

 
Jul-12
 
 
27,693

 
Open
 
 
RiverGate Mall
 
100
%
 
2.58
%
 
87,500

 
2,254

 
Sep-12
 
Sep-13
 
87,500

 
Open
(4)
 
South County Center *
 
100
%
 
4.96
%
 
74,047

 
5,515

 
Oct-13
 
 
70,791

 
Open
 
 
Southpark Mall
 
100
%
 
7.00
%
 
31,142

 
3,308

 
May-12
 
 
30,763

 
Open
 
 
St. Clair Square *
 
100
%
 
3.19
%
 
125,000

 
5,493

 
Dec-16
 
 
117,875

 
Open
 
 
Stroud Mall
 
100
%
 
4.59
%
 
35,621

 
2,104

 
Apr-16
 
 
30,276

 
Apr-12
(13)
 
The Outlet Shoppes at
   Oklahoma City
 
75
%
 
5.73
%
 
60,000

 
4,521

 
Mar-21
 
 
47,136

 
Mar-14
 
 
Valley View Mall
 
100
%
 
6.50
%
 
63,459

 
5,267

 
Jul-20
 
 
50,547

 
Jul-13
 
 
Volusia Mall
 
100
%
 
8.00
%
 
54,672

 
5,802

 
Jul-19
 
 
40,064

 
Open
(6)
 
Wausau Center
 
100
%
 
5.85
%
 
19,562

 
1,509

 
Apr-21
 
 
15,100

 
Apr-14
 
 
West Towne Mall
 
100
%
 
5.00
%
 
101,444

 
7,279

 
Nov-15
 
 
92,139

 
Open
 
 
WestGate Mall
 
100
%
 
6.50
%
 
44,703

 
4,570

 
Jul-12
 
 
43,860

 
Open
 
 
Westmoreland Mall *
 
100
%
 
5.05
%
 
66,344

 
5,993

 
Mar-13
 
 
63,175

 
Open
 
 
York Galleria
 
100
%
 
4.55
%
 
56,905

 
3,369

 
Apr-16
 
 
48,337

 
Mar-13
(14)
 
 
 
 

 
 

 
3,684,792

 
291,300

 
 
 
 
 
3,219,496

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Associated Centers:
 
 

 
 

 
 

 
 

 
 
 
 
 
 

 
 
 
 
The Courtyard at Hickory Hollow
 
100
%
 
6.00
%
 
1,448

 
267

 
Oct-18
 
 

 
Open
(5)
 
CoolSprings Crossing
 
100
%
 
4.54
%
 
13,320

 
789

 
Apr-16
 
 
11,313

 
Mar-13
(11)
 
EastGate Crossing
 
100
%
 
5.66
%
 
15,608

 
1,159

 
May-17
 
 
13,893

 
Open
 
 
Hamilton Corner
 
90
%
 
5.67
%
 
15,885

 
1,183

 
Apr-17
 
 
14,164

 
Open
 
 
Hamilton Crossing & Expansion
 
92
%
 
5.99
%
 
10,480

 
819

 
Apr-21
 
 
8,122

 
 
 
 

38

Table of Contents

Property
 
Our
Ownership
Interest
 
Stated
Interest
Rate
 
Principal
Balance as of
12/31/11 (1)
 
Annual
Debt
Service
 
Maturity
Date
 
Optional Extended Maturity Date
 
Balloon
Payment Due
on Maturity
 
Open to Prepayment
Date (2)
 
Gunbarrel Pointe
 
100
%
 
4.64
%
 
11,854

 
698

 
Apr-16
 
 
10,083

 
Mar-13
(12)
 
The Landing at Arbor Place
 
100
%
 
6.51
%
 
7,294

 
746

 
Jul-12
 
 
7,157

 
Open
 
 
The Plaza at Fayette
 
100
%
 
5.67
%
 
41,388

 
3,081

 
Apr-17
 
 
36,901

 
Open
 
 
The Shoppes at St. Clair *
 
100
%
 
5.67
%
 
20,975

 
1,562

 
Apr-17
 
 
18,702

 
Open
 
 
The Terrace
 
92
%
 
7.25
%
 
14,467

 
1,284

 
Jun-20
 
 
11,755

 
 
 
 
 
 
 

 
 

 
152,719

 
11,588

 
 
 
 
 
132,090

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Community Centers:
 
 

 
 

 
 

 
 

 
 
 
 
 
 

 
 
 
 
 Massard Crossing, Pemberton Plaza and Willowbrook Plaza
 
10
%
 
7.54
%
 
34,348

 
3,264

 
Feb-12
 
 
34,349

 
Open
(7)
 
The Promenade
 
85
%
 
1.97
%
 
58,000

 
1,143

 
Dec-14
 
Dec-18
 
58,000

 
Open
(4)
 
Southaven Towne Center
 
100
%
 
5.50
%
 
42,598

 
3,134

 
Jan-17
 
 
38,056

 
Open
 
 
Statesboro Crossing
 
50
%
 
1.30
%
 
13,611

 
306

 
Feb-12
 
Feb-13
 
13,590

 
Open
(4)
 
 
 
 

 
 

 
148,557

 
7,847

 
 
 
 
 
143,995

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Office Buildings:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
CBL Center
 
92
%
 
6.25
%
 
12,843

 
1,108

 
Aug-12
 
 
12,662

 
Open
 
 
CBL Center II
 
92
%
 
4.50
%
 
9,078

 
409

 
Feb-13
 
 
9,078

 
Open
(4)
 
 
 
 
 
 
 
21,921

 
1,517

 
 
 
 
 
21,740

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Credit Facilities:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Secured Credit Facility - $525,000 capacity
 
100
%
 
3.04
%
 

 

 
Feb-14
 
Feb-15
 

 
Open
 
 
Secured Credit Facility - $520,000 capacity
 
100
%
 
3.05
%
 
12,300

 
375

 
Apr-14
 
 
12,300

 
Open
 
 
Secured Credit Facility - $105,000 capacity
 
100
%
 
3.02
%
 
15,000

 
453

 
Jun-13
 
 
15,000

 
Open
 
 
Unsecured term facility - General
 
100
%
 
1.88
%
 
228,000

 
4,286

 
Apr-12
 
Apr-13
 
228,000

 
Open
 
 
Unsecured term facility - Starmount
 
100
%
 
1.40
%
 
181,590

 
2,542

 
Nov-12
 
 
181,590

 
Open
 
 
 
 
 

 
 

 
436,890

 
7,656

 
 
 
 
 
436,890

 
 
 
 
Construction Properties:
 
 

 
 

 
 

 
 
 
 
 
 

 
 
 
 
Alamance West
 
100
%
 
3.28
%
 
13,698

 
449

 
Dec-13
 
Dec-15
 
13,698

 
Open
(4)
 
The Forum at Grandview - Land
 
100
%
 
3.78
%
 
2,023

 
77

 
Sep-12
 
Sep-13
 
2,023

 
Open
(4)
 
The Forum at Grandview
 
100
%
 
3.28
%
 
10,200

 
335

 
Sep-13
 
Sep-14
 
10,200

 
Open
(4)
 
 
 
 

 
 

 
25,921

 
861

 
 
 
 
 
25,921

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Other:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Pearland Town Center
 
88
%
 
8.00
%
 
18,264

 
1,461

 
Oct-14
 
 
 
N/A
 
 
(15)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Unamortized Premiums (Discounts)
 
 

 
291

 

 
 
 
 
 

 
 
(8)
 
Total Consolidated Debt
 
 

 
$
4,489,355

 
$
322,230

 
 
 
 
 
$
3,980,132

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

39

Table of Contents

Property
 
Our
Ownership
Interest
 
Stated
Interest
Rate
 
Principal
Balance as of
12/31/11 (1)
 
Annual
Debt
Service
 
Maturity
Date
 
Optional Extended Maturity Date
 
Balloon
Payment Due
on Maturity
 
Open to Prepayment
Date (2)
 
Unconsolidated Debt:
 
 

 
 

 
 

 
 
 
 
 
 

 
 
 
 
Bank of America Building
 
50
%
 
5.33
%
 
9,250

 
493

 
Apr-13
 
 
9,250

 
Open
 
 
Coastal Grand-Myrtle Beach
 
50
%
 
5.09
%
 
82,849

 
7,078

 
Oct-14
 
 
74,423

 
Open
(3)
 
CoolSprings Galleria
 
50
%
 
6.98
%
 
111,136

 
10,683

 
Jun-18
 
 
87,037

 
Jun-13
 
 
First Citizens Bank Building
 
50
%
 
5.33
%
 
5,110

 
272

 
Apr-13
 
 
5,110

 
Open
 
 
First National Bank Building
 
50
%
 
5.33
%
 
809

 
43

 
Apr-13
 
 
809

 
Open
 
 
Friendly Center Office Building
 
50
%
 
5.33
%
 
2,199

 
117

 
Apr-13
 
 
2,199

 
Open
 
 
Friendly Shopping Center
 
50
%
 
5.33
%
 
77,625

 
4,137

 
Apr-13
 
 
77,625

 
Open
 
 
Governor's Square Mall
 
48
%
 
8.23
%
 
23,040

 
3,476

 
Sep-16
 
 
14,089

 
Open
 
 
Green Valley Office Building
 
50
%
 
5.33
%
 
1,941

 
103

 
Apr-13
 
 
1,941

 
Open
 
 
Gulf Coast Town Center (Phase I)
 
50
%
 
5.60
%
 
190,800

 
10,687

 
Jul-17
 
 
190,800

 
Open
 
 
Hammock Landing (Phase I)
 
50
%
 
3.78
%
 
42,487

 
2,278

 
Nov-13
 
Nov-14
 
41,815

 
Open
(4)
(10)
Hammock Landing (Phase II)
 
50
%
 
3.75
%
 
3,249

 
449

 
Nov-13
 
 
2,921

 
Open
(4)
(10)
High Pointe Commons (Phase I)
 
50
%
 
5.74
%
 
14,253

 
1,212

 
May-17
 
 
12,069

 
Open
 
 
High Pointe Commons (Phase II)
 
50
%
 
6.10
%
 
5,690

 
481

 
Jul-17
 
 
4,816

 
Open
 
 
Imperial Valley Mall
 
60
%
 
4.99
%
 
53,752

 
3,859

 
Sep-15
 
 
49,019

 
Open
 
 
Kentucky Oaks Mall
 
50
%
 
5.27
%
 
25,361

 
2,429

 
Jan-17
 
 
19,223

 
Open
 
 
Oak Park Mall
 
50
%
 
5.85
%
 
275,700

 
16,128

 
Dec-15
 
 
275,700

 
Open
 
 
Renaissance Center (Phase I)
 
50
%
 
5.61
%
 
34,416

 
2,569

 
Jul-16
 
 
31,297

 
Open
 
 
Renaissance Center (Phase II)
 
50
%
 
5.22
%
 
15,700

 
820

 
Apr-13
 
 
15,700

 
Open
 
 
Summit Fair
 
27
%
 
5.00
%
 
60,880

 
3,044

 
Jul-12
 
Jul-13
 
60,880

 
Open
(4)
(9)
The Pavilion at Port Orange
 
50
%
 
4.50
%
 
68,282

 
3,073

 
Mar-12
 
Mar-13
 
68,282

 
Open
(4)
(10)
The Shops at Friendly Center
 
50
%
 
5.90
%
 
41,883

 
3,203

 
Jan-17
 
 
37,639

 
Open
 
 
Triangle Town Center
 
50
%
 
5.74
%
 
187,025

 
14,367

 
Dec-15
 
 
171,092

 
Open
 
 
Wachovia Office Building
 
50
%
 
5.33
%
 
3,066

 
163

 
Apr-13
 
 
3,066

 
Open
 
 
West County Center
 
50
%
 
5.19
%
 
145,515

 
11,189

 
Apr-13
 
 
140,958

 
Open
 
 
York Town Center
 
50
%
 
1.52
%
 
39,433

 
599

 
Mar-12
 
 
39,433

 
Open
(4)
 
Total Unconsolidated Debt
 
 

 
$
1,521,451

 
$
102,952

 
 
 
 
 
$
1,437,193

 
 
 
 
Total Consolidated and Unconsolidated Debt
 
$
6,010,806

 
$
425,182

 
 
 
 
 
$
5,417,325

 
 
 
 
Company's Pro-Rata Share of Total Debt
 
$
5,266,854

 
$
373,838

 
 
 
 
 
 

 
 
(16
)
 

*      Properties owned in a Joint Venture of which common stock is owned 100% by CBL.
(1)   The amount listed includes 100% of the loan amount even though the Company may have less than a 100% ownership interest in the Property.
(2)   Prepayment premium is based on yield maintenance or defeasance.
(3)   The amounts shown represent a first mortgage securing the Property.  In addition to the first mortgage, there is also $18,000 of B-notes that are payable
        to the Company and its joint venture partner, each of which hold $9,000 for Coastal Grand - Myrtle Beach.
(4)   The interest rate is variable at various spreads over LIBOR priced at the rates in effect at December 31, 2011.  The note is prepayable at any time without prepayment penalty.
(5)   The mortgages are cross-collateralized and cross-defaulted and the loan is prepayable at any time without prepayment penalty.
(6)   The mortgages are cross-collateralized and cross-defaulted.
(7)   The mortgages are cross-collateralized and cross-defaulted.

40

Table of Contents

(8)   Represents premiums related to debt assumed to acquire real estate assets, which had stated interest rates that were above or below the estimated market rates for similar debt instruments at the respective acquisition dates.
(9)   The Company has guaranteed 27%, up to a maximum of 18.615, of the outstanding balance of this construction financing.
(10) The Company owns less than 100% of the property but guarantees 100% of the debt.
(11) The Company has an interest rate swap on a notional amount of $13,320, amortizing to $11,313 over the term of the swap, related to CoolSprings Crossing to effectively fix the interest rate on that variable-rate loan. Therefore, this amount is currently reflected as having a fixed rate. The swap terminates in April 2016.
(12) The Company has an interest rate swap on a notional amount of $11,854, amortizing to $10,083 over the term of the swap, related to Gunbarrel Point to effectively fix the interest rate on that variable-rate loan. Therefore, this amount is currently reflected as having a fixed rate. The swap terminates in April 2016.
(13) The Company has an interest rate swap on a notional amount of $35,621, amortizing to $30,276 over the term of the swap, related to Stroud Mall to effectively fix the interest rate on that variable-rate loan. Therefore, this amount is currently reflected as having a fixed rate. The swap terminates in April 2016.
(14) The Company has an interest rate swap on a notional amount of $56,905, amortizing to $48,337 over the term of the swap, related to York Galleria Mall to effectively fix the interest rate on that variable-rate loan. Therefore, this amount is currently reflected as having a fixed rate. The swap terminates in April 2016.
(15) Because of our continuing control and our call right to repurchase the interest in Pearland, the cash received is treated as a financing obligation.
(16)  Represents the Company's pro rata share of debt, including our share of unconsolidated affiliates' debt and excluding noncontrolling interests' share of consolidated debt on shopping center properties.


The following is a reconciliation of consolidated debt to the Company's pro rata share of total debt:
Total consolidated debt
 
$
4,489,355

Noncontrolling interests' share of consolidated debt
 
(31,142
)
Company's share of unconsolidated debt
 
808,641

Company's pro rata share of total debt
 
$
5,266,854

 

The following Properties have been pledged as collateral for our secured lines of credit:
Property
 
Location
Arbor Place (1)
 
Atlanta (Douglasville), GA
Bonita Lakes Crossing
 
Meridian, MS
Bonita Lakes Mall
 
Meridian, MS
Brookfield Square (1)
 
Brookfield, WI
Cobblestone Village at Palm Coast
 
Palm Coast, FL
College Square
 
Morristown, TN
The District at Monroeville
 
Pittsburgh, PA
Foothills Mall (1)
 
Maryville, TN
Foothills Plaza
 
Maryville, TN
Frontier Mall
 
Cheyenne, WY
Frontier Square
 
Cheyenne, WY
Georgia Square
 
Athens, GA
Georgia Square Plaza
 
Athens, GA
Harford Annex
 
Bel Air, MD
Harford Mall
 
Bel Air, MD
The Lakes Mall
 
Muskegon, MI
Lakeshore Mall
 
Sebring, FL
Madison Plaza
 
Huntsville, AL
Madison Square
 
Huntsville, AL
Mall del Norte (1)
 
Laredo, TX
Meridian Mall
 
Lansing, MI
Post Oak Mall
 
College Station, TX
Richland Mall
 
Waco, TX
Richland Office Plaza
 
Waco, TX
River Ridge Mall
 
Lynchburg, VA
The Shoppes at Hamilton Place
 
Chattanooga, TN
The Shoppes at Panama City
 
Panama City, FL
Sunrise Commons
 
Brownsville, TX
Sunrise Mall
 
Brownsville, TX
Turtle Creek Mall
 
Hattiesburg, MS
Walnut Square
 
Dalton, GA
WestGate Crossing
 
Spartanburg, SC
West Towne Crossing
 
Madison, WI
 
 
 
(1)   Only certain parcels at these Properties have been pledged as collateral.
 

41

Table of Contents

Other than our property-specific mortgage or construction loans and secured lines of credit, there are no material liens or encumbrances on our Properties.
 
ITEM 3. LEGAL PROCEEDINGS

On March 11, 2010, The Promenade D'Iberville, LLC (“TPD”), a subsidiary of the Company, filed a lawsuit in the Circuit Court of Harrison County, Mississippi, against M. Hanna Construction Co., Inc. (“M Hanna”), Gallet & Associates, Inc., LA Ash, Inc., EMJ Corporation (“EMJ”) and JEA (f/k/a Jacksonville Electric Authority), seeking damages for alleged property damage and related damages occurring at a shopping center development in D'Iberville, Mississippi. EMJ filed an answer and counterclaim denying liability and seeking to recover from TPD the retainage of approximately $0.3 million allegedly owed under the construction contract. Kohl's Department Stores, Inc. (“Kohl's”) was granted permission to intervene in the lawsuit and, on April 13, 2011, filed a cross-claim against TPD alleging that TPD is liable to Kohl's for unspecified damages resulting from the actions of the defendants and for the failure to perform the obligations of TPD under a Site Development Agreement with Kohl's. Kohl's also made a claim against the Company which guaranteed the performance of TPD under the Site Development Agreement. The case is at the discovery stage.

TPD also has filed claims under several insurance policies in connection with this matter, and there are three pending lawsuits relating to insurance coverage. On October 8, 2010, First Mercury Insurance Company (“First Mercury”) filed an action in the United States District Court for the Eastern District of Texas against M Hanna and TPD seeking a declaratory judgment concerning coverage under a liability insurance policy issued by First Mercury to M Hanna. That case is in the process of being dismissed for lack of federal jurisdiction and refiled in Texas state court. TPD has asserted claims for insurance coverage in that case as well. On June 13, 2011, TPD filed an action in the Chancery Court of Hamilton County, Tennessee against National Union Fire Insurance Company of Pittsburgh, PA (“National Union”) and EMJ seeking a declaratory judgment regarding coverage under a liability insurance policy issued by National Union to EMJ and recovery of damages arising out of National Union's breach of its obligations. On February 7, 2012, Zurich American and Zurich American of Illinois, which also have issued liability insurance policies to EMJ, moved to intervene in that case. On February 14, 2012, TPD filed claims in the United States District Court for the Southern District of Mississippi against Factory Mutual Insurance Company and Federal Insurance Company seeking a declaratory judgment concerning coverage under certain builders risk and property insurance policies issued by those respective insurers to the Company.

Certain executive officers of the Company and members of the immediate family of Charles B. Lebovitz, Chairman of the Board of the Company, collectively have a significant non-controlling interest in EMJ, a major national construction company that the Company engaged to build a substantial number of the Company's properties. EMJ is one of the defendants in the Harrison County, MS and Hamilton County, TN cases described above.

We are currently involved in certain other litigation that arises in the ordinary course of our business. We believe that the pending litigation will not materially affect our financial position or results of operations.
 
ITEM 4. MINE SAFETY DISCLOSURES
Not applicable.



42

Table of Contents

PART II
 
ITEM 5.   MARKET FOR REGISTRANT’S COMMON EQUITY, RELATED STOCKHOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES
 
Common stock of CBL & Associates Properties, Inc. is traded on the New York Stock Exchange.  The stock symbol is “CBL”. Quarterly sale prices and dividends paid per share of Common stock are as follows:

 
 
Market Price
 
 
Quarter Ended
 
High
 
Low
 
Dividend
2011
 
 
 
 
 
 
March 31
 
$
18.72

 
$
16.59

 
$
0.210

June 30
 
$
19.35

 
$
16.66

 
$
0.210

September 30
 
$
19.33

 
$
11.36

 
$
0.210

December 31
 
$
16.16

 
$
10.41

 
$
0.210

 
 
 
 
 
 
 
2010
 
 

 
 

 
 

March 31
 
$
15.56

 
$
9.21

 
$
0.200

June 30
 
$
16.59

 
$
12.19

 
$
0.200

September 30
 
$
14.77

 
$
11.03

 
$
0.200

December 31
 
$
19.00

 
$
12.98

 
$
0.200

 
There were approximately 784 shareholders of record for our common stock as of February 17, 2012.
 
Future dividend distributions are subject to our actual results of operations, taxable income, economic conditions, issuances of common stock and such other factors as our board of directors deems relevant. Our actual results of operations will be affected by a number of factors, including the revenues received from the Properties, our operating expenses, interest expense, unanticipated capital expenditures and the ability of the anchors and tenants at the Properties to meet their obligations for payment of rents and tenant reimbursements.
 
See Part III, Item 12 contained herein for information regarding securities authorized for issuance under equity compensation plans.
 
The following table presents information with respect to repurchases of common stock made by us during the three months ended December 31, 2011:
 
Period
 
Total Number
of Shares
Purchased (1)
 
Average
Price Paid
per Share (2)
 
Total Number of
Shares Purchased
as Part of a
Publicly
Announced Plan
 
Approximate
Dollar Value of
Shares that May
Yet Be Purchased
Under the Plan
Oct. 1–31, 2011
 

 
$

 

 
$

Nov. 1–30, 2011
 
27

 
14.85

 

 

Dec. 1–31, 2011
 

 

 

 

Total
 
27

 
$
14.85

 

 
$

 
(1)
Represents shares surrendered to the Company by employees to satisfy federal and state income tax withholding requirements related to the vesting of shares of restricted stock issued under the CBL & Associates Properties, Inc. Second Amended and Restated Stock Incentive Plan, as amended.
(2)
Represents the market value of the common stock on the vesting date for the shares of restricted stock, which was used to determine the number of shares required to be surrendered to satisfy income tax withholding requirements.









43

Table of Contents

ITEM 6. SELECTED FINANCIAL DATA
       (In thousands, except per share data)
 
 
Year Ended December 31, (1)
 
2011
 
2010
 
2009
 
2008
 
2007
Total revenues
$
1,067,340

 
$
1,063,182

 
$
1,072,955

 
$
1,123,999

 
$
1,028,080

Total operating expenses (2)
709,673

 
656,245

 
789,896

 
748,179

 
606,030

Income from operations
357,667

 
406,937

 
283,059

 
375,820

 
422,050

Interest and other income
2,589

 
3,873

 
5,210

 
10,076

 
10,905

Interest expense
(271,334
)
 
(285,619
)
 
(290,964
)
 
(308,787
)
 
(283,464
)
Gain (loss) on extinguishment of debt
1,029

 

 
(601
)
 

 
(227
)
Gain (loss) on investments

 
888

 
(9,260
)
 
(17,181
)
 
(18,456
)
Gain on sales of real estate assets
59,396

 
2,887

 
3,820

 
10,865

 
15,570

Equity in earnings (losses) of unconsolidated affiliates
6,138

 
(188
)
 
5,489

 
2,831

 
3,502

Income tax benefit (provision)
269

 
6,417

 
1,222

 
(13,495
)
 
(8,390
)
Income (loss) from continuing operations
155,754

 
135,195

 
(2,025
)
 
60,129

 
141,490

Discontinued operations (2)
29,240

 
(37,025
)
 
(5,040
)
 
3,283

 
6,440

Net income (loss)
184,994

 
98,170

 
(7,065
)
 
63,412

 
147,930

Net (income) loss attributable to noncontrolling interests in:
 

 
 

 
 
 
 

 
 

Operating partnership
(25,841
)
 
(11,018
)
 
17,845

 
(7,495
)
 
(46,246
)
Other consolidated subsidiaries
(25,217
)
 
(25,001
)
 
(25,769
)
 
(24,330
)
 
(12,537
)
Net income (loss) attributable to the Company
133,936

 
62,151

 
(14,989
)
 
31,587

 
89,147

Preferred dividends
(42,376
)
 
(32,619
)
 
(21,818
)
 
(21,819
)
 
(29,775
)
Net income (loss) available to common shareholders
$
91,560

 
$
29,532

 
$
(36,807
)
 
$
9,768

 
$
59,372

Basic per share data attributable to common shareholders:
 

 
 

 
 

 
 
 
 

Income (loss) from continuing operations, net of preferred dividends
$
0.46

 
$
0.41

 
$
(0.31
)
 
$
0.12

 
$
0.85

Net income (loss) attributable to common shareholders
$
0.62

 
$
0.21

 
$
(0.35
)
 
$
0.15

 
$
0.90

Weighted average shares outstanding
148,289

 
138,375

 
106,366

 
66,313

 
65,694

Diluted per share data attributable to common shareholders:
 

 
 

 
 

 
 

 
 

Income (loss) from continuing operations, net of preferred dividends
$
0.46

 
$
0.41

 
$
(0.31
)
 
$
0.12

 
$
0.84

Net income (loss) attributable to common shareholders
$
0.62

 
$
0.21

 
$
(0.35
)
 
$
0.15

 
$
0.90

Weighted average common and potential dilutive common shares outstanding
148,334

 
138,416

 
106,366

 
66,418

 
66,190

Amounts attributable to common shareholders:
 

 
 

 
 

 
 

 
 

Income (loss) from continuing operations, net of preferred dividends
$
68,780

 
$
56,497

 
$
(33,413
)
 
$
7,905

 
$
55,745

Discontinued operations
22,780

 
(26,965
)
 
(3,394
)
 
1,863

 
3,627

Net income (loss) attributable to common shareholders
$
91,560

 
$
29,532

 
$
(36,807
)
 
$
9,768

 
$
59,372

Dividends declared per common share
$
0.84

 
$
0.80

 
$
0.58

 
$
2.01

 
$
2.06


 
December 31,
 
2011
 
2010
 
2009
 
2008
 
2007
BALANCE SHEET DATA:
 

 
 

 
 

 
 

 
 

Net investment in real estate assets
$
6,005,670

 
$
6,890,137

 
$
7,095,035

 
$
7,321,480

 
$
7,402,278

Total assets
6,719,428

 
7,506,554

 
7,729,110

 
8,034,335

 
8,105,047

Total mortgage and other indebtedness
4,489,355

 
5,209,747

 
5,616,139

 
6,095,676

 
5,869,318

Redeemable noncontrolling interests
456,105

 
458,213

 
444,259

 
439,672

 
463,445

Shareholders’ equity:
 

 
 

 
 

 
 

 
 

Redeemable preferred stock
23

 
23

 
12

 
12

 
12

Other shareholders’ equity
1,263,255

 
1,300,315

 
1,117,884

 
788,512

 
895,171

Total shareholders’ equity
1,263,278

 
1,300,338

 
1,117,896

 
788,524

 
895,183

Noncontrolling interests
207,113

 
223,605

 
302,483

 
380,472

 
482,217

Total equity
$
1,470,391

 
$
1,523,943

 
$
1,420,379

 
$
1,168,996

 
$
1,377,400



44

Table of Contents

 
Year Ended December 31,
 
2011
 
2010
 
2009
 
2008
 
2007
OTHER DATA:
 

 
 

 
 

 
 

 
 

Cash flows provided by (used in):
 

 
 

 
 

 
 

 
 

Operating activities
$
441,836

 
$
429,792

 
$
431,638

 
$
419,093

 
$
470,279

Investing activities
(27,645
)
 
(5,558
)
 
(160,302
)
 
(360,601
)
 
(1,103,121
)
Financing activities
(408,995
)
 
(421,400
)
 
(275,834
)
 
(71,512
)
 
669,968

 
 
 
 
 
 
 
 
 
 
Funds From Operations (FFO)  of the Operating  Partnership (3)
422,697

 
394,841

 
397,068

 
376,273

 
361,528

FFO allocable to Company  shareholders
329,323

 
287,563

 
267,425

 
213,347

 
204,119


(1)
Please refer to Notes 2, 3 and 5 to the consolidated financial statements for a description of impairment charges, acquisitions and joint venture transactions that have impacted the comparability of the financial information presented.  Also, please refer to Note 4 to the consolidated financial statements for a description of discontinued operations that resulted in revisions to certain amounts previously reported.
(2)
The referenced amounts for the years ended December 31, 2010 and 2009 have been restated. See Note 2 in the notes to the consolidated financial statements included in Item 15 for more information.
(3)
Please refer to Management’s Discussion and Analysis of Financial Condition and Results of Operations for the definition of FFO, which does not represent cash flows from operations as defined by accounting principles generally accepted in the United States and is not necessarily indicative of the cash available to fund all cash requirements.  A reconciliation of FFO to net income (loss) attributable to common shareholders is presented on page 66.

ITEM 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations
 
The following discussion and analysis of financial condition and results of operations should be read in conjunction with the consolidated financial statements and accompanying notes that are included in this annual report. Capitalized terms used, but not defined, in this Management’s Discussion and Analysis of Financial Condition and Results of Operations have the same meanings as defined in the notes to the consolidated financial statements. We have restated our 2010 and 2009 financial statements. See Note 2 in the notes to the consolidated financial statements included in Item 15 for more information.
 
Executive Overview
 
We are a self-managed, self-administered, fully integrated real estate investment trust (“REIT”) that is engaged in the ownership, development, acquisition, leasing, management and operation of regional shopping malls, open-air centers, community centers and office properties. Our shopping centers are located in 26 states, but are primarily in the southeastern and midwestern United States.  We have elected to be taxed as a REIT for federal income tax purposes.
 
As of December 31, 2011, we owned controlling interests in 74 regional malls/open-air centers (including one mixed use center), 29 associated centers (each located adjacent to a regional shopping mall), eight community centers and 13 office buildings, including our corporate office building. We consolidate the financial statements of all entities in which we have a controlling financial interest or where we are the primary beneficiary of a variable interest entity. As of December 31, 2011, we owned non-controlling interests in ten regional malls, three associated centers, five community centers and six office buildings. Because one or more of the other partners have substantive participating rights, we do not control these partnerships and joint ventures and, accordingly, account for these investments using the equity method.  We had controlling interests in two community center expansions, and two mall redevelopments under construction at December 31, 2011. We also hold options to acquire certain development properties owned by third parties.
 
During 2011, we continued to improve our leverage reducing our share of total consolidated and unconsolidated debt by $483.7 million with proceeds generated from a joint venture with TIAA-CREF and the disposition of non-core shopping centers. At December 31, 2011, we had more than $1.1 billion in availability on our credit facilities, providing us with tremendous financial flexibility.

Our results for 2011 reflect our continued progress in stabilizing the operating income of our Properties. Our same-center portfolio generated positive growth in operating income in 2011 compared to the prior year. Our stabilized mall occupancy increased 100 basis points in 2011 over the prior year and we signed more than 7.1 million square feet of leases, a record year for our Company. Same-store sales per square foot for stabilized mall tenants 10,000 square feet or less for 2011 increased 3.3% to $336 per square foot over the prior year.


45

Table of Contents

FFO of our operating partnership for the year ended December 31, 2011 increased $27.9 million to $422.7 million compared to the prior year.  FFO was positively impacted by a $31.4 million gain on extinguishment of debt from discontinued operations as compared to the prior year.  FFO is a key performance measure for real estate companies.  Please see the more detailed discussion of this measure on page 65.
 
Results of Operations

Comparison of the Year Ended December 31, 2011 to the Year Ended December 31, 2010
Properties that were in operation for the entire year during both 2011 and 2010 are referred to as the “2011 Comparable Properties.” Since January 1, 2010, we have acquired or opened one mall, one outlet center and three community centers as follows:
 
Property
 
Location
 
Date Acquired / Opened
New Developments:
 
 
 
 
The Pavilion at Port Orange (Phase I and Phase 1A) (1)
 
Port Orange, FL
 
March 2010
The Forum at Grandview (Phase I)
 
Madison, MS
 
November 2010
The Outlet Shoppes at Oklahoma City
 
Oklahoma City, OK
 
August 2011
Settlers Ridge (Phase II)
 
Robinson Township, PA
 
August 2011
Acquisition:
 
 
 
 
Northgate Mall
 
Chattanooga, TN
 
September 2011

(1) This Property represents a 50/50 joint venture that is accounted for using the equity method of accounting and is included in equity in earnings (losses) of unconsolidated affiliates in the accompanying consolidated statements of operations.
Of these Properties, The Forum at Grandview, The Outlet Shoppes at Oklahoma City, Settlers Ridge (Phase II) and Northgate Mall are included in the Company's operations on a consolidated basis and are collectively referred to as the "2011 New Properties." In addition to the above Properties, in October 2010, we purchased the remaining 50% interest in Parkway Place in Huntsville, AL, from our joint venture partner. The results of operations of this Property, previously accounted for using the equity method of accounting, are included in our operations on a consolidated basis beginning October 1, 2010. The transactions related to the 2011 New Properties impact the comparison of the results of operations for the year ended December 31, 2011 to the results of operations for the year ended December 31, 2010.
In October 2011, we formed a joint venture, CBL/T-C, LLC, with TIAA-CREF. As described in Note 5 to the consolidated financial statements, we began accounting for our remaining interest in three of our malls, CoolSprings Galleria, Oak Park Mall and West County Center, which were previously accounted for on a consolidated basis, using the equity method of accounting upon formation of the joint venture. These Properties are collectively referred to as the "CBL/T-C Properties". This transaction impacts the comparison of the results of operations for the year ended December 31, 2011 to the results of operations for the year ended December 31, 2010.
Revenues
Total revenues increased by $4.2 million for 2011 compared to the prior year. Rental revenues and tenant reimbursements decreased $2.0 million due to a decrease of $19.4 million related to the CBL/T-C Properties partially offset by an increase of $9.2 million from the 2011 Comparable Properties and an increase of $8.3 million from the 2011 New Properties. The purchase of the additional interest in Parkway Place in October 2010 comprised $8.6 million of the increase from the 2011 Comparable Properties. The remaining increase in rental revenues and tenant reimbursements of the 2011 Comparable Properties was primarily driven by a $0.6 million increase in minimum rents as a result of overall improvement in leasing spreads and higher occupancy levels.
Our cost recovery ratio decreased to 100.0% for 2011 compared to 102.5% for 2010 primarily due to a decline in tenant reimbursements as discussed above as well as increased utilities expense.
The increase in management, development and leasing fees of $0.5 million was mainly attributable to the management fees from the CBL/T-C Properties after the formation of CBL/T-C.
Other revenues increased $5.6 million primarily due to an increase of $3.9 million in revenues of our subsidiary that provides security and maintenance services to third parties.
Operating Expenses
Total operating expenses increased $53.4 million for 2011 compared to the prior year due to a $54.6 million increase in loss on impairment of real estate. Property operating expenses, including real estate taxes and maintenance and repairs, increased $2.9 million due to higher expenses of $6.3 million related to the 2011 Comparable Properties, of which $2.5 million is attributable

46

Table of Contents

to the consolidation of Parkway Place, and $3.0 million related to the 2011 New Properties, which were partially offset by a decrease of $6.4 million related to the CBL/T-C Properties. The increase in property operating expenses of the 2011 Comparable Properties is primarily attributable to increases of $2.5 million in security and maintenance expense, $1.5 million in utilities expense and $1.2 million in promotion-related costs.
The decrease in depreciation and amortization expense of $8.8 million resulted from a decrease of $8.7 million related to the CBL/T-C Properties and $2.2 million from the 2011 Comparable Properties, partially offset by an increase of $2.1 million from the 2011 New Properties. The decrease attributable to the 2011 Comparable Properties is primarily attributable to lower amortization of tenant allowances due to write-offs of unamortized tenant allowances in the prior year period related to certain store closings partially offset by an increase related to the consolidation of Parkway Place.
General and administrative expenses increased $1.4 million primarily as a result of increases of $1.1 million in payroll and related expenses, $0.6 million in legal and consulting expenses and $0.6 million in insurance expense, partially offset by a reduction of $0.6 million in travel costs. As a percentage of revenues, general and administrative expenses were 4.2% in 2011 compared to 4.1% in 2010.
During 2011, we recorded a non-cash impairment of real estate of $55.8 million, which consisted of $50.7 million related to Columbia Place in Columbia, SC, $4.5 million related to phase two of Settlers Ridge, one of our development Properties, and $0.6 million related to a loss on the sale of a land parcel. Columbia Place experienced declining cash flows as a result of changes in property-specific market conditions, which were further exacerbated by the recent economic conditions that negatively impacted leasing activity and occupancy. Phase two of Settlers Ridge is expected to be sold upon completion and stabilization and a loss was recorded to write down the book value of the Property to its estimated fair value. See Carrying Value of Long-Lived Assets in the Critical Accounting Policies and Estimates section herein for further discussion of impairment charges.
Other expenses increased $3.4 million primarily due to higher expenses of $3.8 million related to our subsidiary that provides security and maintenance services to third parties, partially offset by a decrease of $0.3 million in abandoned projects expense.
Other Income and Expenses
Interest and other income decreased $1.3 million in 2011 compared to the prior year period due to the elimination of interest income on advances to two joint ventures and a mortgage note receivable.  We stopped receiving interest on one joint venture to which we had outstanding advances when it was sold in June 2010 and, in October 2010, we purchased our partner's 50% share of the joint venture that owned Parkway Place to which we previously had outstanding advances.  In addition, interest income is no longer being accrued on a mortgage note receivable for which we foreclosed on the land that served as collateral on the loan.
Interest expense decreased $14.3 million in 2011 compared to the prior year. The CBL/T-C Properties comprised $8.1 million of the decrease, which was partially offset by an increase of $2.0 million related to the 2011 New Properties. The remaining decrease was primarily related to our continued efforts to deleverage our balance sheet as we decreased our consolidated debt by $720.4 million to $4,489.4 million from December 31, 2010 to December 31, 2011. Additionally, during the second and third quarters of 2011, our secured credit facilities were modified to remove a 1.50% floor on LIBOR and to reduce the amount of the spreads above LIBOR based on our leverage.
During 2011, we recorded a gain on extinguishment of debt of $1.0 million as a result of accelerated premium amortization related to the early retirement of debt on two malls.
We recorded a gain on investment of $0.9 million during 2010 related to the acquisition of the remaining 50% interest in Parkway Place in Hunstville, AL from our joint venture partner. There were no transactions of this nature in 2011.
During 2011, we recognized gain on sales of real estate assets of $59.4 million. Of this amount, $54.3 million was related to the sale of a portion of our interests in the CBL/T-C Properties and $5.1 million was related to the sale of a vacant anchor space at one of our malls and five parcels of land. We recognized a gain on sales of real estate assets of $2.9 million during 2010 from the sale of eight parcels of land.
Equity in earnings (losses) of unconsolidated affiliates increased by $6.3 million during 2011. One joint venture Property that opened in March 2010 contributed to the increase compared to the prior year.  Increases in revenues and tenant reimbursements were key drivers at several unconsolidated Properties, reflecting improved occupancy and rental rates consistent with the 2011 Comparable Properties. Additionally, our share of the earnings of the CBL/T-C Properties accounted for $0.3 million of the increase. In addition, outparcel sales increased approximately $0.3 million compared to the prior year.  These increases were partially offset by a decline in earnings from Parkway Place as a result of the acquisition of the remaining 50% interest from our joint venture partner in October 2010.  Results of Parkway Place are now reported on a consolidated basis.
    

47

Table of Contents

The income tax benefit of $0.3 million in 2011 primarily relates to our taxable REIT subsidiary and consists of a current tax provision of $5.4 million and a deferred income tax benefit of $5.7 million. During 2010, we recorded an income tax benefit of $6.4 million, consisting of a current tax benefit of $8.4 million, partially offset by a deferred income tax provision of $2.0 million. Our taxable REIT subsidiary had higher income in 2011 compared to 2010 primarily as a result of an increase in the management fee income from our own portfolio of Properties. Because this fee income is from our consolidated Properties, the fee income is eliminated in our consolidated financial statements; however, there is still a tax effect to the taxable REIT subsidiary.
Operating income from discontinued operations for 2011 of $29.2 million reflects the operating results of one mall that was sold in February 2011 for $9.0 million.  Net proceeds from the sale were used to retire the outstanding principal balance and accrued interest of $40.3 million on the non-recourse loan secured by the Property in accordance with the lender's agreement to modify the outstanding principal balance and accrued interest to equal the net sales price for the Property.  As a result, we recorded a gain on the extinguishment of debt of $31.4 million.  We also recorded a loss on impairment of real estate of $2.7 million to write down the book value of the Property to the net sales price.  We also sold one community center in November 2011 and classified one community center as held for sale as of December 31, 2011. The results of operations of these three Properties, including the gain on extinguishment of debt and the loss on impairment of real estate, are included in discontinued operations for 2011.  Loss on discontinued operations for 2010 of $23.8 million includes a non-cash impairment of real estate assets of $25.4 million related to an initial write-down of the depreciated book value of the mall that was sold in February 2011 to its estimated fair value as of June 30, 2010.  Loss on discontinued operations for 2010 also reflects the operating results of the three Properties discussed above for 2011, one additional mall that was sold in October 2010 and three community centers that were sold in December 2010. Discontinued operations for all periods presented include the settlement of estimated expenses based on actual amounts for Properties sold during previous years.

Comparison of the Year Ended December 31, 2010 to the Year Ended December 31, 2009
 
Properties that were in operation for the entire year during both 2010 and 2009 are referred to as the “2010 Comparable Properties.” From January 1, 2009 to December 31, 2010, we acquired or opened six community centers as follows:
 
Property
 
Location
 
Date Acquired / Opened
New Developments:
 
 
 
 
Hammock Landing (1)
 
West Melbourne, FL
 
April 2009
Summit Fair (2)
 
Lee’s Summit, MO
 
August 2009
Settlers Ridge (Phase I) (3)
 
Robinson Township, PA
 
October 2009
The Promenade
 
D’Iberville, MS
 
October 2009
The Pavilion at Port Orange (Phase I and Phase 1A) (1)
 
Port Orange, FL
 
March 2010
The Forum at Grandview (Phase I)
 
Madison, MS
 
November 2010

(1)
These Properties represent 50/50 joint ventures that are accounted for using the equity method of accounting and are included in equity in earnings (losses) of unconsolidated affiliates in the accompanying consolidated statements of operations.
(2)CBL’s interest represents cost of the land underlying the project for which it will receive ground rent and a percentage of the net operating cash flows.
(3)This Property was sold in December 2010 and is included in Discontinued Operations.

