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Taubman Centers Announces Third Quarter Results

BLOOMFIELD HILLS, Mich., Oct. 26 /PRNewswire-FirstCall/ --

  • Tenant Sales Per Square Foot Up Significantly:  13%
  • Net Operating Income Excluding Lease Cancellation Up:  1.1%
  • 2010 Financings Completed
  • Company to Discontinue Support of Regency Square
  • 2010 FFO Guidance Increased on Higher Rents, Lease Cancellation Revenue

Taubman Centers, Inc. (NYSE: TCO) today announced its financial results for the third quarter of 2010.

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Net income (loss) allocable to common shareholders per diluted share (EPS) was $0.01 for the quarter ended September 30, 2010, up from $(1.77) for the quarter ended September 30, 2009.  EPS for the nine months ended September 30, 2010 was $0.26, up from $(1.39) for the first nine months of 2009.  The 2009 results were negatively impacted by impairment charges relating to The Pier Shops at Caesars (Atlantic City, N.J.) and Regency Square (Richmond, Va.).

Adjusted Funds from Operations (Adjusted FFO) per diluted share was $0.59 for the quarter ended September 30, 2010 versus $0.74 for the quarter ended September 30, 2009, which excludes the 2009 impairment charges.  Adjusted FFO in the third quarter of 2010 reflects a $0.12 per share decrease in lease cancellation revenue compared to the comparable quarter of 2009.  Lease cancellation revenue is expected to be very high in the fourth quarter of 2010, with the full year slightly above 2009. Adjusted FFO per diluted share for the nine months ended September 30, 2010 was $1.80 compared to $2.13 for the nine months ended September 30, 2009.

Funds from Operations (FFO) per diluted share was $0.59 for the quarter ended September 30, 2010, up from $(1.26) for the quarter ended September 30, 2009.   FFO per diluted share was $1.80 for the nine months ended September 30, 2010, up from $0.11 for the nine months ended September 30, 2009.

"We're pleased that our core business is improving," said Robert S. Taubman, chairman, president and chief executive officer of Taubman Centers.  "Rents are up, and excluding lease cancellation revenue, net operating income increased 1.1 percent."

Operating Statistics Continuing to Improve

Tenant sales per square foot continued to be strong in the quarter, up 13.2 percent, bringing the year to date increase to 12.1 percent and the company's 12-month trailing sales per square foot to $539.  "We've now reported three quarters of double digit tenant sales increases, and there is strong momentum as we approach the holidays," said Mr. Taubman.  "We attribute this outstanding performance to the merchandise mix at our centers and the overall health of our portfolio."

Ending occupancy for Taubman's portfolio was 88.6 percent on September 30, 2010, up 0.7 percent from June 30, 2010.  Leased space was 91.7 percent on September 30, 2010, up 0.9 percent from June 30, 2010.

Average rent per square foot was $43.12, up from $43.08 in the third quarter of 2009.  For the nine months ended September 30, 2010, average rent per square foot was $43.17 versus $43.89 in the nine months ended September 30, 2009.  

"All of these statistics are very solid," said Mr. Taubman.  "Retailers are becoming more optimistic with their expansion plans and capital allocation decisions."

Financings Completed for MacArthur Center and Arizona Mills

The refinancing of MacArthur Center (Norfolk, Va.), a 95 percent owned consolidated property, was completed in early September.  The new 10-year $131 million non-recourse loan has been swapped to bear interest at an all-in rate of 5.12 percent for the entire term.  The loan is interest only for the first two years and then amortizes principal based on 30 years.  Proceeds from the refinancing were used to pay off the existing $127 million 6.96 percent (effective rate) loan.

As previously announced, the refinancing of Arizona Mills (Tempe, Ariz.), a 50 percent owned joint venture property, was completed in early July.  The new 10-year $175 million non-recourse loan bears interest at an all-in rate of 5.84 percent, with principal amortizing based on 30 years.  Proceeds from the refinancing were used to pay off the existing $131 million 7.90 percent (effective rate) loan, with excess amounts distributed to the partners.

"This completes our financing plan for 2010," said Lisa A. Payne, vice chairman and chief financial officer of Taubman Centers.  "Together with the late June financing of Partridge Creek (Clinton Township, Mich.), our share of proceeds on the three loans totaled nearly $300 million; we locked in favorable 10-year rates averaging less than 5.7 percent and generated about $35 million of cash in excess of the previous loan balances.  A year ago, this result would have been hard to imagine."

