Company Quick10K Filing
Quick10K
Pennsylvania Real Estate Investment Trust
Closing Price ($) Shares Out (MM) Market Cap ($MM)
$7.37 70 $519
10-Q 2018-09-30 Quarter: 2018-09-30
10-Q 2018-06-30 Quarter: 2018-06-30
10-Q 2018-03-31 Quarter: 2018-03-31
10-K 2017-12-31 Annual: 2017-12-31
10-Q 2017-09-30 Quarter: 2017-09-30
10-Q 2017-06-30 Quarter: 2017-06-30
10-Q 2017-03-31 Quarter: 2017-03-31
10-K 2016-12-31 Annual: 2016-12-31
10-Q 2016-09-30 Quarter: 2016-09-30
10-Q 2016-06-30 Quarter: 2016-06-30
10-Q 2016-03-31 Quarter: 2016-03-31
10-K 2015-12-31 Annual: 2015-12-31
8-K 2019-02-13 Earnings, Exhibits
8-K 2019-02-13 Earnings, Exhibits
8-K 2019-01-29 Officers
8-K 2018-10-30 Earnings, Exhibits
8-K 2018-08-13 Officers
8-K 2018-06-05 Enter Agreement
8-K 2018-05-31 Shareholder Vote, Exhibits
8-K 2018-05-24 Enter Agreement, Off-BS Arrangement
8-K 2018-05-01 Earnings, Exhibits
8-K 2018-03-23 Officers
8-K 2018-02-26 Officers
8-K 2018-02-14 Earnings, Exhibits
8-K 2018-02-09 Officers
8-K 2018-01-22
8-K 2018-01-19 Officers
WPC WP Carey
AGNC AGNC Investment
VICI Vici Properties
AIV Apartment Investment & Management
HHC Howard Hughes
COLD Americold Realty Trust
RYN Rayonier
PCH Potlatchdeltic
CTRE Caretrust REIT
ILPT Industrial Logistics Properties Trust
PEI 2018-09-30
Item 1. Financial Statements
Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations.
Item 3. Quantitative and Qualitative Disclosures About Market Risk.
Item 4. Controls and Procedures.
Part Ii-Other Information
Item 1. Legal Proceedings.
Item 1A. Risk Factors.
Item 2. Unregistered Sales of Equity Securities and Use of Proceeds.
Item 6. Exhibits.
EX-10.1 a2018q3exhibit101.htm
EX-31.1 a2018q3exhibit311.htm
EX-31.2 a2018q3exhibit312.htm
EX-32.1 a2018q3exhibit321.htm
EX-32.2 a2018q3exhibit322.htm

Pennsylvania Real Estate Investment Trust Earnings 2018-09-30

PEI 10Q Quarterly Report

Balance SheetIncome StatementCash Flow

10-Q 1 a2018q310q9-30x18.htm 10-Q Document

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

Form 10-Q
x
Quarterly report pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
For the quarterly period ended September 30, 2018
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 Number: 1-6300
  ____________________________________________________
PENNSYLVANIA REAL ESTATE INVESTMENT TRUST
(Exact name of Registrant as specified in its charter)
  ____________________________________________________
Pennsylvania
 
23-6216339
(State or other jurisdiction of
incorporation or organization)
 
(I.R.S. Employer
Identification No.)
 
 
 
200 South Broad Street
Philadelphia, PA
 
19102
(Address of principal executive offices)
 
(Zip Code)
Registrant’s telephone number, including area code (215) 875-0700
____________________________________________________
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 every Interactive Data File required to be submitted 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 such files).    Yes  x    No  o
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company” and “emerging growth company” in Rule 12b-2 of the Exchange Act.
Large accelerated filer
x
 
Accelerated filer
o
Non-accelerated filer
o
 
Smaller reporting company
o
 
 
 
Emerging growth company
o

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. o
Indicate by check mark whether registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).   Yes  o   No  x
Indicate the number of shares outstanding of each of the issuer’s classes of common stock, as of the latest practicable date.
Common shares of beneficial interest, $1.00 par value per share, outstanding at October 26, 2018: 70,465,156






PENNSYLVANIA REAL ESTATE INVESTMENT TRUST

CONTENTS
 

 
 
Page
 
 
 
 
 
Item 1.
 
 
 
 
 

 
 
 
 

 
 
 
 

 
 
 
 

 
 
 
 

 
 
 
 

 
 
 
Item 2.

 
 
 
Item 3.

 
 
 
Item 4.