Of these Properties, two community centers, The Promenade and The Forum at Grandview, are included in the Company's operations on a consolidated basis. In addition to the above Properties, in October 2010, we purchased the remaining 50% interest in Parkway Place in Huntsville, AL, from our joint venture partner. The results of operations of this Property, previously accounted for using the equity method of accounting, are included in the Company's operations on a consolidated basis beginning October 1, 2010. The Promenade, The Forum at Grandview and Parkway Place are collectively referred to as the “2010 New Properties”. The transactions related to the 2010 New Properties impact the comparison of the results of operations for the year ended December 31, 2010 to the results of operations for the year ended December 31, 2009.
Revenues
Total revenues declined by $9.8 million for 2010 compared to the prior year. Rental revenues and tenant reimbursements declined by $9.8 million due to a decrease of $14.2 million from the 2010 Comparable Properties, partially offset by an increase of $4.4 million from the 2010 New Properties. The decrease in revenues of the 2010 Comparable Properties was primarily driven by declines of $10.0 million in tenant reimbursements and $4.7 million in lease termination fees. Tenant reimbursements decreased primarily due to certain tenants converting their lease payment terms to percentage in lieu or base rent. Tenant reimbursements also were impacted by negative leasing spreads over the past year.

48

Table of Contents

Our cost recovery ratio decreased to 102.5% for 2010 from 102.8% for 2009 primarily due to the decline in tenant reimbursements discussed above.
The decrease in management, development and leasing fees of $1.0 million was mainly attributable to lower development fee income due to the completion in 2009 or early 2010 of certain joint venture developments that were under construction during the prior year period.
Other revenues increased $1.0 million primarily due to higher revenues related to our subsidiary that provides security and maintenance services to third parties.
Operating Expenses
Total expenses decreased $125.7 million for 2010 compared to the prior year. Property operating expenses, including real estate taxes and maintenance and repairs, decreased $7.8 million due to lower expenses of $9.2 million related to the 2010 Comparable Properties partially offset by an increase of $1.2 million from the 2010 New Properties. The decrease in property operating expenses of the Comparable Properties is primarily attributable to reductions of $3.1 million in promotion-related costs, $2.2 million in bad debt expense, $1.8 million in contracted security and maintenance expenses and $0.9 million in state tax expense. Property operating expenses continued to benefit from the cost containment program that we implemented in late 2008 and 2009. Bad debt expense decreased as a result of less store closure activity compared to the prior year.
The decrease in depreciation and amortization expense of $19.9 million resulted from a decrease of $22.6 million from the 2010 Comparable Properties, partially offset by an increase of $2.7 million related to the 2010 New Properties. The decrease attributable to the 2010 Comparable Properties is primarily due to a $13.4 million decline in depreciation expense for buildings and a $10.6 million decline in amortization of tenant allowances. The decline in depreciation expense for buildings was primarily due to the write-off of the value of certain buildings in the prior year that were reconstructed for new tenants in 2010. The decrease in amortization of tenant allowances was attributable to write-offs of certain unamortized tenant allowances in the prior year period related to several store closings.
General and administrative expenses increased $2.4 million primarily as a result of a reduction in capitalized overhead of $1.6 million coupled with an increase of $2.0 million in consulting fees and legal expenses, partially offset by a decline of $1.3 million in payroll and related expenses. As a percentage of revenues, general and administrative expenses were 4.1% in 2010 compared to 3.8% in 2009.
During the fourth quarter of 2010, we incurred a loss on impairment of real estate assets of $1.2 million due to a loss of $1.2 million related to the sale of a parcel of land. We recorded a non-cash loss on impairment of real estate assets of $109.2 million in 2009 related to write-downs of the carrying value of two shopping center Properties to their estimated fair values. See Carrying Value of Long-Lived Assets in the Critical Accounting Policies and Estimates section herein for further discussion of impairment charges.
Other expenses decreased $0.3 million primarily due to a decrease of $1.1 million in abandoned projects expense, partially offset by higher expenses of $0.7 million related to our subsidiary that provides security and maintenance services to third parties.
Other Income and Expenses
Interest expense decreased $5.3 million in 2010 compared to the prior year primarily due to a decrease in the weighted average fixed and variable interest rates on our outstanding debt and lower overall debt levels as compared to the prior year as a result of efforts to deleverage our balance sheet, including the preferred stock offerings we completed in 2010. This decrease was partially offset by a decline in capitalized interest due to the opening of the New Properties in 2010.
During 2010, we recorded a gain on investment of $0.9 million related to the acquisition of the remaining 50% interest in Parkway Place in Hunstville, AL from our joint venture partner. During 2009, we incurred non-cash impairment losses totaling $9.3 million. We recorded a charge of $7.7 million on our investment in Jinsheng Group (“Jinsheng”), an established mall operating and real estate development company located in Nanjing, China, due to a decline in expected future cash flows. The decrease was a result of declining occupancy and sales due to the then downturn of the real estate market in China. We also recorded a $1.6 million charge related to the sale of our interest in Plaza Macaé in Macaé, Brazil to reflect the fair value of the investment.
During 2010, we recognized a gain on sales of real estate assets of $2.9 million related to the sale of eight parcels of land. We recognized a gain on sales of real estate assets of $3.8 million during 2009 from the sale of six parcels of land.
Equity in earnings (losses) of unconsolidated affiliates decreased by $5.7 million during 2010 primarily due to capital transactions related to two of our joint venture Properties that are owned with the same partner. During the third quarter of 2010, our joint venture partner contributed a significant amount of capital to one of the Properties and we received a substantial non-cash distribution from the other Property. These capital events had a one-time negative effect due to the resulting change in the allocation of earnings based on the waterfall provisions of each joint venture agreement.

49

Table of Contents

The income tax benefit of $6.4 million in 2010 primarily relates to our taxable REIT subsidiary and consists of a current tax benefit of $8.4 million, partially offset by a deferred income tax provision of $2.0 million. During 2009, we recorded an income tax benefit of $1.2 million, consisting of a deferred tax benefit of $2.2 million, partially offset by a provision for current income taxes of $1.0 million.
We recognized a net gain from discontinued operations of $0.4 million in 2010, compared to a loss from discontinued operations of $0.1 million in 2009. Discontinued operations for 2010 and 2009 reflect the operating results of one mall and two community centers sold or accounted for as held for sale in 2011, one mall and three community centers sold in 2010, and one mall and one community centers sold in 2009, plus the true up of estimated expenses to actual amounts for Properties sold during previous years. Discontinued operations for 2010 includes a gain of $0.4 million related to the disposition of these Properties.
Operational Review
The shopping center business is, to some extent, seasonal in nature with tenants typically achieving the highest levels of sales during the fourth quarter due to the holiday season, which generally results in higher percentage rents in the fourth quarter. Additionally, the malls earn most of their rents from short-term tenants during the holiday period. Thus, occupancy levels and revenue production are generally the highest in the fourth quarter of each year. Results of operations realized in any one quarter may not be indicative of the results likely to be experienced over the course of the fiscal year.
We classify our regional malls into two categories - malls that have completed their initial lease-up are referred to as stabilized malls and malls that are in their initial lease-up phase and have not been open for three calendar years are referred to as non-stabilized malls. Pearland Town Center, which opened in 2008, and The Outlet Shoppes at Oklahoma City, which opened in August 2011, are our only non-stabilized malls as of December 31, 2011.
We derive a significant amount of our revenues from the Mall Properties. The sources of our revenues by property type were as follows:
 
Year Ended December 31,
 
2011
 
2010
Malls
87.8
%
 
90.3
%
Associated centers
3.9
%
 
3.9
%
Community centers
1.7
%
 
1.6
%
Mortgages, office buildings and other
6.6
%
 
4.2
%
     
Mall Store Sales

Mall store sales for the year ended December 31, 2011 on a comparable per square foot basis were $336 per square foot compared with $325 per square foot for 2010, representing an increase of 3.3%. As the general state of the economy improved in 2011, including a decline in the national unemployment rate and a rise in consumer confidence, we experienced a resulting increase in sales across our portfolio in 2011. In addition, retailers in general were highly promotional throughout the year, especially during the holiday season, which continued to attract the value oriented shopper. We expect to see modest positive sales increases continue throughout the coming year as the economy continues to improve.

Occupancy
Our portfolio occupancy is summarized in the following table:
 
December 31,
 
 
2011
 
2010
 
Total portfolio
93.6
%
 
92.4
%
 
Total mall portfolio
94.1
%
 
92.9
%
 
Stabilized malls (1)
94.2
%
 
93.2
%
 
Non-stabilized malls 
92.1
%
(2)
77.3
%
(3)
Associated centers
93.4
%
 
91.3
%
 
Community centers
91.5
%
 
91.8
%
 

(1) Impaired properties removed during the 4th quarter 2011 are Columbia Place, Hickory Hollow Mall, and Towne Mall.
(2)  Represents occupancy for Pearland Town Center and The Outlet Shoppes at Oklahoma City.
(3) Represents occupancy for Pearland Town Center.

50

Table of Contents

Leasing activity continued to improve throughout the year, as reflected in our occupancy increases. We posted a 120 basis point increase in the occupancy rate for our total portfolio, compared to the prior year, with stabilized mall occupancy improving by 100 basis points over the prior year. At December 31, 2012, we anticipate an increase in occupancy levels ranging from flat to 50 basis points compared with the prior year.
Leasing
During 2011, we signed more than 7.1 million square feet of leases, including 6.8 million square feet of leases in our operating portfolio and 0.3 million square feet of development leases. This compares with a total of approximately 4.8 million square feet of leases signed during 2010, including 4.4 million square feet of leases in our operating portfolio and 0.4 million square feet of development leasing.
Average annual base rents per square foot were as follows for each property type:
 
 
December 31,
 
 
2011
 
2010
Stabilized malls
 
$
29.68

 
$
29.36

Non-stabilized malls
 
23.92

 
25.64

Associated centers
 
11.65

 
12.04

Community centers
 
14.38

 
13.76

Office buildings
 
17.68

 
18.14

Results from new and renewal leasing of comparable small shop space of less than 10,000 square feet during the year ended December 31, 2011 for spaces that were previously occupied are as follows:
Property Type
 
Square Feet
 
Prior Gross
Rent PSF
 
New Initial
Gross Rent
PSF
 
% Change
Initial
 
New Average
Gross Rent
PSF (2)
 
% Change
Average
All Property Types (1)
 
3,055,000

 
$
36.05

 
$
37.16

 
3.1
 %
 
$
38.32

 
6.3
%
Stabilized Malls
 
2,840,969

 
37.24

 
38.40

 
3.1
 %
 
39.60

 
6.3
%
New leases
 
655,968

 
40.46

 
46.40

 
14.7
 %
 
49.37

 
22.0
%
Renewal leases
 
2,185,001

 
36.27

 
36.00

 
(0.7
)%
 
36.66

 
1.1
%

(1) Includes stabilized malls, associated centers, community centers and office buildings.
(2) Average gross rent does not incorporate allowable future increases for recoverable common area expenses.
For stabilized mall leasing in 2011, on a same space basis, rental rates were signed at an average increase of 6.3% from the prior gross rent per square foot for new and renewal leases. We are pleased with the significant improvement over the prior year. The ongoing improvement in sales has translated into steady demand from retailers, which is reflected in our positive leasing spreads.
We are seeing a decreased frequency in the signing of shorter term leases in locations where space may not currently be renting at favorable rates. We are pleased by this trend and believe this will continue throughout the year. We will also be looking to improve the rental rates on shorter term deals that we have signed over the last twelve months as they expire. With continued positive sales growth and steady demand from retailers, we are optimistic about the leasing environment.

Liquidity and Capital Resources
 
During the year ended December 31, 2011, we closed on seventeen operating property loans totaling $1,108.5 million.  Proceeds were primarily used to repay existing loans of approximately $397.6 million and to pay down the outstanding balances of our $525.0 million and $520.0 million secured credit facilities.  During the second and third quarters of 2011, our three secured credit facilities were modified to remove a 1.50% floor on LIBOR. Without giving effect to actual LIBOR, the removal of the 1.50% floors and the reduction in the spreads resulted in a decrease in the interest rates on the $525.0 million and $520.0 million facilities of approximately 2.75% and on the $105.0 million facility of approximately 2.50%.  We also executed extensions on the maturity of each of the facilities. As of December 31, 2011, we had approximately $1,118.0 million available on all of our credit facilities combined.    

We sold one mall in February 2011 for $9.0 million and used the net proceeds to retire the $40.3 million outstanding balance of principal and unpaid interest on the loan securing the Property and recognized a gain on extinguishment of debt of $31.4 million as the lender had agreed to modify the balance owed under the loan to equal the net cash sales price of the Property.


51

Table of Contents

We also sold a community center in November 2011 for $26.1 million and used the net proceeds of $25.8 million to reduce the borrowings on the unsecured term loan used to acquire the Starmount Properties.

In October 2011, we closed on a $1.09 billion joint venture with TIAA-CREF in which TIAA-CREF received a 50% pari passu interest in each of Oak Park Mall in Kansas City, KS; West County Center in St. Louis, MO; and CoolSprings Galleria in Nashville, TN. TIAA-CREF also received a 12% interest in Pearland Town Center in Pearland, TX. As part of the joint venture agreement, TIAA-CREF assumed approximately $266.8 million of property-specific debt. Net proceeds of approximately $204.2 million from the transaction were used to reduce the outstanding borrowings on our $525.0 million and $105.0 million credit facilities.

We derive a majority of our revenues from leases with retail tenants, which have historically been the primary source for funding short-term liquidity and capital needs such as operating expenses, debt service, tenant construction allowances, recurring capital expenditures, dividends and distributions. We believe that the combination of cash flows generated from our operations, combined with our debt and equity sources and the availability under our lines of credit will, for the foreseeable future, provide adequate liquidity to meet our cash needs.  In addition to these factors, we have options available to us to generate additional liquidity, including but not limited to, equity offerings, joint venture investments, issuances of noncontrolling interests in our Operating Partnership, and decreasing the amount of expenditures we make related to tenant construction allowances and other capital expenditures.  We also generate revenues from sales of peripheral land at the Properties and from sales of real estate assets when it is determined that we can realize an optimal value for the assets.
 
Cash Flows From Operations
 
There was $56.1 million of unrestricted cash and cash equivalents as of December 31, 2011, an increase of $5.2 million from December 31, 2010.  Cash provided by operating activities during 2011, increased $12.0 million to $441.8 million from $429.8 million during 2010.  The increase is primarily due the improved operating results of the 2011 Comparable Properties, the addition of the results from the 2011 New Properties and lower interest expense as a result of lower debt levels in 2011.

Debt
 
The following tables summarize debt based on our pro rata ownership share, including our pro rata share of unconsolidated affiliates and excluding noncontrolling investors’ share of consolidated Properties, because we believe this provides investors and lenders a clearer understanding of our total debt obligations and liquidity (in thousands):

 
Consolidated
 
Noncontrolling Interests
 
Unconsolidated Affiliates
 
Total
 
Weighted
Average
Interest
Rate (1)
December 31, 2011:
 
 
 
 
 
 
 
 
 
Fixed-rate debt:
 
 
 
 
 
 
 
 
 
Non-recourse loans on operating properties (2)
$
3,656,243

 
$
(30,416
)
 
$
658,470

 
$
4,284,297

 
5.58
%
Recourse term loans on operating properties (2)
77,112

 

 

 
77,112

 
5.89
%
Total fixed-rate debt
3,733,355

 
(30,416
)
 
658,470

 
4,361,409

 
5.58
%
Variable-rate debt:
 

 
 

 
 

 
 

 
 

Non-recourse term loans on operating properties
168,750

 

 
19,716

 
188,466

 
2.88
%
Recourse term loans on operating properties
124,439

 
(726
)
 
130,455

 
254,168

 
3.32
%
Construction loans
25,921

 

 
 
 
25,921

 
3.32
%
Secured lines of credit
27,300

 

 
 
 
27,300

 
3.03
%
Unsecured term loans
409,590

 

 
 
 
409,590

 
1.67
%
Total variable-rate debt
756,000

 
(726
)
 
150,171

 
905,445

 
2.47
%
Total
$
4,489,355

 
$
(31,142
)
 
$
808,641

 
$
5,266,854

 
5.04
%


52

Table of Contents

 
Consolidated
 
Noncontrolling Interests
 
Unconsolidated Affiliates
 
Total
 
Weighted
Average
Interest
Rate (1)
December 31, 2010:
 
 
 
 
 
 
 
 
 
Fixed-rate debt:
 
 
 
 
 
 
 
 
 
Non-recourse loans on operating properties
$
3,664,293

 
$
(24,708
)
 
$
398,154

 
$
4,037,739

 
5.83
%
Recourse term loans on operating properties
30,449

 

 

 
30,449

 
6.00
%
Total fixed-rate debt
3,694,742

 
(24,708
)
 
398,154

 
4,068,188

 
5.83
%
Variable-rate debt:
 

 
 

 
 

 
 

 
 

Non-recourse term loans on operating properties
114,625

 

 
20,038

 
134,663

 
3.30
%
Recourse term loans on operating properties
350,106

 
(928
)
 
148,252

 
497,430

 
2.83
%
Construction loans
14,536

 

 

 
14,536

 
3.32
%
Secured lines of credit
598,244

 

 

 
598,244

 
3.38
%
Unsecured term loans
437,494

 

 

 
437,494

 
1.66
%
Total variable-rate debt
1,515,005

 
(928
)
 
168,290

 
1,682,367

 
2.77
%
Total
$
5,209,747

 
$
(25,636
)
 
$
566,444

 
$
5,750,555

 
4.94
%
 
(1)
Weighted average interest rate includes the effect of debt premiums (discounts), but excludes amortization of deferred financing costs.
(2)
We had four interest rate swaps on notional amounts totaling $117.7 million as of December 31, 2011 related to four variable-rate loans on operating Properties to effectively fix the interest rates on those loans.  Therefore, this amount is reflected in fixed-rate debt in 2011.

Of the $1,062.5 million of our pro rata share of consolidated and unconsolidated debt as of December 31, 2011 that is scheduled to mature during 2012, excluding debt premiums, we have extensions available on $230.0 million of debt at our option that we intend to exercise, leaving $832.5 million of debt maturities in 2012 that must be retired or refinanced, representing 20 operating Property loans and one unsecured term loan.   Subsequent to December 31, 2011, we retired ten operating Property loans with an aggregate balance of $215.4 million as of December 31, 2011.
 
The Company has extension options available, at its election, related to the maturities of the $520,000 secured credit facility and the two unsecured term loans.  The Company’s $520,000 credit facility is currently secured by several operating Properties or parcels thereof.  The Company is in process of obtaining property-specific, non-recourse loans for the majority of these Properties. The $520,000 secured credit facility may be used to retire loans maturing in 2012, as well as to provide additional flexibility for liquidity purposes.

The weighted average remaining term of our total share of consolidated and unconsolidated debt was 4.5 years and 3.5 years at December 31, 2011 and 2010, respectively. The weighted average remaining term of our pro rata share of fixed-rate debt was 5.0 years and 4.6 years at December 31, 2011 and 2010, respectively.
 
As of December 31, 2011 and 2010, our pro rata share of consolidated and unconsolidated variable-rate debt represented 17.2% and 29.3%, respectively, of our total pro rata share of debt. The decline is primarily due to using proceeds from the TIAA-CREF joint venture transaction and the sale of a community center to reduce variable rate debt. As of December 31, 2011, our share of consolidated and unconsolidated variable-rate debt represented 10.3% of our total market capitalization (see Equity below) as compared to 17.4% as of December 31, 2010.
 
Secured Lines of Credit
 
We have three secured lines of credit that are used for mortgage retirement, working capital, construction and acquisition purposes, as well as issuances of letters of credit. Each of these lines is secured by mortgages on certain of our operating Properties. During the second and third quarters of 2011, these credit facilities were modified to remove a 1.50% floor on LIBOR. Pursuant to the terms of the modifications, borrowings under these secured lines of credit bear interest at LIBOR plus an applicable spread, ranging from 2.00% to 3.00% based on our leverage ratio. Without giving effect to actual LIBOR, the removal of the 1.50% floors and the reduction in the spreads resulted in a decrease in the interest rates on the $525.0 million and $520.0 million facilities of approximately 2.75% and on the $105.0 million facility of approximately 2.50%, respectively. We also executed extensions on the maturity of each of the facilities. The three secured lines of credit had a weighted average interest rate of 3.03% at December 31, 2011. We also pay fees based on the amount of unused availability under the secured lines of credit at rates ranging from 0.15% to 0.35% of unused availability. The following summarizes certain information about the secured lines of credit as of December 31, 2011 (in thousands):


53

Table of Contents

Total
Capacity
 
Total
Outstanding
 
 
Maturity
Date
 
Extended
Maturity
Date
$
105,000

 
$
15,000

 
 
June 2013
 
N/A
525,000

 

(1)
 
February 2014
 
February 2015
520,000

 
12,300

 
 
April 2014
 
N/A
$
1,150,000

 
$
27,300

 
 
 
 
 
(1) There was an additional $4,870 outstanding on this secured line of credit as of December 31, 2011
for letters of credit.  Up to $50,000 of the capacity on this line can be used for letters of credit.
 
In October 2011, we retired a $133.9 million term loan on Pearland Town Center and a $20.8 million term loan on West County Center with borrowings from the $525.0 million and $105.0 million secured credit facilities.

The agreements to the $105.0 million and $525.0 million secured lines of credit contain, among other restrictions, certain financial covenants including the maintenance of certain financial coverage ratios, minimum net worth requirements, and limitations on cash flow distributions. We believe that we were in compliance with all covenants and restrictions at December 31, 2011.

Unsecured Term Facilities
 
We have an unsecured term facility that bears interest at LIBOR plus a margin ranging from 0.95% to 1.40%, based on our leverage ratio. At December 31, 2011, the outstanding borrowings of $181.6 million under this loan had a weighted average interest rate of 1.4%. The loan was obtained for the exclusive purpose of acquiring certain Properties from the Starmount Company or its affiliates. We completed our acquisition of these Properties in February 2008 and, as a result, no further draws can be made against the loan. The loan matured in November 2011 and we exercised our one-year extension option for an outside maturity date of November 2012. Net proceeds from a sale, or our share of excess proceeds from any refinancings, of any of the properties originally purchased with borrowings from this unsecured term loan must be used to pay down any remaining outstanding balance.

We have an unsecured term facility with total availability of $228.0 million that bears interest at LIBOR plus a margin of 1.50% to 1.80% based on our leverage ratio. At December 31, 2011, the outstanding borrowings of $228.0 million under the unsecured term loan had a weighted average interest rate of 1.88%.  The loan matures in April 2012 and has a one-year extension option, which is at our election, for an outside maturity date of April 2013.
 
Letters of Credit

We have secured and unsecured lines of credit with total availability of $16.0 million that are used only to issue letters of credit. There was $2.9 million outstanding under these lines at December 31, 2011.
 
Covenants and Restrictions

The agreements to the secured lines of credit contain, among other restrictions, certain financial covenants including the maintenance of certain financial coverage ratios, minimum net worth requirements, and limitations on cash flow distributions.  The Company believes that it was in compliance with all covenants and restrictions at December 31, 2011.The following presents the Company's compliance with certain of the ratios as of December 31, 2011:

Ratio
Required
Actual
Debt to Gross Asset Value
< 65%
51.4%
Interest Coverage
> 1.75x
2.45x
Debt Service Coverage
> 1.50x
1.89x

The agreements to the $525.0 million and $520.0 million secured credit facilities and the two unsecured term facilities described above, each with the same lead lender, contain default and cross-default provisions customary for transactions of this nature (with applicable customary grace periods) in the event (i) there is a default in the payment of any indebtedness owed by us to any institution which is a part of the lender groups for the credit facilities, or (ii) there is any other type of default with respect to any indebtedness owed by us to any institution which is a part of the lender groups for the credit facilities and such lender accelerates the payment of the indebtedness owed to it as a result of such default.  The credit facility agreements provide that, upon the occurrence and continuation of an event of default, payment of all amounts outstanding under these credit facilities and those facilities with which these agreements reference cross-default provisions may be accelerated and the lenders’ commitments

54

Table of Contents

may be terminated.  Additionally, any default in the payment of any recourse indebtedness greater than $50.0 million or any non-recourse indebtedness greater than $100.0 million of the Company, the Operating Partnership and significant subsidiaries, as defined, regardless of whether the lending institution is a part of the lender groups for the credit facilities, will constitute an event of default under the agreements to the credit facilities.  We believe that we were in compliance with regard to these provisions as of December 31, 2011.
 
Mortgages on Operating Properties
 
During the fourth quarter of 2011, we closed on a $140.0 million ten-year non-recourse mortgage loan secured by Cross Creek Mall in Fayetteville, NC, which bears a fixed interest rate of 4.54%. We also closed on a $60.0 million ten-year non-recourse commercial mortgage-backed securities ("CMBS") loan with a fixed interest rate of 5.73% secured by The Outlet Shoppes at Oklahoma City in Oklahoma City, OK. A non-recourse loan secured by St. Clair Square in Fairview Heights, IL was extended for a five-year period from December 2011 to December 2016, with an increase in the loan amount from $69.4 million to $125.0 million and a reduction in the interest rate to LIBOR plus 300 basis points. Additionally, we closed a $58.0 million recourse mortgage loan secured by The Promenade in D'lberville, MS with a three-year initial term and two extension options of two years each. The loan bears interest of 75% of LIBOR plus 175 basis points. We also extended the maturity date of a $3.3 million loan secured by Phase II of Hammock Landing in West Melbourne, FL to November 2013 at its existing interest rate of LIBOR plus a margin of 2.00%. Proceeds from these loans were used to repay existing loans totaling $231.9 million, loan reserves and escrow deposits of $7.1 million, partner distributions of $3.3 million and to pay down $144.1 million on our credit facility.

During the third quarter of 2011, we closed on two ten-year, non-recourse mortgage loans totaling $128.8 million, including a $50.8 million loan secured by Alamance Crossing in Burlington, NC and a $78.0 million loan secured by Asheville Mall in Asheville, NC. The loans bear interest at fixed rates of 5.83% and 5.80%, respectively. Proceeds were used to repay existing loans with principal balances of $51.8 million and $61.3 million, respectively, and to pay down the Company's $525.0 million secured credit facility.

During the second quarter of 2011, we closed on two separate ten-year, non-recourse mortgage loans totaling $277.0 million, including a $185.0 million loan secured by Fayette Mall in Lexington, KY and a $92.0 million loan secured by Mid Rivers Mall in St. Charles, MO.  The loans bear interest at fixed rates of 5.42% and 5.88%, respectively.  Proceeds were used to repay existing loans with principal balances of $84.7 million and $74.7 million, respectively, and to pay down our $525.0 million secured credit facility.  In addition, we retired a loan with a principal balance of $36.3 million that was secured by Panama City Mall in Panama City, FL with borrowings from our $525.0 million facility.
 
During the first quarter of 2011, we closed on five separate non-recourse mortgage loans totaling $268.9 million.  These loans have ten-year terms and include a $95.0 million loan secured by Parkdale Mall and Parkdale Crossing in Beaumont, TX; a $99.4 million loan secured by Park Plaza in Little Rock, AR; a $44.1 million loan secured by EastGate Mall in Cincinnati, OH; a $19.8 million loan secured by Wausau Center in Wausau, WI; and a $10.6 million loan secured by Hamilton Crossing in Chattanooga, TN.  The loans bear interest at a weighted average fixed rate of 5.64% and are not cross-collateralized.
 
Also during the first quarter of 2011, we closed on four separate loans totaling $120.2 million.  These loans have five-year terms and include a $36.4 million loan secured by Stroud Mall in Stroud, PA; a $58.1 million loan secured by York Galleria in York, PA; a $12.1 million loan secured by Gunbarrel Pointe in Chattanooga, TN; and a $13.6 million loan secured by CoolSprings Crossing in Nashville, TN.  These four loans have partial-recourse features totaling $7.5 million at December 31, 2011, which will further decrease as the aggregate principal amount outstanding on the loans is amortized. The loans bear interest at LIBOR plus a margin of 2.40% and are not cross-collateralized.  We have interest rate swaps in place for the full term of each five-year loan to effectively fix the interest rates.  As a result, these loans bear interest at a weighted average fixed rate of 4.57%.  See Interest Rate Hedge Instruments below for additional information.
 
Proceeds from the nine loans that closed during the first quarter of 2011 were used predominantly to pay down the outstanding balance of our $520.0 million secured credit facility.  Eight of the new loans were secured with Properties previously used as collateral to secure the $520.0 million credit facility.

Interest Rate Hedging Instruments
 
During the first quarter of 2011, we entered into four pay fixed/receive variable interest rate swaps with an initial aggregate notional amount of $120.2 million (amortizing to $100.0 million) to hedge the interest rate risk exposure on the borrowings on four of our operating properties equal to the aggregate swap notional amount.  These interest rate swaps hedge the risk of changes in cash flows on our designated forecasted interest payments attributable to changes in 1-month LIBOR, the designated benchmark interest rate being hedged, thereby reducing exposure to variability in cash flows relating to interest payments on the variable-

55

Table of Contents

rate debt.  The interest rate swaps effectively fix the interest payments on the portion of debt principal corresponding to the swap notional amount at a weighted average rate of 4.57%.
 
Also during the first quarter of 2011, we entered into an interest rate cap agreement with an initial notional amount of $64.3 million (amortizing to $63.6 million) to hedge the risk of changes in cash flows on the letter of credit supporting certain bonds related to one of our operating Properties equal to the then-outstanding cap notional. This interest rate cap agreement terminated in December 2011 when the related debt obligation was refinanced.

The following table provides further information related to each of our interest rate derivatives that were designated as cash flow hedges of interest rate risk as of December 31, 2011 and 2010 (dollars in thousands):

Instrument Type
 
Location in
Consolidated
Balance Sheet
 
Outstanding
Notional
Amount
 
Designated
Benchmark
Interest
Rate
 
Strike
Rate
 
Fair
Value at
12/31/11
 
Fair
Value at
12/31/10
 
Maturity
Date
Cap
 
Intangible lease assets
and other assets
 
$69,375
 
3-month
LIBOR
 
3.000
%
 
$

 
$
3

 
January 1, 2012
Pay fixed/ Receive
   variable Swap
 
Accounts payable and
accrued liabilities
 
$ 56,905
(amortizing
to $48,337)
 
1-month
LIBOR
 
2.149
%
 
$
(2,674
)
 
$

 
April 1, 2016
Pay fixed/ Receive
   variable Swap
 
Accounts payable and
accrued liabilities
 
$ 35,621
(amortizing
to $30,276)
 
1-month
LIBOR
 
2.187
%
 
$
(1,725
)
 
$

 
April 1, 2016
Pay fixed/ Receive
   variable Swap
 
Accounts payable and
accrued liabilities
 
$ 13,320
(amortizing
to $11,313)
 
1-month
LIBOR
 
2.142
%
 
$
(622
)
 
$

 
April 1, 2016
Pay fixed/ Receive
   variable Swap
 
Accounts payable and
accrued liabilities
 
$ 11,854
(amortizing
to $10,083)
 
1-month
LIBOR
 
2.236
%
 
(596
)
 

 
April 1, 2016

Subsequent to December 31, 2011, we entered into a $125.0 million interest rate cap agreement (amortizing to $122.4 million) to hedge the risk of changes in cash flows on the borrowings of one of our Properties equal to the cap notional. The interest rate cap protects us from increases in the hedged cash flows attributable to overall changes in 3-month LIBOR above the strike rate of the cap on the debt. The strike rate associated with the interest rate cap is 5.00%. The cap matures in January 2014.

Equity
 
During the year ended December 31, 2011, we paid dividends of $165.4 million to holders of our common stock and our preferred stock, as well as $75.5 million in distributions to the noncontrolling interest investors in our Operating Partnership and other consolidated subsidiaries.
 
We paid first, second and third quarter 2011 cash dividends on our common stock of $0.21 per share on April 15th, July 15th and October 14th 2011, respectively.  On November 30, 2011, we announced a fourth quarter cash dividend of $0.21 per share that was paid on January 16, 2012.  Future dividends payable will be determined by our Board of Directors based upon circumstances at the time of declaration.
 
As a publicly traded company, we have access to capital through both the public equity and debt markets. We currently have a shelf registration statement on file with the Securities and Exchange Commission authorizing us to publicly issue senior and/or subordinated debt securities, shares of preferred stock (or depositary shares representing fractional interests therein), shares of common stock, warrants or rights to purchase any of the foregoing securities, and units consisting of two or more of these classes or series of securities.  There is no limit to the offering price or number of securities that we may issue under this shelf registration statement.

Our strategy is to maintain a conservative debt-to-total-market capitalization ratio in order to enhance our access to the broadest range of capital markets, both public and private. Based on our share of total consolidated and unconsolidated debt and the market value of equity, our debt-to-total-market capitalization (debt plus market value of equity) ratio was 59.7% at December 31, 2011, compared to 59.6% at December 31, 2010. Our debt -to-market capitalization ratio at December 31, 2011 was computed as follows (in thousands, except stock prices):
 

56

Table of Contents

 
Shares
Outstanding
 
Stock Price
(1)
 
Value
Common stock and operating partnership units
190,380

 
$
15.70

 
$
2,988,966

7.75% Series C Cumulative Redeemable Preferred Stock
460

 
250.00

 
115,000

7.375% Series D Cumulative Redeemable Preferred Stock
1,815

 
250.00

 
453,750

Total market equity
 

 
 

 
3,557,716

Company’s share of total debt
 

 
 

 
5,266,854

Total market capitalization
 

 
 

 
$
8,824,570

Debt-to-total-market capitalization ratio
 

 
 

 
59.7
%
 
(1)
Stock price for common stock and operating partnership units equals the closing price of our common stock on December 30, 2011. The stock price for the preferred stock represents the liquidation preference of each respective series of preferred stock.

Contractual Obligations
 
The following table summarizes our significant contractual obligations as of December 31, 2011 (dollars in thousands):

 
Payments Due By Period
 
Total
 
Less Than 1
Year
 
1-3
Years
 
3-5
Years
 
More Than 5 Years
Long-term debt:
 
 
 
 
 
 
 
 
 
Total consolidated debt service (1)
$
5,649,027

 
$
1,243,417

 
$
970,354

 
$
1,438,378

 
$
1,996,878

Minority investors’ share in shopping center properties
(42,699
)
 
(3,274
)
 
(5,224
)
 
(13,970
)
 
(20,231
)
Our share of unconsolidated affiliates debt service (2)
798,459

 
154,685

 
291,730

 
334,919

 
17,125

Our share of total debt service obligations
6,404,787

 
1,394,828

 
1,256,860

 
1,759,327

 
1,993,772

 
 
 
 
 
 
 
 
 
 
Operating leases: (3)
 

 
 

 
 

 
 

 
 

Ground leases on consolidated properties
35,543

 
813

 
1,653

 
1,699

 
31,378

 
 
 
 
 
 
 
 
 
 
Purchase obligations: (4)
 

 
 

 
 

 
 

 
 

Construction contracts on consolidated properties
8,726

 
8,726

 

 

 

Our share of construction contracts on unconsolidated properties
189

 
189

 

 

 

 
8,915

 
8,915

 

 

 

Total contractual obligations
$
6,449,245

 
$
1,404,556

 
$
1,258,513

 
$
1,761,026

 
$
2,025,150

 
(1)
Represents principal and interest payments due under the terms of mortgage and other indebtedness and includes $994,745 of variable-rate debt service on nine operating Properties, three construction loans, two secured credit facilities and two unsecured term facilities. The variable-rate loans on the operating Properties call for payments of interest only with the total principal due at maturity. The construction loans and credit facilities do not require scheduled principal payments. The future contractual obligations for all variable-rate indebtedness reflect payments of interest only throughout the term of the debt with the total outstanding principal at December 31, 2011 due at maturity. The future interest payments are projected based on the interest rates that were in effect at December 31, 2011. See Note 6 to the consolidated financial statements for additional information regarding the terms of long-term debt.
(2)
Includes $155,040 of variable-rate debt service. Future contractual obligations have been projected using the same assumptions as used in (1) above.
(3)
Obligations where we own the buildings and improvements, but lease the underlying land under long-term ground leases. The maturities of these leases range from 2014 to 2089 and generally provide for renewal options.
(4)
Represents the remaining balance to be incurred under construction contracts that had been entered into as of December 31, 2011, but were not complete. The contracts are primarily for development of Properties.    

Capital Expenditures
 
Including our share of unconsolidated affiliates’ capital expenditures, we spent $46.4 million during the year ended December 31, 2011 for tenant allowances, which typically generate increased rents from tenants over the terms of their leases.  Deferred maintenance expenditures were $20.8 million for the year ended December 31, 2011 and included $8.8 million for resurfacing and improved lighting of parking lots, $3.3 million for roof repairs and replacements and $8.7 million for various other capital expenditures.  Renovation expenditures were $23.3 million for the year ended December 31, 2011.
 

57

Table of Contents

Deferred maintenance expenditures are generally billed to tenants as common area maintenance expense, and most are recovered over a 5 to 15-year period. Renovation expenditures are primarily for remodeling and upgrades of malls, of which a portion is recovered from tenants over a 5 to 15-year period.  We are recovering these costs through fixed amounts with annual increases or pro rata cost reimbursements based on the tenant’s occupied space.
    We believe that it is important to reinvest in our Properties in order to enhance their dominant position in the market.We recently announced our 2012 renovation program, which includes upgrades at four of our Properties. Renovations are scheduled to be completed at Cross Creek Mall in Fayetteville, NC; Post Oak Mall in College Station, TX; Turtle Creek Mall in Hattiesburg, MS and Mall del Norte in Laredo, TX by the end of 2012.  Cross Creek Mall will receive updated entrances, paint, new interior decor and graphics, upgraded amenities, and new landscaping. The renovation at Post Oak Mall will include new flooring and paint as well as new amenities such as soft seating areas, updated entrances, and lighting. Turtle Creek Mall's renovations will include new flooring, lighting, landscape improvements and other upgrades. The renovations at Mall del Norte will complete a series of upgrades begun in 2007. In addition, the food courts of Cross Creek Mall, Post Oak Mall, and Turtle Creek Mall will receive completely new designs to include new tables and chairs. Our total anticipated net investment in these renovations, is approximately $41.4 million.

The terms of the joint venture that we formed with TIAA-CREF require us to fund certain capital expenditures related to parking decks at West County Center in the amount of $26.4 million. As of December 31, 2011, we had funded $7.3 million of this amount leaving $19.1 million be funded in 2012 and 2013.

Annual capital expenditures budgets are prepared for each of our Properties that are intended to provide for all necessary recurring and non-recurring capital expenditures. We believe that property operating cash flows, which include reimbursements from tenants for certain expenses, will provide the necessary funding for these expenditures.
 
Developments and Expansions
 
The following tables summarize our development projects as of December 31, 2011:

 Properties Opened During the Year Ended December 31, 2011
 
 
 
 
 
 
 
 
 (Dollars in thousands)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total
Project
Square
Feet
 
 
CBL's Share of
 
 
 
 
 
Property
 
Location
 
 
  Total
Cost (b)
 
 Cost to
 Date (c)
 
Date Opened
 
Initial
Yield
 
Community Center Expansion:
 

 

 

 

 

 
 
 
Settlers Ridge (Phase II)
 
Robinson Township, PA
 
86,144

 
$
20,722

 
$
20,722

 
Summer-11
 
9.8%
 

 

 

 

 

 

 

 
Community / Open-Air Center:
 

 

 

 

 

 

 
The Outlet Shoppes at Oklahoma City (a)
 
Oklahoma City, OK
 
324,565

 
$
60,974

 
$
63,175

 
August-11
 
10.6%
 

 

 


 


 


 

 

 
Mall Expansion:
 

 


 


 


 

 

 
Alamance West
 
Burlington, NC
 
236,438

 
$
16,130

 
$
17,180

 
Fall -11
 
11.0%
 

 

 


 


 


 

 

 
Mall Redevelopment:
 

 


 


 


 

 

 
Layton Hills Mall - Dick's Sporting Goods
 
Layton, UT
 
126,060

 
$
7,001

 
$
5,448

 
September-11
 
11.5%
 
Stroud Mall - Cinemark
 
Strounsburg, PA
 
44,979

 
7,472

 
7,454

 
November-11
 
5.9%
 

 

 
171,039

 
$
14,473

 
$
12,902

 

 
 
 

 

 


 


 


 

 
 
 
Total Properties Opened
 

 
818,186

 
$
112,299

 
$
113,979

 

 
 
 


58

Table of Contents

Properties Under Development at December 31, 2011
 
 

 
 

 
 
 
 
(Dollars in thousands)
 
 
 
 
 
 

 
 

 
 
 
 
 
 
 
 
 Total
Project
Square
Feet
 
 CBL's Share of
 
 
 
 
Property
 
Location
 
 
Total
Cost (b)
 
Cost to
Date (c)
 
Expected
Opening Date
 
Initial
Yield
Community Center Expansions:
 

 


 


 


 

 

The Forum at Grandview (Phase II)
 
Madison, MS
 
83,060

 
$
16,826

 
$
4,700

 
Summer-12
 
7.6%
Waynesville Commons
 
Waynesville, NC
 
127,585

 
9,987

 
4,683

 
Fall-12
 
10.6%

 

 
210,645

 
$
26,813

 
$
9,383

 

 


 

 

 

 

 

 

Mall Redevelopments:
 

 


 


 


 

 

Foothills Mall/Plaza - Carmike Cinema
 
Maryville, TN
 
45,276

 
$
8,337

 
$
7,336

 
Spring-12
 
7.3%
Monroeville Mall - JC Penney/Cinemark
 
Pittsburgh, PA
 
464,792

 
26,178

 
7,714

 
Fall-12/Winter-13
 
7.6%

 

 
510,068

 
$
34,515

 
$
15,050

 

 


 

 


 


 


 

 

Total Under Development
 

 
720,713

 
$
61,328

 
$
24,433

 

 


 

 


 


 


 

 

(a) The Outlet Shoppes at Oklahoma City is a 75/25 joint venture. Total cost and cost to date are reflected at 100 percent.
(b) Total Cost is presented net of reimbursements to be received.
(c) Cost to Date does not reflect reimbursements until they are received.
    
During the fourth quarter of 2011, we completed renovation projects at four of our malls, including Hamilton Place in Chattanooga, TN; Oak Park Mall in Kansas City, KS; RiverGate Mall in Nashville, TN; and Burnsville Center in Minneapolis, MN.  

On August 5, 2011, we celebrated the grand opening of The Outlet Shoppes at Oklahoma City, a joint venture outlet center in Oklahoma City, OK, in which we have a 75% ownership interest.  It is the only outlet center in the state of Oklahoma and the only center of its kind within a 145 mile radius.  The center opened fully leased with retailers including Saks Off 5th, Nike, Tommy Hilfiger, Polo, J. Crew, Brooks Brothers and more.
 