Regency Square Update

Taubman Centers' Board of Directors has concluded that it is in the best interest of the company to discontinue its financial support of Regency Square and as a result, the company has begun discussions with the lender about the center's future ownership.  The center's $73 million non-recourse mortgage debt is due November 1, 2011.  At the current time, subject to decisions by the lender, Taubman will continue to manage the shopping center.

Regency Square is an 820,000 square foot shopping center built in 1975 and anchored by Macy's (two locations), JCPenney and Sears.  The property was acquired by Taubman in 1997.  Taubman plans to continue to own and manage Stony Point Fashion Park, its other property in Richmond.

In the third quarter of 2009, Taubman Centers recognized an impairment charge of $59 million on Regency Square. The book value of the center at September 30, 2010 is $31 million. The company expects to accrue a default rate of interest on the loan of 10.75 percent beginning late in the fourth quarter of 2010.  Although timing is uncertain, a non-cash accounting gain is expected to be recognized when the title to Regency Square is transferred and the loan obligations have been satisfied.

2010 Guidance

The company is raising its 2010 FFO guidance range to $2.77 to $2.82 per diluted share.  Factors contributing to this increase include improved rents and net recoveries and higher lease cancellation revenue, now projected to be about $22 million for the year.   The company is also revising its guidance for 2010 EPS to $0.74 to $0.81. These ranges assume continued ownership of both Regency Square and The Pier Shops at Caesars through 2010, as the timing of ownership transfer for each is not in the company's control.  The Pier Shops' results are projected to have a negative non-cash impact on FFO per share and EPS (which includes depreciation and amortization) in 2010 of $(0.14) and $(0.23), respectively.  The default interest at Regency Square is expected to have a nominal impact in 2010.

Supplemental Investor Information Available

The company provides supplemental investor information along with its earnings announcements, available online at www.taubman.com under "Investor Relations."  This includes the following:

  • Income Statements
  • Earnings Reconciliations
  • Changes in Funds from Operations and Earnings (Loss) Per Share
  • Components of Other Income, Other Operating Expense, and Nonoperating Income
  • Recoveries Ratio Analysis
  • Balance Sheets
  • Debt Summary
  • Other Debt, Equity and Certain Balance Sheet Information
  • Construction
  • Capital Spending
  • Operational Statistics
  • Owned Centers
  • Major Tenants in Owned Portfolio
  • Anchors in Owned Portfolio

Investor Conference Call

The company will host a conference call at 11:00 a.m. (EDT) on October 27 to discuss these results, business conditions and the company's outlook for the remainder of 2010. The conference call will be simulcast at www.taubman.com under "Investor Relations" as well as www.earnings.com and www.streetevents.com.  An online replay will follow shortly after the call and continue for approximately 90 days.  

Taubman Centers is a real estate investment trust engaged in the development, leasing and management of regional and super regional shopping centers. Taubman's 26 U.S. owned, leased and/or managed properties, the most productive in the industry, serve major markets from coast to coast. Taubman Centers is headquartered in Bloomfield Hills, Michigan and its Taubman Asia subsidiary is headquartered in Hong Kong. Founded in 1950, Taubman celebrates its 60th anniversary in 2010. For more information about Taubman, visit www.taubman.com.

For ease of use, references in this press release to "Taubman Centers", "company" or "Taubman" mean Taubman Centers, Inc. or one or more of a number of separate, affiliated entities.  Business is actually conducted by an affiliated entity rather than Taubman Centers, Inc. itself.

This press release may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. These statements reflect management's current views with respect to future events and financial performance. Actual results may differ materially from those expected because of various risks and uncertainties, including, but not limited to the continuing impacts of the U.S. recession and global credit environment, other changes in general economic and real estate conditions, changes in the interest rate environment and the availability of financing, and adverse changes in the retail industry. Other risks and uncertainties are discussed in the company's filings with the Securities and Exchange Commission including its most recent Annual Report on Form 10-K.

TAUBMAN CENTERS, INC.