 
 
 
 
 
 
 
 
Item 1.

 
 
 
Item 1A.

 
 
 
Item 2.

 
 
 
Item 3.
Not Applicable

 
 
 
Item 4.
Not Applicable

 
 
 
Item 5.
Not Applicable

 
 
 
Item 6.

 
 
 
 


Except as the context otherwise requires, references in this Quarterly Report on Form 10-Q to “we,” “our,” “us,” the “Company” and “PREIT” refer to Pennsylvania Real Estate Investment Trust and its subsidiaries, including our operating partnership, PREIT Associates, L.P. References in this Quarterly Report on Form 10-Q to “PREIT Associates” or the “Operating Partnership” refer to PREIT Associates, L.P.




Item 1. FINANCIAL STATEMENTS
PENNSYLVANIA REAL ESTATE INVESTMENT TRUST
CONSOLIDATED BALANCE SHEETS
(in thousands, except per share amounts)
September 30,
2018
 
December 31,
2017
 
(unaudited)
 
 
ASSETS:
 
 
 
INVESTMENTS IN REAL ESTATE, at cost:
 
 
 
Operating properties
$
3,184,656

 
$
3,180,212

Construction in progress
121,204

 
113,609

Land held for development
5,881

 
5,881

Total investments in real estate
3,311,741

 
3,299,702

Accumulated depreciation
(1,169,709
)
 
(1,111,007
)
Net investments in real estate
2,142,032

 
2,188,695

INVESTMENTS IN PARTNERSHIPS, at equity:
120,915

 
216,823

OTHER ASSETS:
 
 
 
Cash and cash equivalents
19,294

 
15,348

Tenant and other receivables (net of allowance for doubtful accounts of $7,246 and $7,248 at September 30, 2018 and December 31, 2017, respectively)
33,801

 
38,166

Intangible assets (net of accumulated amortization of $14,791 and $13,117 at September 30, 2018 and December 31, 2017, respectively)
17,360

 
17,693

Deferred costs and other assets, net
131,043

 
112,046

Assets held for sale
15,874

 

Total assets
$
2,480,319

 
$
2,588,771

LIABILITIES:
 
 
 
Mortgage loans payable, net
$
1,052,138

 
$
1,056,084

Term Loans, net
547,108

 
547,758

Revolving Facilities
37,000

 
53,000

Tenants’ deposits and deferred rent
10,155

 
11,446

Distributions in excess of partnership investments
92,682

 
97,868

Fair value of derivative liabilities

 
20

Accrued expenses and other liabilities
71,862

 
61,604

Total liabilities
1,810,945

 
1,827,780

COMMITMENTS AND CONTINGENCIES (Note 6):

 

EQUITY:
 
 
 
Series B Preferred Shares, $.01 par value per share; 25,000 preferred shares authorized; 3,450 Series B Preferred Shares issued and outstanding at each of September 30, 2018 and December 31, 2017; liquidation preference of $86,250
35

 
35

Series C Preferred Shares, $.01 par value per share; 25,000 preferred shares authorized; 6,900 Series C Preferred Shares issued and outstanding at each of September 30, 2018 and December 31, 2017; liquidation preference of $172,500
69

 
69

Series D Preferred Shares, $.01 par value per share; 25,000 preferred shares authorized; 5,000 Series D Preferred Shares issued and outstanding at each of September 30, 2018 and December 31, 2017; liquidation preference of $125,000
50

 
50

Shares of beneficial interest, $1.00 par value per share; 200,000 shares authorized; 70,473 and 69,983 shares issued and outstanding at September 30, 2018 and December 31, 2017, respectively
70,473

 
69,983

Capital contributed in excess of par
1,669,239

 
1,663,966

Accumulated other comprehensive income
16,505

 
7,226

Distributions in excess of net income
(1,205,896
)
 
(1,109,469
)
Total equity—Pennsylvania Real Estate Investment Trust
550,475

 
631,860

Noncontrolling interest
118,899

 
129,131

Total equity
669,374

 
760,991

Total liabilities and equity
$
2,480,319

 
$
2,588,771


See accompanying notes to the unaudited consolidated financial statements.
1


PENNSYLVANIA REAL ESTATE INVESTMENT TRUST
CONSOLIDATED STATEMENTS OF OPERATIONS
(Unaudited)

 
Three Months Ended 
 September 30,
 
Nine Months Ended 
 September 30,
(in thousands of dollars)
2018
 
2017
 
2018
 
2017
REVENUE:
 
 
 
 
 