During the third quarter of 2011, the second phase of Settlers Ridge in Robinson Township, PA opened 100% leased or committed and is anchored by Michaels, Ross Dress for Less, Pet Supplies Plus and ULTA. During the fourth quarter of 2011, the second phase of Alamance Crossing in Burlington, NC opened 100% leased or committed, anchored by Dick's Sporting Goods, Kohl's and BJ's.

We commenced construction on two new projects during the third quarter. In Waynesville, NC we are under construction for a community center that will be anchored by Belk along with PetSmart and Michaels, located next to an existing Wal Mart. We also started construction on the second phase of The Forum at Grandview, our 75/25 joint venture community center development in Madison, MS. The second phase will be anchored by ULTA, HomeGoods and Petco.

We currently have two redevelopments under construction. Two new state-of-the-art 12-screen movie theaters are scheduled to open within the next year at Foothills Mall in Maryville, TN and Monroeville Mall in Pittsburgh, PA, along with a JC Penney at Monroeville Mall.  We should see a positive effect for the Properties and our portfolio by enhancing these existing centers.
 
We hold options to acquire certain development properties owned by third parties.  Except for the projects presented above, we do not have any other material capital commitments as of December 31, 2011.
 
Acquisitions
 
On September 30, 2011, we purchased Northgate Mall located in Chattanooga, TN, for a total cash purchase price of $11.5 million plus $0.7 million of transaction costs.


59

Table of Contents

Off-Balance Sheet Arrangements
 
Unconsolidated Affiliates
 
We have ownership interests in 17 unconsolidated affiliates as of December 31, 2011, that are described in Note 5 to the consolidated financial statements. The unconsolidated affiliates are accounted for using the equity method of accounting and are reflected in the consolidated balance sheets as “Investments in Unconsolidated Affiliates.”  The following are circumstances when we may consider entering into a joint venture with a third party:

Third parties may approach us with opportunities in which they have obtained land and performed some pre-development activities, but they may not have sufficient access to the capital resources or the development and leasing expertise to bring the project to fruition. We enter into such arrangements when we determine such a project is viable and we can achieve a satisfactory return on our investment. We typically earn development fees from the joint venture and provide management and leasing services to the property for a fee once the property is placed in operation.
We determine that we may have the opportunity to capitalize on the value we have created in a Property by selling an interest in the Property to a third party. This provides us with an additional source of capital that can be used to develop or acquire additional real estate assets that we believe will provide greater potential for growth. When we retain an interest in an asset rather than selling a 100% interest, it is typically because this allows us to continue to manage the Property, which provides us the ability to earn fees for management, leasing, development and financing services provided to the joint venture.
 
Preferred Joint Venture Units
 
We consolidate our investment in a joint venture, CW Joint Venture, LLC (“CWJV”), with Westfield Group (“Westfield”).  The terms of the joint venture agreement require that CWJV pay an annual preferred distribution at a rate of 5.0%, which increases to 6.0% on July 1, 2013, on the preferred liquidation value of the perpetual preferred joint venture units (“PJV units”) of CWJV that are held by Westfield.  Westfield has the right to have all or a portion of the PJV units redeemed by CWJV with property owned by CWJV, and subsequent to October 16, 2012, with either cash or property owned by CWJV, in each case for a net equity amount equal to the preferred liquidation value of the PJV units. At any time after January 1, 2013, Westfield may propose that CWJV acquire certain qualifying property that would be used to redeem the PJV units at their preferred liquidation value. If CWJV does not redeem the PJV units with such qualifying property (a “Preventing Event”), then the annual preferred distribution rate on the PJV units increases to 9.0% beginning July 1, 2013.  We will have the right, but not the obligation, to offer to redeem the PJV units from January 31, 2013 through January 31, 2015 at their preferred liquidation value, plus accrued and unpaid distributions. If we fail to make such an offer, the annual preferred distribution rate on the PJV units increases to 9.0% for the period from July 1, 2013 through June 30, 2016, at which time it decreases to 6.0% if a Preventing Event has not occurred.  If, upon redemption of the PJV units, the fair value of our common stock is greater than $32.00 per share, then such excess (but in no case greater than $26.0 million in the aggregate) shall be added to the aggregate preferred liquidation value payable on account of the PJV units.  We account for this contingency using the method prescribed for earnings or other performance measure contingencies.  As such, should this contingency result in additional consideration to Westfield, we will record the current fair value of the consideration issued as a purchase price adjustment at the time the consideration is paid or payable.
 
Guarantees
 
We may guarantee the debt of a joint venture primarily because it allows the joint venture to obtain funding at a lower cost than could be obtained otherwise. This results in a higher return for the joint venture on its investment, and a higher return on our investment in the joint venture. We may receive a fee from the joint venture for providing the guaranty. Additionally, when we issue a guaranty, the terms of the joint venture agreement typically provide that we may receive indemnification from the joint venture partner or have the ability to increase our ownership interest.
 
We own a parcel of land in Lee's Summit, MO that we are ground leasing to a third party development company.  The third party developed and operates a shopping center on the land parcel. We have guaranteed 27% of the third party’s construction loan and bond line of credit (the “loans”) of which the initial maximum guaranteed amount was $24.4 million. During 2011, the loans were partially paid down and amended such that our maximum guaranteed amount, representing 27% of capacity, is approximately $18.6 million at December 31, 2011.  The total amount outstanding at December 31, 2011 on the loans was $60.9 million of which we have guaranteed $16.4 million.  The Company reported an obligation of $0.2 million and $0.3 million as of December 31, 2011 and December 31, 2010, respectively in its consolidated balance sheets to reflect the estimated fair value of the guaranty.


60

Table of Contents

We have guaranteed 100% of the construction and land loans of West Melbourne I, LLC (“West Melbourne”), an unconsolidated affiliate in which we own a 50% interest, of which the maximum guaranteed amount is $45.7 million.  West Melbourne developed and operates Hammock Landing, a community center in West Melbourne, FL. The total amount outstanding on the loans at December 31, 2011 was $45.7 million.  The guaranty will expire upon repayment of the debt. The land loan, and the construction loan, each representing $3.2 million and $42.5 million, respectively, of the amount outstanding at December 31, 2011, mature in November 2013. We recorded an obligation of $0.5 million and $0.7 million in the accompanying consolidated balance sheets as of December 31, 2011 and 2010, respectively, to reflect the estimated fair value of this guaranty.
  
We have guaranteed 100% of the construction loan of Port Orange I, LLC (“Port Orange”), an unconsolidated affiliate in which we own a 50% interest, of which the maximum guaranteed amount is $96.1 million.  Port Orange developed and operates The Pavilion at Port Orange, a community center in Port Orange, FL. The total amount outstanding at December 31, 2011 on the loan was $68.3 million. The guaranty will expire upon repayment of debt.  The loan matures in March 2012 and has a one-year extension option available.  We have recorded an obligation of $1.0 million and $1.1 million in the accompanying condensed consolidated balance sheets as of December 31, 2011 and 2010, respectively, to reflect the estimated fair value of this guaranty.
 
We have guaranteed the lease performance of York Town Center, LP (“YTC”), an unconsolidated affiliate in which we own a 50% interest, under the terms of an agreement with a third party that owns property as part of York Town Center. Under the terms of that agreement, YTC is obligated to cause performance of the third party’s obligations as landlord under its lease with its sole tenant, including, but not limited to, provisions such as co-tenancy and exclusivity requirements. Should YTC fail to cause performance, then the tenant under the third party landlord’s lease may pursue certain remedies ranging from rights to terminate its lease to receiving reductions in rent. We have guaranteed YTC’s performance under this agreement up to a maximum of $22.0 million, which decreases by $0.8 million annually until the guaranteed amount is reduced to 10.0 million. The guaranty expires on December 31, 2020.  The maximum guaranteed obligation was $18.0 million as of December 31, 2011.  We entered into an agreement with our joint venture partner under which the joint venture partner has agreed to reimburse us 50% of any amounts we are obligated to fund under the guaranty.  We did not record an obligation for this guaranty because we determined that the fair value of the guaranty is not material.

We guaranteed 100% of a construction loan of JG Gulf Coast Town Center, LLC, an unconsolidated affiliate in which we own a 50% interest, of which the maximum guaranteed amount was $11.6 million.  We did not record an obligation for this guaranty because we determined that the fair value of the guaranty is not material.  The guaranty expired during the second quarter of 2011 when JG Gulf Coast Town Center, LLC retired the construction loan.

Our guarantees and the related accounting are more fully described in Note 14 to the consolidated financial statements.
Critical Accounting Policies and Estimates
Our consolidated financial statements are prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”).  In connection with the preparation of our financial statements, we are required to make assumptions and estimates about future events, and apply judgments that affect the reported amounts of assets, liabilities, revenues, expenses and the related disclosures.  We base our assumptions, estimates and judgments on historical experience, current trends and other factors that management believes to be relevant at the time our consolidated financial statements are prepared.  On a regular basis, we review the accounting policies, assumptions, estimates and judgments to ensure that our financial statements are presented fairly and in accordance with GAAP.  However, because future events and their effects cannot be determined with certainty, actual results could differ from our assumptions and estimates, and such differences could be material.
An accounting policy is deemed to be critical if it requires an accounting estimate to be made based on assumptions about matters that are highly uncertain at the time the estimate is made and if different estimates that are reasonably likely to occur could materially impact the financial statements.  Management believes that the following critical accounting policies discussed in this section reflect its more significant estimates and assumptions used in preparation of the consolidated financial statements.  We have reviewed these critical accounting estimates and related disclosures with the Audit Committee of our Board of Directors.   For a discussion of our significant accounting policies, see Note 2 of the Notes to Consolidated Financial Statements, included in Item 8 of this Annual Report on Form 10-K.
Revenue Recognition
Minimum rental revenue from operating leases is recognized on a straight-line basis over the initial terms of the related leases. Certain tenants are required to pay percentage rent if their sales volumes exceed thresholds specified in their lease agreements. Percentage rent is recognized as revenue when the thresholds are achieved and the amounts become determinable.
    

61

Table of Contents

We receive reimbursements from tenants for real estate taxes, insurance, common area maintenance, and other recoverable operating expenses as provided in the lease agreements. Tenant reimbursements are recognized as revenue in the period the related operating expenses are incurred. Tenant reimbursements related to certain capital expenditures are billed to tenants over periods of 5 to 15 years and are recognized as revenue in accordance with underlying lease terms.
We receive management, leasing and development fees from third parties and unconsolidated affiliates. Management fees are charged as a percentage of revenues (as defined in the management agreement) and are recognized as revenue when earned. Development fees are recognized as revenue on a pro rata basis over the development period. Leasing fees are charged for newly executed leases and lease renewals and are recognized as revenue when earned. Development and leasing fees received from unconsolidated affiliates during the development period are recognized as revenue to the extent of the third-party partners’ ownership interest. Fees to the extent of our ownership interest are recorded as a reduction to our investment in the unconsolidated affiliate.
Gains on sales of real estate assets are recognized when it is determined that the sale has been consummated, the buyer’s initial and continuing investment is adequate, our receivable, if any, is not subject to future subordination, and the buyer has assumed the usual risks and rewards of ownership of the asset. When we have an ownership interest in the buyer, gain is recognized to the extent of the third party partner’s ownership interest and the portion of the gain attributable to our ownership interest is deferred.
Real Estate Assets
We capitalize predevelopment project costs paid to third parties. All previously capitalized predevelopment costs are expensed when it is no longer probable that the project will be completed. Once development of a project commences, all direct costs incurred to construct the project, including interest and real estate taxes, are capitalized. Additionally, certain general and administrative expenses are allocated to the projects and capitalized based on the amount of time applicable personnel work on the development project. Ordinary repairs and maintenance are expensed as incurred. Major replacements and improvements are capitalized and depreciated over their estimated useful lives.
All acquired real estate assets are accounted for using the acquisition method of accounting and accordingly, the results of operations are included in the consolidated statements of operations from the respective dates of acquisition. The purchase price is allocated to (i) tangible assets, consisting of land, buildings and improvements, as if vacant, and tenant improvements and (ii) identifiable intangible assets and liabilities generally consisting of above- and below-market leases and in-place leases. We use estimates of fair value based on estimated cash flows, using appropriate discount rates, and other valuation methods to allocate the purchase price to the acquired tangible and intangible assets. Liabilities assumed generally consist of mortgage debt on the real estate assets acquired. Assumed debt with a stated interest rate that is significantly different from market interest rates is recorded at its fair value based on estimated market interest rates at the date of acquisition.
Depreciation is computed on a straight-line basis over estimated lives of 40 years for buildings, 10 to 20 years for certain improvements and 7 to 10 years for equipment and fixtures. Tenant improvements are capitalized and depreciated on a straight-line basis over the term of the related lease. Lease-related intangibles from acquisitions of real estate assets are amortized over the remaining terms of the related leases. The amortization of above- and below-market leases is recorded as an adjustment to minimum rental revenue, while the amortization of all other lease-related intangibles is recorded as amortization expense. Any difference between the face value of the debt assumed and its fair value is amortized to interest expense over the remaining term of the debt using the effective interest method.
Carrying Value of Long-Lived Assets
We periodically evaluate long-lived assets to determine if there has been any impairment in their carrying values and record impairment losses if the undiscounted cash flows estimated to be generated by those assets are less than their carrying amounts or if there are other indicators of impairment. If it is determined that impairment has occurred, the amount of the impairment charge is equal to the excess of the asset’s carrying value over its estimated fair value.  We estimate fair value using the undiscounted cash flows expected to be generated by each Property, which are based on a number of assumptions such as leasing expectations, operating budgets, estimated useful lives, future maintenance expenditures, intent to hold for use and capitalization rates, among others.  These assumptions are subject to economic and market uncertainties including, but not limited to, demand for space, competition for tenants, changes in market rental rates and costs to operate each Property. As these factors are difficult to predict and are subject to future events that may alter our assumptions, the future cash flows estimated in our impairment analyses may not be achieved. As described in Note 2 to the consolidated financial statements, we recorded impairment charges of $59.2 million, $40.2 million and $114.9 million in 2011, 2010 and 2009, respectively.

62

Table of Contents

Allowance for Doubtful Accounts
We periodically perform a detailed review of amounts due from tenants to determine if accounts receivable balances are impaired based on factors affecting the collectibility of those balances.  Our estimate of the allowance for doubtful accounts requires significant judgment about the timing, frequency and severity of collection losses, which affects the allowance and net income.  We recorded a provision for doubtful accounts of $1.7 million, $2.7 million and $5.1 million for the years ended December 31, 2011, 2010 and 2009, respectively.
Investments in Unconsolidated Affiliates
We evaluate our joint venture arrangements to determine whether they should be recorded on a consolidated basis.  The percentage of ownership interest in the joint venture, an evaluation of control and whether a variable interest entity (“VIE”) exists are all considered in the consolidation assessment.
Initial investments in joint ventures that are in economic substance a capital contribution to the joint venture are recorded in an amount equal to our historical carryover basis in the real estate contributed. Initial investments in joint ventures that are in economic substance the sale of a portion of our interest in the real estate are accounted for as a contribution of real estate recorded in an amount equal to our historical carryover basis in the ownership percentage retained and as a sale of real estate with profit recognized to the extent of the other joint venturers’ interests in the joint venture. Profit recognition assumes that we have no commitment to reinvest with respect to the percentage of the real estate sold and the accounting requirements of the full accrual method are met.
We account for our investment in joint ventures where we own a non-controlling interest or where we are not the primary beneficiary of a VIE using the equity method of accounting. Under the equity method, our cost of investment is adjusted for our share of equity in the earnings of the unconsolidated affiliate and reduced by distributions received. Generally, distributions of cash flows from operations and capital events are first made to partners to pay cumulative unpaid preferences on unreturned capital balances and then to the partners in accordance with the terms of the joint venture agreements.
Any differences between the cost of our investment in an unconsolidated affiliate and our underlying equity as reflected in the unconsolidated affiliate’s financial statements generally result from costs of our investment that are not reflected on the unconsolidated affiliate’s financial statements, capitalized interest on our investment and our share of development and leasing fees that are paid by the unconsolidated affiliate to us for development and leasing services provided to the unconsolidated affiliate during any development periods. The net difference between our investment in unconsolidated affiliates and the underlying equity of unconsolidated affiliates is generally amortized over a period of 40 years.
On a periodic basis, we assess whether there are any indicators that the fair value of our investments in unconsolidated affiliates may be impaired. An investment is impaired only if our estimate of the fair value of the investment is less than the carrying value of the investment, and such decline in value is deemed to be other than temporary. To the extent impairment has occurred, the loss is measured as the excess of the carrying amount of the investment over the fair value of the investment. Our estimates of fair value for each investment are based on a number of assumptions such as future leasing expectations, operating forecasts, discount rates and capitalization rates, among others.  These assumptions are subject to economic and market uncertainties including, but not limited to, demand for space, competition for tenants, changes in market rental rates, and operating costs. As these factors are difficult to predict and are subject to future events that may alter our assumptions, the fair values estimated in the impairment analyses may not be realized.
During the year ended December 31, 2009, we incurred losses on impairments of investments totaling $9.3 million.  We recorded a non-cash charge of $7.7 million in the first quarter of 2009 on our cost-method investment in Jinsheng, an established mall operating and real estate development company located in Nanjing, China, due to a decline in expected future cash flows.  The projected decrease was a result of declining occupancy and sales due to the then downturn of the real estate market in China in early 2009.  We also recorded impairment charges totaling $1.6 million related to our interest in Plaza Macaé in Macaé, Brazil to reflect the fair value of the investment upon sale.
No impairments of investments in unconsolidated affiliates were incurred during 2011 and 2010.
Recent Accounting Pronouncements
Accounting Guidance Adopted
In January 2010, the Financial Accounting Standards Board ("FASB") issued Accounting Standards Update ("ASU") No. 2010-06, Fair Value Measurements and Disclosures: Improving Disclosures about Fair Value Measurements (“ASU 2010-06”). ASU 2010-06 provides that significant transfers in or out of measurements classified as Levels 1 or 2 should be disclosed separately along with reasons for the transfers. Information regarding purchases, sales, issuances and settlements related to measurements classified as Level 3 are also to be presented separately. The guidance was effective for interim and annual periods beginning after December 15, 2009, excluding the provision relating to the rollforward of Level 3 activity which was effective for interim

63

Table of Contents

and annual periods beginning after December 15, 2010. We adopted the provisions of this guidance on January 1, 2010, except for the requirement related to Level 3 measurements, which we adopted January 1, 2011. The adoption of the remaining disclosure requirements of ASU 2010-06 did not have an impact on our consolidated financial statements.
In July 2010, the FASB issued ASU No. 2010-20, Disclosures about the Credit Quality of Financing Receivables and the Allowance for Credit Losses (“ASU 2010-20”). ASU 2010-20 requires entities to provide extensive new disclosures in their financial statements about their financing receivables, including credit risk exposures and the allowance for credit losses. The new disclosures include information regarding credit quality, impaired or modified receivables, non-accrual or past due receivables and activity related to modified receivables and the allowance for credit losses. The guidance was effective for interim and annual reporting periods ending on or after December 15, 2010, with the exception of the activity disclosures, which were effective for interim and annual reporting periods beginning on or after December 15, 2010. In January 2011, the FASB issued ASU No. 2011-01, Deferral of the Effective Date of Disclosures about Troubled Debt Restructurings in Update No. 2010-20 (“ASU 2011-01”). ASU 2011-01 delayed immediately the effective date for disclosures prescribed by ASU 2010-20 that relate to troubled debt restructurings. The adoption of the non-deferred disclosures prescribed by ASU 2010-20 did not have an impact on our consolidated financial statements.
In April 2011, the FASB issued ASU No. 2011-02, A Creditor's Determination of Whether a Restructuring Is a Troubled Debt Restructuring (“ASU 2011-02”). ASU 2011-02 provides additional guidance to assist creditors in determining whether a restructuring of a receivable meets the criteria to be considered a troubled debt restructuring. A provision in ASU 2011-02 also ends the FASB's deferral of the additional disclosures about troubled debt restructurings as required by ASU 2010-20, which had previously been deferred by ASU 2011-01. For public entities, the guidance was effective for the first interim or annual period beginning on or after June 15, 2011, and should be applied retrospectively to the beginning of the annual period of adoption. As a result of applying this guidance, an entity may identify receivables that are newly considered impaired. For purposes of measuring impairment of those receivables, an entity should apply the amendments prospectively for the first interim or annual period beginning on or after June 15, 2011. The adoption of this guidance did not have an impact on our consolidated financial statements.
Accounting Pronouncements Not Yet Effective
In May 2011, the FASB issued ASU No. 2011-04, Amendments to Achieve Common Fair Value Measurement and Disclosure Requirements in U.S. GAAP and IFRSs (“ASU 2011-04”). The objective of ASU 2011-04 is to align fair value measurements and related disclosure requirements under GAAP and International Financial Reporting Standards (“IFRSs”), thus improving the comparability of fair value measurements presented and disclosed in financial statements prepared in accordance with U.S. GAAP and IFRSs. For public entities, this guidance is effective for interim and annual periods beginning after December 15, 2011 and should be applied prospectively. The adoption of ASU 2011-04 will not have a material impact on our consolidated financial statements.
In June 2011, the FASB issued ASU No. 2011-05, Presentation of Comprehensive Income (“ASU 2011-05”). The objective of this accounting update is to improve the comparability, consistency, and transparency of financial reporting and to increase the prominence of items reported in other comprehensive income. This guidance eliminates the option to present the components of other comprehensive income as part of the statement of changes in stockholders' equity. ASU 2011-05 requires that all non-owner changes in stockholders' equity be presented either in a single continuous statement of comprehensive income or in two separate but continuous statements of net income and other comprehensive income. For public entities, this guidance is effective for interim and annual periods beginning after December 15, 2011 and should be applied retrospectively. In December 2011, the FASB issued ASU 2011-12, Deferral of the Effective Date for Amendments to the Presentation of Reclassifications of Items Out of Accumulated Other Comprehensive Income in Accounting Standards Update No. 2011-05 (“ASU 2011-12”). This guidance defers the changes in ASU 2011-05 that relate to the presentation of reclassification adjustments out of accumulated other comprehensive income. Other requirements of ASU 2011-05 are not affected by ASU 2011-12. The guidance in ASU 2011-12 is effective at the same time as ASU 2011-05 so that entities will not be required to comply with the presentation requirements in ASU 2011-05 that ASU 2011-12 is deferring. While the adoption of ASU 2011-05 will change the presentation format of our consolidated financial statements, it will not have an impact on the amounts reported in those statements.
In December 2011, the FASB issued ASU No. 2011-10, Derecognition of in Substance Real Estate - a Scope Clarification (“ASU 2011-10”). This guidance applies to the derecognition of in substance real estate when the parent ceases to have a controlling financial interest in a subsidiary that is in substance real estate because of a default by the subsidiary on its nonrecourse debt. Under ASU 2011-10, the reporting entity should apply the guidance in Accounting Standards Codification ("ASC") 360-20, Property, Plant and Equipment - Real Estate Sales, to determine whether it should derecognize the in substance real estate. Generally, the requirements to derecognize in substance real estate would not be met before the legal transfer of the real estate to the lender and the extinguishment of the related nonrecourse indebtedness. Thus, even if the reporting entity ceases to have a controlling financial interest under ASC 810-10, Consolidation - Overall, it would continue to include the real estate, debt, and the results of the subsidiary's operations in its consolidated financial statements until legal title to the real estate is transferred to legally satisfy the debt. ASU 2011-10 should be applied on a prospective basis to deconsolidation events occurring after the

64

Table of Contents

effective date. For public companies, this guidance is effective for fiscal years, and interim periods within those years, beginning on or after June 15, 2012 . Early adoption is permitted. We are currently assessing the potential impact of the adoption of this guidance on our consolidated financial statements.
Impact of Inflation and Deflation
Deflation can result in a decline in general price levels, often caused by a decrease in the supply of money or credit.  The predominant effects of deflation are high unemployment, credit contraction and weakened consumer demand.  Restricted lending practices could impact our ability to obtain financings or refinancings for our properties and our tenants’ ability to obtain credit.  Decreases in consumer demand can have a direct impact on our tenants and the rents we receive.
During inflationary periods, substantially all of our tenant leases contain provisions designed to mitigate the impact of inflation.  These provisions include clauses enabling us to receive percentage rent based on tenants' gross sales, which generally increase as prices rise, and/or escalation clauses, which generally increase rental rates during the terms of the leases.  In addition, many of the leases are for terms of less than 10 years, which may provide us the opportunity to replace existing leases with new leases at higher base and/or percentage rent if rents of the existing leases are below the then existing market rate.  Most of the leases require the tenants to pay a fixed amount subject to annual increases for their share of operating expenses, including common area maintenance, real estate taxes, insurance and certain capital expenditures, which reduces our exposure to increases in costs and operating expenses resulting from inflation.
Funds From Operations
Funds From Operations (“FFO”) is a widely used 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 operating 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. In October 2011, NAREIT clarified that FFO should exclude the impact of losses on impairment of depreciable properties. The Company has calculated FFO for all periods presented in accordance with this clarification. We define FFO allocable to common shareholders as defined above by NAREIT less dividends on preferred stock. Our method of calculating FFO allocable to common shareholders may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs.
We believe that FFO provides an additional indicator of the operating performance of our 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, we believe that FFO enhances investors’ understanding of our operating performance. The use of FFO as an indicator of financial performance is influenced not only by the operations of our Properties and interest rates, but also by our capital structure.
We present both FFO of our Operating Partnership and FFO allocable to common shareholders, as we believe that both are useful performance measures.  We believe FFO of our Operating Partnership is a useful performance measure since we conduct substantially all of our business through our Operating Partnership and, therefore, it reflects the performance of the Properties in absolute terms regardless of the ratio of ownership interests of our common shareholders and the noncontrolling interest in our Operating Partnership.  We believe FFO allocable to common shareholders is a useful performance measure because it is the performance measure that is most directly comparable to net income (loss) attributable to common shareholders.
In our reconciliation of net income (loss) attributable to common shareholders to FFO allocable to common shareholders that is presented below, we make an adjustment to add back noncontrolling interest in income (loss) of our Operating Partnership in order to arrive at FFO of our Operating Partnership.  We then apply a percentage to FFO of our Operating Partnership to arrive at FFO allocable to common shareholders.  The percentage is computed by taking the weighted average number of common shares outstanding for the period and dividing it by the sum of the weighted average number of common shares and the weighted average number of Operating Partnership units outstanding during the period.
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 our operating performance or to cash flow as a measure of liquidity.
During 2011, we recorded a gain on extinguishment of debt from discontinued operations. Considering the significance and nature of this item, we believe that it is important to identify the impact of the change on our FFO measures for a reader to have a complete understanding of our results of operations. Therefore, we have also presented FFO excluding this item.

65

Table of Contents

FFO of the Operating Partnership increased 6.8% to $422.7 million for the year ended December 31, 2011 compared to $394.8 million for the prior year.  FFO in 2011 was positively impacted by the gain on extinguishment of $31.4 million.
           The reconciliation of FFO to net income (loss) attributable to common shareholders is as follows (in thousands):
 
Year Ended December 31,
 
2011
 
2010
 
2009
Net income (loss) attributable to common shareholders
$
91,560

 
$
29,532

 
$
(36,807
)
Noncontrolling interest in income of operating partnership
25,841

 
11,018

 
(17,845
)
Depreciation and amortization expense of:
 

 
 

 
 

Consolidated properties
275,261

 
284,072

 
306,928

Unconsolidated affiliates
32,538

 
27,445

 
28,826

Discontinued operations
1,109

 
7,700

 
2,754

Non-real estate assets
(2,488
)
 
(4,182
)
 
(962
)
Noncontrolling interests' share of depreciation and amortization
(919
)
 
(605
)
 
(705
)
Loss on impairment of real estate, net of tax benefit
56,557

 
40,240

 
114,862

Gain on depreciable property
(56,763
)
 

 

Gain (loss) on discontinued operations
1

 
(379
)
 
17

Funds from operations of the operating partnership
422,697

 
394,841

 
397,068

Gain on extinguishment of debt from discontinued operations
(31,434
)
 

 

Funds from operations of the operating partnership, as adjusted
$
391,263

 
$
394,841

 
$
397,068

The reconciliations of FFO of the operating partnership to FFO allocable to Company shareholders, including and excluding the gain on extinguishment of debt from discontinued operations, are as follows (in thousands):
 
Year Ended December 31,
 
2011
 
2010
 
2009
Funds from operations of the operating partnership
$
422,697

 
$
394,841

 
$
397,068

Percentage allocable to common shareholders (1)
77.91
%
 
72.83
%
 
67.35
%
Funds from operations allocable to common shareholders
$
329,323

 
$
287,563

 
$
267,425

 
 
 
 
 
 
Funds from operations of the operating partnership, as adjusted
$
391,263

 
$
394,841

 
$
397,068

Percentage allocable to common shareholders (1)
77.91
%
 
72.83
%
 
67.35
%
Funds from operations allocable to Company shareholders,
as adjusted
$
304,833

 
$
287,563

 
$
267,425

 
(1)
Represents the weighted average number of common shares outstanding for the period divided by the sum of the weighted average number of common shares and the weighted average number of operating partnership units outstanding during the period.

ITEM 7A.    QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
We are exposed to various market risk exposures, including interest rate risk and foreign exchange rate risk. The following discussion regarding our risk management activities includes forward-looking statements that involve risk and uncertainties.  Estimates of future performance and economic conditions are reflected assuming certain changes in interest and foreign exchange rates.  Caution should be used in evaluating our overall market risk from the information presented below, as actual results may differ.  We employ various derivative programs to manage certain portions of our market risk associated with interest rates.  See Note 6 of the notes to consolidated financial statements for further discussions of the qualitative aspects of market risk, regarding derivative financial instrument activity.
Interest Rate Risk
Based on our proportionate share of consolidated and unconsolidated variable-rate debt at December 31, 2011, a 0.5% increase or decrease in interest rates on variable rate debt would decrease or increase annual cash flows by approximately $4.5 million and $2.7 million, respectively and, annual interest expense, after the effect of capitalized interest, by approximately $4.5 and $2.7 million, respectively.
Based on our proportionate share of total consolidated and unconsolidated debt at December 31, 2011, a 0.5% increase in interest rates would decrease the fair value of debt by approximately $88.4 million, while a 0.5% decrease in interest rates would increase the fair value of debt by approximately $90.8 million.
 

66

Table of Contents

ITEM 8.    FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
 
Reference is made to the Index to Financial Statements And Schedules contained in Item 15 on page 70.
 
ITEM 9.   CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE
 
None.
 
ITEM 9A.    CONTROLS AND PROCEDURES
Conclusion Regarding Effectiveness of Disclosure Controls and Procedures
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of its effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
Under the supervision and with the participation of our management, including our Chief Executive Officer and Chief Financial Officer, we have evaluated the effectiveness of our disclosure controls and procedures, as defined in Rule 13a-15(e) under the Securities Exchange Act of 1934, as amended, as of the end of the period covered by this report. Based on that evaluation, these officers concluded that our disclosure controls and procedures were effective to ensure that the information required to be disclosed by us in the reports that we file or submit under the Securities Exchange Act of 1934 is recorded, processed, summarized and reported within the time periods specified in the SEC rules and forms, and is accumulated and communicated to our management, including our Chief Executive Officer and Chief Financial Officer, as appropriate, to allow timely decisions regarding required disclosure.
Management's Report on Internal Control over Financial Reporting
Management is responsible for establishing and maintaining adequate internal control over financial reporting, as defined in Rule 13a-15(f) under the Securities Exchange Act of 1934, as amended. We assessed the effectiveness of our internal control over financial reporting, based on criteria established in Internal Control – Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission, and concluded that, as of December 31, 2011, we maintained effective internal control over financial reporting, as stated in our report which is included herein.
The effectiveness of our internal control over financial reporting as of December 31, 2011 has been audited by Deloitte & Touche LLP, an independent registered public accounting firm, as stated in their report which is included herein in Item 15.
Report of Management On Internal Control Over Financial Reporting
Management of CBL & Associates Properties, Inc. and its consolidated subsidiaries (the “Company”) is responsible for establishing and maintaining adequate internal control over financial reporting. The Company’s internal control over financial reporting is a process designed under the supervision of the Company’s Chief Executive Officer and Chief Financial Officer to provide reasonable assurance regarding the reliability of financial reporting and the preparation of the Company’s financial statements for external reporting purposes in accordance with U.S. generally accepted accounting principles.
Management recognizes that there are inherent limitations in the effectiveness of internal control over financial reporting, including the potential for human error or the circumvention or overriding of internal controls.  Accordingly, even effective internal control over financial reporting cannot provide absolute assurance with respect to financial statement preparation.  Because of such limitations, there is a risk that material misstatements may not be prevented or detected on a timely basis by internal control over financial reporting.  In addition, any projection of the evaluation of effectiveness to future periods is subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the polices or procedures may deteriorate.
Management conducted an assessment of the effectiveness of the Company’s internal control over financial reporting based on the framework established in Internal Control Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission and concluded that, as of December 31, 2011, the Company maintained effective internal control over financial reporting.
Deloitte & Touche LLP, the Company’s independent registered public accounting firm, has audited our internal control over financial reporting as of December 31, 2011 as stated in their report which is included herein in Item 15.

67

Table of Contents

Changes in Internal Control over Financial Reporting
There were no changes in the Company's internal control over financial reporting during the quarter ended December 31, 2011 that have materially affected, or are reasonably likely to materially affect, the Company's internal control over financial reporting.
 
 
 
 

ITEM 9B.    OTHER INFORMATION
None.

68

Table of Contents

PART III
 
ITEM 10.   DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE
 
Incorporated herein by reference to the sections entitled “Election of Directors,” “Directors and Executive Officers,” “Certain Terms of the Jacobs Acquisition,” “Corporate Governance Matters - Code of Business Conduct and Ethics,” “Board of Directors’ Meetings and Committees – Audit Committee,” and “Section 16(a) Beneficial Ownership Reporting Compliance” in our definitive proxy statement filed with the Securities and Exchange Commission (the “Commission”) with respect to our Annual Meeting of Stockholders to be held on May 7, 2012.
 
Our board of directors has determined that Winston W. Walker, an independent director and chairman of the audit committee, qualifies as an “audit committee financial expert” as such term is defined by the rules of the Securities and Exchange Commission.
 
ITEM 11.   EXECUTIVE COMPENSATION
 
Incorporated herein by reference to the sections entitled “Director Compensation,” “Executive Compensation,” “Report of the Compensation Committee of the Board of Directors” and “Compensation Committee Interlocks and Insider Participation” in our definitive proxy statement filed with the Commission with respect to our Annual Meeting of Stockholders to be held on May 7, 2012.
 
ITEM 12.   SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED STOCKHOLDER MATTERS
 
Incorporated herein by reference to the sections entitled “Security Ownership of Certain Beneficial Owners and Management” and “Equity Compensation Plan Information as of December 31, 2011”, in our definitive proxy statement filed with the Commission with respect to our Annual Meeting of Stockholders to be held on May 7, 2012.
 
ITEM 13.   CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR INDEPENDENCE
 
Incorporated herein by reference to the sections entitled “Corporate Governance Matters – Director Independence” and “Certain Relationships and Related Person Transactions”, in our definitive proxy statement filed with the Commission with respect to our Annual Meeting of Stockholders to be held on May 7, 2012.
 
ITEM 14.    PRINCIPAL ACCOUNTING FEES AND SERVICES
 
Incorporated herein by reference to the section entitled “Independent Registered Public Accountants’ Fees and Services” under “RATIFICATION OF THE SELECTION OF INDEPENDENT REGISTERED PUBLIC ACCOUNTANTS” in our definitive proxy statement filed with the Commission with respect to our Annual Meeting of Stockholders to be held on May 7, 2012.


69

Table of Contents

PART IV
 
ITEM 15.   EXHIBITS, FINANCIAL STATEMENT SCHEDULES

(1)
Consolidated Financial Statements
Page Number
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(2)
Consolidated Financial Statement Schedules
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Financial statement schedules not listed herein are either not required or are not present in amounts sufficient to require submission of the schedule or the information required to be included therein is included in our consolidated financial statements in Item 15 or are reported elsewhere.
 
 
 
 
(3)
Exhibits
 
 
 
 
 
    The Exhibit Index attached to this report is incorporated by reference into this Item 15(a)(3).
 

70

Table of Contents

SIGNATURES

 
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

CBL & ASSOCIATES PROPERTIES, INC.
(Registrant)

 
By: __/s/ John N. Foy_________
 
 
John N. Foy
 
 
Vice Chairman of the Board, Chief Financial Officer,
 
 
Treasurer and Secretary
 
Dated: February 29, 2012
 
 

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the Registrant and in the capacities and on the dates indicated.

Signature
 
Title
Date
/s/ Charles B. Lebovitz
Chairman of the Board
February 29, 2012
Charles B. Lebovitz
 
 
 
 
/s/ John N. Foy
Vice Chairman of the Board, Chief Financial Officer, Treasurer and Secretary (Principal Financial Officer and Principal Accounting Officer)
February 29, 2012
John N. Foy
 
 
 
 
/s/ Stephen D. Lebovitz
Director, President and Chief Executive Officer (Principal Executive Officer)
February 29, 2012
Stephen D. Lebovitz
 
 
 
 
/s/ Gary L. Bryenton*
Director
February 29, 2012
Gary L. Bryenton
 
 
 
 
/s/ Thomas J. DeRosa*
Director
February 29, 2012
Thomas J. DeRosa
 
 
 
 
/s/ Matthew S. Dominski*
Director
February 29, 2012
Matthew S. Dominski
 
 
 
 
/s/ Gary J. Nay*
Director
February 29, 2012
Gary J. Nay
 
 
 
 
/s/ Kathleen M. Nelson*
Director
February 29, 2012
Kathleen M. Nelson
 
 
 
 
/s/ Winston W. Walker*
Director
February 29, 2012
Winston W. Walker
 
 
 
 
*By:/s/ John N. Foy
Attorney-in-Fact
February 29, 2012
John N. Foy

71

Table of Contents

INDEX TO FINANCIAL STATEMENTS AND SCHEDULES
 
 
Page Number
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

Financial statement schedules not listed herein are either not required or are not present in amounts sufficient to require submission of the schedule or the information required to be included therein is included in our consolidated financial statements in Item 15 or are reported elsewhere.

72

Table of Contents

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
 
To the Board of Directors and Shareholders of
CBL & Associates Properties, Inc.
Chattanooga, TN:
 
We have audited the accompanying consolidated balance sheets of CBL & Associates Properties, Inc. and subsidiaries (the "Company") as of December 31, 2011 and 2010, and the related consolidated statements of operations, equity, and cash flows for each of the three years in the period ended December 31, 2011.  Our audits also included the financial statement schedules listed in the Index at Item 15.  We also have audited the Company's internal control over financial reporting as of December 31, 2011, based on criteria established in Internal Control — Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission.  The Company's management is responsible for these financial statements and financial statement schedules, for maintaining effective internal control over financial reporting, and for its assessment of the effectiveness of internal control over financial reporting, included in the accompanying Report of Management On Internal Control Over Financial Reporting.  Our responsibility is to express an opinion on these financial statements and financial statement schedules and an opinion on the Company's internal control over financial reporting based on our audits.
 
We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States).  Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement and whether effective internal control over financial reporting was maintained in all material respects.  Our audits of the financial statements included examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation.  Our audit of internal control over financial reporting included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk.  Our audits also included performing such other procedures as we considered necessary in the circumstances.  We believe that our audits provide a reasonable basis for our opinions.
 
A company's internal control over financial reporting is a process designed by, or under the supervision of, the company's principal executive and principal financial officers, or persons performing similar functions, and effected by the company's board of directors, management, and other personnel to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles.  A company's internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company's assets that could have a material effect on the financial statements.
 
Because of the inherent limitations of internal control over financial reporting, including the possibility of collusion or improper management override of controls, material misstatements due to error or fraud may not be prevented or detected on a timely basis.  Also, projections of any evaluation of the effectiveness of the internal control over financial reporting to future periods are subject to the risk that the controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
 
In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the financial position of CBL & Associates Properties, Inc. and subsidiaries as of December 31, 2011 and 2010, and the results of their operations and their cash flows for each of the three years in the period ended December 31, 2011, in conformity with accounting principles generally accepted in the United States of America.  Also, in our opinion, such financial statement schedules, when considered in relation to the basic consolidated financial statements taken as a whole, present fairly, in all material respects, the information set forth therein.  Also, in our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of December 31, 2011, based on the criteria established in Internal Control — Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission.
 
/s/ Deloitte & Touche LLP

Atlanta, Georgia
February 29, 2012

73

Table of Contents

CBL & Associates Properties, Inc.
Consolidated Balance Sheets
(In thousands, except share data)
 
December 31,
ASSETS
2011
 
2010
Real estate assets:
 
 
 
Land
$
851,303

 
$
928,025

Buildings and improvements
6,777,776

 
7,543,326

 
7,629,079

 
8,471,351

Accumulated depreciation
(1,762,149
)
 
(1,721,194
)
 
5,866,930

 
6,750,157

Held for sale
14,033

 

Developments in progress
124,707

 
139,980

Net investment in real estate assets
6,005,670

 
6,890,137

Cash and cash equivalents
56,092

 
50,896

Receivables:
 

 
 

 Tenant, net of allowance for doubtful accounts of $1,760 and $3,167
     in 2011 and 2010, respectively
74,160

 
77,989

Other, net of allowance for doubtful accounts of $1,400 in 2011
11,592

 
11,996

Mortgage and other notes receivable
34,239

 
30,519

Investments in unconsolidated affiliates
304,710

 
179,410

Intangible lease assets and other assets
232,965

 
265,607

 
$
6,719,428

 
$
7,506,554

 
 
 
 
LIABILITIES, REDEEMABLE NONCONTROLLING INTERESTS AND EQUITY
 

 
 

Mortgage and other indebtedness
$
4,489,355

 
$
5,209,747

Accounts payable and accrued liabilities
303,577

 
314,651

Total liabilities
4,792,932

 
5,524,398

Commitments and contingencies (Note 14)


 


Redeemable noncontrolling interests:  
 

 
 

Redeemable noncontrolling partnership interests  
32,271

 
34,379

Redeemable noncontrolling preferred joint venture interest
423,834

 
423,834

Total redeemable noncontrolling interests
456,105

 
458,213

Shareholders' equity:
 

 
 

Preferred Stock, $.01 par value, 15,000,000 shares authorized:
 

 
 

 7.75% Series C Cumulative Redeemable Preferred Stock,
   460,000 shares outstanding
5

 
5

 7.375% Series D Cumulative Redeemable Preferred Stock,
   1,815,000 shares outstanding
18

 
18

 Common Stock, $.01 par value, 350,000,000 shares authorized,
     148,364,037 and 147,923,707 issued and outstanding in 2011
     and 2010, respectively
1,484

 
1,479

Additional paid-in capital
1,657,927

 
1,657,507

Accumulated other comprehensive income
3,425

 
7,855

Dividends in excess of cumulative earnings
(399,581
)
 
(366,526
)
Total shareholders' equity
1,263,278

 
1,300,338

Noncontrolling interests
207,113

 
223,605

Total equity
1,470,391

 
1,523,943

 
$
6,719,428

 
$
7,506,554


The accompanying notes are an integral part of these consolidated statements.