Table 1 - Summary of Results

For the Periods Ended September 30, 2010 and 2009 

(in thousands of dollars, except as indicated) 










Three Months Ended


Nine Months Ended


2010


2009


2010


2009









Net income (loss) (1)

8,458


(138,788)


43,755


(93,396)

Noncontrolling share of (income) loss of consolidated joint ventures

(1,920)


3,456


(5,901)


(270)

Noncontrolling share of (income) loss of TRG

(1,172)


45,894


(9,482)


34,018

TRG series F preferred distributions

(615)


(615)


(1,845)


(1,845)

Preferred stock dividends

(3,658)


(3,658)


(10,975)


(10,975)

Distributions to participating securities of TRG

(371)


(362)


(1,094)


(1,198)

Net income (loss) attributable to Taubman Centers, Inc. common shareowners

722


(94,073)


14,458


(73,666)

Net income per common share - basic

0.01


(1.77)


0.27


(1.39)

Net income per common share - diluted

0.01


(1.77)


0.26


(1.39)

Beneficial interest in EBITDA - Consolidated Businesses (1),(2)

72,352


(79,985)


217,549


72,791

Beneficial interest in EBITDA - Unconsolidated Joint Ventures (2)

24,064


24,413


70,555


70,897

Funds from Operations (1),(2)

49,155


(100,323)


149,029


8,637

Funds from Operations attributable to TCO (1),(2)

33,211


(67,019)


100,514


5,707

Funds from Operations per common share - basic (1),(2)

0.61


(1.26)


1.84


0.11

Funds from Operations per common share - diluted (1),(2)

0.59


(1.26)


1.80


0.11

Adjusted Funds from Operations (1),(2)

49,155


60,479


149,029


172,069

Adjusted Funds from Operations attributable to TCO (1),(2)

33,211


40,402


100,514


114,884

Adjusted Funds from Operations per common share - basic (1),(2)

0.61


0.76


1.84


2.16

Adjusted Funds from Operations per common share - diluted (1),(2)

0.59


0.74


1.80


2.13

Weighted average number of common shares outstanding - basic

54,679,877


53,147,866


54,530,503


53,112,145

Weighted average number of common shares outstanding - diluted

55,764,528


53,147,866


55,600,629


53,112,145

Common shares outstanding at end of period

54,679,877


53,171,237





Weighted average units - Operating Partnership - basic

80,931,453


79,558,921


80,848,629


79,541,688

Weighted average units - Operating Partnership - diluted

82,940,386


81,254,902


82,790,017


80,936,239

Units outstanding at end of period - Operating Partnership

80,931,453


79,558,922





Ownership percentage of the Operating Partnership at end of period

67.6%


66.8%





Number of owned shopping centers at end of period

23


23


23


23









Operating Statistics (3):








Mall tenant sales (4)

1,095,242


987,008


3,162,686


2,877,130

Ending occupancy

88.6%


88.7%


88.6%


88.7%

Average occupancy

88.3%


88.5%


88.3%


88.8%

Leased space at end of period

91.7%


91.1%


91.7%


91.1%

Mall tenant occupancy costs as a percentage of tenant sales - Consolidated Businesses (4)

14.6%


16.1%


15.1%


17.1%

Mall tenant occupancy costs as a percentage of tenant sales - Unconsolidated Joint Ventures (4)

14.1%


15.6%


14.2%


15.8%

Mall tenant occupancy costs as a percentage of tenant sales - Combined (4)

14.4%


15.9%


14.8%


16.7%

Rent per square foot - Consolidated Businesses

42.84


42.36


42.92


43.56

Rent per square foot - Unconsolidated Joint Ventures

43.68


44.56


43.71


44.59

Rent per square foot - Combined

43.12


43.08


43.17


43.89



(1)

The three and nine month periods ended September 30, 2009 include impairment charges related to the write down of the book values of The Pier Shops and Regency Square to their fair values. The nine month period ended September 30, 2009 also includes a restructuring charge, which primarily represents the costs of termination of personnel. No similar charges were incurred in the three and nine month periods ended September 30, 2010.


(2)

Beneficial Interest in EBITDA represents the Operating Partnership’s share of the earnings before interest, income taxes, and depreciation and amortization of its consolidated and unconsolidated businesses. The Company believes Beneficial Interest in EBITDA provides a useful indicator of operating performance, as it is customary in the real estate and shopping center business to evaluate the performance of properties on a basis unaffected by capital structure.