 
 
Real estate revenue:
 
 
 
 
 
 
 
Base rent
$
56,372

 
$
56,874

 
$
167,714

 
$
171,078

Expense reimbursements
26,833

 
26,900

 
80,194

 
81,981

Percentage rent
646

 
593

 
902

 
1,223

Lease termination revenue
45

 
7

 
7,166

 
2,279

Other real estate revenue
2,493

 
2,345

 
6,928

 
6,992

Total real estate revenue
86,389

 
86,719

 
262,904

 
263,553

Other income
1,714

 
2,492

 
3,454

 
4,172

Total revenue
88,103

 
89,211

 
266,358

 
267,725

EXPENSES:
 
 
 
 
 
 
 
Operating expenses:
 
 
 
 
 
 
 
 Property operating expenses:
 
 
 
 
 
 
 
CAM and real estate taxes
(27,826
)
 
(25,772
)
 
(84,569
)
 
(83,985
)
Utilities
(4,430
)
 
(4,444
)
 
(12,143
)
 
(12,407
)
Other property operating expenses
(2,444
)
 
(3,087
)
 
(8,752
)
 
(9,117
)
Total property operating expenses
(34,700
)
 
(33,303
)
 
(105,464
)
 
(105,509
)
 Depreciation and amortization
(33,119
)
 
(29,966
)
 
(100,505
)
 
(94,652
)
 General and administrative expenses
(8,441
)
 
(8,288
)
 
(27,969
)
 
(26,561
)
 Provision for employee separation expenses
(561
)
 

 
(956
)
 
(1,053
)
 Project costs and other expenses
(214
)
 
(150
)
 
(465
)
 
(547
)
Total operating expenses
(77,035
)
 
(71,707
)
 
(235,359
)
 
(228,322
)
Interest expense, net
(15,181
)
 
(14,342
)
 
(46,064
)
 
(44,098
)
Impairment of assets

 
(1,825
)
 
(34,286
)
 
(55,742
)
Total expenses
(92,216
)
 
(87,874
)
 
(315,709
)
 
(328,162
)
(Loss) income before equity in income of partnerships, gain on sale of real estate by equity method investee, gains (adjustment to gains) on sales of interests in non operating real estate and gains (losses) on sales of interests in real estate, net
(4,113
)
 
1,337

 
(49,351
)
 
(60,437
)
Equity in income of partnerships
2,477

 
4,254

 
8,186

 
12,144

Gain on sale of real estate by equity method investee

 
6,718

 
2,773

 
6,718

(Adjustment to gains) gains on sales of interests in non operating real estate

 

 
(25
)
 
486

Losses (gains) on sales of interests in real estate, net

 
(9
)
 
748

 
(374
)
Net (loss) income
(1,636
)
 
12,300

 
(37,669
)
 
(41,463
)
Less: net loss (income) attributable to noncontrolling interest
891

 
(507
)
 
6,122

 
6,627

Net (loss) income attributable to PREIT
(745
)
 
11,793

 
(31,547
)
 
(34,836
)
Less: preferred share dividends
(6,843
)
 
(7,525
)
 
(20,531
)
 
(20,797
)
Net (loss) income attributable to PREIT common shareholders
$
(7,588
)
 
$
4,268

 
$
(52,078
)
 
$
(55,633
)

See accompanying notes to the unaudited consolidated financial statements.
2


 
PENNSYLVANIA REAL ESTATE INVESTMENT TRUST
CONSOLIDATED STATEMENTS OF OPERATIONS
(Unaudited)

(in thousands of dollars, except per share amounts)
Three Months Ended 
 September 30,
 
Nine Months Ended 
 September 30,
2018
 
2017
 
2018
 
2017
Net (loss) income
$
(1,636
)
 
$
12,300

 
$
(37,669
)
 
$
(41,463
)
Noncontrolling interest
891

 
(507
)
 
6,122

 
6,627

Preferred share dividends
(6,843
)
 
(7,525
)
 
(20,531
)
 
(20,797
)
Dividends on unvested restricted shares
(136
)
 
(87
)
 
(412
)
 
(272
)
Net (loss) income used to calculate loss per share—basic and diluted
$
(7,724
)
 
$
4,181

 
$
(52,490
)
 
$
(55,905
)
 
 
 
 
 
 
 
 
Basic and diluted (loss) earnings per share:
$
(0.11
)
 
$
0.06

 
$
(0.75
)
 
$
(0.81
)
 
 
 
 
 
 
 
 
(in thousands of shares)
 