74

Table of Contents

CBL & Associates Properties, Inc.
Consolidated Statements of Operations
(In thousands, except per share amounts)
 
Year Ended December 31,
 
2011
 
2010
 
2009
REVENUES:
 
 
 
 
 
Minimum rents
$
680,801

 
$
677,809

 
$
681,689

Percentage rents
17,209

 
17,436

 
16,278

Other rents
22,576

 
22,671

 
20,601

Tenant reimbursements
304,956

 
309,592

 
318,704

Management, development and leasing fees
6,935

 
6,416

 
7,372

Other
34,863

 
29,258

 
28,311

Total revenues
1,067,340

 
1,063,182

 
1,072,955

 
 
 
 
 
 
OPERATING EXPENSES:
 

 
 

 
 

Property operating
154,047

 
149,021

 
158,778

Depreciation and amortization
275,261

 
284,072

 
304,005

Real estate taxes
93,857

 
96,621

 
95,104

Maintenance and repairs
57,098

 
56,469

 
55,994

General and administrative
44,751

 
43,383

 
41,010

Loss on impairment of real estate
55,761

 
1,156

 
109,211

Other
28,898

 
25,523

 
25,794

Total operating expenses
709,673

 
656,245

 
789,896

Income from operations
357,667

 
406,937

 
283,059

Interest and other income
2,589

 
3,873

 
5,210

Interest expense
(271,334
)
 
(285,619
)
 
(290,964
)
Gain (loss) on extinguishment of debt
1,029

 

 
(601
)
Gain (loss) on investments

 
888

 
(9,260
)
Gain on sales of real estate assets
59,396

 
2,887

 
3,820

Equity in earnings (losses) of unconsolidated affiliates
6,138

 
(188
)
 
5,489

Income tax benefit
269

 
6,417

 
1,222

Income (loss) from continuing operations
155,754

 
135,195

 
(2,025
)
Operating income (loss) of discontinued operations
29,241

 
(37,404
)
 
(5,023
)
Gain (loss) on discontinued operations
(1
)
 
379

 
(17
)
Net income (loss)
184,994

 
98,170

 
(7,065
)
Net (income) loss attributable to noncontrolling interests in:
 

 
 

 
 

Operating partnership
(25,841
)
 
(11,018
)
 
17,845

Other consolidated subsidiaries
(25,217
)
 
(25,001
)
 
(25,769
)
Net income (loss) attributable to the Company
133,936

 
62,151

 
(14,989
)
Preferred dividends
(42,376
)
 
(32,619
)
 
(21,818
)
Net income (loss) attributable to common shareholders
$
91,560

 
$
29,532

 
$
(36,807
)
 
 
 
 
 
 
Basic per share data attributable to common shareholders:
 

 
 

 
 

Income (loss) from continuing operations, net of preferred dividends
$
0.46

 
$
0.41

 
$
(0.31
)
Discontinued operations
0.16

 
(0.20
)
 
(0.04
)
Net income (loss) attributable to common shareholders
$
0.62

 
$
0.21

 
$
(0.35
)
Weighted average common shares outstanding
148,289

 
138,375

 
106,366

 
 
 
 
 
 
Diluted per share data attributable to common shareholders:
 

 
 

 
 

Income (loss) from continuing operations, net of preferred dividends
$
0.46

 
$
0.41

 
$
(0.31
)
Discontinued operations
0.16

 
(0.20
)
 
(0.04
)
Net income (loss) attributable to common shareholders
$
0.62

 
$
0.21

 
$
(0.35
)
Weighted average common and potential dilutive common shares outstanding
148,334

 
138,416

 
106,366

 
 
 
 
 
 
Amounts attributable to common shareholders:
 

 
 

 
 

Income (loss) from continuing operations, net of preferred dividends
$
68,780

 
$
56,497

 
$
(33,413
)
Discontinued operations
22,780

 
(26,965
)
 
(3,394
)
Net income (loss) attributable to common shareholders
$
91,560

 
$
29,532

 
$
(36,807
)
The accompanying notes are an integral part of these consolidated statements.

75

Table of Contents

CBL & Associates Properties, Inc.
Consolidated Statements of Equity

(in thousands, except share data)
 
 
Equity
 
 
 
Shareholders' Equity
 
 
 
 
 
Redeemable Noncontrolling Partnership
Interests
 
Preferred
Stock
 
Common
Stock
 
Additional
Paid-in
Capital
 
Accumulated
Other
Comprehensive Income (Loss)
 
Dividends in Excess of Cumulative Earnings
 
Total Shareholders' Equity
 
Noncontrolling Interests
 
Total Equity
Balance, December 31, 2008
$
18,393

 
$
12

 
$
664

 
$
993,941

 
$
(12,786
)
 
$
(193,307
)
 
$
788,524

 
$
380,472

 
$
1,168,996

Net income (loss)
5,609

 

 

 

 

 
(14,989
)
 
(14,989
)
 
(18,409
)
 
(33,398
)
Other comprehensive income (loss):
 

 
 

 
 

 
 

 
 

 
 

 
 

 
 

 
 

Net unrealized gain (loss) on available-for-sale securities
261

 

 

 

 
(29
)
 

 
(29
)
 
(400
)
 
(429
)
Unrealized gain on hedging instruments
609

 

 

 

 
8,494

 

 
8,494

 
3,511

 
12,005

Realized loss on foreign currency translation adjustment
3

 

 

 

 
37

 

 
37

 
25

 
62

Unrealized gain on foreign currency translation adjustment
487

 

 

 

 
4,775

 

 
4,775

 
1,680

 
6,455

Other comprehensive income (loss)
1,360

 
 

 
 

 
 

 
 

 
 

 
13,277

 
4,816

 
18,093

Dividends declared - common stock

 

 

 

 

 
(53,526
)
 
(53,526
)
 

 
(53,526
)
Dividends declared - preferred stock

 

 

 

 

 
(21,818
)
 
(21,818
)
 

 
(21,818
)
Issuance of 130,004 shares of common stock and restricted common stock

 

 
1

 
702

 

 

 
703

 

 
703

Issuance of 4,754,355 shares of common stock for dividend

 

 
48

 
14,691

 

 

 
14,739

 

 
14,739

Issuance of 66,630,000 shares of common stock in equity offering

 

 
666

 
381,157

 

 

 
381,823

 

 
381,823

Cancellation of 24,619 shares of restricted common stock

 

 

 
(121
)
 

 

 
(121
)
 

 
(121
)
Accrual under deferred compensation arrangements

 

 

 
49

 

 

 
49

 

 
49

Amortization of deferred compensation

 

 

 
2,548

 

 

 
2,548

 

 
2,548

Additions to deferred financing costs

 

 

 

 

 

 

 
45

 
45

Transfer from noncontrolling interests to redeemable noncontrolling interests
82,970

 

 

 

 

 

 

 
(82,970
)
 
(82,970
)
Transfer from redeemable noncontrolling interests to noncontrolling interests
(73,051
)
 

 

 

 

 

 

 
73,051

 
73,051

Distributions to noncontrolling interests
(14,064
)
 

 

 

 

 

 

 
(50,015
)
 
(50,015
)
Purchase of noncontrolling interests in other consolidated subsidiaries

 

 

 
217

 

 

 
217

 
(717
)
 
(500
)
Issuance of noncontrolling interests for distribution

 

 

 

 

 

 

 
4,152

 
4,152

Adjustment for noncontrolling interests
(4,242
)
 

 

 
12,184

 

 

 
12,184

 
(7,942
)
 
4,242

Adjustment to record redeemable noncontrolling interests at redemption value
5,714

 

 

 
(5,714
)
 

 

 
(5,714
)
 

 
(5,714
)
Balance, December 31, 2009
22,689

 
12

 
1,379

 
1,399,654

 
491

 
(283,640
)
 
1,117,896

 
302,483

 
1,420,379

Net income
4,333

 

 

 

 

 
62,151

 
62,151

 
11,016

 
73,167

Other comprehensive income (loss):
 

 
 

 
 

 
 

 
 

 
 

 
 

 
 

 
 

Unrealized gain on available-for-sale securities
69

 

 

 

 
6,125

 

 
6,125

 
2,208

 
8,333

Realized loss on sale of marketable securities
1

 

 

 

 
84

 

 
84

 
29

 
113

Unrealized gain on hedging instruments
22

 

 

 

 
1,994

 

 
1,994

 
726

 
2,720

Net unrealized gain (loss) on foreign currency translation adjustment
(397
)
 

 

 

 
(962
)
 

 
(962
)
 
1,203

 
241

Realized loss on foreign currency translation adjustment
1

 

 

 

 
123

 

 
123

 
45

 
168

Other comprehensive income (loss)
(304
)
 
 

 
 

 
 

 
 

 
 

 
7,364

 
4,211

 
11,575

Issuance of 1,115,000 shares of preferred stock in equity offerings

 
11

 

 
229,336

 

 

 
229,347

 

 
229,347

Conversion of 9,807,013 operating partnership special
common units to shares of common stock

 

 
98

 
56,240

 

 

 
56,338

 
(56,338
)
 

Dividends declared - common stock

 

 

 

 

 
(112,418
)
 
(112,418
)
 

 
(112,418
)
Dividends declared - preferred stock

 

 

 

 

 
(32,619
)
 
(32,619
)
 

 
(32,619
)
Issuance of 130,367 shares of common stock and restricted common stock

 

 
1

 
213

 

 

 
214

 

 
214

Cancellation of 17,790 shares of restricted common stock

 

 

 
(175
)
 

 

 
(175
)
 

 
(175
)
Exercise of stock options

 

 
1

 
1,455

 

 

 
1,456

 

 
1,456

Accrual under deferred compensation arrangements

 

 

 
41

 

 

 
41

 

 
41

Amortization of deferred compensation

 

 

 
2,211

 

 

 
2,211

 

 
2,211

Additions to deferred financing costs

 

 

 

 

 

 

 
34

 
34

Income tax effect of share-based compensation
(10
)
 

 

 
(1,468
)
 

 

 
(1,468
)
 
(337
)
 
(1,805
)
Adjustment for noncontrolling interests
3,139

 

 

 
(15,572
)
 

 

 
(15,572
)
 
12,433

 
(3,139
)
Adjustment to record redeemable noncontrolling interests at redemption value
14,428

 

 

 
(14,428
)
 

 

 
(14,428
)
 

 
(14,428
)
Distributions to noncontrolling interests
(9,896
)
 

 

 

 

 

 

 
(55,131
)
 
(55,131
)
Contributions from noncontrolling interests in Operating Partnership

 

 

 

 

 

 

 
5,234

 
5,234

Balance, December 31, 2010
$
34,379

 
$
23

 
$
1,479

 
$
1,657,507

 
$
7,855

 
$
(366,526
)
 
$
1,300,338

 
$
223,605

 
$
1,523,943


76

Table of Contents

CBL & Associates Properties, Inc.
Consolidated Statements of Equity
(Continued)
 
(in thousands, except share data)
 
 
Equity
 
 
 
Shareholders' Equity
 
 
 
 
 
Redeemable Noncontrolling Partnership Interests
 
Preferred Stock
 
Common Stock
 
Additional Paid-in Capital
 
Accumulated Other Comprehensive Income
 
Dividends in Excess of Cumulative Earnings
 
Total Shareholders' Equity
 
Noncontrolling Interests
 
Total Equity
Balance, December 31, 2010
$
34,379

 
$
23

 
$
1,479

 
$
1,657,507

 
$
7,855

 
$
(366,526
)
 
$
1,300,338

 
$
223,605

 
$
1,523,943

Net income
4,940

 

 

 

 

 
133,936

 
133,936

 
25,473

 
159,409

Other comprehensive income (loss):
 

 
 

 
 

 
 

 
 

 
 

 
 

 
 

 
 

Unrealized loss on available-for-sale securities
(3
)
 

 

 

 
(144
)
 

 
(144
)
 
(67
)
 
(211
)
Realized loss on sale of marketable securities

 

 

 

 
17

 

 
17

 
5

 
22

Unrealized loss on hedging instruments
(45
)
 

 

 

 
(4,303
)
 

 
(4,303
)
 
(1,173
)
 
(5,476
)
Other comprehensive income (loss)
(48
)
 
 

 
 

 
 

 
 

 
 

 
(4,430
)
 
(1,235
)
 
(5,665
)
Conversion of 125,100 operating partnership special common units to shares of common stock

 

 
1

 
728

 

 

 
729

 
(729
)
 

Dividends declared - common stock

 

 

 

 

 
(124,615
)
 
(124,615
)
 

 
(124,615
)
Dividends declared - preferred stock

 

 

 

 

 
(42,376
)
 
(42,376
)
 

 
(42,376
)
Issuance of 190,812 shares of common stock and restricted common stock

 

 
2

 
276

 

 

 
278

 

 
278

Cancellation of 16,082 shares of restricted common stock

 

 

 
(125
)
 

 

 
(125
)
 

 
(125
)
Exercise of stock options

 

 
2

 
1,953

 

 

 
1,955

 

 
1,955

Accrual under deferred compensation arrangements

 

 

 
56

 

 

 
56

 

 
56

Amortization of deferred compensation

 

 

 
1,629

 

 

 
1,629

 

 
1,629

Adjustment for noncontrolling interests
3,005

 

 

 
(5,205
)
 

 

 
(5,205
)
 
2,200

 
(3,005
)
Adjustment to record redeemable noncontrolling interests at redemption value
(1,108
)
 

 

 
1,108

 

 

 
1,108

 

 
1,108

Distributions to noncontrolling interests
(8,897
)
 

 

 

 

 

 

 
(44,239
)
 
(44,239
)
Contributions from noncontrolling interests in Operating Partnership

 

 

 

 

 

 

 
2,038

 
2,038

Balance, December 31, 2011
$
32,271

 
$
23

 
$
1,484

 
$
1,657,927

 
$
3,425

 
$
(399,581
)
 
$
1,263,278

 
$
207,113

 
$
1,470,391

 
 
 

 
 
The accompanying notes are an integral part of these consolidated statements.


77

Table of Contents

CBL & Associates Properties, Inc.
 Consolidated Statements of Cash Flows
(In thousands)

 
Year Ended December 31,
 
2011
 
2010
 
2009
CASH FLOWS FROM OPERATING ACTIVITIES:
 
 
 
 
 
Net income (loss)
$
184,994

 
$
98,170

 
$
(7,065
)
Adjustments to reconcile net income (loss) to net cash provided by
    operating activities:
 
 
 
 
 
Depreciation and amortization
276,370

 
291,772

 
312,505

Amortization of deferred finance costs and debt premiums (discounts)
10,239

 
7,414

 
1,570

Net amortization of intangible lease assets and liabilities
(906
)
 
(1,384
)
 
(5,046
)
Gain on sales of real estate assets
(59,396
)
 
(2,887
)
 
(3,820
)
Realized foreign currency loss

 
169

 
65

(Gain) loss on discontinued operations
1

 
(379
)
 
17

Write-off of development projects
94

 
392

 
1,501

Share-based compensation expense
1,783

 
2,313

 
3,160

Income tax effect of share-based compensation

 
(1,815
)
 

Net realized loss on sale of available-for-sale securities
22

 
114

 

Write-down of mortgage and other notes receivable
1,900

 

 

(Gain) loss on investments

 
(888
)
 
9,260

Loss on impairment of real estate
58,729

 
40,240

 
114,862

Gain on extinguishment of debt
(32,463
)
 

 
601

Equity in (earnings) losses of unconsolidated affiliates
(6,138
)
 
188

 
(5,489
)
Distributions of earnings from unconsolidated affiliates
9,586

 
4,959

 
12,665

Provision for doubtful accounts
1,743

 
2,891

 
5,000

Change in deferred tax accounts
(5,695
)
 
2,031

 
1,170

Changes in:
 
 
 
 
 
Tenant and other receivables
(5,986
)
 
(6,693
)
 
803

Other assets
6,084

 
(1,215
)
 
(3,435
)
Accounts payable and accrued liabilities
875

 
(5,600
)
 
(6,686
)
Net cash provided by operating activities
441,836

 
429,792

 
431,638

CASH FLOWS FROM INVESTING ACTIVITIES:
 
 
 
 
 
Additions to real estate assets
(216,879
)
 
(143,586
)
 
(229,732
)
(Additions) reductions to restricted cash
(14,719
)
 
20,987

 
30,938

(Additions) reductions to cash held in escrow

 

 
2,700

Purchase of partner's interest in unconsolidated affiliate

 
(15,773
)
 

Purchase of noncontrolling interest in other consolidated subsidiaries

 

 
(500
)
Proceeds from sales of real estate assets
244,647

 
138,614

 
11,826

Proceeds from sales of investments in unconsolidated affiliates

 

 
25,028

Additions to mortgage notes receivable
(15,173
)
 

 
(975
)
Payments received on mortgage notes receivable
7,479

 
1,609

 
20,769

Net purchases of available-for-sale securities

 
(9,610
)
 

Additional investments in and advances to unconsolidated affiliates
(35,499
)
 
(23,604
)
 
(91,027
)
Distributions in excess of equity in earnings of unconsolidated affiliates
17,907

 
31,776

 
77,245

Changes in other assets
(15,408
)
 
(5,971
)
 
(6,574
)
Net cash used in investing activities
(27,645
)
 
(5,558
)
 
(160,302
)

78

Table of Contents

CBL & Associates Properties, Inc.
 Consolidated Statements of Cash Flows
(In thousands)
(Continued)

 
Year Ended December 31,
 
2011
 
2010
 
2009
CASH FLOWS FROM FINANCING ACTIVITIES:
 
 
 
 
 
Proceeds from mortgage and other indebtedness
$
1,933,770

 
$
893,378

 
$
686,764

Principal payments on mortgage and other indebtedness
(2,086,461
)
 
(1,336,436
)
 
(1,159,321
)
Additions to deferred financing costs
(19,629
)
 
(4,855
)
 
(20,377
)
Proceeds from issuances of common stock
179

 
153

 
381,985

Proceeds from issuances of preferred stock

 
229,347

 

Proceeds from exercises of stock options
1,955

 
1,456

 

Income tax effect of share-based compensation

 
1,815

 

Contributions from noncontrolling interests
2,079

 
5,234

 

Distributions to noncontrolling interests
(75,468
)
 
(86,093
)
 
(86,607
)
Dividends paid to holders of preferred stock
(42,376
)
 
(35,670
)
 
(21,819
)
Dividends paid to common shareholders
(123,044
)
 
(89,729
)
 
(56,459
)
Net cash used in financing activities
(408,995
)
 
(421,400
)
 
(275,834
)
 
 
 
 
 
 
EFFECT OF FOREIGN EXCHANGE RATE CHANGES ON CASH

 

 
1,333

NET CHANGE IN CASH AND CASH EQUIVALENTS
5,196

 
2,834

 
(3,165
)
CASH AND CASH EQUIVALENTS, beginning of period
50,896

 
48,062

 
51,227

CASH AND CASH EQUIVALENTS, end of period
$
56,092

 
$
50,896

 
$
48,062



 



The accompanying notes are an integral part of these consolidated statements.

79

Table of Contents

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share data)
 
NOTE 1. ORGANIZATION
 
CBL & Associates Properties, Inc. (“CBL”), a Delaware corporation, is a self-managed, self-administered, fully-integrated real estate investment trust (“REIT”) that is engaged in the ownership, development, acquisition, leasing, management and operation of regional shopping malls, open-air centers, community centers and office properties.  Its shopping centers are located in 26 states, but are primarily in the southeastern and midwestern United States.
 
CBL conducts substantially all of its business through CBL & Associates Limited Partnership (the “Operating Partnership”). As of December 31, 2011, the Operating Partnership owned controlling interests in 74 regional malls/open-air centers, 29 associated centers (each located adjacent to a regional mall), eight community centers and 13 office buildings, including CBL’s corporate office building. The Operating Partnership consolidates the financial statements of all entities in which it has a controlling financial interest or where it is the primary beneficiary of a variable interest entity.  The Operating Partnership owned non-controlling interests in ten regional malls/ open-air centers , three associated centers, five community centers and six office buildings. Because one or more of the other partners have substantive participating rights, the Operating Partnership does not control these partnerships and joint ventures and, accordingly, accounts for these investments using the equity method. The Operating Partnership had controlling interests in two community center expansions and two mall redevelopments under construction at December 31, 2011.  The Operating Partnership also holds options to acquire certain development properties owned by third parties.
 
CBL is the 100% owner of two qualified REIT subsidiaries, CBL Holdings I, Inc. and CBL Holdings II, Inc. At December 31, 2011, CBL Holdings I, Inc., the sole general partner of the Operating Partnership, owned a 1.0% general partner interest in the Operating Partnership and CBL Holdings II, Inc. owned a 76.9% limited partner interest for a combined interest held by CBL of 77.9%.
 
The noncontrolling interest in the Operating Partnership is held primarily by CBL & Associates, Inc. and its affiliates (collectively “CBL’s Predecessor”) and by affiliates of The Richard E. Jacobs Group, Inc. (“Jacobs”). CBL’s Predecessor contributed their interests in certain real estate properties and joint ventures to the Operating Partnership in exchange for a limited partner interest when the Operating Partnership was formed in November 1993. Jacobs contributed their interests in certain real estate properties and joint ventures to the Operating Partnership in exchange for limited partner interests when the Operating Partnership acquired the majority of Jacobs’ interests in 23 properties in January 2001 and the balance of such interests in February 2002. At December 31, 2011, CBL’s Predecessor owned a 9.8% limited partner interest, Jacobs owned a 6.9% limited partner interest and various third parties owned a 5.4% limited partner interest in the Operating Partnership.  CBL’s Predecessor also owned 7.4 million shares of CBL’s common stock at December 31, 2011, for a combined effective interest of 13.7% in the Operating Partnership.
 
The Operating Partnership conducts CBL’s property management and development activities through CBL & Associates Management, Inc. (the “Management Company”) to comply with certain requirements of the Internal Revenue Code of 1986, as amended (the “Code”). The Operating Partnership owns 100% of both of the Management Company’s preferred stock and common stock.
 
CBL, the Operating Partnership and the Management Company are collectively referred to herein as “the Company.”
 
NOTE 2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
 
Basis of Presentation
 
The accompanying consolidated financial statements of the Company have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”).  All intercompany transactions have been eliminated.

Certain historical amounts have been reclassified to conform to the current year presentation.  The financial results of certain Properties are reported as discontinued operations in the consolidated financial statements.  Except where noted, the information presented in the Notes to Consolidated Financial Statements excludes discontinued operations.

In 2011, the Company determined that certain impairment charges recorded in 2010 and 2009 were inappropriately classified in continuing operations rather than being reclassified to discontinued operations along with the other operating results of those properties after the properties were sold.

80

Table of Contents


In 2011, the Company recorded an accounting adjustment to its 2010 and 2009 financial statements to correct these misstatements. The accounting adjustment resulted in increases in income from continuing operations of $13,649 and $5,651 in 2010 and 2009, respectively, as well as a corresponding decrease in operating income from discontinued operations of $13,649 and $5,651 in 2010 and 2009, respectively. There was no impact on net income (loss) or net income (loss) attributable to common shareholders for 2010 and 2009.

We believe that the accounting adjustments described above, when considered individually or in the aggregate, are not material to the Company's consolidated financial statements for the years ended December 31, 2010 or 2009. In making this assessment, the Company has considered qualitative and quantitative factors, including the impact to the individual financial statement captions impacted for each period presented.
 
The Company has evaluated subsequent events through the date of issuance of these financial statements.  See Note 20 for further discussion.
 
Accounting Guidance Adopted
 
In January 2010, the Financial Accounting Standards Board ("FASB") issued Accounting Standards Update ("ASU") No. 2010-06, Fair Value Measurements and Disclosures: Improving Disclosures about Fair Value Measurements (“ASU 2010-06”). ASU 2010-06 provides that significant transfers in or out of measurements classified as Levels 1 or 2 should be disclosed separately along with reasons for the transfers. Information regarding purchases, sales, issuances and settlements related to measurements classified as Level 3 are also to be presented separately. The guidance was effective for interim and annual periods beginning after December 15, 2009, excluding the provision relating to the rollforward of Level 3 activity which was effective for interim and annual periods beginning after December 15, 2010. The Company adopted the provisions of this guidance on January 1, 2010, except for the requirement related to Level 3 measurements, which the Company adopted January 1, 2011. The adoption of the remaining disclosure requirements of ASU 2010-06 did not have an impact on the Company's consolidated financial statements.

In July 2010, the FASB issued ASU No. 2010-20, Disclosures about the Credit Quality of Financing Receivables and the Allowance for Credit Losses (“ASU 2010-20”). ASU 2010-20 requires entities to provide extensive new disclosures in their financial statements about their financing receivables, including credit risk exposures and the allowance for credit losses. The new disclosures include information regarding credit quality, impaired or modified receivables, non-accrual or past due receivables and activity related to modified receivables and the allowance for credit losses. The guidance was effective for interim and annual reporting periods ending on or after December 15, 2010, with the exception of the activity disclosures, which were effective for interim and annual reporting periods beginning on or after December 15, 2010. In January 2011, the FASB issued ASU No. 2011-01, Deferral of the Effective Date of Disclosures about Troubled Debt Restructurings in Update No. 2010-20 (“ASU 2011-01”). ASU 2011-01 delayed immediately the effective date for disclosures prescribed by ASU 2010-20 that relate to troubled debt restructurings. The adoption of the non-deferred disclosures prescribed by ASU 2010-20 did not have an impact on the Company's consolidated financial statements.

In April 2011, the FASB issued ASU No. 2011-02, A Creditor's Determination of Whether a Restructuring Is a Troubled Debt Restructuring (“ASU 2011-02”). ASU 2011-02 provides additional guidance to assist creditors in determining whether a restructuring of a receivable meets the criteria to be considered a troubled debt restructuring. A provision in ASU 2011-02 also ends the FASB's deferral of the additional disclosures about troubled debt restructurings as required by ASU 2010-20, which had previously been deferred by ASU 2011-01. For public entities, the guidance was effective for the first interim or annual period beginning on or after June 15, 2011, and should be applied retrospectively to the beginning of the annual period of adoption. As a result of applying this guidance, an entity may identify receivables that are newly considered impaired. For purposes of measuring impairment of those receivables, an entity should apply the amendments prospectively for the first interim or annual period beginning on or after June 15, 2011. The adoption of this guidance did not have an impact on the Company's consolidated financial statements.

Accounting Pronouncements Not Yet Effective

In May 2011, the FASB issued ASU No. 2011-04, Amendments to Achieve Common Fair Value Measurement and Disclosure Requirements in U.S. GAAP and IFRSs (“ASU 2011-04”). The objective of ASU 2011-04 is to align fair value measurements and related disclosure requirements under GAAP and International Financial Reporting Standards (“IFRSs”), thus improving the comparability of fair value measurements presented and disclosed in financial statements prepared in accordance

81

Table of Contents

with U.S. GAAP and IFRSs. For public entities, this guidance is effective for interim and annual periods beginning after December 15, 2011 and should be applied prospectively. The adoption of ASU 2011-04 will not have a material impact on the Company's consolidated financial statements.

In June 2011, the FASB issued ASU No. 2011-05, Presentation of Comprehensive Income (“ASU 2011-05”). The objective of this accounting update is to improve the comparability, consistency, and transparency of financial reporting and to increase the prominence of items reported in other comprehensive income. This guidance eliminates the option to present the components of other comprehensive income as part of the statement of changes in stockholders' equity. ASU 2011-05 requires that all non-owner changes in stockholders' equity be presented either in a single continuous statement of comprehensive income or in two separate but continuous statements of net income and other comprehensive income. For public entities, this guidance is effective for interim and annual periods beginning after December 15, 2011 and should be applied retrospectively. In December 2011, the FASB issued ASU 2011-12, Deferral of the Effective Date for Amendments to the Presentation of Reclassifications of Items Out of Accumulated Other Comprehensive Income in Accounting Standards Update No. 2011-05 (“ASU 2011-12”). This guidance defers the changes in ASU 2011-05 that relate to the presentation of reclassification adjustments out of accumulated other comprehensive income. Other requirements of ASU 2011-05 are not affected by ASU 2011-12. The guidance in ASU 2011-12 is effective at the same time as ASU 2011-05 so that entities will not be required to comply with the presentation requirements in ASU 2011-05 that ASU 2011-12 is deferring. While the adoption of ASU 2011-05 will change the presentation format of the Company's consolidated financial statements, it will not have an impact on the amounts reported in those statements.

In December 2011, the FASB issued ASU No. 2011-10, Derecognition of in Substance Real Estate - a Scope Clarification (“ASU 2011-10”). This guidance applies to the derecognition of in substance real estate when the parent ceases to have a controlling financial interest in a subsidiary that is in substance real estate because of a default by the subsidiary on its nonrecourse debt. Under ASU 2011-10, the reporting entity should apply the guidance in Accounting Standards Codification ("ASC") 360-20, Property, Plant and Equipment - Real Estate Sales, to determine whether it should derecognize the in substance real estate. Generally, the requirements to derecognize in substance real estate would not be met before the legal transfer of the real estate to the lender and the extinguishment of the related nonrecourse indebtedness. Thus, even if the reporting entity ceases to have a controlling financial interest under ASC 810-10, Consolidation - Overall, it would continue to include the real estate, debt, and the results of the subsidiary's operations in its consolidated financial statements until legal title to the real estate is transferred to legally satisfy the debt. ASU 2011-10 should be applied on a prospective basis to deconsolidation events occurring after the effective date. For public companies, this guidance is effective for fiscal years, and interim periods within those years, beginning on or after June 15, 2012. Early adoption is permitted. The Company is currently assessing the potential impact of the adoption of this guidance on its consolidated financial statements.

Real Estate Assets
 
The Company capitalizes predevelopment project costs paid to third parties. All previously capitalized predevelopment costs are expensed when it is no longer probable that the project will be completed. Once development of a project commences, all direct costs incurred to construct the project, including interest and real estate taxes, are capitalized. Additionally, certain general and administrative expenses are allocated to the projects and capitalized based on the amount of time applicable personnel work on the development project. Ordinary repairs and maintenance are expensed as incurred. Major replacements and improvements are capitalized and depreciated over their estimated useful lives.
 
All acquired real estate assets have been accounted for using the acquisition method of accounting and accordingly, the results of operations are included in the consolidated statements of operations from the respective dates of acquisition. The Company allocates the purchase price to (i) tangible assets, consisting of land, buildings and improvements, as if vacant, and tenant improvements, and (ii) identifiable intangible assets and liabilities, generally consisting of above-market leases, in-place leases and tenant relationships, which are included in other assets, and below-market leases, which are included in accounts payable and accrued liabilities. The Company uses estimates of fair value based on estimated cash flows, using appropriate discount rates, and other valuation techniques to allocate the purchase price to the acquired tangible and intangible assets. Liabilities assumed generally consist of mortgage debt on the real estate assets acquired. Assumed debt is recorded at its fair value based on estimated market interest rates at the date of acquisition.
 
Depreciation is computed on a straight-line basis over estimated lives of 40 years for buildings, 10 to 20 years for certain improvements and 7 to 10 years for equipment and fixtures. Tenant improvements are capitalized and depreciated on a straight-line basis over the term of the related lease. Lease-related intangibles from acquisitions of real estate assets are generally amortized over the remaining terms of the related leases. The amortization of above- and below-market leases is recorded as an adjustment to minimum rental revenue, while the amortization of all other lease-related intangibles is recorded as amortization expense. Any difference between the face value of the debt assumed and its fair value is amortized to interest expense over the remaining term of the debt using the effective interest method.

82

Table of Contents

 
The Company’s acquired intangibles and their balance sheet classifications as of December 31, 2011 and 2010, are summarized as follows:
 
 
December 31, 2011
 
December 31, 2010
 
Cost
 
Accumulated
Amortization
 
Cost
 
Accumulated
Amortization
Intangible lease assets and other assets:
 
 
 
 
 
 
 
Above-market leases
$
55,642

 
$
(33,954
)
 
$
69,405

 
$
(37,425
)
In-place leases
54,838

 
(36,753
)
 
68,770

 
(41,454
)
Tenant relationships

 
(651
)
 
56,803

 
(12,334
)
Accounts payable and accrued liabilities:
 

 
 

 
 

 
 

Below-market leases
66,627

 
(51,755
)
 
97,999

 
(66,370
)

These intangibles are related to specific tenant leases.  Should a termination occur earlier than the date indicated in the lease, the related intangible assets or liabilities, if any, related to the lease are recorded as expense or income, as applicable.  The decrease in net carrying value of acquired intangibles from December 31, 2010 to December 31, 2011 was primarily due to the deconsolidation of Oak Park Mall and West County Center in connection with the formation of CBL/T-C, LLC, a joint venture with TIAA-CREF described in Note 5. The total net amortization expense of the above acquired intangibles was $6,677, $7,748 and $7,146 in 2011, 2010 and 2009, respectively.  The estimated total net amortization expense for the next five succeeding years is $4,700 in 2012, $3,545 in 2013, $3,137 in 2014, $2,702 in 2015 and $2,260 in 2016.
 
Total interest expense capitalized was $4,955, $3,334 and $6,807 in 2011, 2010 and 2009, respectively.

Carrying Value of Long-Lived Assets
 
The Company evaluates the carrying value of long-lived assets to be held and used when events or changes in circumstances warrant such a review.  The carrying value of a long-lived asset is considered impaired when its estimated future undiscounted cash flows are less than its carrying value. The Company estimates fair value using the undiscounted cash flows expected to be generated by each Property, which are based on a number of assumptions such as leasing expectations, operating budgets, estimated useful lives, future maintenance expenditures, intent to hold for use and capitalization rates. If it is determined that impairment has occurred, the amount of the impairment charge is equal to the excess of the asset’s carrying value over its estimated fair value.    These assumptions are subject to economic and market uncertainties including, but not limited to, demand for space, competition for tenants, changes in market rental rates and costs to operate each Property.  As these factors are difficult to predict and are subject to future events that may alter the assumptions used, the future cash flows estimated in the Company’s impairment analyses may not be achieved.
The Company recorded a non-cash impairment of real estate in the fourth quarter of 2011 related to Oak Hollow Square in High Point, NC. This community center was classified as held for sale at December 31, 2011 and the Company recorded a non-cash impairment of real estate of $729 to write down the book value to the expected net sales price. The loss on impairment is recorded in discontinued operations in 2011. As described in Note 20, Oak Hollow Square was sold subsequent to December 31, 2011.

The Company recorded a non-cash impairment of real estate of $50,683 in the third quarter of 2011 related to Columbia Place in Columbia, SC, to write-down the depreciated book value as of September 30, 2011 from $56,746 to an estimated fair value of $6,063 as of the same date. Columbia Place has experienced declining cash flows as a result of changes in property-specific market conditions, which were further exacerbated by recent economic conditions, that have negatively impacted leasing activity and occupancy.

The Company recorded an impairment of real estate of $622 related to an outparcel that was sold in September 2011 for net proceeds after selling costs of $1,477, which was less than its carrying amount of $2,099.

The Company recorded a non-cash impairment of real estate of $4,457 in the second quarter of 2011 related to Settlers Ridge - Phase II in Robinson Township, PA, which was under construction at the time.  The development is expected to be sold upon completion and stabilization and the loss was recorded to write down the carrying value of the Property to its estimated fair value. The fair value was estimated using the expected sales price and the projected book value of the completed Property.


83

Table of Contents

The revenues of Columbia Place and Settlers Ridge - Phase II accounted for less than 1.0% of total consolidated revenues for the year ended December 31, 2011. Columbia Place and Settlers Ridge -Phase II are included in the "Community Centers" and "Malls" segments, respectively. A reconciliation of each Property's carrying value for the year ended December 31, 2011 is as follows:
 
Columbia Place
 
Settlers Ridge (Phase II)
 
Total
Beginning carrying value, January 1, 2011
$
58,207

 
$
12,461

 
$
70,668

Capital expenditures
142

 
8,850

 
8,992

Depreciation expense
(1,525
)
 
(270
)
 
(1,795
)
Loss on impairment of real estate
(50,683
)
 
(4,457
)
 
(55,140
)
Ending carrying value, December 31, 2011
$
6,141

 
$
16,584

 
$
22,725


In February 2011, we incurred a loss on impairment of real estate assets of $2,746 related to the disposition of Oak Hollow Mall in High Point, NC, to write down the book value of the Property to the net sales price.  The loss on impairment is recorded in discontinued operations. As of June 30, 2010, the Company recorded a loss on impairment of real estate of $25,435 to write down the depreciated book value of Oak Hollow Mall to its then estimated fair value. A reconciliation of the Property’s carrying value for the year ended December 31, 2010 is as follows:

 
Oak Hollow
Mall
Beginning carrying value, January 1, 2010
$
37,287

Capital expenditures
516

Depreciation expense
(1,065
)
Loss on impairment of real estate
(25,435
)
Ending carrying value, December 31, 2010
$
11,303


Oak Hollow Mall generated insufficient income levels to cover the debt service on its fixed-rate non-recourse loan.  The lender on the loan received the net operating cash flows of the Property each month in lieu of scheduled monthly mortgage payments.  The Company sold this Property in February 2011. Net proceeds from the sale were used to retire the outstanding principal balance and accrued interest of $40,281 on the non-recourse loan secured by the property in accordance with the lender’s agreement to modify the outstanding principal balance and accrued interest to equal the net sales price for the property and, as a result, the Company recorded a gain on the extinguishment of debt of $31,434 in the first quarter of 2011. The gain on extinguishment is included in discontinued operations.
 
In December 2010, the Company incurred a loss on impairment of real estate assets of $12,363 due to a loss related to the sale of Milford Marketplace in Milford, CT, and the conveyance of ownership interest in phase I of Settlers Ridge in Robinson Township, PA, a loss of $1,286 attributable to the sale of Lakeview Pointe in Stillwater, OK, and a loss of $1,156 related to the sale of a parcel of land.
 
At December 31, 2009, it was determined that write-downs of the depreciated book values of three shopping centers to their estimated fair values was necessary, resulting in a non-cash loss on impairment of real estate assets of $114,862 for the year ended December 31, 2009.  The affected shopping centers included Hickory Hollow Mall in Nashville (Antioch), TN, Pemberton Square in Vicksburg, MS, and Towne Mall in Franklin, OH, each of which was included in the “Malls” segment.  Revenues of these shopping centers combined for the year ended December 31, 2009 accounted for approximately 1.0% of total consolidated revenues for 2009.  A reconciliation of the shopping centers’ carrying values for the year ended December 31, 2009 is as follows:

 
Hickory
Hollow Mall
 
Pemberton Square
 
Towne Mall
 
Total
Beginning carrying value, January 1, 2009
$
110,794

 
$
7,338

 
$
16,197

 
$
134,329

Capital expenditures
168

 
146

 
24

 
338

Depreciation expense
(3,566
)
 
(389
)
 
(462
)
 
(4,417
)
Other

 
(14
)
 

 
(14
)
Loss on impairment of real estate
(94,879
)
 
(5,651
)
 
(14,332
)
 
(114,862
)
Ending carrying value, December 31, 2009
$
12,517

 
$
1,430

 
$
1,427

 
$
15,374

 

84

Table of Contents

Hickory Hollow Mall experienced declining income as a result of changes in the property-specific market conditions as well as increasing retail competition.  Those declines were further exacerbated by poor economic conditions.  As a result of the estimate of projected future cash flows, the Company determined that a write-down of the depreciated book value from $107,396 to an estimated fair value of $12,517 was appropriate.  Hickory Hollow Mall generates insufficient income levels to cover the debt service on its fixed-rate recourse loan that had a balance of $25,058 as of December 31, 2011.  The Company retired this loan in February 2012.
 
Pemberton Square and Towne Mall also experienced declining property-specific market conditions.  Due to uncertainty regarding the timing and approval of potential redevelopment projects to maximize the Properties’ cash flow positions, the Company determined that it was appropriate to write down Pemberton Square's depreciated book value of $7,081 to an estimated fair value of $1,430 as of December 31, 2009 and Towne Mall's depreciated book value of $15,759 to an estimated fair value of $1,427 as of December 31, 2009.  Towne Mall was unencumbered.  Pemberton Square was sold in October 2010.
 
Cash and Cash Equivalents
 
The Company considers all highly liquid investments with original maturities of three months or less as cash equivalents.
 
Restricted Cash
 
Restricted cash of $41,817 and $30,158 was included in intangible lease assets and other assets at December 31, 2011 and 2010, respectively.  Restricted cash consists primarily of cash held in escrow accounts for debt service, insurance, real estate taxes, capital improvements and deferred maintenance as required by the terms of certain mortgage notes payable, as well as contributions from tenants to be used for future marketing activities.  The Company’s restricted cash included $117 as of December 31, 2011 and 2010, and $13,689 as of December 31, 2009, related to funds held in a trust account for certain construction costs associated with one of our developments.  Of the $13,689 held in trust as of December 31, 2009, $1,080 was restricted for use in retiring public bonds included in mortgage notes and other indebtedness.  
 
Allowance for Doubtful Accounts
 
The Company periodically performs a detailed review of amounts due from tenants to determine if accounts receivable balances are realizable based on factors affecting the collectibility of those balances. The Company’s estimate of the allowance for doubtful accounts requires management to exercise significant judgment about the timing, frequency and severity of collection losses, which affects the allowance and net income.  The Company recorded a provision for doubtful accounts of $1,743, $2,712 and $5,132 for 2011, 2010 and 2009, respectively.

Investments in Unconsolidated Affiliates
 
The Company evaluates its joint venture arrangements to determine whether they should be recorded on a consolidated basis.  The percentage of ownership interest in the joint venture, an evaluation of control and whether a variable interest entity (“VIE”) exists are all considered in the Company’s consolidation assessment.
 
Initial investments in joint ventures that are in economic substance a capital contribution to the joint venture are recorded in an amount equal to the Company’s historical carryover basis in the real estate contributed. Initial investments in joint ventures that are in economic substance the sale of a portion of the Company’s interest in the real estate are accounted for as a contribution of real estate recorded in an amount equal to the Company’s historical carryover basis in the ownership percentage retained and as a sale of real estate with profit recognized to the extent of the other joint venturers’ interests in the joint venture. Profit recognition assumes the Company has no commitment to reinvest with respect to the percentage of the real estate sold and the accounting requirements of the full accrual method are met.
 