The Company uses Net Operating Income (NOI), as an alternative measure to evaluate the operating performance of centers, both on individual and stabilized portfolio bases. The Company defines NOI as property-level operating revenues (includes rental income excluding straightline adjustments of minimum rent) less maintenance, taxes, utilities, ground rent, and other property operating expenses. Since NOI excludes general and administrative expenses, pre-development charges, interest income and expense, depreciation and amortization, impairment charges, restructuring charges, and gains from land and property dispositions, it provides a performance measure that, when compared period over period, reflects the revenues and expenses most directly associated with owning and operating rental properties, as well as the impact on their operations from trends in tenant sales, occupancy and rental rates, and operating costs. The Company also uses NOI excluding lease cancellation income as an alternative measure because this income may vary significantly from period to period, which can affect comparability and trend analysis. The Company generally provides separate projections for expected NOI growth and lease cancellation income.


The National Association of Real Estate Investment Trusts (NAREIT) defines Funds from Operations (FFO) as net income (computed in accordance with Generally Accepted Accounting Principles (GAAP)), excluding gains  from extraordinary items and sales of properties, plus real estate related depreciation and after adjustments for unconsolidated partnerships and joint ventures. The Company believes that FFO is a useful supplemental measure of operating performance for REITs. Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values instead have historically risen or fallen with market conditions, the Company and most industry investors and analysts have considered presentations of operating results that exclude historical cost depreciation to be useful in evaluating the operating performance of REITs.


The Company primarily uses FFO in measuring performance and in formulating corporate goals and compensation. The Company may also present adjusted versions of NOI, Beneficial Interest in EBITDA, and FFO when used by management to evaluate operating performance when certain significant items have impacted results that affect comparability with prior or future periods due to the nature or amounts of these items. For the three and nine months ended September 30, 2009, FFO was adjusted for impairment charges. Also FFO for the nine month period ended September 30, 2009 was adjusted for a restructuring charge.


These non-GAAP measures as presented by the Company are not necessarily comparable to similarly titled measures used by other REITs due to the fact that not all REITs use common definitions. None of these non-GAAP measures should be considered alternatives to net income as an indicator of the Company's operating performance, and they do not represent cash flows from operating, investing, or financing activities as defined by GAAP.




(3)

Statistics exclude The Pier Shops.



(4)

Based on reports of sales furnished by mall tenants.



TAUBMAN CENTERS, INC.

Table 2 - Income Statement

For the Three Months Ended September 30, 2010 and 2009

(in thousands of dollars)














2010


2009




CONSOLIDATED BUSINESSES


UNCONSOLIDATED JOINT VENTURES (1)


CONSOLIDATED BUSINESSES


UNCONSOLIDATED JOINT VENTURES (1)











REVENUES:









Minimum rents

84,517


38,702


83,403


39,074


Percentage rents

3,426


1,402


2,621


974


Expense recoveries

56,682


24,473


56,720


24,415


Management, leasing, and development services

4,359




3,444




Other

6,279


1,198


17,012


2,823



Total revenues

155,263


65,775


163,200


67,286











EXPENSES:









Maintenance, taxes, and utilities

45,867


17,784


46,286


16,802


Other operating

18,086


4,165


16,506


5,515


Management, leasing, and development services

2,204




2,140




General and administrative

7,168




7,155




Impairment charges (2)





166,680




Interest expense

38,906


16,141


36,407


16,219


Depreciation and amortization

44,500


9,808


37,726


9,491



Total expenses

156,731


47,898


312,900


48,027











Nonoperating income

191


2


247


31




(1,277)


17,879


(149,453)


19,290

Income tax (expense) benefit

(238)




211



Equity in income of Unconsolidated Joint Ventures

9,973




10,454













Net income (loss)

8,458




(138,788)



Net (income) loss attributable to noncontrolling interests:









Noncontrolling share of (income) loss of consolidated joint ventures

(1,920)




3,456




TRG series F preferred distributions

(615)




(615)




Noncontrolling share of (income) loss of TRG

(1,172)




45,894



Distributions to participating securities of TRG

(371)




(362)



Preferred stock dividends

(3,658)




(3,658)



Net income (loss) attributable to Taubman Centers, Inc. common shareowners

722




(94,073)

































SUPPLEMENTAL INFORMATION:









EBITDA - 100% (2)

82,129


43,828


(75,320)


45,000


EBITDA - outside partners' share

(9,777)


(19,764)


(4,665)


(20,587)


Beneficial interest in EBITDA (2)

72,352


24,064


(79,985)


24,413


Beneficial interest expense

(33,550)


(8,360)


(31,420)


(8,416)


Beneficial income tax (expense) benefit

(238)




211




Non-real estate depreciation

(840)