 
 
 
 
 
 
Weighted average shares outstanding—basic
69,803

 
69,424

 
69,718

 
69,319

Effect of common share equivalents (1) 

 

 

 

Weighted average shares outstanding—diluted
69,803

 
69,424

 
69,718

 
69,319

_________________________
(1) 
The Company had net losses used to calculate earnings per share for the three months ended September 30, 2018 and the nine months ended September 30, 2018 and 2017. Therefore, the effects of common share equivalents of 38 for the three months ended September 30, 2018 and 272 and 51 for the nine months ended September 30, 2018 and 2017, respectively, are excluded from the calculation of diluted loss per share for these periods because they would be antidilutive. There were no common share equivalents for the three months ended September 30, 2017.



See accompanying notes to the unaudited consolidated financial statements.
3



PENNSYLVANIA REAL ESTATE INVESTMENT TRUST
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME
(Unaudited)
 
Three Months Ended 
 September 30,
 
Nine Months Ended 
 September 30,
(in thousands of dollars)
2018
 
2017
 
2018
 
2017
Comprehensive income:
 
 
 
 
 
 
 
Net (loss) income
$
(1,636
)
 
$
12,300

 
$
(37,669
)
 
$
(41,463
)
Unrealized gain (loss) on derivatives
1,905

 
266

 
9,662

 
1,544

Amortization of settled swaps
180

 
259

 
719

 
597

Total comprehensive income (loss)
449

 
12,825

 
(27,288
)
 
(39,322
)
Less: comprehensive loss (income) attributable to noncontrolling interest
669

 
(563
)
 
5,020

 
6,398

Comprehensive income (loss) attributable to PREIT
$
1,118

 
$
12,262

 
$
(22,268
)
 
$
(32,924
)


See accompanying notes to the unaudited consolidated financial statements.
4



PENNSYLVANIA REAL ESTATE INVESTMENT TRUST
CONSOLIDATED STATEMENT OF EQUITY
Nine Months Ended
September 30, 2018
(Unaudited)
 
 
 
 
PREIT Shareholders
 
 
 
 
 
Preferred Shares $.01 par
 
Shares of
Beneficial
Interest,
$1.00 Par
 
Capital
Contributed
in Excess of
Par
 
Accumulated
Other
Comprehensive
Income
 
Distributions
in Excess of
Net Income
 
 
(in thousands of dollars, except per share amounts)
Total
Equity
 
Series
B
 
Series
C
 
Series D
 
 
 
 
 
Non-
controlling
interest
Balance December 31, 2017
$
760,991

 
$
35

 
$
69

 
$
50

 
$
69,983

 
$
1,663,966

 
$
7,226

 
$
(1,109,469
)
 
$
129,131

Net loss
(37,669
)
 

 

 

 

 

 

 
(31,547
)
 
(6,122
)
Other comprehensive income
10,381

 

 

 

 

 

 
9,279

 

 
1,102

Shares issued under employee compensation plans, net of shares retired
371

 

 

 

 
490

 
(119
)
 

 

 

Amortization of deferred compensation
5,392

 

 

 

 

 
5,392

 

 

 

Distributions paid to common shareholders ($0.63 per share)
(44,349
)
 

 

 

 

 

 

 
(44,349
)
 

Distributions paid to Series B preferred shareholders ($1.3827 per share)
(4,772
)
 

 

 

 

 

 

 
(4,772
)
 

Distributions paid to Series C preferred shareholders ($1.35 per share)
(9,315
)
 

 

 

 

 

 

 
(9,315
)
 

Distributions paid to Series D preferred shareholders ($1.2891 per share)
(6,444
)
 

 

 

 

 

 

 
(6,444
)
 

Noncontrolling interests:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Distributions paid to Operating Partnership unit holders ($0.63 per unit)
(5,212
)
 

 

 

 

 

 

 

 
(5,212
)
Balance September 30, 2018
$
669,374

 
$
35

 
$
69

 
$
50

 
$
70,473

 
$
1,669,239

 
$
16,505

 
$
(1,205,896
)
 
$
118,899



See accompanying notes to the unaudited consolidated financial statements.
5


PENNSYLVANIA REAL ESTATE INVESTMENT TRUST
CONSOLIDATED STATEMENTS OF CASH FLOWS (Unaudited)
 
Nine Months Ended 
 September 30,
(in thousands of dollars)
2018
 
2017
Cash flows from operating activities:
 
 
 
Net loss
$
(37,669
)
 