The Company accounts for its investment in joint ventures where it owns a non-controlling interest or where it is not the primary beneficiary of a variable interest entity using the equity method of accounting. Under the equity method, the Company’s cost of investment is adjusted for its share of equity in the earnings of the unconsolidated affiliate and reduced by distributions received. Generally, distributions of cash flows from operations and capital events are first made to partners to pay cumulative unpaid preferences on unreturned capital balances and then to the partners in accordance with the terms of the joint venture agreements.
 
Any differences between the cost of the Company’s investment in an unconsolidated affiliate and its underlying equity as reflected in the unconsolidated affiliate’s financial statements generally result from costs of the Company’s investment that are not reflected on the unconsolidated affiliate’s financial statements, capitalized interest on its investment and the Company’s share

85

Table of Contents

of development and leasing fees that are paid by the unconsolidated affiliate to the Company for development and leasing services provided to the unconsolidated affiliate during any development periods. At December 31, 2011 and 2010, the net difference between the Company’s investment in unconsolidated affiliates and the underlying equity of unconsolidated affiliates was $2,456 and $4,384, respectively, which is generally amortized over a period of 40 years.
 
On a periodic basis, the Company assesses whether there are any indicators that the fair value of the Company's investments in unconsolidated affiliates may be impaired. An investment is impaired only if the Company’s estimate of the fair value of the investment is less than the carrying value of the investment, and such decline in value is deemed to be other than temporary. To the extent impairment has occurred, the loss is measured as the excess of the carrying amount of the investment over the fair value of the investment. The Company's estimates of fair value for each investment are based on a number of assumptions that are subject to economic and market uncertainties including, but not limited to, demand for space, competition for tenants, changes in market rental rates, and operating costs. As these factors are difficult to predict and are subject to future events that may alter the Company’s assumptions, the fair values estimated in the impairment analyses may not be realized.
 
During the year ended December 31, 2009, the Company incurred losses on impairments of investments totaling $9,260.  The Company recorded a non-cash charge of $7,706 in the first quarter of 2009 on its cost-method investment in Jinsheng, an established mall operating and real estate development company located in Nanjing, China, due to a decline in expected future cash flows.  The projected decrease was a result of declining occupancy and sales due to the downturn of the real estate market in China in early 2009.  The Company also recorded impairment charges totaling $1,554 related to its interest in Plaza Macaé in Macaé, Brazil to reflect the fair value of the investment upon sale.
 
No impairments of investments in unconsolidated affiliates were recorded in 2011 and 2010.  See Note 5 for further discussion.

Deferred Financing Costs
 
Net deferred financing costs of $27,674 and $18,257 were included in intangible lease assets and other assets at December 31, 2011 and 2010, respectively. Deferred financing costs include fees and costs incurred to obtain financing and are amortized on a straight-line basis to interest expense over the terms of the related indebtedness. Amortization expense was $13,071, $12,361 and $8,435 in 2011, 2010 and 2009, respectively. Accumulated amortization was $17,781 and $18,545 as of December 31, 2011 and 2010, respectively.
 
Marketable Securities
 
Intangible lease assets and other assets include marketable securities consisting of corporate equity securities, mortgage / asset-backed securities, mutual funds and bonds that are classified as available for sale. Unrealized gains and losses on available-for-sale securities that are deemed to be temporary in nature are recorded as a component of accumulated other comprehensive income (loss) in redeemable noncontrolling interests, shareholders’ equity and noncontrolling interests. Realized gains and losses are recorded in other income. Gains or losses on securities sold are based on the specific identification method.  The Company recognized net realized losses on sales of available-for-sale securities of $22 and $114 in 2011 and 2010, respectively.  There were no realized gains or losses on sales of available-for-sale securities during 2009.
 
If a decline in the value of an investment is deemed to be other than temporary, the investment is written down to fair value and an impairment loss is recognized in the current period to the extent of the decline in value. In determining when a decline in fair value below cost of an investment in marketable securities is other than temporary, the following factors, among others, are evaluated:
 
The probability of recovery.
The Company’s ability and intent to retain the security for a sufficient period of time for it to recover.
The significance of the decline in value.
The time period during which there has been a significant decline in value.
Current and future business prospects and trends of earnings.
Relevant industry conditions and trends relative to their historical cycles.
Market conditions.

86

Table of Contents

There were no other-than-temporary impairments of marketable equity securities incurred during 2011, 2010 and 2009.
 
The following is a summary of the equity securities held by the Company as of December 31, 2011 and 2010:

 
 
 
Gross Unrealized
 
 
 
Adjusted Cost
 
Gains
 
Losses
 
Fair Value
December 31, 2011:
 
 
 
 
 
 
 
Common stocks
$
4,207

 
$
9,480

 
$
(5
)
 
$
13,682

Mutual funds
928

 
23

 

 
951

Mortgage/asset-backed securities
1,717

 
10

 
(4
)
 
1,723

Government and government
     sponsored entities
15,058

 
45

 
(1,542
)
 
13,561

Corporate bonds
636

 
26

 

 
662

International bonds
33

 
1

 

 
34

 
$
22,579

 
$
9,585

 
$
(1,551
)
 
$
30,613

 
 
 
 
 
 
 
 
December 31, 2010:
 

 
 

 
 

 
 

Common stocks
$
4,207

 
$
8,347

 
$
(4
)
 
$
12,550

Mutual funds
5,318

 
37

 
(39
)
 
5,316

Mortgage/asset-backed securities
1,571

 

 
(6
)
 
1,565

Government and government
     sponsored entities
1,864

 
8

 
(11
)
 
1,861

Corporate bonds
710

 
18

 

 
728

International bonds
32

 

 

 
32

 
$
13,702

 
$
8,410

 
$
(60
)
 
$
22,052


Common stocks with a fair value of $7 and a gross unrealized loss of $4 as of December 31, 2011 have been in a gross unrealized loss position for twelve months or greater.  All other investments with a gross unrealized loss have been in a gross unrealized loss position for less than twelve months.
 
Interest Rate Hedging Instruments
 
The Company recognizes its derivative financial instruments in either accounts payable and accrued liabilities or intangible lease assets and other assets, as applicable, in the consolidated balance sheets and measures those instruments at fair value.  The accounting for changes in the fair value (i.e., gain or loss) of a derivative depends on whether it has been designated and qualifies as part of a hedging relationship, and further, on the type of hedging relationship. To qualify as a hedging instrument, a derivative must pass prescribed effectiveness tests, performed quarterly using both qualitative and quantitative methods. The Company has entered into derivative agreements as of December 31, 2011 and 2010 that qualify as hedging instruments and were designated, based upon the exposure being hedged, as cash flow hedges.  The fair value of these cash flow hedges as of December 31, 2011 and 2010 was $(5,617) and $3, respectively.  To the extent they are effective, changes in the fair values of cash flow hedges are reported in other comprehensive income (loss) and reclassified into earnings in the same period or periods during which the hedged item affects earnings. The ineffective portion of the hedge, if any, is recognized in current earnings during the period of change in fair value. The gain or loss on the termination of an effective cash flow hedge is reported in other comprehensive income (loss) and reclassified into earnings in the same period or periods during which the hedged item affects earnings.  The Company also assesses the credit risk that the counterparty will not perform according to the terms of the contract.
 
See Notes 6 and 15 for additional information regarding the Company’s interest rate hedging instruments.
 
Revenue Recognition
 
Minimum rental revenue from operating leases is recognized on a straight-line basis over the initial terms of the related leases. Certain tenants are required to pay percentage rent if their sales volumes exceed thresholds specified in their lease agreements. Percentage rent is recognized as revenue when the thresholds are achieved and the amounts become determinable.
 
    

87

Table of Contents

The Company receives reimbursements from tenants for real estate taxes, insurance, common area maintenance, and other recoverable operating expenses as provided in the lease agreements.  Tenant reimbursements are recognized when earned in accordance with the tenant lease agreements.  Tenant reimbursements related to certain capital expenditures are billed to tenants over periods of 5 to 15 years and are recognized as revenue in accordance with underlying lease terms.
 
The Company receives management, leasing and development fees from third parties and unconsolidated affiliates. Management fees are charged as a percentage of revenues (as defined in the management agreement) and are recognized as revenue when earned. Development fees are recognized as revenue on a pro rata basis over the development period. Leasing fees are charged for newly executed leases and lease renewals and are recognized as revenue when earned. Development and leasing fees received from an unconsolidated affiliate during the development period are recognized as revenue only to the extent of the third-party partner’s ownership interest. Development and leasing fees during the development period to the extent of the Company’s ownership interest are recorded as a reduction to the Company’s investment in the unconsolidated affiliate.
 
Gains on Sales of Real Estate Assets
 
Gains on sales of real estate assets are recognized when it is determined that the sale has been consummated, the buyer’s initial and continuing investment is adequate, the Company’s receivable, if any, is not subject to future subordination, and the buyer has assumed the usual risks and rewards of ownership of the asset. When the Company has an ownership interest in the buyer, gain is recognized to the extent of the third party partner’s ownership interest and the portion of the gain attributable to the Company’s ownership interest is deferred.

Income Taxes
 
The Company is qualified as a REIT under the provisions of the Code. To maintain qualification as a REIT, the Company is required to distribute at least 90% of its taxable income to shareholders and meet certain other requirements.
 
As a REIT, the Company is generally not liable for federal corporate income taxes. If the Company fails to qualify as a REIT in any taxable year, the Company will be subject to federal and state income taxes on its taxable income at regular corporate tax rates. Even if the Company maintains its qualification as a REIT, the Company may be subject to certain state and local taxes on its income and property, and to federal income and excise taxes on its undistributed income. State tax expense was $4,091, $4,456 and $5,634 during 2011, 2010 and 2009, respectively.
 
The Company has also elected taxable REIT subsidiary status for some of its subsidiaries. This enables the Company to receive income and provide services that would otherwise be impermissible for REITs. For these entities, deferred tax assets and liabilities are established for temporary differences between the financial reporting basis and the tax basis of assets and liabilities at the enacted tax rates expected to be in effect when the temporary differences reverse. A valuation allowance for deferred tax assets is provided if the Company believes all or some portion of the deferred tax asset may not be realized. An increase or decrease in the valuation allowance that results from the change in circumstances that causes a change in our judgment about the realizability of the related deferred tax asset is included in income or expense, as applicable.  The Company recorded an income tax benefit of $269, $6,417, and $1,222 in 2011, 2010, and 2009 respectively. The income tax benefit in 2011 consisted of a current income tax provision of $5,426 and a deferred income tax benefit of $5,695.  The income tax benefit in 2010 consisted of a current income tax benefit of $8,448 and a deferred income tax provision of $2,031.  The income tax benefit in 2009 consisted of a current income tax provision of $980 and a deferred income tax benefit of $2,202,
 
The Company had a net deferred tax asset of $8,012 and $7,074 at December 31, 2011 and 2010, respectively. The net deferred tax asset at December 31, 2011 and 2010 is included in intangible lease assets and other assets and primarily consisted of operating expense accruals and differences between book and tax depreciation.  As of December 31, 2011, tax years that generally remain subject to examination by the Company’s major tax jurisdictions include 2008, 2009 and 2010.

The Company reports any income tax penalties attributable to its properties as property operating expenses and any corporate-related income tax penalties as general and administrative expenses in its statement of operations.  In addition, any interest incurred on tax assessments is reported as interest expense.  The Company reported nominal interest and penalty amounts in 2011, 2010 and 2009.
 
Concentration of Credit Risk
 
The Company’s tenants include national, regional and local retailers. Financial instruments that subject the Company to concentrations of credit risk consist primarily of tenant receivables. The Company generally does not obtain collateral or other security to support financial instruments subject to credit risk, but monitors the credit standing of tenants.

88

Table of Contents

 
The Company derives a substantial portion of its rental income from various national and regional retail companies; however, no single tenant collectively accounted for more than 3.3% of the Company’s total revenues in 2011, 2010 or 2009.
 
Earnings Per Share
 
Basic EPS is computed by dividing net income available to common shareholders by the weighted-average number of common shares outstanding for the period. Diluted EPS assumes the issuance of common stock for all potential dilutive common shares outstanding. The limited partners’ rights to convert their noncontrolling interests in the Operating Partnership into shares of common stock are not dilutive.
 
The following summarizes the impact of potential dilutive common shares on the denominator used to compute earnings per share:
 
Year Ended December 31,
 
2011
 
2010
 
2009
Denominator – basic earnings per share
148,289

 
138,375

 
106,366

Stock Options
3

 
2

 

Deemed shares related to deferred compensation arrangements
42

 
39

 

Denominator – diluted earnings per share
148,334

 
138,416

 
106,366

 
Stock options of 23, 61, and 504 shares for the years ended December 31, 2011, 2010, and 2009, respectively, were excluded from the computations of diluted EPS because the effect of including the stock options would have been anti-dilutive. Because the Company incurred net losses during the year ended December 31, 2009, there are no potentially dilutive shares recognized in the number of diluted weighted average shares for EPS purposes due to their anti-dilutive nature.  Had the Company reported net income for 2009, the denominator for diluted earnings per share would have been 106,403, including 37 shares for the dilutive effect of deemed shares related to deferred compensation arrangements.
 
See Note 7 for information regarding significant equity offerings that affected per share amounts for each period presented.
 
Comprehensive Income
 
Comprehensive income includes all changes in redeemable noncontrolling interests and total equity during the period, except those resulting from investments by shareholders and partners, distributions to shareholders and partners and redemption valuation adjustments. Other comprehensive income (loss) (“OCI/L”) includes changes in unrealized gains (losses) on available-for-sale securities, interest rate hedge agreements and foreign currency translation adjustments.  The computation of comprehensive income is as follows:

 
 
Year Ended December 31,
 
2011
 
2010
 
2009
Net income (loss)
$
184,994

 
$
98,170

 
$
(7,065
)
Other comprehensive income (loss):
 

 
 

 
 

Net unrealized gain (loss) on hedging agreements
(5,521
)
 
2,742

 
12,614

Net unrealized gain (loss) on available-for-sale securities
(214
)
 
8,402

 
(168
)
Realized loss on sale of marketable securities
22

 
114

 

Realized loss on foreign currency translation adjustment

 
169

 
65

Net unrealized gain (loss) on foreign currency translation adjustment

 
(156
)
 
6,942

Total other comprehensive income (loss)
(5,713
)
 
11,271

 
19,453

Comprehensive income
$
179,281

 
$
109,441

 
$
12,388


 

89

Table of Contents

The components of accumulated other comprehensive income (loss) as of December 31, 2011 and 2010 are as follows:
 
 
December 31, 2011
 
As reported in:
 
 
 
Redeemable Noncontrolling Interests
 
Shareholders' Equity
 
Noncontrolling Interests
 
Total
Net unrealized gain (loss) on hedging agreements
$
377

 
$
(2,628
)
 
$
(3,488
)
 
$
(5,739
)
Net unrealized gain on available-for-sale securities
328

 
6,053

 
1,775

 
8,156

Accumulated other comprehensive income (loss)
$
705

 
$
3,425

 
$
(1,713
)
 
$
2,417

 
December 31, 2010
 
As reported in:
 
 
 
Redeemable Noncontrolling Interests
 
Shareholders' Equity
 
Noncontrolling Interests
 
Total
Net unrealized gain (loss) on hedging agreements
$
422

 
$
1,675

 
$
(2,315
)
 
$
(218
)
Net unrealized gain on available-for-sale securities
331

 
6,180

 
1,837

 
8,348

Accumulated other comprehensive income (loss)
$
753

 
$
7,855

 
$
(478
)
 
$
8,130


Use of Estimates
 
The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements, and the reported amounts of revenues and expenses during the reported period. Actual results could differ from those estimates.
 
NOTE 3. ACQUISITIONS
The Company includes the results of operations of real estate assets acquired in the consolidated statements of operations from the date of the related acquisition.
2011 Acquisitions
On September 30, 2011, the Company purchased Northgate Mall located in Chattanooga, TN, for a total cash purchase price of $11,500 plus transaction costs of $672. The results of operations of Northgate Mall are included in the consolidated financial statements beginning on the date of acquisition. The following table summarizes the preliminary allocation of the estimated fair values of the assets acquired and liabilities assumed as of the acquisition date:
Land
 
$
2,330

Buildings and improvements
 
8,220

Above-market leases
 
2,030

In-place leases
 
1,570

Total assets
 
14,150

Below-market leases
 
(2,650
)
Net assets acquired
 
$
11,500

 
 
 
2010 Acquisitions
In October 2010, the Company acquired the remaining 50% interest in Parkway Place in Huntsville, AL, from its joint venture partner. The interest was acquired for total consideration of $38,775, which consisted of $17,831 in a combination of cash paid by the Company and a distribution from the joint venture to the joint venture partner and the assumption of the joint venture partner’s share of the loan secured by Parkway Place with a principal balance of $20,944 at the time of purchase.
2009 Acquisitions
The Company did not complete any acquisitions in 2009.



90

Table of Contents

NOTE 4. DISCONTINUED OPERATIONS
In the fourth quarter of 2011, the Company determined that one community center met the criteria to be classified as held for sale as of December 31, 2011. The results of operations of this Property are included in discontinued operations for all periods presented.
In November 2011, the Company completed the sale of Westridge Square, located in Greensboro, NC, for a sales price of $26,125 less commissions and customary closing costs for a net sales price of $25,768. Proceeds from the sale of Westridge Square were used to reduce the outstanding borrowings on the unsecured term facility used to acquire the Starmount Properties. Subsequent to December 31, 2011, the Company entered into a contract for the sale of Oak Hollow Square in High Point, NC. See Note 20 for additional information related to this sale.  The results of operations of these Properties are included in discontinued operations for all periods presented.
In February 2011, the Company completed the sale of Oak Hollow Mall in High Point, NC, for a gross sales price of $9,000. Net proceeds from the sale were used to retire the outstanding principal balance and accrued interest of $40,281 on the non-recourse loan secured by the Property in accordance with the lender’s agreement to modify the outstanding principal balance and accrued interest to equal the net sales price for the Property and, as a result, the Company recorded a gain on the extinguishment of debt of $31,434 in the first quarter of 2011. The Company also recorded a loss on impairment of real estate in the first quarter of 2011 of $2,746 to write down the book value of the Property to the net sales price. As of June 30, 2010, the Company recorded a loss on impairment of real estate of $25,435 related to the Property to write down its depreciated book value to its then estimated fair value. The results of operations of this Property, the gain on extinguishment of debt and the losses on impairment of real estate are reflected in discontinued operations for all periods presented. 
In October 2010, the Company completed the sale of Pemberton Square, located in Vicksburg, MS, for a sales price of $1,863 less commissions and customary closing costs for a net sales price of $1,782.  The Company recorded a gain of $379 attributable to the sale in the fourth quarter of 2010.  Proceeds from the sale were used to reduce the outstanding borrowings on the Company’s $525,000 secured credit facility.  The results of operations of this Property are included in discontinued operations for all periods presented.
In December 2010, the Company completed the sale of Milford Marketplace, located in Milford, CT, and the conveyance of its ownership interest in phase I of Settlers Ridge, located in Robinson Township, PA, for a sales price of $111,835 less commissions and customary closing costs for a net sales price of $110,709.  The Company recorded a loss on impairment of assets of $12,363 in the fourth quarter of 2010 to reflect the fair value of the Properties at the time of the sale.  Net proceeds from the sale, after repayment of a construction loan, were used to reduce the outstanding borrowings on the Company’s $525,000 secured credit facility.  The results of operations of this Property are included in discontinued operations for all periods presented.
In December 2010, the Company completed the sale of Lakeview Pointe, located in Stillwater, OK, for a sales price of $21,000 less commissions and customary closing costs for a net sales price of $20,631.  The Company recorded a loss on impairment of real estate assets of $1,302 in the fourth quarter of 2010 to reflect the fair value of the Property at the time of sale.  Net proceeds from the sale, after repayment of a construction loan, were used to reduce the outstanding borrowings on the Company’s $525,000 secured credit facility.  The results of operations of this Property are included in discontinued operations for all periods presented.
Total revenues of the centers described above that are included in discontinued operations were $896, $19,817 and $13,517 in 2011, 2010 and 2009, respectively.  The total carrying values of net investment in real estate assets and mortgage and other indebtedness at the time of sale for the centers sold during 2011 were $37,278 and $39,484, respectively.  There were no centers sold during 2009.  Discontinued operations for the years ended December 31, 2011, 2010 and 2009 also include true-ups of estimated expense to actual amounts for Properties sold during previous years.
 


91

Table of Contents

NOTE 5. UNCONSOLIDATED AFFILIATES AND COST METHOD INVESTMENTS
 
Unconsolidated Affiliates
 
At December 31, 2011, the Company had investments in the following 17 entities, which are accounted for using the equity method of accounting:

Joint Venture
Property Name
Company's
Interest
CBL/T-C, LLC
CoolSprings Galleria, Oak Park Mall, West County Center and Pearland Town Center
60.3
%
CBL-TRS Joint Venture, LLC
Friendly Center, The Shops at Friendly Center and a portfolio  of six office buildings
50.0
%
CBL-TRS Joint Venture II, LLC
Renaissance Center
50.0
%
Governor’s Square IB
Governor’s Plaza
50.0
%
Governor’s Square Company
Governor’s Square
47.5
%
High Pointe Commons, LP
High Pointe Commons
50.0
%
High Pointe Commons II-HAP, LP
High Pointe Commons - Christmas Tree Shop
50.0
%
Imperial Valley Mall L.P.
Imperial Valley Mall
60.0
%
Imperial Valley Peripheral L.P.
Imperial Valley Mall (vacant land)
60.0
%
JG Gulf Coast Town Center LLC
Gulf Coast Town Center
50.0
%
Kentucky Oaks Mall Company
Kentucky Oaks Mall
50.0
%
Mall of South Carolina L.P.
Coastal Grand—Myrtle Beach
50.0
%
Mall of South Carolina Outparcel L.P.
Coastal Grand—Myrtle Beach (Coastal Grand Crossing  and vacant land)
50.0
%
Port Orange I, LLC
The Pavilion at Port Orange Phase I
50.0
%
Triangle Town Member LLC
Triangle Town Center, Triangle Town Commons  and Triangle Town Place
50.0
%
West Melbourne I, LLC
Hammock Landing Phases I and II
50.0
%
York Town Center, LP
York Town Center
50.0
%
 
Although the Company has majority ownership of certain of these joint ventures, it has evaluated these investments and concluded that the other partners or owners in these joint ventures have substantive participating rights, such as approvals of:
 
the pro forma for the development and construction of the project and any material deviations or modifications thereto;
the site plan and any material deviations or modifications thereto;
the conceptual design of the project and the initial plans and specifications for the project and any material deviations or modifications thereto;
any acquisition/construction loans or any permanent financings/refinancings;
the annual operating budgets and any material deviations or modifications thereto;
the initial leasing plan and leasing parameters and any material deviations or modifications thereto; and
any material acquisitions or dispositions with respect to the project.
As a result of the joint control over these joint ventures, the Company accounts for these investments using the equity method of accounting.
 

92

Table of Contents

Condensed combined financial statement information of these unconsolidated affiliates is as follows:
 
December 31,
 
2011
 
2010
ASSETS:
 
 
 
Investment in real estate assets
2,239,160

 
1,288,921

Accumulated depreciation
(447,121
)
 
(222,261
)
 
1,792,039

 
1,066,660

Construction in progress
19,640

 
18,273

Net investment in real estate assets
1,811,679

 
1,084,933

Other assets
190,465

 
111,271

Total assets
2,002,144

 
1,196,204

 
 
 
 
LIABILITIES:
 
 
 
Mortgage and other indebtedness
1,478,601

 
972,540

Other liabilities
51,818

 
27,793

Total liabilities
1,530,419

 
1,000,333

OWNERS' EQUITY:
 
 
 
The Company
267,136

 
136,594

Other investors
204,589

 
59,277

Total owners' equity
471,725

 
195,871

Total liabilities and owners’ equity
2,002,144

 
1,196,204


 
Year Ended December 31,
 
2011
 
2010 (1)
 
2009 (1)
Total revenues
$
177,222

 
$
154,078

 
$
164,343

Depreciation and amortization
(58,538
)
 
(53,951
)
 
(51,084
)
Other operating expenses
(53,417
)
 
(48,723
)
 
(56,223
)
Income from operations
65,267

 
51,404

 
57,036

Interest income
1,420

 
1,112

 
1,333

Interest expense
(59,972
)
 
(55,161
)
 
(51,186
)
Gain on sales of real estate assets
1,744

 
1,492

 
3,712

Income from discontinued operations

 
166

 
105

Net income (loss)
$
8,459

 
$
(987
)
 
$
11,000


(1) The income (loss) from discontinued operations related to Plaza del Sol, which was sold in June 2010, have been reflected as discontinued operations.

Debt on these Properties is non-recourse, excluding West Melbourne and Port Orange.   See Note 14 for a description of guarantees the Company has issued related to certain unconsolidated affiliates.

CBL/T-C, LLC

In October 2011, the Company entered into a joint venture, CBL/T-C, LLC ("CBL/T-C") with TIAA-CREF. The Company contributed its interests in CoolSprings Galleria and West County Center, as well as a partial interest in Oak Park Mall, and TIAA-CREF contributed cash of $222,242. The contributed interests were encumbered by a total of $359,334 in mortgage loans. CBL/T-C used a portion of the contributed cash to acquire Pearland Town Center and the remaining interest in Oak Park Mall from the Company for an aggregate purchase price, including transaction costs, of $381,730, consisting of $207,410 in cash and the assumption of a mortgage loan of $174,320. The Company received $5,526 of cash from CBL/T-C for reimbursement of pre-formation expenditures. The Company used $204,210 of the proceeds, net of closing costs and expenses, received from these transactions to repay outstanding borrowings on its $525 and $105 secured lines of credit.

The Company and TIAA-CREF each own a 50% interest with respect to the CoolSprings Galleria, Oak Park Mall and West County Center properties. The terms of the joint venture agreement provide that, with respect to these properties, voting rights, capital contributions and distributions of cash flows will be on a pari passu basis in accordance with ownership percentages. The Company and TIAA-CREF own 88% and 12% interests, respectively, of Pearland Town Center. The terms of the joint venture

93

Table of Contents

agreement provide that all major decisions, as defined, pertaining to Pearland Town Center require the approval of holders of 90% of the interests in Pearland Town Center and that capital contributions will be made on a pro rata basis in accordance with ownership percentages. The terms of the joint venture also provide that distributions of cash from Pearland Town Center will be made first to TIAA-CREF until it has received a preferred return equal to 8.0%, second to the Company until it has received a preferred return equal to 8.0% and then to the Company and TIAA-CREF pro rata according to ownership interests. Beginning on the second anniversary of CBL/T-C's formation, after TIAA-CREF receives its preferred return, TIAA-CREF will receive distributions until its aggregate unreturned contributions are reduced to $6,000, before any cash distributions are eligible to be made to the Company. Also beginning on the second anniversary of CBL/T-C's formation, after TIAA-CREF has received its preferred return and its unreturned contributions are reduced to $6,000, and after the Company receives its preferred return, all remaining cash distributions will be made to the Company until its aggregate unreturned contributions are reduced to $44,000. Once the Company's aggregate unreturned contributions are reduced to $44,000, all remaining distributions will be made to the Company and TIAA-CREF on a pro rata basis according to the ownership percentages.

The terms of the joint venture also provide that between the second and third anniversaries of CBL/T-C's formation, the Company may elect to purchase TIAA-CREF's interest in Pearland Town Center for a purchase price equal to the greater of (i) the fair value of TIAA-CREF's interest in Pearland Town Center as determined by an appraisal or (ii) TIAA-CREF's invested capital plus a preferred return equal to 8.0%.

The Company has accounted for the formation of CBL/T-C as the sale of a partial interest in the combined CoolSprings Galleria, Oak Park Mall and West County Center properties and recognized a gain on sale of real estate of $54,327, which includes the impact of a reserve for future capital expenditures that the Company must fund related to parking decks at West County Center in the amount of $26,439. The Company recorded its investment in CBL/T-C under the equity method of accounting at $116,397, which represented its combined remaining 50% cost basis in the CoolSprings Galleria, Oak Park Mall and West County Center properties.

The Company determined that CBL/T-C's interest in Pearland Town Center represents a variable interest in such specified assets of a variable interest entity and have accounted for the Pearland Town Center property separately from the combined CoolSprings Galleria, Oak Park Mall and West County Center properties discussed above. The Company determined that, because it has the option to acquire TIAA-CREF's interest in Pearland Town Center in the future, it did not qualify as a partial sale and therefore, has accounted for the $18,264 contributed by TIAA-CREF attributable to Pearland Town Center as a financing. This amount is included in mortgage and other indebtedness in the accompanying consolidated balance sheet. Under the financing method, the Company continues to account for Pearland Town Center on a consolidated basis.
 
Parkway Place L.P.
 
In October 2010, the Company acquired the remaining 50% interest in Parkway Place in Huntsville, AL, from its joint venture partner. The interest was acquired for total consideration of $38,775, which consisted of $17,831 in a combination of cash paid by the Company and a distribution from the joint venture to the joint venture partner and the assumption of the joint venture partner’s share of the loan secured by Parkway Place with a principal balance of $20,944 at the time of purchase.  The Company recognized a gain on investment of $888 upon acquisition related to the excess of the fair value of the Company’s existing investment over its carrying value at the time of purchase.  The results of operations of Parkway Place through the purchase date are included in the table above.  From the date of purchase, the results of operations of Parkway Place from the date of purchase are reflected on a consolidated basis.
 
Mall Shopping Center Company
 
In June 2010, the Company’s 50.6% owned unconsolidated joint venture, Mall Shopping Center Company, sold Plaza del Sol in Del Rio, TX.  The joint venture recognized a gain of $1,244 from the sale, of which the Company’s share was $75, net of the excess of its basis over its underlying equity in the amount of $554.  The results of operations of Mall Shopping Center Company have been reclassified to discontinued operations in the table above for all periods presented.
 
CBL Brazil
 
In October 2007, the Company entered into a condominium partnership agreement with several individual investors and a former land owner to acquire a 60% interest in a new retail development in Macaé, Brazil.  The retail center opened in September 2008.  The Company provided total funding of $26,231, net of distributions received of $940, related to the development.  In October 2009, the Company entered into an agreement to sell its interest in this partnership for a gross sales price of $24,200, less brokerage commissions and other closing costs for a net sales price of $23,028.  The Company recorded a loss on impairment of investment of $1,143 during the third quarter of 2009 to reflect the net loss that was projected on the sale.  The sale closed in

94

Table of Contents

December 2009.  The Company incurred an additional impairment loss of $411 related to the sale which is reflected in loss on impairment of investments in the accompanying consolidated statement of operations for the year ended December 31, 2009.
 
TENCO-CBL Servicos Imobiliarios S.A.
 
In April 2008, the Company entered into a 50/50 joint venture, TENCO-CBL Servicos Imobiliarios S.A., with TENCO Realty S.A. (“TENCO”) to form a property management services organization in Brazil.  The Company had contributed $2,000 and, in February 2009, negotiated the exercise of its put option right to divest of its portion of the investment in TENCO-CBL Servicos Imobiliarios S.A. pursuant to the joint venture’s governing agreement.  Under the terms of the agreement, TENCO agreed to pay the Company $2,000 plus interest at a rate of 10%.  TENCO paid the Company $250 in March 2009 and $1,750 in December 2009, plus applicable interest. There was no gain or loss on this sale.
 
CBL Macapa
 
In September 2008, the Company entered into a condominium partnership agreement with several individual investors to acquire a 60% interest in a new retail development in Macapa, Brazil.  In December 2009, the Company entered into an agreement to sell its 60% interest to one of the individual investors for a gross sales price of $1,263, less closing costs for a net sales price of $1,201.  The sale closed in March 2010.  Upon closing, the buyer paid $200 and gave the Company two notes receivable totaling $1,001, both with an interest rate of 10%, for the remaining balance of the purchase price.  There was no gain or loss on this sale.  On April 22, 2010, the buyer paid the first note of $300, due on April 23, 2010, plus applicable interest.  Upon maturity of the second note of $701, due on June 8, 2010, the buyer requested additional time for payment.  The Company and buyer agreed to revised terms regarding the second note of which the buyer pays monthly installments of $45 from July 2010 to June 2011, with a final balloon installment of $161 due in July 2011.  Interest on the revised note is payable at maturity. In late 2011, the Company agreed that if buyer repaid the outstanding principal balance of the note, then the accrued and unpaid interest would be forgiven. As of December 31, 2011, the buyer had paid $579 of the outstanding balance of $657. The Company had not recognized any of the accrued and unpaid interest as income due to the uncertainty that the amount would be collected.
 
Cost Method Investments
 
The Company owns a 6.2% noncontrolling interest in subsidiaries of Jinsheng Group (“Jinsheng”), an established mall operating and real estate development company located in Nanjing, China. As of December 31, 2011, Jinsheng owns controlling interests in 12 home furnishing shopping malls.
 
The Company also holds a secured convertible promissory note in exchange secured by 16,565,534 Series 2 Ordinary Shares of Jinsheng. The secured note is non-interest bearing and matures upon the earlier to occur of (i) January 22, 2012, (ii) the closing of the sale, transfer or other disposition of substantially all of Jinsheng’s assets, (iii) the closing of a merger or consolidation of Jinsheng or (iv) an event of default, as defined in the secured note. In lieu of the Company’s right to demand payment on the maturity date, the Company may, at its sole option, convert the outstanding amount of the secured note into 16,565,534 Series A-2 Preferred Shares of Jinsheng (which equates to a 2.275% ownership interest). Subsequent to December 31, 2011, the Company and Jinsheng amended the note to extend the Company's right to convert the outstanding amount of the secured note into the Series A-2 Preferred Shares to July 22, 2012, with an option to extend an additional six months to January 22, 2013. The amendment also provides that if Jinsheng should complete an initial public offering, the secured note will be converted into common shares of the public company immediately prior to the initial public offering. The Company can demand payment of the secured note at any time.
 
Jinsheng also granted the Company a warrant to acquire 5,461,165 Series A-3 Preferred Shares for $1,875. The warrant expired on January 22, 2010 and had no value.

The Company accounts for its noncontrolling interest in Jinsheng using the cost method because the Company does not exercise significant influence over Jinsheng and there is no readily determinable market value of Jinsheng’s shares since they are not publicly traded. The Company initially recorded the secured note at its estimated fair value of $4,513, which reflects a discount of $362 due to the fact that it is non-interest bearing.  The discount was amortized to interest income over the term of the secured note using the effective interest method through March 2009, at which time the Company recorded an other-than-temporary impairment charge partially related to the secured note.  See Note 15 for information regarding the fair value of the secured note and warrant.  The noncontrolling interest and the secured note are reflected as investment in unconsolidated affiliates in the accompanying consolidated balance sheets.
 

95

Table of Contents

As part of its investment review as of March 31, 2009, the Company determined that its noncontrolling interest in Jinsheng was impaired on an other-than-temporary basis due to a decline in expected future cash flows.  The decrease resulted from declining occupancy rates and sales due to the then downturn of the real estate market in China.  An impairment charge of $5,306 is recorded in the Company’s consolidated statement of operations for the year ended December 31, 2009 to reduce the carrying value of the Company’s cost-method investment to its estimated fair value.  The Company performed a quantitative and qualitative analysis of its noncontrolling investment as of December 31, 2011 and determined that the current balance of its investment is not impaired.  A rollforward of the cost-method portion of the Company’s noncontrolling interest for the year ended December 31, 2009 is as follows:
Balance at January 1, 2009
$
10,125

Impairment loss recognized in earnings
(5,306
)
Balance at December 31, 2009
$
4,819

 
NOTE 6. MORTGAGE AND OTHER INDEBTEDNESS
 
Mortgage and other indebtedness consisted of the following:

 
December 31, 2011
 
December 31, 2010
 
Amount
 
Weighted
Average
Interest
Rate (1)
 
Amount
 
Weighted
Average
Interest
Rate (1)
Fixed-rate debt:
 
 
 
 
 
 
 
Non-recourse loans on operating properties (2)
$
3,656,243

 
5.55
%
 
$
3,664,293

 
5.85
%
Recourse term loans on operating properties (2)
77,112

 
5.89
%
 
30,449

 
6.00
%
Total fixed-rate debt
3,733,355

 
5.54
%
 
3,694,742

 
5.85
%
Variable-rate debt:
 

 
 

 
 

 
 

Non-recourse term loans on operating properties
168,750

 
3.03
%
 
114,625

 
3.61
%
Recourse term loans on operating properties
124,439

 
2.29
%
 
350,106

 
2.28
%
Construction loans
25,921

 
3.25
%
 
14,536

 
3.32
%
Secured lines of credit
27,300

 
3.03
%
 
598,244

 
3.38
%
Unsecured term loans
409,590

 
1.67
%
 
437,494

 
1.66
%
Total variable-rate debt
756,000

 
2.18
%
 
1,515,005

 
2.65
%
Total
$
4,489,355

 
4.99
%
 
$
5,209,747

 
4.92
%
 
(1)
Weighted-average interest rate includes the effect of debt premiums (discounts), but excludes amortization of deferred financing costs.
(2)
The Company had four interest rate swaps on notional amounts totaling $117,700 as of December 31, 2011 related to its variable-rate loans on operating Properties to effectively fix the interest rates on the respective loans.  Therefore, these amounts are reflected in fixed-rate debt in 2011.

Non-recourse and recourse term loans include loans that are secured by Properties owned by the Company that have a net carrying value of $4,784,116 at December 31, 2011.
 
Secured Lines of Credit
 
The Company has three secured lines of credit that are used for mortgage retirement, working capital, construction and acquisition purposes, as well as issuances of letters of credit. Each of these lines is secured by mortgages on certain of the Company’s operating Properties. During the second and third quarters of 2011, the three secured facilities were modified to remove a floor of 1.50% on LIBOR. Pursuant to the terms of the modifications, borrowings under these secured lines of credit bear interest at LIBOR plus an applicable spread, ranging from 2.00% to 3.00%, based on the Company's leverage ratio. Without giving effect to actual LIBOR, the removal of the 1.50% floors and the reduction in the spreads resulted in a decrease in the interest rates on the $525,000 and $520,000 facilities of approximately 2.75% and on the $105,000 facility of approximately 2.50%, respectively. The Company also executed extensions on the maturity of each of the facilities. The three secured lines of credit had a weighted average interest rate of 3.03% at December 31, 2011. The Company also pays fees based on the amount of unused availability under its secured lines of credit at rates ranging from 0.15% to 0.35% of unused availability. The following summarizes certain information about the secured lines of credit as of December 31, 2011:
 

96

Table of Contents

Total
Capacity
 
Total
Outstanding
 
Maturity
Date
 
Extended
Maturity
Date
$
105,000

 
$
15,000

 
June 2013
 
N/A
525,000

 

(1)
February 2014
 
February 2015
520,000

 
12,300

 
April 2014
 
N/A
$
1,150,000

 
$
27,300

 
 
 
 
(1)    There was an additional $4,870 outstanding on this secured line of credit as of December 31, 2011 for
letters of credit. Up to $50,000 of the capacity on this line can be used for letters of credit.
 
In October 2011, the Company retired a $133,884 term loan on Pearland Town Center and a $20,786 term loan on West County Center with borrowings from the $525,000 and $105,000 secured credit facilities.
 
The secured lines of credit are collateralized by 31 of the Company’s Properties, or certain parcels thereof, which had an aggregate net carrying value of $741,391 at December 31, 2011.
 
Unsecured Term Loans
 
The Company has an unsecured term loan that bears interest at LIBOR plus a margin ranging from 0.95% to 1.40%, based on the Company's leverage ratio. At December 31, 2011, the outstanding borrowings of $181,590 under this loan had a weighted average interest rate of 1.40%. The loan was obtained for the exclusive purpose of acquiring certain Properties from the Starmount Company or its affiliates. The Company completed its acquisition of these Properties in February 2008 and, as a result, no further draws can be made against the loan. The loan matured in November 2011 and the Company exercised its one-year extension option for an outside maturity date of November 2012. Net proceeds from a sale, or our share of excess proceeds from any refinancings, of any of the properties originally purchased with borrowings from this unsecured term loan must be used to pay down any remaining outstanding balance.
 
The Company has an unsecured term loan of $228,000 that bears interest at LIBOR plus a margin of 1.50% to 1.80% based on the Company’s leverage ratio, as defined in the loan agreement.  At December 31, 2011, the outstanding borrowings of $228,000 under the unsecured term loan had a weighted average interest rate of 1.88%.  The loan matures in April 2012 and has a one-year extension option, which is at the Company’s election, for an outside maturity date of April 2013.

Letters of Credit
 
At December 31, 2011, the Company had additional secured and unsecured lines of credit with a total commitment of $16,021 that can only be used for issuing letters of credit. The letters of credit outstanding under these lines of credit totaled $2,915 at December 31, 2011.
 
 
Fixed-Rate Debt
 
As of December 31, 2011, fixed-rate operating loans bear interest at stated rates ranging from 4.54% to 8.50%. Outstanding borrowings under fixed-rate loans include net unamortized debt premiums of $291 that were recorded when the Company assumed debt to acquire real estate assets that was at a net above-market interest rate compared to similar debt instruments at the date of acquisition. Fixed-rate loans generally provide for monthly payments of principal and/or interest and mature at various dates through September 2021, with a weighted average maturity of 4.68 years.
 
During the fourth quarter of 2011, the Company closed on a $140,000 ten-year non-recourse mortgage loan secured by Cross Creek Mall in Fayetteville, NC, which bears a fixed interest rate of 4.54%. The Company also closed on a $60,000 ten-year non-recourse CMBS loan with a fixed interest rate of 5.73% secured by The Outlet Shoppes at Oklahoma City in Oklahoma City, OK. Proceeds were used to retire existing loans with a principal balance of $56,823 and $39,274, respectively, and to pay down the Company's secured credit facilities.

During the third quarter of 2011, the Company closed on two ten-year, non-recourse mortgage loans totaling $128,800, including a $50,800 loan secured by Alamance Crossing in Burlington, NC and a $78,000 loan secured by Asheville Mall in Asheville, NC. The loans bear interest at fixed rates of 5.83% and 5.80%, respectively. Proceeds were used to repay existing loans with principal balances of $51,847 and $61,346, respectively, and to pay down the Company's $525,000 secured credit facility.


97

Table of Contents

During the second quarter of 2011, the Company closed on two separate ten-year, non-recourse mortgage loans totaling $277,000, including a $185,000 loan secured by Fayette Mall in Lexington, KY and a $92,000 loan secured by Mid Rivers Mall in St. Charles, MO. The loans bear interest at fixed rates of 5.42% and 5.88%, respectively. Proceeds were used to repay existing loans with principal balances of $84,733 and $74,748, respectively, and to pay down the Company’s $525,000 and $105,000 secured credit facilities. In addition, the Company retired a loan with a principal balance of $36,317 that was secured by Panama City Mall in Panama City, FL with borrowings from its $105,000 facility.