(853)




Preferred dividends and distributions

(4,273)




(4,273)




Fund from Operations contribution (2)

33,451


15,704


(116,320)


15,997












Net straightline adjustments to rental revenue, recoveries,









 and ground rent expense at TRG %

129


62


334


158











(1)

With the exception of the Supplemental Information, amounts include 100% of the Unconsolidated Joint Ventures. Amounts are net of intercompany transactions. The Unconsolidated Joint Ventures are presented at 100% in order to allow for measurement of their performance as a whole, without regard to the Company's ownership interest. In its consolidated financial statements, the Company accounts for its investments in the Unconsolidated Joint Ventures under the equity method.


(2)

In the third quarter of 2009, the Company wrote down the book values of The Pier Shops and Regency Square to their fair values. The impairment charges were $160.8 million at TRG's share.



TAUBMAN CENTERS, INC.

Table 3 - Income Statement

For the Nine Months Ended September 30, 2010 and 2009

(in thousands of dollars)














2010


2009




CONSOLIDATED BUSINESSES


UNCONSOLIDATED JOINT VENTURES (1)


CONSOLIDATED BUSINESSES


UNCONSOLIDATED JOINT VENTURES (1)











REVENUES:









Minimum rents

251,952


114,738


254,855


116,594


Percentage rents

6,561


2,871


5,342


2,177


Expense recoveries

165,937


70,289


172,003


72,060


Management, leasing, and development services

11,422




10,189




Other

24,962


4,939


37,440


6,199



Total revenues

460,834


192,837


479,829


197,030











EXPENSES:









Maintenance, taxes, and utilities

133,478


50,147


137,773


49,135


Other operating

54,433


14,236


47,823


17,868


Restructuring charge





2,630




Management, leasing, and development services

5,982




5,976




General and administrative

21,593




20,890




Impairment charges (2)





166,680




Interest expense

114,246


47,875


109,113


48,289


Depreciation and amortization

117,502


28,436


110,077


28,839



Total expenses

447,234


140,694


600,962


144,131











Nonoperating Income

1,490


3


680


88

Impairment loss on marketable securities





(1,666)






15,090


52,146


(122,119)


52,987

Income tax expense

(548)




(257)



Equity in income of Unconsolidated Joint Ventures

29,213




28,980













Net income (loss)

43,755




(93,396)



Net (income) loss attributable to noncontrolling interests:









Noncontrolling share of income of consolidated joint ventures

(5,901)




(270)




TRG series F preferred distributions

(1,845)




(1,845)




Noncontrolling share of (income) loss of TRG

(9,482)




34,018



Distributions to participating securities of TRG

(1,094)




(1,198)



Preferred stock dividends

(10,975)




(10,975)



Net income (loss) attributable to Taubman Centers, Inc. common shareowners

14,458




(73,666)























SUPPLEMENTAL INFORMATION:









EBITDA - 100% (2)

246,838


128,457


97,071


130,115


EBITDA - outside partners' share

(29,289)


(57,902)


(24,280)


(59,218)


Beneficial interest in EBITDA (2)

217,549


70,555


72,791


70,897


Beneficial interest expense

(98,377)


(24,810)


(94,318)


(25,069)


Beneficial income tax expense

(548)




(257)




Non-real estate depreciation

(2,520)




(2,587)




Preferred dividends and distributions

(12,820)




(12,820)




Funds from Operations contribution (2)

103,284


45,745


(37,191)


45,828












Net straightline adjustments to rental revenue, recoveries, and ground rent expense at TRG %

(49)


(58)


493


316





















(1)

With the exception of the Supplemental Information, amounts include 100% of the Unconsolidated Joint Ventures. Amounts are net of intercompany transactions. The Unconsolidated Joint Ventures are presented at 100% in order to allow for measurement of their performance as a whole, without regard to the Company's ownership interest. In its consolidated financial statements, the Company accounts for its investments in the Unconsolidated Joint Ventures under the equity method.

(2)

In the third quarter of 2009, the Company wrote down the book values of The Pier Shops and Regency Square to their fair values. The impairment charges were $160.8 million at TRG's share.



TAUBMAN CENTERS, INC.