During the first quarter of 2011, the Company closed on five separate non-recourse mortgage loans totaling $268,905. These loans have ten-year terms and include a $95,000 loan secured by Parkdale Mall and Parkdale Crossing in Beaumont, TX; a $99,400 loan secured by Park Plaza in Little Rock, AR; a $44,100 loan secured by EastGate Mall in Cincinnati, OH; a $19,800 loan secured by Wausau Center in Wausau, WI; and a $10,605 loan secured by Hamilton Crossing in Chattanooga, TN. The loans bear interest at a weighted average fixed rate of 5.64% and are not cross-collateralized. Proceeds were used to pay down the Company's $525,000 secured credit facility.

Variable-Rate Debt
 
Recourse term loans for the Company’s operating Properties bear interest at variable interest rates indexed to the prime lending rate or LIBOR. At December 31, 2011, interest rates on such recourse loans varied from 1.30% to 4.50%. These loans mature at various dates from February 2012 to September 2016, with a weighted average maturity of 2.69 years, and have various extension options ranging from one to two years.

During the fourth quarter, the borrowing amount on a non-recourse loan secured by St. Clair Square in Fairview Heights, IL was increased from $69,375 to $125,000 and extended for a five-year period from December 2011 to December 2016, with a reduction in the interest rate to LIBOR plus 300 basis points. Additionally, The Company closed a $58,000 recourse mortgage loan secured by The Promenade in D'lberville, MS with a three-year initial term and two two-year extensions. The loan bears interest of 75% of LIBOR plus 175 basis points. The Company also closed on the extension of a $3.3 million loan secured by Phase II of Hammock Landing in West Melbourne, FL. The loan's maturity date was extended to November 2013 at its existing interest rate of LIBOR plus a margin of 2.00%.

During the first quarter of 2011, the Company closed on four separate loans totaling $120,165. These loans have five-year terms and include a $36,365 loan secured by Stroud Mall in Stroud, PA; a $58,100 loan secured by York Galleria in York, PA; a $12,100 loan secured by Gunbarrel Pointe in Chattanooga, TN; and a $13,600 loan secured by CoolSprings Crossing in Nashville, TN. These four loans have partial-recourse features totaling $7,540 at December 31, 2011 which decreases as the aggregate principal amount outstanding on the loans is amortized. The loans bear interest at LIBOR plus a margin of 2.40% and are not cross-collateralized. Proceeds were used to pay down the Company's $520,000 secured credit facility. The Company has interest rate swaps in place for the full term of each five-year loan to effectively fix the interest rates. As a result, these loans bear interest at a weighted average fixed rate of 4.57%. See Interest Rate Hedge Instruments below for additional information.
  
Covenants and Restrictions
 
The agreements to the secured lines of credit contain, among other restrictions, certain financial covenants including the maintenance of certain financial coverage ratios, minimum net worth requirements, and limitations on cash flow distributions.  The Company believes that it was in compliance with all covenants and restrictions at December 31, 2011. The following presents the Company's compliance with certain of the ratios as of December 31, 2011:

Ratio
Required
Actual
Debt to Gross Asset Value
< 65%
51.4%
Interest Coverage
> 1.75x
2.45x
Debt Service Coverage
> 1.50x
1.89x
 
The agreements to the $525,000 and $520,000 secured credit facilities and the two unsecured term facilities described above, each with the same lead lender, contain default and cross-default provisions customary for transactions of this nature (with applicable customary grace periods) in the event (i) there is a default in the payment of any indebtedness owed by the Company to any institution which is a part of the lender groups for the credit facilities, or (ii) there is any other type of default with respect to any indebtedness owed by the Company to any institution which is a part of the lender groups for the credit facilities and such lender accelerates the payment of the indebtedness owed to it as a result of such default.  The credit facility agreements provide that, upon the occurrence and continuation of an event of default, payment of all amounts outstanding under these credit facilities

98

Table of Contents

and those facilities with which these agreements reference cross-default provisions may be accelerated and the lenders’ commitments may be terminated.  Additionally, any default in the payment of any recourse indebtedness greater than $50,000 or any non-recourse indebtedness greater than $100,000 of the Company, the Operating Partnership and significant subsidiaries, as defined, regardless of whether the lending institution is a part of the lender groups for the credit facilities, will constitute an event of default under the agreements to the credit facilities.
 
Several of the Company’s malls/open-air centers, associated centers and community centers, in addition to the corporate office building are owned by special purpose entities that are included in the Company’s consolidated financial statements. The sole business purpose of the special purpose entities is to own and operate these Properties. The real estate and other assets owned by these special purpose entities are restricted under the loan agreements in that they are not available to settle other debts of the Company. However, so long as the loans are not under an event of default, as defined in the loan agreements, the cash flows from these Properties, after payments of debt service, operating expenses and reserves, are available for distribution to the Company.
 
Scheduled Principal Payments
 
As of December 31, 2011, the scheduled principal payments of the Company’s consolidated debt, excluding extensions available at the Company’s option, on all mortgage and other indebtedness, including construction loans and lines of credit, are as follows:
 
2012
$
1,029,059

2013
398,494

2014
225,824

2015
475,506

2016
680,003

Thereafter
1,680,178

 
4,489,064

Net unamortized premiums
291

 
$
4,489,355


Of the $1,029,059 of scheduled principal payments in 2012, $549,507 relates to the maturing principal balances of 18 operating Property loans and $409,590 relates to the two unsecured term loans.  One maturing operating Property loan with a principal balance of $2,023 outstanding as of December 31, 2011 has an extension available at the Company’s option, leaving approximately $547,484 of loan maturities in 2012 that must be retired or refinanced.  Subsequent to December 31, 2011, the Company retired ten operating Property loans with an aggregate balance of $215,372 as of December 31, 2011.
 
The Company has extension options available, at its election, related to the maturities of the $520,000 secured credit facility and the two unsecured term loans.  The Company’s $520,000 credit facility is currently secured by several operating Properties or parcels thereof.  The Company is in process of obtaining property-specific, non-recourse loans for the majority of these Properties. The $520,000 secured credit facility may be used to retire loans maturing in 2012, as well as to provide additional flexibility for liquidity purposes.

See Note 20 for further information regarding the non-recourse mortgage loan secured by Columbia Place located in Columbia, SC.
 
Interest Rate Hedging Instruments
 
The Company records its derivative instruments in its consolidated balance sheets at fair value.  The accounting for changes in the fair value of derivatives depends on the intended use of the derivative, whether the derivative has been designated as a hedge and, if so, whether the hedge has met the criteria necessary to apply hedge accounting.

The Company’s objectives in using interest rate derivatives are to add stability to interest expense and to manage its exposure to interest rate movements.  To accomplish these objectives, the Company primarily uses interest rate swaps and caps as part of its interest rate risk management strategy.  Interest rate swaps designated as cash flow hedges involve the receipt of variable-rate amounts from a counterparty in exchange for the Company making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount.  Interest rate caps designated as cash flow hedges involve the receipt of variable-rate amounts from a counterparty if interest rates rise above the strike rate on the contract in exchange for an up-front premium.
 

99

Table of Contents

The effective portion of changes in the fair value of derivatives designated as, and that qualify as, cash flow hedges is recorded in accumulated other comprehensive income (loss) (“AOCI/L”) and is subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings.  Such derivatives were used to hedge the variable cash flows associated with variable-rate debt.

During the first quarter of 2011, the Company entered into four pay fixed/receive variable interest rate swaps with an initial aggregate notional amount of $120,165 (amortizing to $100,009) to hedge the interest rate risk exposure on the borrowings on four of its operating properties equal to the aggregate swap notional amount.  These interest rate swaps hedge the risk of changes in cash flows on the Company's designated forecasted interest payments attributable to changes in 1-month LIBOR, the designated benchmark interest rate being hedged, thereby reducing exposure to variability in cash flows relating to interest payments on the variable-rate debt.  The interest rate swaps effectively fix the interest payments on the portion of debt principal corresponding to the swap notional amount at a weighted average rate of 4.57%.
 
Also during the first quarter of 2011, the Company entered into an interest rate cap agreement with an initial notional amount of $64,265 (amortizing to $63,555) to hedge the risk of changes in cash flows on the letter of credit supporting certain bonds related to one of its operating properties equal to the then-outstanding cap notional. this interest rate cap agreement terminated in December 2011 when the related debt obligation was refinanced.

As of December 31, 2011, the Company had the following outstanding interest rate derivatives that were designated as cash flow hedges of interest rate risk:
 
Interest Rate
Derivative
 
Number of
Instruments
 
Notional
Amount
Interest Rate Cap
 
1

 
$
69,375

Interest Rate Swaps
 
4

 
$
117,700

 
The following tables provide further information relating to the Company’s interest rate derivatives that were designated as cash flow hedges of interest rate risk as of December 31, 2011 and 2010:
 
Instrument Type
 
Location in
Consolidated
Balance Sheet
 
Notional
Amount
 
Designated
Benchmark
Interest
Rate
 
Strike
Rate
 
Fair Value at 12/31/11
 
Fair Value at 12/31/10
 
Maturity
Date
Cap
 
Intangible lease assets
and other assets
 
$
69,375

 
3-month
LIBOR
 
3.000
%
 
$

 
$
3

 
Jan 2012
Pay fixed/ Receive
   variable Swap
 
Accounts payable and
accrued liabilities
 
$ 56,905
(amortizing
to $48,337)

 
1-month
LIBOR
 
2.149
%
 
(2,674
)
 

 
Apr 2016
Pay fixed/ Receive
   variable Swap
 
Accounts payable and
accrued liabilities
 
$ 35,621
(amortizing
to $30,276)

 
1-month
LIBOR
 
2.187
%
 
(1,725
)
 

 
Apr 2016
Pay fixed/ Receive
   variable Swap
 
Accounts payable and
accrued liabilities
 
$ 13,320
(amortizing
to $11,313)

 
1-month
LIBOR
 
2.142
%
 
(622
)
 

 
Apr 2016
Pay fixed/ Receive
   variable Swap
 
Accounts payable and
accrued liabilities
 
$ 11,854
(amortizing
to $10,083)

 
1-month
LIBOR
 
2.236
%
 
(596
)
 

 
Apr 2016
 
Hedging Instrument
 
Gain (Loss) Recognized in OCI/L
(Effective Portion)
 
Location of Losses Reclassified from AOCI/L into Earnings (Effective Portion)
 
Gain (Loss) Recognized in Earnings
(Effective Portion)
 
Location of Gain (Loss) Recognized in Earnings (Ineffective Portion)
 
Gain (Loss)
Recognized in
Earnings
(Ineffective Portion)
 
2011
2010
2009
 
 
2011
2010
2009
 
 
2011
2010
2009
Interest rate contracts
 
$
(5,740
)
$
2,742

$
12,614

 
Interest Expense
 
$
(1,904
)
$
(2,883
)
$
(16,915
)
 
Interest Expense
 
$

$
23

$
38

 
As of December 31, 2011, the Company expects to reclassify approximately $1,927 of losses currently reported in accumulated other comprehensive income to interest expense within the next twelve months due to the amortization of its outstanding interest rate contracts.  Fluctuations in fair values of these derivatives between December 31, 2011 and the respective dates of termination will vary the projected reclassification amount.


100

Table of Contents

Subsequent to December 31, 2011, the Company entered into a $125,000 interest rate cap agreement (amortizing to $122,375) to hedge the risk of changes in cash flows on the borrowings of one of its Properties equal to the cap notional. The interest rate cap protects the Company from increases in the hedged cash flows attributable to overall changes in 3-month LIBOR above the strike rate of the cap on the debt. The strike rate associated with the interest rate cap is 5.00%. The cap matures in January 2014.
 
See Notes 2 and 15 for additional information regarding the Company’s interest rate hedging instruments.

NOTE 7. SHAREHOLDERS’ EQUITY
 
Common Stock
 
In June 2009, the Company completed a public offering of 66,630,000 shares of its $0.01 par value common stock for $6.00 per share. The net proceeds, after underwriting costs and related expenses, of approximately $381,823 were used to repay outstanding borrowings under the Company’s credit facilities.
 
Preferred Stock
 
In March 2010, the Company completed an underwritten public offering of 6,300,000 depositary shares, each representing 1/10th of a share of the Company’s 7.375% Series D Cumulative Redeemable Preferred Stock, having a liquidation preference of $25.00 per depositary share.  The depositary shares were sold at $20.30 per share including accrued dividends of $0.37 per share.  The net proceeds, after underwriting costs and related expenses, of approximately $123,599 were used to reduce outstanding borrowings under the Company’s credit facilities and for general corporate purposes.  The net proceeds included aggregate accrued dividends of $2,331 that were received as part of the offering price.
 
In October 2010, the Company completed an underwritten public offering of 4,400,000 depositary shares, each representing 1/10th of a share of the Company’s 7.375% Series D Cumulative Redeemable Preferred Stock, having a liquidation preference of $25.00 per depositary share.  The depositary shares were sold at $23.1954 per share including accrued dividends of $0.1485 per share.  Subsequent thereto, the underwriters of the offering exercised their option to purchase an additional 450,000 depositary shares. As a result of the exercise of this option, the Company sold a total of 4,850,000 depositary shares in the offering for net proceeds of $108,799 after underwriting costs and related expenses. The net proceeds included aggregate accrued dividends of $720 that were received as part of the offering price. The net proceeds were used to reduce outstanding borrowings under the Company’s credit facilities and for general corporate purposes.
 
The Company had 18,150,000 and 7,000,000 depositary shares outstanding, each representing one-tenth of a share of 7.375% Series D Cumulative Redeemable Preferred Stock (the “Series D Preferred Stock”) with a par value of $0.01 per share, at December 31, 2011 and 2010, respectively. The Series D Preferred Stock has a liquidation preference of $250.00 per share ($25.00 per depositary share). The dividends on the Series D Preferred Stock are cumulative, accrue from the date of issuance and are payable quarterly in arrears at a rate of $18.4375 per share ($1.84375 per depositary share) per annum. The Series D Preferred Stock has no stated maturity, is not subject to any sinking fund or mandatory redemption, and is not convertible into any other securities of the Company. The Company may redeem shares, in whole or in part, at any time for a cash redemption price of $250.00 per share ($25.00 per depositary share) plus accrued and unpaid dividends.
 
The Company had 4,600,000 depositary shares outstanding, each representing one-tenth of a share of 7.75% Series C Cumulative Redeemable Preferred Stock (the “Series C Preferred Stock”) with a par value of $0.01 per share, at December 31, 2011 and 2010. The Series C Preferred Stock has a liquidation preference of $250.00 per share ($25.00 per depositary share). The dividends on the Series C Preferred Stock are cumulative, accrue from the date of issuance and are payable quarterly in arrears at a rate of $19.375 per share ($1.9375 per depositary share) per annum. The Series C Preferred Stock has no stated maturity, is not subject to any sinking fund or mandatory redemption, and is not convertible into any other securities of the Company. The Company may redeem shares, in whole or in part, at any time for a cash redemption price of $250.00 per share ($25.00 per depositary share) plus accrued and unpaid dividends.
 
Holders of each series of preferred stock will have limited voting rights if dividends are not paid for six or more quarterly periods and in certain other events.
 

101

Table of Contents

Dividends
 
The Company paid first, second and third quarter 2011 cash dividends on its common stock of $0.21 per share on April 15th, July 15th and October 14th 2011, respectively.  On November 30, 2011, the Company announced a fourth quarter cash dividend of $0.21 per share that was paid on January 16, 2012, to shareholders of record as of December 30, 2011. The dividend declared in the fourth quarter of 2011, totaling $31,156, is included in accounts payable and accrued liabilities at December 31, 2011.  The total dividend included in accounts payable and accrued liabilities at December 31, 2010 was $29,585.
 
In February 2009, the Company’s Board of Directors declared a quarterly dividend for the Company’s common stock of $0.37 per share for the quarter ended March 31, 2009, to be paid in a combination of cash and shares of the Company’s common stock.  The dividend was paid on 66,407,096 shares of common stock outstanding on the record date.  The Company issued 4,754,355 shares of its common stock in connection with the dividend, which resulted in an increase of 7.2% in the number of shares outstanding.  The Company paid a second quarter 2009 cash dividend on its common stock of $0.11 per share on July 15th, 2009 and third and fourth quarter 2009 cash dividends of $0.05 per share on October 15th, 2009 and January 15th, 2010, respectively.
 
The allocations of dividends declared and paid for income tax purposes are as follows:
 
 
Year Ended December 31,
 
2011
 
2010
 
2009
Dividends declared:
 
 
 
 
 
Common stock
$
0.84

 
$
0.80

 
$
0.95

Series C preferred stock
$
19.38

 
$
19.38

 
$
19.38

Series D preferred stock
$
18.44

 
$
18.44

 
$
18.44

 
 
 
 
 
 
Allocations:
 

 
 

 
 

Common stock
 

 
 

 
 

Ordinary income
100.00
%
 
100.00
%
 
98.90
%
Capital gains 25% rate
%
 
%
 
1.10
%
Return of capital
%
 
%
 
%
Total
100.00
%
 
100.00
%
 
100.00
%
 
 
 
 
 
 
Preferred stock (1)
 

 
 

 
 

Ordinary income
100.00
%
 
100.00
%
 
98.90
%
Capital gains 25% rate
%
 
%
 
1.10
%
Total
100.00
%
 
100.00
%
 
100.00
%
 
(1)The allocations for income tax purposes are the same for each series of preferred stock for each period presented.


NOTE 8. REDEEMABLE NONCONTROLLING INTERESTS AND NONCONTROLLING INTERESTS
 
Redeemable Noncontrolling Interest and Noncontrolling Interests in the Operating Partnership
 
The redeemable noncontrolling interest and noncontrolling interests in the Operating Partnership are represented by common units and special common units of limited partnership interest in the Operating Partnership (the “Operating Partnership Units”) that the Company does not own.
 
Redeemable noncontrolling interest includes a noncontrolling partnership interest in the Operating Partnership for which the partnership agreement includes redemption provisions that may require the Company to redeem the partnership interest for real property.  In July 2004, the Company issued 1,560,940 Series S special common units (“S-SCUs”), all of which are outstanding as of December 31, 2011, in connection with the acquisition of Monroeville Mall. Under the terms of the Operating Partnership’s limited partnership agreement, the holder of the S-SCUs has the right to exchange all or a portion of its partnership interest for shares of the Company’s common stock or, at the Company’s election, their cash equivalent. This holder has the additional right to, at any time after the seventh anniversary of the issuance of the S-SCUs, require the Operating Partnership to acquire a qualifying property and distribute it to the holder in exchange for the S-SCUs. Generally, the acquisition price of the qualifying property cannot be more than the lesser of the consideration that would be received in a normal exchange, as discussed above, or $20,000, subject to certain limited exceptions.  Should the consideration that would be received in a normal exchange exceed the maximum

102

Table of Contents

property acquisition price as described in the preceding sentence, the excess portion of its partnership interest could be exchanged for shares of the Company’s stock or, at the Company’s election, their cash equivalent.  The S-SCUs received a minimum distribution of $2.53825 per unit per year for the first five years, and receive a minimum distribution of $2.92875 per unit per year thereafter.
 
Noncontrolling interests include the aggregate noncontrolling partnership interest in the Operating Partnership that is not owned by the Company and for which each of the noncontrolling limited partners has the right to exchange all or a portion of its partnership interests for shares of the Company’s common stock, or at the Company’s election, their cash equivalent.  When an exchange occurs, CBL assumes the noncontrolling limited partner’s ownership interests in the Operating Partnership. The number of shares of common stock received by a noncontrolling limited partner of the Operating Partnership upon exercise of its exchange rights will be equal, on a one-for-one basis, to the number of Operating Partnership Units exchanged by the noncontrolling limited partner. The amount of cash received by the noncontrolling limited partner, if CBL elects to pay cash, will be based on the five-day trailing average of the trading price at the time of exercise of the shares of common stock that would otherwise have been received by the noncontrolling limited partner in the exchange. Neither the noncontrolling limited partnership interests in the Operating Partnership nor the shares of common stock of the Company are subject to any right of mandatory redemption.
 
In June 2005, the Company issued 571,700 L-SCUs, all of which are outstanding as of December 31, 2011, in connection with the acquisition of Laurel Park Place. The L-SCUs receive a minimum distribution of $0.7572 per unit per quarter ($3.0288 per unit per year). Upon the earlier to occur of June 1, 2020, or when the distribution on the common units exceeds $0.7572 per unit for four consecutive calendar quarters, the L-SCUs will thereafter receive a distribution equal to the amount paid on the common units.
 
In November 2005, the Company issued 1,144,924 K-SCUs, all of which are outstanding as of December 31, 2011, in connection with the acquisition of Oak Park Mall, Eastland Mall and Hickory Point Mall. The K-SCUs received a dividend at a rate of 6.0%, or $2.85 per K-SCU, for the first year following the close of the transaction and receive a dividend at a rate of 6.25%, or $2.96875 per K-SCU, thereafter. When the quarterly distribution on the Operating Partnership’s common units exceeds the quarterly K-SCU distribution for four consecutive quarters, the K-SCUs will receive distributions at the rate equal to that paid on the Operating Partnership’s common units. At any time following the first anniversary of the closing date, the holders of the K-SCUs may exchange them, on a one-for-one basis, for shares of the Company’s common stock or, at the Company’s election, their cash equivalent.

On March 28, 2011, a holder of 125,100 J-SCU's exercised its conversion rights. The Company was requested to exchange common stock for these units, and elected to do so.

On March 31, 2011, the Company converted 15,435,754 J-SCUs, which represented all of the outstanding J-SCUs, to common units pursuant to its rights to do so. Prior to the conversion the J-SCUs received a minimum distribution equal to $0.3628125 per unit per quarter ($1.45125 per unit per year), subject to certain adjustments if the distribution on the common units was equal to or less than $0.21875 for four consecutive quarters. After March 31, 2011, the common units issued in the conversion receive a distribution equal to that paid on all other common units.

Effective December 7, 2011, a holder of 331,230 common units exercised its conversion rights. The Company elected to pay cash for the common units and, subsequent to December 31, 2011, paid the holder $4,844.

Also effective December 7, 2011, a holder of 70,094 common units exercised its conversion rights. The Company elected to pay cash for the common units and, subsequent to December 31, 2011, paid the holder $1,025.
 
In December 2010, holders of 9,807,013 J-SCUs exercised their conversion rights.  The Company was requested to exchange common stock for these units, and elected to do so. 

No holders of special common units or common units of noncontrolling limited partnership interest in the Operating Partnership exercised their conversion rights during 2009.
 
    

103

Table of Contents

Outstanding rights to convert redeemable noncontrolling interests and noncontrolling interests in the Operating Partnership to common stock were held by the following parties at December 31, 2011 and 2010:

 
December 31,
 
2011
 
2010
Jacobs
13,044,407

 
13,106,525

CBL’s Predecessor
18,604,156

 
18,604,156

Third parties
10,368,016

 
10,430,998

Total Operating Partnership Units
42,016,579

 
42,141,679


The assets and liabilities allocated to the Operating Partnership’s redeemable noncontrolling interest and noncontrolling interests are based on their ownership percentages of the Operating Partnership at December 31, 2011 and 2010.  The ownership percentages are determined by dividing the number of Operating Partnership Units held by each of the redeemable noncontrolling interest and the noncontrolling interests at December 31, 2011 and 2010 by the total Operating Partnership Units outstanding at December 31, 2011 and 2010, respectively.  The redeemable noncontrolling interest ownership percentage in assets and liabilities of the Operating Partnership was 0.8% at December 31, 2011 and 2010.  The noncontrolling interest ownership percentage in assets and liabilities of the Operating Partnership was 21.3% and 21.4% at December 31, 2011 and 2010, respectively.
 
Income is allocated to the Operating Partnership’s redeemable noncontrolling interest and noncontrolling interests based on their weighted average ownership during the year. The ownership percentages are determined by dividing the weighted average number of Operating Partnership Units held by each of the redeemable noncontrolling interest and noncontrolling interests by the total weighted average number of Operating Partnership Units outstanding during the year.
 
A change in the number of shares of common stock or Operating Partnership Units changes the percentage ownership of all partners of the Operating Partnership.  An Operating Partnership Unit is considered to be equivalent to a share of common stock since it generally is exchangeable for shares of the Company’s common stock or, at the Company’s election, their cash equivalent. As a result, an allocation is made between redeemable noncontrolling interest, shareholders’ equity and noncontrolling interests in the Operating Partnership in the accompanying balance sheet to reflect the change in ownership of the Operating Partnership’s underlying equity when there is a change in the number of shares and/or Operating Partnership Units outstanding.  During 2011 and 2010, the Company allocated $3,005 and $3,139, respectively, from shareholders’ equity to redeemable noncontrolling interest.  During 2009, the Company allocated $4,242$0from redeemable noncontrolling interest to shareholders’ equity.  During 2011 and 2010, the Company allocated $2,200 and $12,433, respectively, from shareholders' equity to noncontrolling interest. During 2009, the Company allocated $7,942 from noncontrolling interests to shareholders' equity.
 
The total redeemable noncontrolling interest in the Operating Partnership was $26,036 and $28,070 at December 31, 2011 and 2010, respectively.  The total noncontrolling interest in the Operating Partnership was $202,833 and $217,519 at December 31, 2011 and 2010, respectively.

On November 30, 2011, the Operating Partnership declared distributions of $1,143 and $9,418 to the Operating Partnership’s redeemable noncontrolling limited partners and noncontrolling limited partners, respectively. The distributions were paid on January 16, 2012. This distribution represented a distribution of $0.21 per unit for each common unit and $0.7322 to $0.7572 per unit for certain special common units in the Operating Partnership. The total distribution is included in accounts payable and accrued liabilities at December 31, 2011.
 
On December 1, 2010, the Operating Partnership declared distributions of $1,143 and $11,105 to the Operating Partnership’s redeemable noncontrolling limited partners and noncontrolling limited partners, respectively. The distributions were paid on January 18, 2011. This distribution represented a distribution of $0.20 per unit for each common unit and $0.3317 to $0.7572 per unit for certain special common units in the Operating Partnership. The total distribution is included in accounts payable and accrued liabilities at December 31, 2010.
  
Redeemable Noncontrolling Interests and Noncontrolling Interests in Other Consolidated Subsidiaries
 
Redeemable noncontrolling interests includes the aggregate noncontrolling ownership interest in five of the Company’s other consolidated subsidiaries that is held by third parties and for which the related partnership agreements contain redemption provisions at the holder’s election that allow for redemption through cash and/or properties.  The total redeemable noncontrolling interests in other consolidated subsidiaries was $430,069 and $430,143 at December 31, 2011 and 2010, respectively.
 

104

Table of Contents

The redeemable noncontrolling interests in other consolidated subsidiaries includes the third party interest in the Company’s subsidiary that provides security and maintenance services and the perpetual preferred joint venture units (“PJV units”) issued to Westfield Group (“Westfield”) for its preferred interest in CW Joint Venture, LLC, a Company-controlled entity (“CWJV”), consisting of four of the Company’s other consolidated subsidiaries.  Activity related to the redeemable noncontrolling preferred joint venture interest represented by the PJV units is as follows:
 
 
Year Ended December 31,
 
2011
 
2010
Beginning Balance
$
423,834

 
$
421,570

Net income attributable to redeemable noncontrolling
     preferred joint venture interest
20,637

 
20,670

Distributions to redeemable noncontrolling
     preferred joint venture interest
(20,637
)
 
(20,552
)
Issuance of preferred joint venture interest

 
2,146

Ending Balance
$
423,834

 
$
423,834

 
See Note 14 for additional information regarding the PJV units.
 
The Company had 18 and 17 other consolidated subsidiaries at December 31, 2011 and 2010, respectively, that had noncontrolling interests held by third parties and for which the related partnership agreements either do not include redemption provisions or are subject to redemption provisions that do not require classification outside of permanent equity. The total noncontrolling interests in other consolidated subsidiaries was $4,280 and $6,086 at December 31, 2011 and 2010, respectively.
 
The assets and liabilities allocated to the redeemable noncontrolling interests and noncontrolling interests in other consolidated subsidiaries are based on the third parties’ ownership percentages in each subsidiary at December 31, 2011 and 2010. Income is allocated to the redeemable noncontrolling interests and noncontrolling interests in other consolidated subsidiaries based on the third parties’ weighted average ownership in each subsidiary during the year.
 
Variable Interest Entities
 
Imperial Valley Commons, L.P.
 
The Company has a 60% ownership interest in a joint venture with a third party for the potential development of Imperial Valley Commons, a community retail shopping center in El Centro, CA.  The Company determined that its investment represents a variable interest in a variable interest entity and that the Company is the primary beneficiary since it has the ability to direct the activities of this joint venture that most significantly impact the joint venture’s economic performance.  The Company earns a preferred return on its investment until it has been reimbursed.  As a result, the joint venture is presented in the accompanying financial statements as of December 31, 2011 and 2010 on a consolidated basis, with any interests of the third party reflected as noncontrolling interest.  At December 31, 2011 and 2010, this joint venture had total assets of $26,680 and $24,928, respectively, and was not encumbered.
 
PPG Venture I Limited Partnership
 
The Company has a 10% ownership interest and is the primary beneficiary in a joint venture that owns and operates Willowbrook Plaza in Houston, TX, Massard Crossing in Ft. Smith, AR and Pemberton Plaza in Vicksburg, MS. As a result, the Company consolidates this joint venture. At December 31, 2011 and 2010, this joint venture had total assets of $49,373 and $50,571, respectively, and a mortgage note payable of $34,349 and $34,961, respectively. See Note 20 for additional information.
 


105

Table of Contents

NOTE 9. MINIMUM RENTS
 
The Company receives rental income by leasing retail shopping center space under operating leases. Future minimum rents are scheduled to be received under noncancellable tenant leases at December 31, 2011, as follows:
2012
$
575,126

2013
476,365

2014
420,932

2015
364,482

2016
304,606

Thereafter
907,239

 
$
3,048,750

 
Future minimum rents do not include percentage rents or tenant reimbursements that may become due.
 
NOTE 10. MORTGAGE AND OTHER NOTES RECEIVABLE
 
Each of the Company's mortgage notes receivable are collateralized by either a first mortgage, a second mortgage or by an assignment of 100% of the partnership interests that own the real estate assets.  Other notes receivable include amounts due from tenants or government sponsored districts and unsecured notes received from third parties as whole or partial consideration for property or investments.  Interest rates on mortgage and other notes receivable range from 2.8% to 13.0%, with a weighted average interest rate of 8.76% and 6.87% at December 31, 2011 and 2010, respectively. Maturities of these notes receivable range from March 2012 to January 2047.

In September 2011, the Company and a noncontrolling interest investor purchased a mezzanine loan with a face amount of $5,879 for $5,300, which represents a discount of $579. The borrower under the mezzanine loan is an entity that owns an outlet shopping center located in Gettysburg, PA. The loan bears interest at the greater of LIBOR plus 900 basis points or 10% and matures on February 11, 2016. The terms of the mezzanine loan agreement provide that the Company and its noncontrolling interest investor may, subject to approval of the senior lender, convert the mezzanine loan into equity of the borrower. Upon conversion, the Company and noncontrolling investor would own 50.0% and 12.6%, respectively, of the borrower. The terms also provide that the Company may elect to acquire an additional 10% interest in borrower for a total interest of 60%.

In December 2011, the Company entered into a loan agreement pursuant to which the Company loaned $9,150 to an entity that owns an outlet shopping center located in El Paso, TX. The note receivable bears interest of 13.0% through June 9, 2013, and thereafter, at the greater of 13.0% or LIBOR plus 900 basis points. The loan matures upon the earlier of (i) 60 days prior to the maturity date of the senior loan on the outlet shopping center or (ii) the date on which the senior loan is fully repaid. The terms of the loan agreement provide that if the Company does not elect to acquire a 75% interest in the borrower, the Company can convert the loan into a non-voting common interest in the borrower, subject to the approval of the senior lender.

The Company reviews its mortgage and other notes receivable to determine if the balances are realizable based on factors affecting the collectibility of those balances.  Factors may include credit quality, timeliness of required periodic payments, past due status and management discussions with obligors. During the first quarter of 2011, the Company was notified that a receivable due in March 2011 of $3,735 would not be repaid.  The receivable was secured by land and, as such, the Company recorded an allowance for credit losses of $1,500 in other expense and wrote down the amount of the note receivable to the estimated fair value of the land.  The Company did not accrue any interest on the receivable for the three months ended March 31, 2011 and has written off any interest that was accrued and outstanding on the loan.  The Company gained title to the land during the third quarter of 2011 and reclassified the balance of the note receivable to land.  During the third quarter of 2011 the Company wrote off a note receivable from a tenant in the amount of $400.  A rollforward of the allowance for credit losses for the year ended December 31, 2011 is as follows: 
Beginning Balance, January 1, 2011 
$

Additions in allowance charged to expense 
1,900

Reduction for charges against allowance 
(1,900
)
Ending Balance, December 31, 2011
$


As of December 31, 2011, the Company believes that its mortgage and other notes receivable balance of $34,239 is fully collectible.
 

106

Table of Contents

NOTE 11. SEGMENT INFORMATION
 
The Company measures performance and allocates resources according to property type, which is determined based on certain criteria such as type of tenants, capital requirements, economic risks, leasing terms, and short- and long-term returns on capital. Rental income and tenant reimbursements from tenant leases provide the majority of revenues from all segments. The accounting policies of the reportable segments are the same as those described in Note 2. Information on the Company’s reportable segments is presented as follows:
Year Ended December 31, 2011
 
Malls
 
Associated
Centers
 
Community
Centers
 
All
Other (2)
 
Total
Revenues
 
$
937,348

 
$
41,505

 
$
17,581

 
$
70,906

 
$
1,067,340

Property operating expenses (1)
 
(304,224
)
 
(10,689
)
 
(4,848
)
 
14,759

 
(305,002
)
Interest expense
 
(229,382
)
 
(8,841
)
 
(6,536
)
 
(26,575
)
 
(271,334
)
Other expense
 

 

 

 
(28,898
)
 
(28,898
)
Gain (loss) on sales of real estate assets
 
(13,329
)
 
306

 
1,135

 
71,284

 
59,396

Segment profit
 
$
390,413

 
$
22,281

 
$
7,332

 
$
101,476

 
$
521,502

Depreciation and amortization expense
 
 

 
 

 
 

 
 

 
(275,261
)
General and administrative expense
 
 

 
 

 
 

 
 

 
(44,751
)
Interest and other income
 
 

 
 

 
 

 
 

 
2,589

Gain on extinguishment of debt
 
 

 
 

 
 

 
 

 
1,029

Loss on impairment of real estate (4)
 
 

 
 

 
 

 
 

 
(55,761
)
Equity in earnings of unconsolidated affiliates
 
 

 
 

 
 

 
 

 
6,138

Income tax benefit
 
 

 
 

 
 

 
 

 
269

Income from continuing operations
 
 

 
 

 
 

 
 

 
$
155,754

Total assets
 
$
5,954,414

 
$
308,858

 
$
265,675

 
$
190,481

 
$
6,719,428

Capital expenditures (3)
 
$
265,478

 
$
213,364

 
$
21,452

 
$
16,984

 
$
517,278


Year Ended December 31, 2010
 
Malls
 
Associated
Centers
 
Community
Centers
 
All
Other (2)
 
Total
Revenues
 
$
944,102

 
$
40,311

 
$
8,431

 
$
70,338

 
$
1,063,182

Property operating expenses (1)
 
(307,804
)
 
(10,527
)
 
8

 
16,212

 
(302,111
)
Interest expense
 
(223,271
)
 
(7,794
)
 
(4,333
)
 
(50,221
)
 
(285,619
)
Other expense
 

 

 

 
(25,523
)
 
(25,523
)
Gain (loss) on sales of real estate assets
 
1,754

 

 
1,144

 
(11
)
 
2,887

Segment profit
 
$
414,781

 
$
21,990

 
$
5,250

 
$
10,795

 
452,816

Depreciation and amortization expense
 
 

 
 

 
 

 
 

 
(284,072
)
General and administrative expense
 
 

 
 

 
 

 
 

 
(43,383
)
Interest and other income
 
 

 
 

 
 

 
 

 
3,873

Gain on investments
 
 

 
 

 
 

 
 

 
888

Loss on impairment of real estate (4)
 
 

 
 

 
 

 
 

 
(1,156
)
Equity in losses of unconsolidated affiliates
 
 
 
 

 
 

 
 

 
(188
)
Income tax benefit
 
 

 
 

 
 

 
 

 
6,417

Income from continuing operations (4)
 
 

 
 

 
 

 
 

 
$
135,195

Total assets
 
$
6,561,098

 
$
325,395

 
$
67,252

 
$
552,809

 
$
7,506,554

Capital expenditures (3)
 
$
98,277

 
$
7,931

 
$
25,050

 
$
53,856

 
$
185,114

 

107

Table of Contents

Year Ended December 31, 2009
 
Malls
 
Associated
Centers
 
Community
Centers
 
All
Other (2)
 
Total
Revenues
 
$
981,379

 
$
39,366

 
$
4,480

 
$
47,730

 
$
1,072,955

Property operating expenses (1)
 
(321,532
)
 
(10,197
)
 
(1,337
)
 
23,190

 
(309,876
)
Interest expense
 
(246,140
)
 
(8,475
)
 
(1,601
)
 
(34,748
)
 
(290,964
)
Other expense
 

 

 

 
(25,794
)
 
(25,794
)
Gain on sales of real estate assets
 
1,876

 
705

 
964

 
275

 
3,820

Segment profit
 
$
415,583

 
$
21,399

 
$
2,506

 
$
10,653

 
450,141

Depreciation and amortization expense
 
 

 
 

 
 

 
 

 
(304,005
)
General and administrative expense
 
 

 
 

 
 

 
 

 
(41,010
)
Interest and other income
 
 

 
 

 
 

 
 

 
5,210

Loss on investments
 
 

 
 

 
 

 
 

 
(9,260
)
Loss on extinguishment of debt
 
 

 
 

 
 

 
 

 
(601
)
Loss on impairment of real estate (4)
 
 

 
 

 
 

 
 

 
(109,211
)
Equity in earnings of unconsolidated affiliates
 
 

 
 

 
 

 
5,489

Income tax benefit
 
 

 
 

 
 

 
 

 
1,222

Loss from continuing operations (4)
 
 

 
 

 
 

 
 

 
$
(2,025
)
Total assets
 
$
6,638,835

 
$
333,210

 
$
69,449

 
$
687,616

 
$
7,729,110

Capital expenditures (3)
 
$
134,865

 
$
17,272

 
$
2,888

 
$
103,878

 
$
258,903

 
(1)
Property operating expenses include property operating, real estate taxes and maintenance and repairs.
(2)
The All Other category includes mortgage and other notes receivable, office buildings, the Management Company and the Company’s subsidiary that provides security and maintenance services.
(3)
Amounts include acquisitions of real estate assets and investments in unconsolidated affiliates.  Developments in progress are included in the All Other category.
(4)
The referenced amounts for the years ended December 31, 2010 and 2009 have been restated. See Note 2 for more information. Loss on impairment of real estate for the year ended December 31, 2011 consisted of $53,458 related to Malls, $1,682 related to Community Centers and $621 related to All Other.  Loss on impairment of real estate for the year ended December 31, 2010 consisted of $1,156 related to All Other.  Loss on impairment of real estate of $109,211 for the year ended December 31, 2009 was related to Malls.

NOTE 12. SUPPLEMENTAL AND NONCASH INFORMATION
 
The Company paid cash for interest, net of amounts capitalized, in the amount of $265,430, $278,783 and $294,754 during 2011, 2010 and 2009, respectively.
 
The Company’s noncash investing and financing activities for 2011, 2010 and 2009 were as follows:
 
2011
 
2010
 
2009
Accrued dividends and distributions payable
$
41,717

 
$
41,833

 
$
19,688

Additions to real estate assets accrued but not yet paid
21,771

 
19,125

 
3,894

Additions to real estate assets from forgiveness of mortgage note receivable
2,235

 

 
6,502

Deconsolidation of joint ventures:
 
 
 
 
 
Decrease in real estate assets
365,971

 

 

Decrease in intangible lease and other assets
26,798

 

 

Decrease in mortgage notes payable
(266,224
)
 

 

Increase in investment in unconsolidated affiliates
(123,651
)
 

 

Decrease in accounts payable and accrued liabilities
(4,395
)
 

 

Notes receivable from sale of interest in unconsolidated affiliate

 
1,001

 
1,750

Distribution of real estate assets from unconsolidated affiliate

 
12,210

 

Issuance of additional redeemable noncontrolling preferred joint venture interests

 
2,146

 

Reclassification of mortgage and other notes receivable to other assets

 
7,269

 

Consolidation of Parkway Place:
 

 
 

 
 

Increase in real estate assets

 
33,706

 

Increase in intangible lease and other assets

 
3,240

 

Increase in mortgage and other indebtedness

 
21,753

 

Decrease in investment in unconsolidated affiliates

 
(15,175
)
 

Issuance of common stock for dividend

 

 
14,739

Reclassification of developments in progress to mortgage and other notes receivable

 

 
2,759

Issuance of noncontrolling interests in Operating Partnership for distribution

 

 
4,140


108

Table of Contents

 
NOTE 13. RELATED PARTY TRANSACTIONS
 
Certain executive officers of the Company and members of the immediate family of Charles B. Lebovitz, Chairman of the Board of the Company, collectively have a significant noncontrolling interest in EMJ Corporation ("EMJ"), a construction company that the Company engaged to build substantially all of the Company’s development Properties. The Company paid approximately $59,668, $36,922 and $87,942 to EMJ in 2011, 2010 and 2009, respectively, for construction and development activities. The Company had accounts payable to EMJ of $6,721 and $2,679 at December 31, 2011 and 2010, respectively.
 
Certain executive officers of the Company also collectively have a significant noncontrolling interest in Electrical and Mechanical Group, Inc. (“EMG”), a company to which EMJ subcontracted a portion of its services for the Company.  The Company has also engaged EMG directly for certain services. EMJ paid approximately $981, $1,189 and $2,063 to EMG in 2011, 2010 and 2009, respectively, for such subcontracted services. The Company paid approximately, $86, $203 and $842, respectively, directly to EMG in 2011, 2010 and 2009 for services which EMG performed directly for the Company.

The Management Company provides management, development and leasing services to the Company’s unconsolidated affiliates and other affiliated partnerships. Revenues recognized for these services amounted to $4,822, $4,835 and $5,862 in 2011, 2010 and 2009, respectively.
 