Table 4 - Reconciliation of Net Income (Loss) Attributable to Taubman Centers, Inc. Common Shareowners to Funds from Operations  and Adjusted Funds from Operations

For the Three Months Ended September 30, 2010 and 2009

(in thousands of dollars except as noted; may not add or recalculate due to rounding)



















2010


2009





Shares


Per Share




Shares


Per Share



Dollars


/Units


/Unit


Dollars


/Units (1)


/Unit














Net income (loss) attributable to TCO common shareowners

722


55,764,528


0.01


(94,073)


53,147,866


(1.77)














Add depreciation of TCO's additional basis

1,720




0.03


1,720




0.03














Net income (loss) attributable to TCO common shareowners, excluding step-up depreciation

2,442


55,764,528


0.04


(92,353)


53,147,866


(1.74)














Add:













Noncontrolling share of income (loss) of TRG

1,172


26,304,596




(45,894)


25,539,793




Distributions to participating securities

371


871,262




362


871,262
















Net income (loss) attributable to partnership unit holders and participating securities

3,985


82,940,386


0.05


(137,885)


79,558,921


(1.73)














Add (less) depreciation and amortization:













Consolidated businesses at 100%

44,500




0.54


37,726




0.47


Depreciation of TCO's additional basis

(1,720)




(0.02)


(1,720)




(0.02)


Noncontrolling partners in consolidated joint ventures

(2,501)




(0.03)


(3,134)




(0.04)


Share of Unconsolidated Joint Ventures

5,731




0.07


5,543




0.07


Non-real estate depreciation

(840)




(0.01)


(853)




(0.01)














Funds from Operations

49,155


82,940,386


0.59


(100,323)


79,558,921


(1.26)














TCO's average ownership percentage of TRG

67.6%






66.8%


















Funds from Operations attributable to TCO

33,211




0.59


(67,019)




(1.26)














Funds from Operations

49,155


82,940,386


0.59


(100,323)


79,558,921


(1.26)














Impairment charges







160,802




2.00














Adjusted Funds from Operations

49,155


82,940,386


0.59


60,479


81,254,902


0.74














TCO's average ownership percentage of TRG

67.6%






66.8%


















Adjusted Funds from Operations attributable to TCO

33,211




0.59


40,402




0.74














(1)

Per share amounts for Adjusted Funds from Operations are calculated using weighted average diluted shares, which include the impact of common stock equivalents. Per share amounts for net loss attributable to common shareholders, net loss attributable to partnership unitholders and participating securities, and Funds from Operations are calculated using weighted average outstanding shares, which exclude the impact of common stock equivalents because the impact is anti-dilutive.



TAUBMAN CENTERS, INC.

Table 5 - Reconciliation of Net Income (Loss) Attributable to Taubman Centers, Inc. Common Shareowners to Funds from Operations and Adjusted Funds from Operations

For the Nine Months Ended September 30, 2010 and 2009

(in thousands of dollars except as noted; may not add or recalculate due to rounding)



















2010


2009





Shares


Per Share




Shares


Per Share



Dollars


/Units


/Unit


Dollars


/Units (1)


/Unit














Net income (loss) attributable to TCO common shareowners

14,458


55,600,629


0.26


(73,666)


53,112,145


(1.39)














Add depreciation of TCO's additional basis

5,159




0.09


5,160




0.10














Net income (loss) attributable to TCO common shareowners, excluding step-up depreciation

19,617


55,600,629


0.35


(68,506)


53,112,145


(1.29)














Add:













Noncontrolling share of income (loss) of TRG

9,482


26,318,126




(34,018)


25,558,281




Distributions to participating securities

1,094


871,262




1,198


871,262
















Net income (loss) attributable to partnership unit holders and participating securities

30,193


82,790,017


0.36


(101,326)


79,541,688


(1.27)














Add (less) depreciation and amortization:













Consolidated businesses at 100%

117,502




1.42


110,077




1.38


Depreciation of TCO's additional basis

(5,159)




(0.06)


(5,160)




(0.06)


Noncontrolling partners in consolidated joint ventures

(7,519)




(0.09)


(9,215)




(0.12)


Share of Unconsolidated Joint Ventures

16,532




0.20


16,848




0.21


Non-real estate depreciation

(2,520)




(0.03)


(2,587)




(0.03)














Funds from Operations

149,029


82,790,017


1.80


8,637


80,936,239


0.11














TCO's average ownership percentage of TRG

67.6%






66.8%


















Funds from Operations attributable to TCO

100,514




1.80


5,707




0.11














Funds from Operations

149,029


82,790,017


1.80


8,637


80,936,239


0.11














Impairment charges







160,802




1.99

Restructuring charge







2,630




0.03














Adjusted Funds from Operations

149,029


82,790,017


1.80


172,069


80,936,239


2.13














TCO's average ownership percentage of TRG

67.6%






66.8%


















Adjusted Funds from Operations attributable to TCO

100,514




1.80


114,884




2.13














(1)

Per share amounts for Funds from Operations and Adjusted Funds from Operations are calculated using weighted average diluted shares, which include the impact of common stock equivalents. Per share amounts for net loss attributable to common shareholders and net loss attributable to partnership unitholders and participating securities are calculated using weighted average outstanding shares, which exclude the impact of common stock equivalents because the impact is anti-dilutive.



TAUBMAN CENTERS, INC.

Table 6 - Reconciliation of Net Income (Loss) to Beneficial Interest in EBITDA

For the Periods Ended September 30, 2010 and 2009

(in thousands of dollars; amounts attributable to TCO may not recalculate due to rounding)














Three Months Ended


Year to Date




2010


2009


2010


2009











Net income (loss)

8,458


(138,788)


43,755


(93,396)











Add (less) depreciation and amortization:









Consolidated businesses at 100%

44,500


37,726


117,502


110,077


Noncontrolling partners in consolidated joint ventures

(2,501)


(3,134)


(7,519)


(9,215)


Share of Unconsolidated Joint Ventures

5,731


5,543


16,532


16,848











Add (less) interest expense and income tax expense:









Interest expense:










Consolidated businesses at 100%

38,906


36,407


114,246


109,113



Noncontrolling partners in consolidated joint ventures

(5,356)


(4,987)


(15,869)


(14,795)



Share of Unconsolidated Joint Ventures

8,360


8,416


24,810


25,069


Income tax expense (benefit)

238


(211)


548


257











Less noncontrolling share of (income) loss of consolidated joint ventures

(1,920)


3,456


(5,901)


(270)











Beneficial Interest in EBITDA

96,416


(55,572)


288,104


143,688











TCO's average ownership percentage of TRG

67.6%


66.8%


67.4%


66.8%











Beneficial Interest in EBITDA attributable to TCO

65,142


(37,124)


194,282


95,880



TAUBMAN CENTERS, INC.

Table 7 - Reconciliation of Net Income (Loss) to Net Operating Income

For the Periods Ended September 30, 2010 and 2009

(in thousands of dollars)














Three Months Ended


Year to Date




2010


2009


2010


2009











Net income (loss)

8,458


(138,788)


43,755


(93,396)











Add (less) depreciation and amortization:









Consolidated businesses at 100%

44,500


37,726


117,502


110,077


Noncontrolling partners in consolidated joint ventures

(2,501)


(3,134)


(7,519)


(9,215)


Share of Unconsolidated Joint Ventures

5,731


5,543


16,532


16,848











Add (less) interest expense and income tax expense:









Interest expense:










Consolidated businesses at 100%

38,906


36,407


114,246


109,113



Noncontrolling partners in consolidated joint ventures

(5,356)


(4,987)


(15,869)


(14,795)



Share of Unconsolidated Joint Ventures

8,360


8,416


24,810


25,069


Income tax expense (benefit)

238


(211)


548


257











Less noncontrolling share of (income) loss of consolidated joint ventures

(1,920)


3,456


(5,901)


(270)











Add EBITDA attributable to outside partners:









EBITDA attributable to noncontrolling partners in consolidated joint ventures

9,777


4,665


29,289


24,280


EBITDA attributable to outside partners in Unconsolidated Joint Ventures

19,764


20,587


57,902


59,218











EBITDA at 100%

125,957


(30,320)


375,295


227,186











Add (less) items excluded from shopping center Net Operating Income:









General and administrative expenses

7,168


7,155


21,593


20,890


Management, leasing, and development services, net

(2,155)


(1,304)


(5,440)


(4,213)


Restructuring charge







2,630


Impairment charges



166,680




166,680


Gain on sale of peripheral land





(1,040)




Interest income

(193)


(278)


(453)


(768)


Impairment loss on marketable securities







1,666


Straight-line of rents

(1,045)


(1,196)


(1,570)


(2,953)


The Pier Shops Net Operating Income

(607)


(1,037)


(2,879)


(3,315)


Non-center specific operating expenses and other

4,806


4,576


16,609


12,672











Net Operating Income at 100%

133,931


144,276


402,115


420,475











Net Operating Income - growth % (1)

-7.2%




-4.4%













Net Operating Income at 100%

133,931


144,276


402,115


420,475











Lease cancellation income

(1,034)


(12,862)


(10,219)


(22,761)











Net Operating Income at 100% excluding lease cancellation income

132,897


131,414


391,896


397,714











Net Operating Income excluding lease cancellation income - growth %

1.1%




-1.5%





TAUBMAN CENTERS, INC.