NOTE 14. CONTINGENCIES
 
On March 11, 2010, The Promenade D'Iberville, LLC (“TPD”), a subsidiary of the Company, filed a lawsuit in the Circuit Court of Harrison County, Mississippi, against M. Hanna Construction Co., Inc. (“M Hanna”), Gallet & Associates, Inc., LA Ash, Inc., EMJ Corporation (“EMJ”) and JEA (f/k/a Jacksonville Electric Authority), seeking damages for alleged property damage and related damages occurring at a shopping center development in D'Iberville, Mississippi. EMJ filed an answer and counterclaim denying liability and seeking to recover from TPD the retainage of approximately $327 allegedly owed under the construction contract. Kohl's Department Stores, Inc. (“Kohl's”) was granted permission to intervene in the lawsuit and, on April 13, 2011, filed a cross-claim against TPD alleging that TPD is liable to Kohl's for unspecified damages resulting from the actions of the defendants and for the failure to perform the obligations of TPD under a Site Development Agreement with Kohl's. Kohl's also made a claim against the Company which guaranteed the performance of TPD under the Site Development Agreement. The case is at the discovery stage.
TPD also has filed claims under several insurance policies in connection with this matter, and there are three pending lawsuits relating to insurance coverage. On October 8, 2010, First Mercury Insurance Company (“First Mercury”) filed an action in the United States District Court for the Eastern District of Texas against M Hanna and TPD seeking a declaratory judgment concerning coverage under a liability insurance policy issued by First Mercury to M Hanna. That case is in the process of being dismissed for lack of federal jurisdiction and refiled in Texas state court. TPD has asserted claims for insurance coverage in that case as well. On June 13, 2011, TPD filed an action in the Chancery Court of Hamilton County, Tennessee against National Union Fire Insurance Company of Pittsburgh, PA (“National Union”) and EMJ seeking a declaratory judgment regarding coverage under a liability insurance policy issued by National Union to EMJ and recovery of damages arising out of National Union's breach of its obligations. On February 7, 2012, Zurich American and Zurich American of Illinois, which also have issued liability insurance policies to EMJ, moved to intervene in that case. On February 14, 2012, TPD filed claims in the United States District Court for the Southern District of Mississippi against Factory Mutual Insurance Company and Federal Insurance Company seeking a declaratory judgment concerning coverage under certain builders risk and property insurance policies issued by those respective insurers to the Company.
Certain executive officers of the Company and members of the immediate family of Charles B. Lebovitz, Chairman of the Board of the Company, collectively have a significant non-controlling interest in EMJ, a major national construction company that the Company engaged to build a substantial number of the Company's Properties. EMJ is one of the defendants in the Harrison County, MS and Hamilton County, TN cases described above.
The Company also is currently involved in certain litigation that arises in the ordinary course of business. The Company does not believe that the pending litigation will have a materially adverse effect on the Company's financial position or results of operations.

Additionally, management believes that, based on environmental studies completed to date, any exposure to environmental cleanup will not materially affect the financial position and results of operations of the Company.
 

109

Table of Contents

The Company consolidates its investment in a joint venture, CW Joint Venture, LLC ("CWJV") with Westfield.  The terms of the joint venture agreement require that CWJV pay an annual preferred distribution at a rate of 5.0%, which increases to 6.0% on July 1, 2013, on the preferred liquidation value of the PJV units of CWJV that are held by Westfield.  Westfield has the right to have all or a portion of the PJV units redeemed by CWJV with property owned by CWJV, and subsequent to October 16, 2012, with either cash or property owned by CWJV, in each case for a net equity amount equal to the preferred liquidation value of the PJV units. At any time after January 1, 2013, Westfield may propose that CWJV acquire certain qualifying property that would be used to redeem the PJV units at their preferred liquidation value. If CWJV does not redeem the PJV units with such qualifying property (a “Preventing Event”), then the annual preferred distribution rate on the PJV units increases to 9.0% beginning July 1, 2013.  The Company will have the right, but not the obligation, to offer to redeem the PJV units from January 31, 2013 through January 31, 2015 at their preferred liquidation value, plus accrued and unpaid distributions. If the Company fails to make such an offer, the annual preferred distribution rate on the PJV units increases to 9.0% for the period from July 1, 2013 through June 30, 2016, at which time it decreases to 6.0% if a Preventing Event has not occurred.  If, upon redemption of the PJV units, the fair value of the Company’s common stock is greater than $32.00 per share, then such excess (but in no case greater than $26,000 in the aggregate) shall be added to the aggregate preferred liquidation value payable on account of the PJV units.  The Company accounts for this contingency using the method prescribed for earnings or other performance measure contingencies.  As such, should this contingency result in additional consideration to Westfield, the Company will record the current fair value of the consideration issued as a purchase price adjustment at the time the consideration is paid or payable.
 
Guarantees
 
The Company may guarantee the debt of a joint venture primarily because it allows the joint venture to obtain funding at a lower cost than could be obtained otherwise. This results in a higher return for the joint venture on its investment, and a higher return on the Company’s investment in the joint venture. The Company may receive a fee from the joint venture for providing the guaranty. Additionally, when the Company issues a guaranty, the terms of the joint venture agreement typically provide that the Company may receive indemnification from the joint venture or have the ability to increase its ownership interest.
 
The Company owns a parcel of land in Lee's Summit, MO that it is ground leasing to a third party development company. The third party developed and operates a shopping center on the land parcel. The Company has guaranteed 27% of the third party’s construction loan and bond line of credit (the “loans”) of which the initial maximum guaranteed amount was $24,379. During 2011, the loans were partially paid down and amended such that the Company's maximum guaranteed amount, representing 27% of capacity, is now approximately $18,615. The Company recorded an obligation of $192 and $315, respectively, in the accompanying consolidated balance sheets as of December 31, 2011 and 2010 to reflect the estimated fair value of the guaranty.  The total amount outstanding at December 31, 2011 on the loans was $60,880 of which the Company has guaranteed $16,437.

     The Company has guaranteed 100% of the construction and land loans of West Melbourne I, LLC (“West Melbourne”), an unconsolidated affiliate in which the Company owns a 50% interest, of which the maximum guaranteed amount is $45,736.  West Melbourne developed and operates Hammock Landing, a community center in West Melbourne, FL. The total amount outstanding on the loans at December 31, 2011 was $45,736. The guaranty will expire upon repayment of the debt.  The land loan and the construction loan, each representing $3,249 and $42,487, respectively, of the amount outstanding at December 31, 2011, mature in November 2013.   The Company recorded an obligation of $478 and $670 in the accompanying consolidated balance sheets as of December 31, 2011 and 2010, respectively, to reflect the estimated fair value of this guaranty.
 
The Company has guaranteed 100% of the construction loan of Port Orange I, LLC (“Port Orange”), an unconsolidated affiliate in which the Company owns a 50% interest, of which the maximum guaranteed amount is $96,102.  Port Orange developed and operates The Pavilion at Port Orange, a community center in Port Orange, FL.  The total amount outstanding at December 31, 2011 on the loan was $68,282. The guaranty will expire upon repayment of the debt.  The loan matures in March 2012 and has a one-year extension option available. The Company has recorded an obligation of $961 and $1,120 in the accompanying consolidated balance sheets as of December 31, 2011 and 2010, respectively, to reflect the estimated fair value of this guaranty.
 
The Company has guaranteed the lease performance of York Town Center, LP (“YTC”), an unconsolidated affiliate in which we own a 50% interest, under the terms of an agreement with a third party that owns property as part of York Town Center. Under the terms of that agreement, YTC is obligated to cause performance of the third party’s obligations as landlord under its lease with its sole tenant, including, but not limited to, provisions such as co-tenancy and exclusivity requirements. Should YTC fail to cause performance, then the tenant under the third party landlord’s lease may pursue certain remedies ranging from rights to terminate its lease to receiving reductions in rent. The Company has guaranteed YTC’s performance under this agreement up to a maximum of $22,000, which decreases by $800 annually until the guaranteed amount is reduced to $10,000. The guaranty expires on December 31, 2020.  The maximum guaranteed obligation was $18,000 as of December 31, 2011.  The Company entered into an agreement with its joint venture partner under which the joint venture partner has agreed to reimburse the Company 50% of any amounts it is obligated to fund under the guaranty.  The Company did not record an obligation for this guaranty because

110

Table of Contents

it determined that the fair value of the guaranty is not material.
 
The Company guaranteed 100% of a construction loan of JG Gulf Coast Town Center, LLC, an unconsolidated affiliate in which the Company owns a 50% interest, of which the maximum guaranteed amount was $11,561.  The Company did not record an obligation for this guaranty because it determined that the fair value of the guaranty was not material. The guaranty expired during the second quarter of 2011 when JG Gulf Coast Town Center, LLC retired the loan. 
 
Performance Bonds
 
The Company has issued various bonds that it would have to satisfy in the event of non-performance. The total amount outstanding on these bonds was $11,156 and $26,250 at December 31, 2011 and 2010, respectively.
 
Ground Leases
 
The Company is the lessee of land at certain of its Properties under long-term operating leases, which include scheduled increases in minimum rents.  The Company recognizes these scheduled rent increases on a straight-line basis over the initial lease terms.  Most leases have initial terms of at least 20 years and contain one or more renewal options, generally for a minimum of five- or 10-year periods.  Lease expense recognized in the consolidated statements of operations for 2011, 2010 and 2009 was $2,137, $1,760 and $2,176, respectively.

The future obligations under these operating leases at December 31, 2011, are as follows:
`
2012
$
813

2013
822

2014
831

2015
841

2016
858

Thereafter
31,378

 
$
35,543

 
NOTE 15. FAIR VALUE MEASUREMENTS
 
The Company has categorized its financial assets and financial liabilities that are recorded at fair value into a hierarchy based on whether the inputs to valuation techniques are observable or unobservable.  The fair value hierarchy contains three levels of inputs that may be used to measure fair value as follows:
 
Level 1 – Inputs represent quoted prices in active markets for identical assets and liabilities as of the measurement date.
 
Level 2 – Inputs, other than those included in Level 1, represent observable measurements for similar instruments in active markets, or identical or similar instruments in markets that are not active, and observable measurements or market data for instruments with substantially the full term of the asset or liability.
 
Level 3 – Inputs represent unobservable measurements, supported by little, if any, market activity, and require considerable assumptions that are significant to the fair value of the asset or liability.  Market valuations must often be determined using discounted cash flow methodologies, pricing models or similar techniques based on the Company’s assumptions and best judgment.
 
The following tables set forth information regarding the Company’s financial instruments that are measured at fair value on a recurring basis in the accompanying consolidated balance sheets as of December 31, 2011 and 2010:

111

Table of Contents

 
 
 
Fair Value Measurements at Reporting Date Using
 
Fair Value at December 31, 2011
 
Quoted Prices in Active Markets
for Identical
Assets (Level 1)
 
Significant
Other
Observable
Inputs (Level 2)
 
Significant Unobservable
Inputs (Level 3)
Assets:
 
 
 
 
 
 
 
Available-for-sale securities
$
30,613

 
$
18,784

 
$

 
$
11,829

Privately held debt and equity securities
2,475

 

 

 
2,475

 
 
 
 
 
 
 
 
Liabilities:
 

 
 

 
 

 
 

Interest rate swaps
$
5,617

 
$

 
$
5,617

 
$


 
 

 
Fair Value Measurements at Reporting Date Using
 
Fair Value at December 31, 2010
 
Quoted Prices in Active Markets
for Identical
Assets (Level 1)
 
Significant
Other
Observable
Inputs (Level 2)
 
Significant Unobservable
Inputs (Level 3)
Assets:
 

 
 

 
 

 
 

Available-for-sale securities
$
22,052

 
$
22,052

 
$

 
$

Privately held debt and equity securities
2,475

 

 

 
2,475

Interest rate cap
3

 

 
3

 


The Company recognizes transfers in and out of every level at the end of each reporting period. There were no transfers between Levels 1 and 2 during the years ended December 31, 2011 and 2010.

The following table provides a reconciliation of changes between the beginning and ending balances of items measured at fair value on a recurring basis in the tables above that used significant unobservable inputs (Level 3):
 
 
Available For Sale Securities - Government and government
sponsored entities
Balance at 12/31/2010
 
$

Additions
 
13,371

Unrealized loss included in comprehensive income
 
(1,542
)
Balance at 12/31/2011
 
$
11,829


There were no changes in the $2,475 classified as privately held debt and equity securities (Level 3) for the period from December 31, 2009 through December 31, 2011.
 
Intangible lease assets and other assets in the consolidated balance sheets include marketable securities consisting of corporate equity securities, mortgage/asset-backed securities, mutual funds and bonds that are classified as available for sale.  Net unrealized gains and losses on available-for-sale securities that are deemed to be temporary in nature are recorded as a component of accumulated other comprehensive income in redeemable noncontrolling interests, shareholders’ equity and noncontrolling interests.  During the year ended December 31, 2011, the Company recognized realized losses of $22 related to sales of marketable securities.  The fair value of the Company’s available-for-sale securities is based on quoted market prices and, thus, is classified under Level 1. During 2009, it was determined that certain corporate equity securities were impaired on an other-than-temporary basis.  Due to this, the Company recognized total write-downs of $17,181 during the year ended December 31, 2009 to reduce the carrying value of those investments to their total fair value of $4,209.  During the years ended December 31, 2011 and 2010, the Company did not recognize any write-downs for other-than-temporary impairments.  The fair value of the Company’s available-for-sale securities is based on quoted market prices and, thus, is classified under Level 1.  See Note 2 for a summary of the available-for-sale securities held by the Company.
 

112

Table of Contents

In February 2007, the Company received a secured convertible promissory note from, and a warrant to acquire shares of, Jinsheng, in which the Company also holds a cost- method investment. See Note 5 for additional information. The secured convertible note is non-interest bearing and is secured by shares of Jinsheng. Since the secured convertible note is non-interest bearing and there is no active market for Jinsheng’s debt, the Company performed an analysis on the note considering credit risk and discounting factors to determine the fair value. The warrant was initially valued using estimated share price and volatility variables in a Black Scholes model. Due to the significant estimates and assumptions used in the valuation of the note and warrant, the Company has classified these under Level 3. As part of its investment review as of March 31, 2009, the Company determined that its investment in Jinsheng was impaired on an other-than-temporary basis due to a decline in expected future cash flows as a result of declining occupancy and sales related to the then downturn of the real estate market in China. An impairment charge of $2,400 is recorded in the Company’s consolidated statement of operations for the year ended December 31, 2009 to reduce the carrying values of the secured convertible note and warrant to their estimated fair values. The warrant expired in January 2010 and had no value. The Company performed qualitative and quantitative analyses of its investment as of December 31, 2011 and determined that the current balance of the secured convertible note of $2,475 is not impaired.
 
The Company uses interest rate swaps and caps to mitigate the effect of interest rate movements on its variable-rate debt.  The Company had four interest rate swaps and one interest rate cap as of December 31, 2011 and one interest rate cap as of December 31, 2010 that qualify as hedging instruments and are designated as cash flow hedges.  The interest rate caps are included in intangible lease assets and other assets and the interest rate swaps are reflected in accounts payable and accrued liabilities in the accompanying consolidated balance sheets.  The swaps and cap have predominantly met the effectiveness test criteria since inception and changes in their fair values are, thus, primarily reported in other comprehensive income (loss) and are reclassified into earnings in the same period or periods during which the hedged item affects earnings. The fair values of the Company’s interest rate hedges, classified under Level 2,  are determined using a proprietary model which is based on prevailing market data for contracts with matching durations, current and anticipated LIBOR or other interest basis information, consideration of the Company’s credit standing, credit risk of the counterparties and reasonable estimates about relevant future market conditions. See Notes 2 and 6 for additional information regarding the Company’s interest rate hedging instruments.
 
The carrying values of cash and cash equivalents, receivables, accounts payable and accrued liabilities are reasonable estimates of their fair values because of the short-term nature of these financial instruments. Based on the interest rates for similar financial instruments, the carrying value of mortgage and other notes receivable is a reasonable estimate of fair value. The fair value of mortgage and other indebtedness was $4,836,028 and $5,709,860 at December 31, 2011 and 2010, respectively. The fair value was calculated by discounting future cash flows for the notes payable using estimated market rates at which similar loans would be made currently.
 
The following tables set forth information regarding the Company’s assets that are measured at fair value on a nonrecurring basis:

 
 
 
Fair Value Measurements at Reporting Date Using
 
 
 
Fair Value at December 31, 2011
 
Quoted Prices in Active Markets
for Identical
Assets (Level 1)
 
Significant
Other
Observable
Inputs (Level 2)
 
Significant Unobservable
Inputs (Level 3)
 
Total Losses
Asset:
 
 
 
 
 
 
 
 
 
Long-lived asset
$
22,725

 
$

 
$

 
$
22,725

 
$
55,140

 
In accordance with the Company's impairment review process described in Note 2, the Company recorded a non-cash impairment of real estate of $50,683 in the third quarter of 2011 related to Columbia Place in Columbia, SC, to write-down the depreciated book value as of September 30, 2011 from $56,746 to an estimated fair value of $6,063 as of the same date. Columbia Place has experienced declining cash flows as a result of changes in property-specific market conditions, which were further exacerbated by the recent economic conditions, that have negatively impacted leasing activity and occupancy.

The Company recorded an impairment of real estate of $622 related to an outparcel that was sold in September 2011 for net proceeds after selling costs of $1,477, which was less than its carrying amount of $2,099.

The Company recorded a non-cash impairment of real estate of $4,457 during the second quarter of 2011 related to Settlers Ridge Phase II, which was under construction at June 30, 2011.  The Property had a carrying value of $19,330 as of June 30, 2011 that was written down to its estimated fair value of $14,873 as of the same date.


113

Table of Contents

The fair value reflected in the table above reflects the estimated fair value of $6,063 of Columbia Place as of September 30, 2011 and the estimated fair value of Settlers Ridge Phase II of $14,873 as of June 30, 2011, adjusted for capital expenditures and depreciation expense during the fourth quarter and second half of 2011, respectively.

The revenues of Columbia Place and Settlers Ridge Phase II accounted for less than 1.0% of total consolidated revenues for the twelve months ended December 31, 2011. See Note 2 for additional information.


 
 
 
 
Fair Value Measurements at Reporting Date Using
 
 
 
Fair Value at December 31, 2010
 
Quoted Prices in Active Markets
for Identical
Assets (Level 1)
 
Significant
Other
Observable
Inputs (Level 2)
 
Significant Unobservable
Inputs (Level 3)
 
Total Losses
Asset:
 
 
 
 
 
 
 
 
 
Long-lived asset
$
11,303

 
$

 
$

 
$
11,303

 
$
25,435


In accordance with the Company’s impairment review process procedures described in Note 2, a long-lived asset held and used with a carrying amount of $37,013 as of June 30, 2010 was written down to its estimated fair value of $11,578 as of the same date, resulting in a loss on impairment of real estate of $25,435.  The fair value reflected in the table above of $11,303 represents the estimated fair value as of June 30, 2010, adjusted for capital expenditures and depreciation expense during the second half of the year.  See Note 2 for additional information.
  
In accordance with the Company’s impairment review process procedures described in Note 5, a cost-method investment with a carrying amount of $10,125 as of March 31, 2009 was written down to its estimated fair value of $4,819 as of same date, resulting in a loss on investment of $5,306 during 2009.  See Note 5 for additional information.
 
NOTE 16. SHARE-BASED COMPENSATION
 
The Company maintains the CBL & Associates Properties, Inc. Second Amended and Restated Stock Incentive Plan, as amended, which permits the Company to issue stock options and common stock to selected officers, employees and directors of the Company up to a total of 10,400 shares. The Compensation Committee of the Board of Directors (the “Committee”) administers the plan.
 
The share-based compensation cost that was charged against income for the plan was $1,687, $2,201 and $2,797 for 2011, 2010 and 2009, respectively. Share-based compensation cost resulting from share-based awards is recorded at the Management Company, which is a taxable entity. The income tax effect resulting from share-based compensation of $1,815 in 2010 has been reflected as a financing cash flow in the consolidated statements of cash flows. There was no income tax benefit in 2011 and 2009.   Share-based compensation cost capitalized as part of real estate assets was $166, $169 and $288 in 2011, 2010 and 2009, respectively.
 
Stock Options
 
Stock options issued under the plan allow for the purchase of common stock at the fair market value of the stock on the date of grant. Stock options granted to officers and employees vest and become exercisable in equal installments on each of the first five anniversaries of the date of grant and expire 10 years after the date of grant. Stock options granted to independent directors are fully vested upon grant; however, the independent directors may not sell, pledge or otherwise transfer their stock options during their board term or for one year thereafter. No stock options have been granted since 2002.


114

Table of Contents

The Company’s stock option activity for the year ended December 31, 2011 is summarized as follows:
 
Shares
 
Weighted
Average
Exercise
Price
 
Weighted
Average
Remaining
Contractual
Term
 
Aggregate
Intrinsic
Value
Outstanding at January 1, 2011
447,825

 
$
16.92

 
 
 
 
Cancelled
(31,600
)
 
$
18.08

 
 
 
 
Exercised
(134,500
)
 
$
13.91

 
 
 
 
Outstanding at December 31, 2011
281,725

 
$
18.27

 
0.4

 
$

Vested and exercisable at December 31, 2011
281,725

 
$
18.27

 
0.4

 
$

 
The total intrinsic value of options exercised during 2011 and 2010 was $509 and $346, respectively.  No options were exercised during 2009.
 
Stock Awards
 
Under the plan, common stock may be awarded either alone, in addition to, or in tandem with other stock awards granted under the plan. The Committee has the authority to determine eligible persons to whom common stock will be awarded, the number of shares to be awarded and the duration of the vesting period, as defined. Generally, an award of common stock vests either immediately at grant, in equal installments over a period of five years or in one installment at the end of periods up to five years. Stock awarded to independent directors is fully vested upon grant; however, the independent directors may not transfer such shares during their board term or for one year thereafter.  The Committee may also provide for the issuance of common stock under the plan on a deferred basis pursuant to deferred compensation arrangements. The fair value of common stock awarded under the plan is determined based on the market price of the Company’s common stock on the grant date and the related compensation expense is recognized over the vesting period on a straight-line basis.
 
A summary of the status of the Company’s stock awards as of December 31, 2011, and changes during the year ended December 31, 2011, is presented below:
 
 
Shares
 
Weighted
Average
Grant-Date
Fair Value
Nonvested at January 1, 2011
187,140

 
$
18.43

Granted
179,750

 
$
17.48

Vested
(71,980
)
 
$
25.66

Forfeited
(5,620
)
 
$
16.65

Nonvested at December 31, 2011
289,290

 
$
16.09

 
The weighted average grant-date fair value of shares granted during 2011, 2010 and 2009 was $17.48, $10.34 and $5.37, respectively. The total fair value of shares vested during 2011, 2010 and 2009 was $1,276, $914 and $1,338, respectively.
 
As of December 31, 2011, there was $3,028 of total unrecognized compensation cost related to nonvested stock awards granted under the plan, which is expected to be recognized over a weighted average period of 3.5 years.  In February 2012, the Company granted 189,650 shares of restricted stock to its employees that will vest over the next five years.
 
NOTE 17. EMPLOYEE BENEFIT PLANS
 
401(k) Plan
 
The Management Company maintains a 401(k) profit sharing plan, which is qualified under Section 401(a) and Section 401(k) of the Code to cover employees of the Management Company. All employees who have attained the age of 21 and have completed at least 90 days of service are eligible to participate in the plan. The plan provides for employer matching contributions on behalf of each participant equal to 50% of the portion of such participant’s contribution that does not exceed 2.5% of such participant’s compensation for the plan year. Additionally, the Management Company has the discretion to make additional profit-sharing-type contributions not related to participant elective contributions. Total contributions by the Management Company were $820, $957 and $840 in 2011, 2010 and 2009, respectively.

115

Table of Contents

 
Employee Stock Purchase Plan
 
The Company maintains an employee stock purchase plan that allows eligible employees to acquire shares of the Company’s common stock in the open market without incurring brokerage or transaction fees. Under the plan, eligible employees make payroll deductions that are used to purchase shares of the Company’s common stock. The shares are purchased at the prevailing market price of the stock at the time of purchase.
 
Deferred Compensation Arrangements
 
The Company has entered into agreements with certain of its officers that allow the officers to defer receipt of selected salary increases and/or bonus compensation for periods ranging from 5 to 10 years. For certain officers, the deferred compensation arrangements provide that when the salary increase or bonus compensation is earned and deferred, shares of the Company’s common stock issuable under the Amended and Restated Stock Incentive Plan are deemed set aside for the amount deferred. The number of shares deemed set aside is determined by dividing the amount of compensation deferred by the fair value of the Company’s common stock on the deferral date, as defined in the arrangements. The shares set aside are deemed to receive dividends equivalent to those paid on the Company’s common stock, which are then deemed to be reinvested in the Company’s common stock in accordance with the Company’s dividend reinvestment plan. When an arrangement terminates, the Company will issue shares of the Company’s common stock to the officer equivalent to the number of shares deemed to have accumulated under the officer’s arrangement. The Company accrues compensation expense related to these agreements as the compensation is earned during the term of the agreement.
 
At December 31, 2011 and 2010, there were 68,906 and 65,488 shares, respectively, that were deemed set aside in accordance with these arrangements.
 
For other officers, the deferred compensation arrangements provide that their bonus compensation is deferred in the form of a note payable to the officer. Interest accumulates on these notes at 5.0%. When an arrangement terminates, the note payable plus accrued interest is paid to the officer in cash. At December 31, 2011 and 2010, the Company had notes payable, including accrued interest, of $81 and $53, respectively, related to these arrangements.
 
NOTE 18. OPERATING PARTNERSHIP
 
The Company presents the condensed consolidated financial statements of the Operating Partnership since substantially all of the Company’s business is conducted through it and, therefore, it reflects the financial position and performance of the Company’s Properties in absolute terms regardless of the ownership interests of the Company’s common shareholders and the noncontrolling interest in the Operating Partnership.  These statements are provided for informational purposes only and their disclosure is not required.
 
The condensed consolidated financial statement information for the Operating Partnership is presented as follows:
 
December 31,
 
2011
 
2010
ASSETS:
 
 
 
Net investment in real estate assets
$
6,005,670

 
$
6,890,137

Other assets
713,889

 
616,513

Total assets
$
6,719,559

 
$
7,506,650

LIABILITIES:
 

 
 

Mortgage and other indebtedness
$
4,489,355

 
$
5,209,747

Other liabilities
303,578

 
314,651

Total liabilities
4,792,933

 
5,524,398

Redeemable noncontrolling interests
456,105

 
458,213

 
 
 
 
Partners’ capital
1,466,241

 
1,517,957

Noncontrolling interests
4,280

 
6,082

Total partners’ capital and noncontrolling interests
1,470,521

 
1,524,039

Total liabilities, redeemable noncontrolling interests, partners’ capital and noncontrolling interests
$
6,719,559

 
$
7,506,650

 

116

Table of Contents

 
Year Ended December 31,
 
2011
 
2010
 
2009
Total revenues
$
1,067,340

 
$
1,063,182

 
$
1,072,955

Depreciation and amortization
(275,261
)
 
(284,072
)
 
(304,005
)
Other operating expenses (1)
(434,412
)
 
(372,131
)
 
(484,416
)
Income from operations
357,667

 
406,979

 
284,534

Interest and other income
2,589

 
3,873

 
5,210

Interest expense
(271,334
)
 
(285,619
)
 
(290,964
)
Gain (loss) on extinguishment of debt
1,029

 

 
(601
)
Gain (loss) on investments

 
888

 
(9,260
)
Gain on sales of real estate assets
59,396

 
2,887

 
3,820

Equity in earnings (losses) of unconsolidated affiliates
6,138

 
(188
)
 
5,489

Income tax benefit (provision)
269

 
6,417

 
1,222

Income (loss) from continuing operations
155,754

 
135,237

 
(550
)
Operating income (loss) of discontinued operations (1)
29,241

 
(37,404
)
 
(5,023
)
Gain (loss) on discontinued operations
(1
)
 
379

 
(17
)
Net income (loss)
184,994

 
98,212

 
(5,590
)
Noncontrolling interest in earnings of other consolidated subsidiaries
(25,217
)
 
(25,001
)
 
(25,769
)
Net income (loss) attributable to partners of the operating partnership
$
159,777

 
$
73,211

 
$
(31,359
)
(1)
The referenced amounts for the years ended December 31, 2010 and 2009 have been restated. See Note 2 for more information.

NOTE 19. QUARTERLY INFORMATION (UNAUDITED)
 
As previously disclosed in Note 2 contained herein, during the course of the Company’s normal quarterly impairment review process, the Company incurred losses on impairment of real estate assets of $4,457, $51,304, during the second and third quarters of 2011, respectively.  In addition, the Company incurred losses on impairment of real estate assets of $25,435 and $14,805 during the second and fourth quarters of 2010, respectively.  These significant charges impact the comparability of the quarterly and annual amounts for 2011 and 2010 as reported below.
 
The following quarterly information differs from previously reported amounts due to the reclassifications of the results of operations of certain long-lived assets to discontinued operations for all periods presented.

Year Ended December 31, 2011
First
Quarter
 
Second
Quarter
 
Third
Quarter
 
Fourth
Quarter
 
Total (1)
Total revenues
$
267,169

 
$
262,120

 
$
268,949

 
$
269,102

 
$
1,067,340

Income from operations
98,874

 
92,384

 
51,967

 
114,442

 
357,667

Income from continuing operations
36,144

 
28,091

 
(18,850
)
 
110,369

 
155,754

Discontinued operations
27,764

 
1,440

 
531

 
(495
)
 
29,240

Net income (loss)
63,908

 
29,532

 
(18,320
)
 
109,874

 
184,994

Net income (loss) attributable to the Company
47,319

 
20,376

 
(16,726
)
 
82,967

 
133,936

Net income (loss) available to common shareholders
36,725

 
9,782

 
(27,320
)
 
72,373

 
91,560

Basic per share data attributable to common shareholders:
 
 

 
 

 
 

 
 

Income (loss) from continuing operations, net of preferred dividends
$
0.10

 
$
0.06

 
$
(0.19
)
 
$
0.49

 
$
0.46

Net income (loss) available to common shareholders
$
0.25

 
$
0.07

 
$
(0.18
)
 
$
0.49

 
$
0.62

Diluted per share data attributable to common shareholders:
 
 

 
 

 
 

 
 

Income (loss) from continuing operations, net of preferred dividends
$
0.10

 
$
0.06

 
$
(0.19
)
 
$
0.49

 
$
0.46

Net income (loss) available to common shareholders
$
0.25

 
$
0.07

 
$
(0.18
)
 
$
0.49

 
$
0.62



117

Table of Contents

Year Ended December 31, 2010
First
Quarter
 
Second
Quarter
 
Third
Quarter
 
Fourth
Quarter
 
Total (1)
Total revenues
$
260,683

 
$
256,645

 
$
259,643

 
$
286,211

 
$
1,063,182

Income from operations (2)
95,181

 
97,453

 
96,572

 
117,731

 
406,937

Income from continuing operations (2)
27,134

 
29,376

 
26,493

 
52,192

 
135,195

Discontinued operations (2)
68

 
(24,858
)
 
1,184

 
(13,419
)
 
(37,025
)
Net income
27,203

 
4,517

 
27,677

 
38,773

 
98,170

Net income attributable to the Company
16,956

 
1,116

 
17,939

 
26,140

 
62,151

Net income (loss) available to common shareholders
10,928

 
(7,242
)
 
9,580

 
16,266

 
29,532

Basic per share data attributable to common shareholders:
 

 
 

 
 

 
 

 
 

Income from continuing operations, net of preferred dividends
$
0.08

 
$
0.08

 
$
0.06

 
$
0.19

 
$
0.41

Net income (loss) available to common shareholders
$
0.08

 
$
(0.05
)
 
$
0.07

 
$
0.12

 
$
0.21

Diluted per share data attributable to common shareholders:
 

 
 

 
 

 
 

 
 

Income from continuing operations, net of preferred dividends
$
0.08

 
$
0.08

 
$
0.06

 
$
0.19

 
$
0.41

Net income (loss) available to common shareholders
$
0.08

 
$
(0.05
)
 
$
0.07

 
$
0.12

 
$
0.21

 
(1)
The sum of quarterly earnings per share may differ from annual earnings per share due to rounding.
(2)
The fourth quarter of 2010 has been restated. See Note 2 for more information.

NOTE 20. SUBSEQUENT EVENTS
 
In January 2012, the Company entered into a $125,000 interest rate cap agreement (amortizing to $122,375) to hedge the risk of changes in cash flows on the borrowings of one of its properties equal to the cap notional. The interest rate cap protects the Company from increases in the hedged cash flows attributable to overall changes in 3-month LIBOR above the strike rate of the cap on the debt. The strike rate associated with the interest rate cap is 5.00%. The cap matures in January 2014.

Subsequent to December 31, 2011, the Company retired ten operating property loans with an aggregate balance of $215,372.

In January 2012, the Company sold Oak Hollow Square, a community center located in High Point, NC, for a gross sales price of $14,247.  Net proceeds from the sale were used to reduce the outstanding balance on the Company's unsecured term loan that had outstanding borrowings of $181,590 at December 31, 2011. As described in Note 2, Oak Hollow Square was classified as held for sale as of December 31, 2011 and a loss on impairment of $729 was recognized in 2011 to write down the book value to the expected net sales price.

In January 2012, the Company announced that it had formed a 75/25 joint venture with Horizon Group Properties, Inc. to develop The Outlet Shoppes at Atlanta in Atlanta (Woodstock), GA.

In February 2012, the lender of the non-recourse mortgage loan secured by Columbia Place in Columbia, SC notified the Company that the loan had been placed in default. Columbia Place generates insufficient income levels to cover the debt service on the mortgage, which had a balance of $27,349 at December 31, 2011 and a contractual maturity date of September 2013. The carrying value of Columbia Place was $6,088 at December 31, 2011.



118

Table of Contents

Schedule II
 
CBL & Associates Properties, Inc.
Valuation and Qualifying Accounts
(In thousands)

 
 
Year Ended December 31,
 
2011
 
2010
 
2009
Tenant receivables - allowance for doubtful accounts:
 
 
 
 
 
Balance, beginning of year
$
3,167

 
$
3,101

 
$
1,910

Additions in allowance charged to expense
1,743

 
2,712

 
5,000

Transfer to other receivables - allowance
(1,400
)
 

 

Bad debts charged against allowance
(1,750
)
 
(2,646
)
 
(3,809
)
Balance, end of year
$
1,760

 
$
3,167

 
$
3,101

 
 
 
 
 
 
 
Year Ended December 31,

2011
 
2010
 
2009
Other receivables - allowance for doubtful accounts:
 
 
 
 
 
  Balance, beginning of year
$

 
$

 
$

     Transfer from tenant receivables - allowance
1,400

 

 

  Balance, end of year
$
1,400

 
$

 
$





119

Table of Contents

SCHEDULE III
CBL & ASSOCIATES PROPERTIES, INC.
REAL ESTATE ASSETS AND ACCUMULATED DEPRECIATION
At December 31, 2011
(In thousands)



 
 
 
 
Initial Cost(A)
 
 
 
 
 
Gross Amounts at Which Carried at Close of Period
 
 
Description /Location
 
Encumbrances (B)
 
Land
 
Buildings and Improvements
 
Costs Capitalized Subsequent to Acquisition
 
Sales of Outparcel  Land
 
Land
 
Buildings and Improvements
 
Total (C)
 
Accumulated Depreciation (D)
 
 Date of Construction
 / Acquisition
 MALLS
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 Alamance Crossing, Burlington, NC
 
$
64,304

 
$
20,853

 
$
62,799

 
$
40,243

 
$
(2,551
)
 
$
18,741

 
$
102,603

 
$
121,344

 
$
(13,165
)
 
2007
 Arbor Place, Douglasville, GA (F)
 
64,615

 
7,862

 
95,330

 
19,325

 

 
7,862

 
114,655

 
122,517

 
(41,209
)
 
1998-1999
 Asheville Mall, Asheville, NC
 
77,663

 
7,139

 
58,747

 
47,054

 
(805
)
 
6,334

 
105,801

 
112,135

 
(34,920
)
 
1998
 Bonita Lakes Mall, Meridian, MS (E)
 

 
4,924

 
31,933

 
4,377

 
(985
)
 
4,924

 
35,325

 
40,249

 
(14,426
)
 
1997
 Brookfield Square, Brookfield, WI (F)
 
94,385

 
8,996

 
84,250

 
40,867

 
(18
)
 
9,171

 
124,924

 
134,095

 
(35,038
)
 
2001
 Burnsville Center, Burnsville, MN
 
80,880

 
12,804

 
71,355

 
50,124

 
(1,157
)
 
16,102

 
117,024

 
133,126

 
(37,790
)
 
1998
 Cary Towne Center, Cary, NC
 
57,960

 
23,688

 
74,432

 
23,507

 

 
23,701

 
97,926

 
121,627

 
(28,005
)
 
2001
 Chapel Hill Mall, Akron, OH
 
71,329

 
6,578

 
68,043

 
13,383

 

 
6,578

 
81,426

 
88,004

 
(17,117
)
 
2004
 CherryVale Mall, Rockford, IL
 
84,234

 
11,892

 
63,973

 
49,974

 
(1,667
)
 
11,608

 
112,564

 
124,172

 
(28,792
)
 
2001
 Chesterfield Mall, Chesterfield, MO
 
138,737

 
11,083

 
282,140

 
(762
)
 

 
11,083

 
281,378

 
292,461

 
(40,666
)
 
2007
 Citadel Mall, Charleston, SC
 
70,112

 
10,990

 
44,008

 
6,006

 
(1,289
)
 
10,154

 
49,561

 
59,715

 
(14,907
)
 
2001
 College Square, Morristown, TN (E)
 

 
2,954

 
17,787

 
22,825

 
(88
)
 
2,866

 
40,612

 
43,478

 
(16,519
)
 
1987-1988
 Columbia Place, Columbia, SC
 
27,349

 
1,526

 
52,348

 
(47,315
)
 
(423
)
 
1,103

 
5,033

 
6,136

 
(48
)
 
2002
 Cross Creek Mall, Fayetteville, NC
 
140,000

 
19,155

 
104,353

 
7,340

 

 
19,155

 
111,693

 
130,848

 
(24,340
)
 
1989-1991
 Eastland Mall, Bloomington, IL
 
59,400

 
5,746

 
75,893

 
6,480

 
(753
)
 
5,305

 
82,061

 
87,366

 
(19,085
)
 
2003
 East Towne Mall, Madison, WI
 
71,819

 
4,496

 
63,867

 
39,078

 
(366
)
 
4,130

 
102,945

 
107,075

 
(28,684
)
 
2005
 EastGate Mall, Cincinnati, OH
 
43,393

 
13,046

 
44,949

 
24,027

 
(879
)
 
12,167

 
68,976

 
81,143

 
(20,196
)
 
2002
 Fashion Square, Saginaw, MI
 
49,472

 
15,218

 
64,970

 
10,688

 

 
15,218

 
75,658

 
90,876

 
(22,656
)
 
2001
 Fayette Mall, Lexington, KY
 
182,931

 
20,707

 
84,267

 
43,187

 
11

 
20,718

 
127,454

 
148,172

 
(33,692
)
 
2001
 Frontier Mall, Cheyenne, WY (E)
 

 
2,681

 
15,858

 
15,346

 

 
2,681

 
31,204

 
33,885

 
(16,767
)
 
2001
 Foothills Mall, Maryville, TN (F)
 

 
4,536

 
14,901

 
11,380

 

 
4,536

 
26,281

 
30,817

 
(17,269
)
 
1984-1985
 Georgia Square, Athens, GA (E)
 

 
2,982

 
31,071

 
30,977

 
(31
)
 
2,951

 
62,048

 
64,999

 
(35,957
)
 
1996
 Greenbriar Mall, Chesapeake, VA
 
78,539

 
3,181

 
107,355

 
7,772

 
(626
)
 
2,555

 
115,127

 
117,682

 
(23,194
)
 
1982
 Hamilton Place, Chattanooga, TN
 
108,038

 
2,422

 
40,757

 
37,448

 
(441
)
 
1,981

 
78,205

 
80,186

 
(34,734
)
 
2004

120

Table of Contents

SCHEDULE III
CBL & ASSOCIATES PROPERTIES, INC.
REAL ESTATE ASSETS AND ACCUMULATED DEPRECIATION
At December 31, 2011
(In thousands)
 
 
 
 
 
Initial Cost(A)
 
 
 
 
 
Gross Amounts at Which Carried at Close of Period
 
 
Description /Location
 
Encumbrances (B)
 
Land
 
Buildings and Improvements
 
Costs Capitalized Subsequent to Acquisition
 
Sales of Outparcel  Land
 
Land
 
Buildings and Improvements
 
Total (C)
 
Accumulated Depreciation (D)
 
 Date of Construction
 / Acquisition
 Hanes Mall, Winston-Salem, NC
 
158,289

 
17,176

 
133,376

 
42,742

 
(948
)
 
16,808

 
175,538

 
192,346

 
(47,092
)
 
1986-1987
 Harford Mall, Bel Air, MD (E)
 

 
8,699

 
45,704

 
21,196

 

 
8,699

 
66,900

 
75,599

 
(14,513
)
 
2001
 Hickory Hollow Mall, Nashville, TN
 
25,058

 
13,813

 
111,431

 
(112,447
)
 

 
1,767

 
11,030

 
12,797

 
(861
)
 
2003
 Hickory Point, (Forsyth) Decatur, IL
 
30,229

 
10,732

 
31,728

 
6,640

 
(293
)
 
10,440

 
38,367

 
48,807

 
(11,373
)
 
1998
 Honey Creek Mall, Terre Haute, IN
 
31,782

 
3,108

 
83,358

 
8,871

 

 
3,108

 
92,229

 
95,337

 
(19,070
)
 
2005
 JC Penney Store, Maryville, TN (E)
 

 

 
2,650

 

 

 

 
2,650

 
2,650

 
(1,811
)
 
2004
 Janesville Mall, Janesville, WI
 
6,623

 
8,074

 
26,009

 
7,650

 

 
8,074

 
33,659

 
41,733

 
(11,204
)
 
1983
 Jefferson Mall, Louisville, KY
 
35,994

 
13,125

 
40,234

 
20,367

 

 
13,125

 
60,601

 
73,726

 
(17,649
)
 
1998
 The Lakes Mall, Muskegon, MI (E)
 

 
3,328

 
42,366

 
9,182

 

 
3,328

 
51,548

 
54,876

 
(18,505
)
 
2001
 Lakeshore Mall, Sebring, FL (E)
 

 
1,443

 
28,819

 
5,759

 
(169
)
 
1,274

 
34,578

 
35,852

 
(16,190
)
 
2000-2001
 Laurel Park, Livonia, MI
 
46,559

 
13,289

 
92,579

 
8,433

 

 
13,289

 
101,012

 
114,301

 
(24,901
)
 