Table 8 - Balance Sheets

As of September 30, 2010 and December 31, 2009

(in thousands of dollars)




As of




September 30, 2010


December 31, 2009

Consolidated Balance Sheet of Taubman Centers, Inc. (1):










Assets:





Properties

3,497,746


3,496,853


Accumulated depreciation and amortization

(1,172,843)


(1,100,610)




2,324,903


2,396,243


Investment in Unconsolidated Joint Ventures

76,119


89,804


Cash and cash equivalents

17,311


16,176


Accounts and notes receivable, net

36,149


44,503


Accounts receivable from related parties

1,647


1,558


Deferred charges and other assets

73,547


58,569




2,529,676


2,606,853







Liabilities:





Notes payable

2,657,819


2,691,019


Accounts payable and accrued liabilities

239,976


230,276


Distributions in excess of investments in and net income of





Unconsolidated Joint Ventures

172,953


160,305




3,070,748


3,081,600







Equity:





Taubman Centers, Inc. Shareowners' Equity:






Series B Non-Participating Convertible Preferred Stock

26


26



Series G Cumulative Redeemable Preferred Stock






Series H Cumulative Redeemable Preferred Stock






Common Stock

547


543



Additional paid-in capital

587,669


579,983



Accumulated other comprehensive income (loss)

(21,846)


(24,443)



Dividends in excess of net income

(938,350)


(884,666)




(371,954)


(328,557)


Noncontrolling interests:





Noncontrolling interests in consolidated joint ventures

(101,207)


(100,014)


Noncontrolling interests in partnership equity of TRG

(97,128)


(75,393)


Preferred Equity of TRG

29,217


29,217




(169,118)


(146,190)




(541,072)


(474,747)




2,529,676


2,606,853



















Combined Balance Sheet of Unconsolidated Joint Ventures (1):










Assets:





Properties

1,093,324


1,094,963


Accumulated depreciation and amortization

(414,272)


(396,518)




679,052


698,445


Cash and cash equivalents

18,030


18,544


Accounts and notes receivable

18,085


26,982


Deferred charges and other assets  

20,774


22,310




735,941


766,281







Liabilities:





Notes payable

1,128,507


1,092,806


Accounts payable and other liabilities, net

36,417


50,615




1,164,924


1,143,421







Accumulated Deficiency in Assets:





Accumulated deficiency in assets - TRG

(225,573)


(200,169)


Accumulated deficiency in assets - Joint Venture Partners

(196,678)


(166,866)


Accumulated other comprehensive income (loss) - TRG

(3,607)


(5,397)


Accumulated other comprehensive income (loss) - Joint Venture Partners

(3,125)


(4,708)




(428,983)


(377,140)




735,941


766,281


(1)  Certain 2009 amounts have been reclassified to conform to 2010 classifications.  



TAUBMAN CENTERS, INC.

Table 9 -  Annual Outlook

(all dollar amounts per common share on a diluted basis; amounts may not add due to rounding)



Range for Year Ended


December 31, 2010





Funds from Operations per common share (1)

2.77


2.82





Real estate depreciation - TRG

(1.89)


(1.87)





Distributions on participating securities of TRG

(0.02)


(0.02)





Depreciation of TCO's additional basis in TRG

(0.12)


(0.12)





Net income attributable to common shareowners, per common share (EPS) (1)

0.74


0.81





(1)

Guidance on Funds from Operations and EPS includes The Pier Shops and Regency Square through the end of 2010. The Pier Shops‘ results are projected to have a negative non-cash impact on FFO per share and EPS (which includes depreciation and amortization) in 2010 of $(0.14) and $(0.23), respectively. The default interest at Regency Square is expected to have a nominal impact in 2010.



A non-cash accounting gain is expected to be recognized when the loan obligations are extinguished upon transfer of title of the centers. However, timing of completion is uncertain and the 2010 guidance does not include any estimate of such gains.



SOURCE Taubman Centers, Inc.