1991-1992
 Layton Hills Mall, Layton, UT
 
100,200

 
20,464

 
99,836

 
11,431

 
(275
)
 
20,189

 
111,267

 
131,456

 
(25,226
)
 
2005
 Lee's Sumitt Land
 

 
10,992

 

 
315

 

 
10,992

 
315

 
11,307

 

 
2005
 Madison Square, Huntsville, AL (E)
 

 
17,596

 
39,186

 
19,435

 

 
17,596

 
58,621

 
76,217

 
(17,098
)
 
2009
 Mall Del Norte, Laredo, TX (F)
 
113,400

 
21,734

 
142,049

 
44,240

 

 
21,734

 
186,289

 
208,023

 
(44,513
)
 
1984
 Mall of Acadiana, Lafayette, LA
 
140,199

 
22,511

 
145,769

 
5,947

 

 
22,511

 
151,716

 
174,227

 
(45,053
)
 
2004
 Meridian Mall, Lansing, MI (E)
 

 
529

 
103,678

 
63,352

 

 
2,232

 
165,327

 
167,559

 
(55,708
)
 
2005
 Midland Mall, Midland, MI
 
35,201

 
10,321

 
29,429

 
8,223

 

 
10,321

 
37,652

 
47,973

 
(12,032
)
 
1998
 Mid Rivers Mall, St. Peters, MO
 
91,039

 
16,384

 
170,582

 
6,885

 

 
16,384

 
177,467

 
193,851

 
(26,474
)
 
2001
 Monroeville Mall, Pittsburgh, PA
 
110,383

 
21,479

 
177,214

 
33,577

 

 
22,380

 
209,890

 
232,270

 
(43,234
)
 
2007
 Northgate Mall, Chattanooga, TN
 

 
2,330

 
8,960

 

 

 
2,330

 
8,960

 
11,290

 
(57
)
 
2004
 Northpark Mall, Joplin, MO
 
35,134

 
9,977

 
65,481

 
29,950

 

 
10,962

 
94,446

 
105,408

 
(22,159
)
 
2004
 Northwoods Mall, Charleston, SC
 
51,534

 
14,867

 
49,647

 
17,166

 
(2,339
)
 
12,528

 
66,813

 
79,341

 
(19,181
)
 
2001
 Oak Hollow Mall B & N, High Point, NC
 

 
893

 
1,870

 

 

 
893

 
1,870

 
2,763

 
(1,563
)
 
1994-1995
 Old Hickory Mall, Jackson, TN
 
28,542

 
15,527

 
29,413

 
5,654

 

 
15,527

 
35,067

 
50,594

 
(10,648
)
 
2005
 Outlet Shoppes at Oklahoma City, Oklahoma City, OK
 
60,000

 
8,365

 
50,268

 

 

 
8,365

 
50,268

 
58,633

 
(1,089
)
 
2001

121

Table of Contents

SCHEDULE III
CBL & ASSOCIATES PROPERTIES, INC.
REAL ESTATE ASSETS AND ACCUMULATED DEPRECIATION
At December 31, 2011
(In thousands)

 
 
 
 
Initial Cost(A)
 
 
 
 
 
Gross Amounts at Which Carried at Close of Period
 
 
Description /Location
 
Encumbrances (B)
 
Land
 
Buildings and Improvements
 
Costs Capitalized Subsequent to Acquisition
 
Sales of Outparcel  Land
 
Land
 
Buildings and Improvements
 
Total (C)
 
Accumulated Depreciation (D)
 
 Date of Construction
 / Acquisition
 Panama City Mall, Panama City, FL
 

 
9,017

 
37,454

 
19,212

 

 
12,168

 
53,515

 
65,683

 
(13,110
)
 
2002
 Parkdale Mall, Beaumont, TX
 
93,713

 
23,850

 
47,390

 
45,298

 
(307
)
 
23,543

 
92,688

 
116,231

 
(23,174
)
 
2001
 Park Plaza Mall, Little Rock, AR
 
98,099

 
6,297

 
81,638

 
34,417

 

 
6,304

 
116,048

 
122,352

 
(30,013
)
 
2004
 Parkway Place Mall, Huntsville, AL
 
41,004

 
6,364

 
67,067

 
482

 

 
6,364

 
67,549

 
73,913

 
(3,591
)
 
2010
 Pearland Town Center, Pearland, TX
 
18,264

 
16,300

 
108,615

 
10,679

 
(165
)
 
15,644

 
119,785

 
135,429

 
(16,558
)
 
2008
 Post Oak Mall, College Station, TX (E)
 

 
3,936

 
48,948

 
3,128

 
(327
)
 
3,608

 
52,077

 
55,685

 
(22,607
)
 
1984-1985
 Randolph Mall, Asheboro, NC
 
12,444

 
4,547

 
13,927

 
8,063

 

 
4,547

 
21,990

 
26,537

 
(6,656
)
 
2001
 Regency Mall, Racine, WI
 
28,225

 
3,384

 
36,839

 
12,976

 

 
4,244

 
48,955

 
53,199

 
(15,168
)
 
2001
 Richland Mall, Waco, TX (E)
 

 
9,874

 
34,793

 
7,249

 

 
9,888

 
42,028

 
51,916

 
(11,728
)
 
2002
 RiverGate Mall, Nashville, TN
 
87,500

 
17,896

 
86,767

 
25,891

 

 
17,896

 
112,658

 
130,554

 
(37,945
)
 
1998
 River Ridge Mall, Lynchburg, VA (E)
 

 
4,824

 
59,052

 
6,452

 
(94
)
 
4,731

 
65,503

 
70,234

 
(11,146
)
 
2003
 South County Center, Mehlville, MO
 
73,378

 
15,754

 
159,249

 
2,700

 

 
15,754

 
161,949

 
177,703

 
(23,709
)
 
2007
 Southaven Town Ctr, Southaven, MS
 
42,598

 
8,255

 
29,380

 
7,959

 

 
8,577

 
37,017

 
45,594

 
(9,326
)
 
2005
 Southpark Mall, Colonial Heights, VA
 
31,384

 
9,501

 
73,262

 
20,908

 

 
9,503

 
94,168

 
103,671

 
(21,134
)
 
2003
 Stroud Mall, Stroudsburg, PA
 
35,621

 
14,711

 
23,936

 
19,950

 

 
14,711

 
43,886

 
58,597

 
(12,156
)
 
1998
 St. Clair Square, Fairview Heights, IL
 
125,000

 
11,027

 
75,620

 
31,555

 

 
11,027

 
107,175

 
118,202

 
(37,214
)
 
1996
 Sunrise Mall, Brownsville, TX (E)
 

 
11,156

 
59,047

 
5,528

 

 
11,156

 
64,575

 
75,731

 
(20,415
)
 
2003
 Towne Mall, Franklin, OH
 

 
3,101

 
17,033

 
(18,041
)
 
(641
)
 
223

 
1,229

 
1,452

 
(84
)
 
2001
 Turtle Creek Mall, Hattiesburg, MS (E)
 

 
2,345

 
26,418

 
9,284

 

 
3,535

 
34,512

 
38,047

 
(17,087
)
 
1993-1995
 Valley View, Roanoke, VA
 
63,459

 
15,985

 
77,771

 
14,928

 
(37
)
 
15,962

 
92,685

 
108,647

 
(19,508
)
 
2003
 Volusia Mall, Daytona, FL
 
54,672

 
2,526

 
120,242

 
10,448

 

 
2,526

 
130,690

 
133,216

 
(25,425
)
 
2004
 Walnut Square, Dalton, GA (E)
 

 
50

 
15,138

 
16,833

 

 
50

 
31,971

 
32,021

 
(15,552
)
 
1984-1985
 Wausau Center, Wausau, WI
 
19,562

 
5,231

 
24,705

 
16,534

 
(5,231
)
 

 
41,239

 
41,239

 
(13,167
)
 
2001
 West Towne Mall, Madison, WI
 
101,444

 
9,545

 
83,084

 
39,481

 

 
9,545

 
122,565

 
132,110

 
(33,377
)
 
2007
 WestGate Mall, Spartanburg, SC
 
44,703

 
2,149

 
23,257

 
42,448

 
(432
)
 
1,742

 
65,680

 
67,422

 
(29,339
)
 
2002
 Westmoreland Mall, Greensburg, PA
 
66,344

 
4,621

 
84,215

 
12,668

 

 
4,621

 
96,883

 
101,504

 
(26,032
)
 
1995
 York Galleria, York, PA
 
56,905

 
5,757

 
63,316

 
8,845

 

 
5,757

 
72,161

 
77,918

 
(23,519
)
 
2002

122

Table of Contents

SCHEDULE III
CBL & ASSOCIATES PROPERTIES, INC.
REAL ESTATE ASSETS AND ACCUMULATED DEPRECIATION
At December 31, 2011
(In thousands)
 
 
 
 
 
Initial Cost(A)
 
 
 
 
 
Gross Amounts at Which Carried at Close of Period
 
 
Description /Location
 
Encumbrances (B)
 
Land
 
Buildings and Improvements
 
Costs Capitalized Subsequent to Acquisition
 
Sales of Outparcel  Land
 
Land
 
Buildings and Improvements
 
Total (C)
 
Accumulated Depreciation (D)
 
 Date of Construction
 / Acquisition
 ASSOCIATED CENTER
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 Annex at Monroeville, Monroeville, PA
 

 
716

 
29,496

 
(945
)
 

 
716

 
28,551

 
29,267

 
(5,364
)
 
2004
 Bonita Crossing, Meridian, MS (E)
 

 
794

 
4,786

 
8,797

 

 
794

 
13,583

 
14,377

 
(4,612
)
 
1997
 Chapel Hill Surban, Akron, OH
 

 
925

 
2,520

 
935

 

 
925

 
3,455

 
4,380

 
(599
)
 
2004
 CoolSprings Crossing , Nashville, TN
 
13,320

 
2,803

 
14,985

 
4,548

 

 
3,554

 
18,782

 
22,336

 
(9,414
)
 
1991-1993
 Courtyard at Hickory Hollow, Nashville, TN
 
1,448

 
3,314

 
2,771

 
416

 
(231
)
 
3,083

 
3,187

 
6,270

 
(1,038
)
 
1998
 Eastgate Crossing, Cincinnati, OH
 
15,608

 
707

 
2,424

 
7,334

 

 
707

 
9,758

 
10,465

 
(1,879
)
 
2004
 Foothills Plaza, Maryville, TN (E)
 

 
132

 
2,132

 
632

 

 
148

 
2,748

 
2,896

 
(1,857
)
 
2001
 Foothills Plaza Expansion, Maryville, TN (E)
 

 
137

 
1,960

 
947

 

 
141

 
2,903

 
3,044

 
(1,307
)
 
1984-1988
 Frontier Square, Cheyenne, WY (E)
 

 
346

 
684

 
344

 
(86
)
 
260

 
1,028

 
1,288

 
(524
)
 
1984-1988
 General Cinema, Athens, GA (E)
 

 
100

 
1,082

 
177

 

 
100

 
1,259

 
1,359

 
(995
)
 
1985
 Gunbarrel Pointe, Chattanooga, TN
 
11,854

 
4,170

 
10,874

 
3,328

 

 
4,170

 
14,202

 
18,372

 
(3,544
)
 
1984
 Hamilton Corner, Chattanooga, TN
 
15,885

 
630

 
5,532

 
5,981

 
 
 
734

 
11,409

 
12,143

 
(4,836
)
 
2000
 Hamilton Crossing, Chattanooga, TN
 
10,480

 
4,014

 
5,906

 
6,717

 
(1,370
)
 
2,644

 
12,623

 
15,267

 
(4,808
)
 
1986-1987
 Hamilton Place OutParcel, Chattanooga, TN
 

 
1,110

 
1,866

 
(4
)
 

 
1,110

 
1,862

 
2,972

 
(698
)
 
1987
 Harford Annex, Bel Air, MD (E)
 

 
2,854

 
9,718

 
750

 

 
2,854

 
10,468

 
13,322

 
(2,000
)
 
2007
 The Landing at Arbor Place, Douglasville, GA
 
7,294

 
4,993

 
14,330

 
798

 
(748
)
 
4,245

 
15,128

 
19,373

 
(6,120
)
 
2003
 Layton Convenience Ctr, Layton Hills, UT
 

 

 
8

 
904

 

 

 
912

 
912

 
(176
)
 
1998-1999
 Layton Hills Plaza, Layton Hills, UT
 

 

 
2

 
225

 

 

 
227

 
227

 
(91
)
 
2005
 Madison Plaza, Huntsville, AL (E)
 

 
473

 
2,888

 
3,678

 

 
473

 
6,566

 
7,039

 
(3,361
)
 
2005
 The Plaza at Fayette Mall, Lexington, KY
 
41,388

 
9,531

 
27,646

 
4,083

 

 
9,531

 
31,729

 
41,260

 
(6,244
)
 
1984
 Parkdale Crossing, Beaumont, TX
 

 
2,994

 
7,408

 
1,926

 
(355
)
 
2,639

 
9,334

 
11,973

 
(2,217
)
 
2006
 Pemberton Plaza, Vicksburg, MS
 
1,817

 
1,284

 
1,379

 
199

 

 
1,284

 
1,578

 
2,862

 
(428
)
 
2002
 The Shoppes At Hamilton Place, Chattanooga, TN (E)
 

 
4,894

 
11,700

 
386

 

 
4,894

 
12,086

 
16,980

 
(2,667
)
 
2004

123

Table of Contents

SCHEDULE III
CBL & ASSOCIATES PROPERTIES, INC.
REAL ESTATE ASSETS AND ACCUMULATED DEPRECIATION
At December 31, 2011
(In thousands)
 
 
 
 
 
Initial Cost(A)
 
 
 
 
 
Gross Amounts at Which Carried at Close of Period
 
 
Description /Location
 
Encumbrances (B)
 
Land
 
Buildings and Improvements
 
Costs Capitalized Subsequent to Acquisition
 
Sales of Outparcel  Land
 
Land
 
Buildings and Improvements
 
Total (C)
 
Accumulated Depreciation (D)
 
 Date of Construction
 / Acquisition
 Sunrise Commons, Brownsville, TX (E)
 

 
1,013

 
7,525

 
329

 

 
1,013

 
7,854

 
8,867

 
(1,684
)
 
2003
 The Shoppes at Panama City, Panama City, FL (E)
 

 
1,010

 
8,294

 
781

 
(318
)
 
896

 
8,871

 
9,767

 
(1,595
)
 
2003
 The Shoppes at St. Clair, Fairview Heights, IL
 
20,975

 
8,250

 
23,623

 
536

 
(5,044
)
 
3,206

 
24,159

 
27,365

 
(4,921
)
 
2004
 The Terrace, Chattanooga, TN
 
14,467

 
4,166

 
9,929

 
7,544

 

 
6,536

 
15,103

 
21,639

 
(3,268
)
 
2007
 Village at Rivergate, Nashville, TN
 

 
2,641

 
2,808

 
1,031

 

 
2,641

 
3,839

 
6,480

 
(1,227
)
 
1997
 West Towne Crossing, Madison, WI (E)
 

 
1,151

 
2,955

 
311

 

 
1,151

 
3,266

 
4,417

 
(834
)
 
1998
 WestGate Crossing, Spartanburg, SC (E)
 

 
1,082

 
3,422

 
5,106

 

 
1,082

 
8,528

 
9,610

 
(2,971
)
 
1998
 Westmoreland South, Greensburg, PA
 

 
2,898

 
21,167

 
8,171

 

 
2,898

 
29,338

 
32,236

 
(6,503
)
 
1997
 
 

 

 

 

 

 

 

 

 

 
2002
 COMMUNITY CENTER
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 Cobblestone Village, Palm Coast, FL (E)
 

 
5,196

 
12,070

 
(1,494
)
 

 
3,630

 
12,142

 
15,772

 
(1,416
)
 
2007
 The Promenade at D'lberville, D'lberville, MS
 
58,000

 
16,278

 
48,806

 
3,062

 
(228
)
 
16,357

 
51,561

 
67,918

 
(5,034
)
 
2009
 Massard Crossing, Ft Smith, AZ
 
5,318

 
2,879

 
5,176

 
394

 

 
2,879

 
5,570

 
8,449

 
(1,487
)
 
2004
 Settler's Ridge-Phase II, Robinson Township, PA
 

 
1,011

 
14,922

 
8

 

 
1,011

 
14,930

 
15,941

 
(232
)
 
2007
 The Forum at Grand View, Madison, MS
 
12,223

 
9,234

 
17,285

 
(181
)
 
(288
)
 
9,046

 
17,004

 
26,050

 
(496
)
 
2010
 Willowbrook Land, Houston, TX
 

 

 

 
7,953

 

 

 
7,953

 
7,953

 
(889
)
 
2007
 Willowbrook Plaza, Houston, TX
 
27,213

 
15,079

 
27,376

 
527

 
(149
)
 
14,930

 
27,903

 
42,833

 
(7,337
)
 
2007
 Statesboro Crossing, Statesboro, GA
 
13,611

 
2,855

 
17,805

 
366

 
(236
)
 
2,839

 
17,951

 
20,790

 
(1,803
)
 
2004
 
 

 

 

 

 

 

 

 

 

 
2008
 OFFICE
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 CBL Center, Chattanooga, TN
 
12,843

 
140

 
24,675

 
(521
)
 

 
140

 
24,154

 
24,294

 
(11,087
)
 
2001
 CBL Center II, Chattanooga, TN
 
9,079

 

 
13,648

 
978

 

 

 
14,626

 
14,626

 
(1,999
)
 
2008
 Lake Point Office Build, Greensboro, NC
 

 
1,435

 
14,261

 
294

 

 
1,435

 
14,555

 
15,990

 
(3,020
)
 
2007
 Oak Branch Business Center, Greensboro, NC
 

 
535

 
2,192

 
(163
)
 

 
535

 
2,029

 
2,564

 
(291
)
 
2007

124

Table of Contents

SCHEDULE III
CBL & ASSOCIATES PROPERTIES, INC.
REAL ESTATE ASSETS AND ACCUMULATED DEPRECIATION
At December 31, 2011
(In thousands)
 
 
 
 
 
Initial Cost(A)
 
 
 
 
 
Gross Amounts at Which Carried at Close of Period
 
 
Description /Location
 
Encumbrances (B)
 
Land
 
Buildings and Improvements
 
Costs Capitalized Subsequent to Acquisition
 
Sales of Outparcel  Land
 
Land
 
Buildings and Improvements
 
Total (C)
 
Accumulated Depreciation (D)
 
 Date of Construction
 / Acquisition
 One Oyster Point, Newport News
 

 
1,822

 
3,623

 
54

 

 
1,822

 
3,677

 
5,499

 
(679
)
 
2007
 Pearland Office, Pearland, TX
 

 

 
7,849

 
1,341

 

 

 
9,190

 
9,190

 
(748
)
 
2009
 Peninsula Business Center I, Newport News
 

 
887

 
1,440

 
231

 

 
887

 
1,671

 
2,558

 
(409
)
 
2007
 Peninsula Business Center II, Newport News
 

 
1,654

 
873

 
39

 

 
1,654

 
912

 
2,566

 
(463
)
 
2007
 Sun Trust Bank Building, Greensboro, NC
 

 
941

 
18,417

 
200

 

 
941

 
18,617

 
19,558

 
(2,856
)
 
-
 Two Oyster Point, Newport News
 

 
1,543

 
3,974

 
176

 

 
1,543

 
4,150

 
5,693

 
(823
)
 
2007
 840 Greenbrier Circle, Chesapeake
 

 
2,096

 
3,091

 
(184
)
 

 
2,096

 
2,907

 
5,003

 
(504
)
 
2007
 850 Greenbrier Circle, Chesapeake
 

 
3,154

 
6,881

 
491

 

 
3,154

 
7,372

 
10,526

 
(1,661
)
 
2007
 1500 Sunday Drive, Raleigh, NC
 

 
812

 
8,872

 
378

 

 
812

 
9,250

 
10,062

 
(1,793
)
 
2007
 Pearland Hotel, Pearland, TX
 

 

 
16,149

 
289

 

 

 
16,438

 
16,438

 
(1,921
)
 
2007
 Pearland Residential Mgmt, Pearland, TX
 

 

 
9,666

 
9

 

 

 
9,675

 
9,675

 
(918
)
 
2008
 
 

 

 

 

 

 

 

 

 

 
2008
 DISPOSITIONS
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 Oak Hollow Square, High Point, NC (H)
 

 
8,609

 
9,097

 
(3,673
)
 

 

 
14,033

 
14,033

 

 
1986
 Oak Hollow Mall, High Point, NC
 

 
4,344

 
54,775

 
(59,119
)
 

 

 

 

 

 
2006
 Westridge Square, Greensboro, NC
 

 
13,403

 
15,837

 
(29,240
)
 

 

 

 

 

 
2007
 
 

 

 

 

 

 

 

 

 

 
2009
 Other - Land
 

 
1,847

 
3,364

 
94

 
(790
)
 
1,057

 
3,458

 
4,515

 
(1,381
)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

 

 

 

 

 

 

 

 

 
 
 Developments in progress consisting of construction and Development Properties (F)
 
436,887

 

 

 

 

 

 
124,707

 
124,707

 
 
 
 
TOTALS
 
4,489,355

 
905,104

 
5,589,129

 
1,182,048

 
(33,169
)
 
851,303

 
6,916,516

 
7,767,819

 
(1,762,149
)
 
 

125

Table of Contents

SCHEDULE III
CBL & ASSOCIATES PROPERTIES, INC.
REAL ESTATE ASSETS AND ACCUMULATED DEPRECIATION
At December 31, 2011
(In thousands)
 
 
 
(A)
Initial cost represents the total cost capitalized including carrying cost at the end of the first fiscal year in which the property opened or was acquired.
(B)
Encumbrances represent the mortgage notes payable balance at December 31, 2011.
(C)
The aggregate cost of land and buildings and improvements for federal income tax purposes is approximately $6.979 billion.
(D)
Depreciation for all properties is computed over the useful life which is generally 40 years for buildings, 10-20 years for certain improvements and 7 to 10 years for equipment and fixtures.
(E)
Property is pledged as collateral on a secured line of credit.
(F)
Only certain parcels at these Properties have been pledged as collateral on a secured line of credit.
(G)
Includes non-property mortgages and credit line mortgages. 
(H)
Asset balance is classified as held for sale.

126

Table of Contents

CBL & ASSOCIATES PROPERTIES, INC.
 
REAL ESTATE ASSETS AND ACCUMULATED DEPRECIATION

 
The changes in real estate assets and accumulated depreciation for the years ending December 31, 2011, 2010, and 2009 are set forth below (in thousands):

 
Year Ended December 31,
 
2011
 
2010
 
2009
REAL ESTATE ASSETS:
 
 
 
 
 
Balance at beginning of period
$
8,611,331

 
$
8,600,875

 
$
8,631,653

Additions during the period:
 

 
 

 
 

Additions and improvements
202,006

 
170,696

 
201,903

Acquisitions of real estate assets
10,550

 
72,907

 

Deductions during the period:
 

 
 

 
 

Disposals, deconsolidations and accumulated depreciation on impairments
(999,685
)
 
(183,762
)
 
(57,833
)
Transfers from real estate assets
(476
)
 
(23,950
)
 
(59,986
)
Impairment of real estate assets
(55,907
)
 
(25,435
)
 
(114,862
)
Balance at end of period
$
7,767,819

 
$
8,611,331

 
$
8,600,875

 
 
 
 
 
 
ACCUMULATED DEPRECIATION:
 

 
 

 
 

Balance at beginning of period
$
1,721,194

 
$
1,505,840

 
$
1,310,173

Depreciation expense
260,847

 
268,386

 
292,228

Accumulated depreciation on real estate assets sold, retired or deconsolidated and on impairments
(219,892
)
 
(53,032
)
 
(96,561
)
Balance at end of period
$
1,762,149

 
$
1,721,194

 
$
1,505,840



127

Table of Contents

Schedule IV
CBL & ASSOCIATES PROPERTIES, INC.
MORTGAGE NOTES RECEIVABLE ON REAL ESTATE
AT DECEMBER 31, 2011
(In thousands)
 

Name Of Center/Location
 
Interest
Rate
 
Final Maturity Date
 
Monthly
Payment
Amount (1)
 
Balloon Payment
At
Maturity
 
Prior
Liens
 
Face
Amount Of
Mortgage
 
Carrying
Amount Of
Mortgage
(2)
 
Principal
Amount Of
Mortgage
Subject To
Delinquent
Principal
Or Interest
FIRST MORTGAGES:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Coastal Grand-MyrtleBeach - Myrtle Beach, SC
 
7.75
%
 
 
Oct-2014
 
$
58

(3
)
 
 
$
9,000

 
None
 
$
9,000

 
$
9,000

 
$

New Garden Crossing - Greensboro, NC
 
Variable

(5)
 
Aug-2012
 
4

 

 
 
530

 
None
 
609

 
530

 

One Park Place - Chattanooga, TN
 
4.26
%
 
 
Apr-2012
 
21

 

 
 
2,007

 
None
 
3,200

 
2,073

 

Village Square - Houghton Lake, MI and Village at Wexford - Cadillac, MI
 
5.50
%
 
 
Mar-2012
 
12

(3
)
(4
)
 
2,600

 
None
 
2,600

 
2,600

 

OTHER
 
2.79% -
 13.0%

(6) (7)
 
 Jul-2011/
 Jan-2047
 
28

 

 
 
20,924

 
 
 
21,617

 
20,036

 
56

 
 
 

 
 
 
 
$
123

 

 
 
$
35,061

 
 
 
$
37,026

 
$
34,239

 
$
56

 
(1)  Equal monthly installments comprised of principal and interest, unless otherwise noted.
(2)  The aggregate carrying value for federal income tax purposes was $34,239 at December 31, 2011.
(3)  Payment represents interest only.
(4)  There were no loans included in the schedule above which were extended or renewed during the year ended December 31, 2011.
(5)  Variable-rate note that bears interest at LIBOR plus 3.50%.
(6)  Mortgage and other notes receivable aggregated in Other included a variable-rate note that bears interest at prime plus 2.0%, currently at 5.00%.
(7) Includes the impact of discounts to the face amount of the related notes receivable totaling $888.
 

The changes in mortgage notes receivable were as follows (in thousands):
 
 
Year Ended December 31,
 
2011
 
2010
 
2009
Beginning balance
$
30,519

 
$
38,208

 
$
58,961

Additions
15,334

 
1,001

 
6,690

Receipt of land in lieu of payment
(2,235
)
 

 
(6,398
)
Non-cash transfer

 
(7,081
)
 

Write-off of uncollectible amounts
(1,900
)
 

 
(276
)
Payments
(7,479
)
 
(1,609
)
 
(20,769
)
Ending balance
$
34,239

 
$
30,519

 
$
38,208


128

Table of Contents

EXHIBIT INDEX
Exhibit
Number
 
Description
3.1
Amended and Restated Certificate of Incorporation of the Company, as amended through May 2, 2011 (dd)
3.2
Amended and Restated Bylaws of the Company, as amended through May 2, 2011 (dd)
4.1
See Amended and Restated Certificate of Incorporation of the Company, as amended, and Amended and Restated Bylaws of the Company relating to the Common Stock, Exhibits 3.1 and 3.2 above
4.2
Certificate of Designations, dated June 25, 1998, relating to the 9.0% Series A Cumulative Redeemable Preferred Stock (e)
4.3
Certificate of Designation, dated April 30, 1999, relating to the Series 1999 Junior Participating Preferred Stock (e)
4.4
Terms of Series J Special Common Units of the Operating Partnership, pursuant to Article 4.4 of the Second Amended and Restated Partnership Agreement of the Operating Partnership (e)
4.5
Certificate of Designations, dated June 11, 2002, relating to the 8.75% Series B Cumulative Redeemable Preferred Stock (f)
4.6
Acknowledgement Regarding Issuance of Partnership Interests and Assumption of Partnership Agreement (h)
4.7
Certificate of Designations, dated August 13, 2003, relating to the 7.75% Series C Cumulative Redeemable Preferred Stock (g)
4.8
Certificate of Correction of the Certificate of Designations relating to the 7.75% Series C Cumulative Redeemable Preferred Stock (j)
4.9
Certificate of Designations, dated December 10, 2004, relating to the 7.375% Series D Cumulative Redeemable Preferred Stock (j)
4.9.1
Amended and Restated Certificate of Designations, dated February 25, 2010, relating to the 7.375% Series D Cumulative Redeemable Preferred Stock (y)
4.9.2
Second Amended and Restated Certificate of Designations, dated October 14, 2010, relating to the 7.375% Series D Cumulative Redeemable Preferred Stock (aa)
4.10
Terms of the Series S Special Common Units of the Operating Partnership, pursuant to the Third Amendment to the Second Amended and Restated Partnership Agreement of the Operating Partnership (k)
4.11
Terms of the Series L Special Common Units of the Operating Partnership, pursuant to the Fourth Amendment to the Second Amended and Restated Partnership Agreement of the Operating Partnership (n)
4.12
Terms of the Series K Special Common Units of the Operating Partnership, pursuant to the First Amendment to the Third Amended and Restated Partnership Agreement of the Operating Partnership (n)
10.1
Fourth Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated November 2, 2010 (bb)
10.2
Property Management Agreement between the Operating Partnership and the Management Company (a)
10.3
Property Management Agreement relating to Retained Properties (a)
10.4
Subscription Agreement relating to purchase of the Common Stock and Preferred Stock of the Management Company (a)
10.5.1
CBL & Associates Properties, Inc. Second Amended and Restated Stock Incentive Plan† (z)
10.5.2
Form of Non-Qualified Stock Option Agreement for all participants† (h)
10.5.3
Form of Stock Restriction Agreement for restricted stock awards† (h)
10.5.4
Form of Stock Restriction agreement for restricted stock awards with annual installment vesting† (i)
10.5.5
Form of Stock Restriction Agreement for restricted stock awards in 2004 and 2005† (l)
10.5.6
Form of Stock Restriction Agreement for restricted stock awards in 2006 and subsequent years† (q)
10.5.7
First Amendment to CBL & Associates Properties, Inc. Second Amended and Restated Stock Incentive Plan† (ee)
10.6
Form of Indemnification Agreements between the Company and the Management Company and their officers and directors (a)

129

Table of Contents

Exhibit
Number
 
Description
10.7.1
Employment Agreement for Charles B. Lebovitz† (a)
10.7.2
Employment Agreement for John N. Foy† (a)
10.7.3
Employment Agreement for Stephen D. Lebovitz† (a)
10.7.4
Summary Description of CBL & Associates Properties, Inc. Director Compensation Arrangements†
10.8.1
Option Agreement relating to certain Retained Properties (a)
10.8.2
Option Agreement relating to Outparcels (a)
10.9.1
Property Partnership Agreement relating to Hamilton Place (a)
10.9.2
Property Partnership Agreement relating to CoolSprings Galleria (a)
10.10.1
Acquisition Option Agreement relating to Hamilton Place (a)
10.10.2
Acquisition Option Agreement relating to the Hamilton Place Centers (a)
10.11.1
Second Amended and Restated Credit Agreement by and among the Operating Partnership and the Company, and Wells Fargo Bank, National Association, et al., dated as of November 2, 2009 (x)
10.11.2
Letter Agreement, dated October 19, 2010, concerning Second Amended and Restated Credit Agreement by and among the Operating Partnership and the Company, and Wells Fargo Bank, National Association, et al., dated as of November 2, 2009 (cc)
10.11.3
First Amendment to Second Amended and Restated Credit Agreement by and among the Operating Partnership and the Company, and Wells Fargo Bank, National Association, et al., dated as of June 29, 2011 (ee)
10.11.4
Letter Agreement, dated July 12, 2011, concerning First Amendment to Second Amended and Restated Credit Agreement by and among the Operating Partnership and the Company and Wells Fargo Bank, National Association, et. al., dated as of June 29, 2011 (ee)
10.12.1
Master Contribution Agreement, dated as of September 25, 2000, by and among the Company, the Operating Partnership and the Jacobs entities (c)
10.12.2
Amendment to Master Contribution Agreement, dated as of September 25, 2000, by and among the Company, the Operating Partnership and the Jacobs entities (o)
10.13.1
Share Ownership Agreement by and among the Company and its related parties and the Jacobs entities, dated as of January 31, 2001 (d)
10.13.2
Voting and Standstill Agreement dated as of September 25, 2000 (o)
10.13.3
Amendment, effective as of January 1, 2006, to Voting and Standstill Agreement dated as of September 25, 2000 (p)
10.14.1
Registration Rights Agreement by and between the Company and the Holders of SCU’s listed on Schedule A thereto, dated as of January 31, 2001 (d)
10.14.2
Registration Rights Agreement by and between the Company and Frankel Midland Limited Partnership, dated as of January 31, 2001 (d)
10.14.3
Registration Rights Agreement by and between the Company and Hess Abroms Properties of Huntsville, dated as of January 31, 2001 (d)
10.14.4
Registration Rights Agreement by and between the Company and the Holders of Series S Special Common Units of the Operating Partnership listed on Schedule A thereto, dated July 28, 2004 (k)
10.14.5
Form of Registration Rights Agreements between the Company and Certain Holders of Series K Special Common Units of the Operating Partnership, dated as of November 16, 2005 (n)
10.15.1
Amended and Restated Loan Agreement between the Operating Partnership, The Lakes Mall, LLC, Lakeshore/Sebring Limited Partnership and First Tennessee Bank National Association, dated July 29, 2010 (z)
10.15.2
Amended and Restated Loan Agreement between the Operating Partnership, The Lakes Mall, LLC, Lakeshore/Sebring Limited Partnership and First Tennessee Bank National Association, dated November 2, 2010 (cc)
10.15.3
Amended and Restated Loan Agreement between the Operating Partnership, The Lakes Mall, LLC, Lakeshore/Sebring Limited Partnership and First Tennessee Bank National Association, dated June 15, 2011 (ee)
10.16
Amended and Restated Limited Liability Company Agreement of JG Gulf Coast Town Center LLC by and between JG Gulf Coast Member LLC, an Ohio limited liability company and CBL/Gulf Coast, LLC, a Florida limited liability company, dated April 27, 2005 (n)

130

Table of Contents

Exhibit
Number
 
Description
10.17.1
Contribution Agreement and Joint Escrow Instructions between the Company and the owners of Oak Park Mall named therein, dated as of October 17, 2005 (n)
10.17.2
First Amendment to Contribution Agreement and Joint Escrow Instructions between the Company and the owners of Oak Park Mall named therein, dated as of November 8, 2005 (n)
10.17.3
Contribution Agreement and Joint Escrow Instructions between the Company and the owners of Eastland Mall named therein, dated as of October 17, 2005 (n)
10.17.4
First Amendment to Contribution Agreement and Joint  Escrow Instructions between the Company and the owners of Eastland Mall named therein, dated as of November 8, 2005 (n)
10.17.5
Purchase and Sale Agreement and Joint Escrow Instructions between the Company and the owners of Hickory Point Mall named therein, dated as of October 17, 2005 (n)
10.17.6
Purchase and Sale Agreement and Joint Escrow Instructions between the Company and the owner of Eastland Medical Building, dated as of October 17, 2005 (n)
10.17.7
Letter Agreement, dated as of October 17, 2005, between the Company and the other parties to the acquisition agreements listed above for Oak Park Mall, Eastland Mall, Hickory Point Mall and Eastland Medical Building (n)
10.18.1
Master Transaction Agreement by and among REJ Realty LLC, JG Realty Investors Corp., JG Manager LLC, JG North Raleigh L.L.C., JG Triangle Peripheral South LLC, and the Operating Partnership, effective October 24, 2005 (p)
10.18.2
Amended and Restated Limited Liability Company Agreement of Triangle Town Member, LLC by and among CBL Triangle Town Member, LLC and REJ Realty LLC, JG Realty Investors Corp. and JG Manager LLC, effective as of November 16, 2005 (p)
10.19.1
Contribution Agreement among Westfield America Limited Partnership, as Transferor, and CW Joint Venture, LLC, as Transferee, and CBL & Associates Limited Partnership, dated August 9, 2007 (s)
10.19.2
 Contribution Agreement among CBL & Associates Limited Partnership, as Transferor, St. Clair Square, GP, Inc. and CW Joint Venture, LLC, as Transferee, and Westfield America Limited Partnership, dated August 9, 2007 (s)
10.19.3
Purchase and Sale Agreement between Westfield America Limited Partnership, as Transferor, and CBL & Associates Limited Partnership, as Transferee, dated August 9, 2007 (s)
10.20
Unsecured Credit Agreement, dated November 30, 2007, by and among CBL & Associates Limited Partnership, as Borrower, and CBL & Associates Properties, Inc., as Parent, Wells Fargo Bank, National Association, as administrative agent, U.S. Bank National Association, Bank of America, N.A., and Aareal Bank AG (t)
10.21.1
Unsecured Term Loan Agreement, dated April 22, 2008, by and among CBL & Associates Limited Partnership, as Borrower, and CBL & Associates Properties, Inc., as Parent, Wells Fargo Bank, National Association, as Administrative Agent and Lead Arranger, Accrual Capital Corporation, as Syndication Agent, U.S. Bank National Association and Fifth Third Bank (u)
10.21.2
Joinder in Unsecured Term Loan Agreement, dated April 30, 2008, by and among CBL & Associates Limited Partnership, as Borrower, and CBL & Associates Properties, Inc., as Parent, Wells Fargo Bank, National Association, as Administrative Agent and Lead Arranger, and Raymond James Bank FSB (u)
10.21.3
Joinder in Unsecured Term Loan Agreement, dated May 7, 2008, by and among CBL & Associates Limited Partnership, as Borrower, and CBL & Associates Properties, Inc., as Parent, Wells Fargo Bank, National Association, as Administrative Agent and Lead Arranger, and Regions Bank (u)
10.22
Loan Agreement by and among Meridian Mall Limited Partnership, as Borrower, CBL & Associates Limited Partnership, as Guarantor, and CBL & Associates Properties, Inc., as Parent, and Wells Fargo Bank, National Association, as administrative agent, et al. (v)
10.23.1
Seventh Amended and Restated Credit Agreement between CBL & Associates Limited Partnership and Wells Fargo Bank, National Association, et al., dated September 28, 2009 (w)
10.23.2
First Amendment to Seventh Amended and Restated Credit Agreement between CBL & Associates Limited Partnership and Wells Fargo Bank, National Association, et al., dated July 26, 2011 (ee)
10.24
Narrative Summary of Material Terms of Aircraft Purchase Effective June 1, 2011 (ee)
12
Computation of Ratio of Earnings to Combined Fixed Charges and Preferred Dividends
14.1
Second Amended And Restated Code Of Business Conduct And Ethics Of CBL & Associates Properties, Inc., CBL & Associates Management, Inc. And Their Affiliates (r)
21
Subsidiaries of the Company

131

Table of Contents

Exhibit
Number
 
Description
23
Consent of Deloitte & Touche LLP
24
Power of Attorney
31.1
Certification pursuant to Securities Exchange Act Rule 13a-14(a) by the Chief Executive Officer, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
31.2
Certification pursuant to Securities Exchange Act Rule 13a-14(a) by the Chief Financial Officer, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
32.1
Certification pursuant to Securities Exchange Act Rule 13a-14(b) by the Chief Executive Officer, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
32.2
Certification pursuant to Securities Exchange Act Rule 13a-14(b) by the Chief Financial Officer as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
101.INS
XBRL Instance Document**
101.SCH
XBRL Taxonomy Extension Schema Document**
101.CAL
XBRL Taxonomy Extension Calculation Linkbase Document**
101.LAB
XBRL Taxonomy Extension Label Linkbase Document**
101.PRE
XBRL Taxonomy Extension Presentation Linkbase Document**
101.DEF
XBRL Taxonomy Extension Definition Linkbase Document**

 
(a)
Incorporated by reference to Post-Effective Amendment No. 1 to the Company's Registration Statement on Form S-11 (No. 33-67372), as filed with the Commission on January 27, 1994.*
(b)
Incorporated by reference to the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 1998.*
(c)
Incorporated by reference from the Company's Current Report on Form 8-K/A, filed on October 27, 2000.*
(d)
Incorporated by reference from the Company's Current Report on Form 8-K, filed on February 6, 2001.*
(e) Incorporated by reference from the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2001.*
(f)
Incorporated by reference from the Company's Current Report on Form 8-K, dated June 10, 2002, filed on June 17, 2002.*
(g)
Incorporated by reference from the Company's Registration Statement on Form 8-A, filed on August 21, 2003.*
(h)
Incorporated by reference from the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2002.*
(i)
Incorporated by reference from the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2003.*
(j)
Incorporated by reference from the Company's Registration Statement on Form 8-A, filed on December 10, 2004.*
(k)
Incorporated by reference from the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2004.*
(l)
Incorporated by reference from the Company's Current Report on Form 8-K, filed on May 13, 2005.*
(m)
Incorporated by reference from the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2005.*
(n)
Incorporated by reference from the Company's Current Report on Form 8-K, filed on November 22, 2005.*
(o)
Incorporated by reference from the Company's Proxy Statement dated December 19, 2000 for the Special Meeting of Shareholders held January 19, 2001.*
(p)
Incorporated by reference from the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2005.*
(q)
Incorporated by reference from the Company's Current Report on Form 8-K, filed on May 24, 2006.*
(r)
Incorporated by reference from the Company's Current Report on Form 8-K, filed on November 9, 2007.*
(s)
Incorporated by reference from the Company's Quarterly Report on Form 10-Q for the quarter ended September 30, 2007.*
(t)
Incorporated by reference from the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2007.*
(u)
Incorporated by reference from the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2008.*

132

Table of Contents

(v)
Incorporated by reference from the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2008.*
(w)
Incorporated by reference from the Company's Current Report on Form 8-K, filed on September 30, 2009.*
(x)
Incorporated by reference from the Company's Current Report on Form 8-K, filed on November 5, 2009.*
(y)
Incorporated by reference from the Company's Current Report on Form 8-K, filed on March 1, 2010.*
(z)
Incorporated by reference from the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2010.*
(aa)
Incorporated by reference from the Company's Current Report on Form 8-K, filed on October 18, 2010.*
(bb)
Incorporated by reference from the Company's Current Report on Form 8-K, filed on November 5, 2010.*
(cc)
Incorporated by reference from the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2010.*
(dd)
Incorporated by reference from the Company's Current Report on Form 8-K, filed on May 4, 2011.*
(ee)
Incorporated by reference from the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2011.*



A management contract or compensatory plan or arrangement required to be filed pursuant to Item 15(b) of this report.
 
 
* Commission File No. 1-12494

** Pursuant to Regulation S-T, the interactive data files on Exhibit 101 hereto are deemed not filed or part of a registration statement or prospectus for purposes of Sections 11 or 12 of the Securities Act of 1933, as amended, are deemed not filed for purposes of Section 18 of the Securities and Exchange Act of 1934, as amended, and otherwise are not subject to liability under those sections.


133