$
(41,463
)
Adjustments to reconcile net loss to net cash provided by operating activities:
 
 
 
Depreciation
92,063

 
87,963

Amortization
10,776

 
8,695

Straight-line rent adjustments
(1,753
)
 
(1,908
)
Provision for doubtful accounts
2,054

 
1,281

Non-cash lease termination revenue
(4,200
)
 

Amortization of deferred compensation
5,392

 
4,518

Gains on sales of interests in real estate, net
(723
)
 
(112
)
Equity in income of partnerships
(8,186
)
 
(12,144
)
Gain on sale of real estate by equity method investee
(2,773
)
 
(6,718
)
Cash distributions from partnerships
6,029

 
10,974

Amortization of historic tax credits
(810
)
 
(1,768
)
Impairment of assets
34,286

 
55,742

Change in assets and liabilities:
 
 
 
Net change in other assets
(1,904
)
 
(5,641
)
Net change in other liabilities
1,632

 
(4,556
)
Net cash provided by operating activities
94,214

 
94,863

Cash flows from investing activities:
 
 
 
Investments in consolidated real estate acquisitions
(11,400
)
 

Distribution of financing proceeds from equity method investee
123,000

 

Cash proceeds from sales of real estate
1,636

 
77,778

Cash distributions from partnerships of proceeds from real estate sold
19,727

 
30,265

Investments in partnerships
(47,074
)
 
(56,778
)
Investments in real estate improvements
(23,918
)
 
(36,850
)
Additions to construction in progress
(51,349
)
 
(93,178
)
Capitalized leasing costs
(10,423
)
 
(4,633
)
Additions to leasehold improvements and corporate fixed assets
(67
)
 
(511
)
Net cash provided by (used in) investing activities
132

 
(83,907
)
Cash flows from financing activities:
 
 
 
Net proceeds from issuance of preferred shares

 
282,005

Borrowing from (repayment of) mortgage loans
10,185

 
(150,000
)
Net (repayments) borrowings under revolving facility
(16,000
)
 
3,000

Dividends paid to common shareholders
(44,349
)
 
(43,959
)
Dividends paid to preferred shareholders
(20,531
)
 
(19,752
)
Distributions paid to Operating Partnership unit holders and noncontrolling interest
(5,212
)
 
(5,232
)
Principal installments on mortgage loans
(14,217
)
 
(12,581
)
Payment of deferred financing costs
(6,522
)
 
(71
)
Value of shares of beneficial interest issued
1,118

 
1,790

Value of shares retired under equity incentive plans, net of shares issued
(747
)
 
(1,328
)
Net cash (used in) provided by financing activities
(96,275
)
 
53,872

Net change in cash, cash equivalents, and restricted cash
(1,929
)
 
64,828

Cash, cash equivalents, and restricted cash, beginning of period
33,953

 
29,865

Cash, cash equivalents, and restricted cash, end of period
$
32,024

 
$
94,693


See accompanying notes to the unaudited consolidated financial statements.
6


PENNSYLVANIA REAL ESTATE INVESTMENT TRUST
NOTES TO UNAUDITED CONSOLIDATED FINANCIAL STATEMENTS
September 30, 2018

1. BASIS OF PRESENTATION

Nature of Operations

Pennsylvania Real Estate Investment Trust (“PREIT” or the “Company”) prepared the accompanying unaudited consolidated financial statements pursuant to the rules and regulations of the Securities and Exchange Commission. Certain information and footnote disclosures normally included in financial statements prepared in accordance with U.S. generally accepted accounting principles (“GAAP”) have been condensed or omitted pursuant to such rules and regulations, although we believe that the included disclosures are adequate to make the information presented not misleading. Our unaudited consolidated financial statements should be read in conjunction with the audited financial statements and the notes thereto included in PREIT’s Annual Report on Form 10-K for the year ended December 31, 2017. In our opinion, all adjustments, consisting only of normal recurring adjustments, necessary to present fairly our consolidated financial position, the consolidated results of our operations, consolidated statements of other comprehensive income, consolidated statements of equity and our consolidated statements of cash flows are included. The results of operations for the interim periods presented are not necessarily indicative of the results for the full year.

PREIT, a Pennsylvania business trust founded in 1960 and one of the first equity real estate investment trusts (“REITs”) in the United States, has a primary investment focus on retail shopping malls located in the eastern half of the United States, primarily in the Mid-Atlantic region. Our portfolio currently consists of a total of 28 properties operating in nine states, including 21 shopping malls, four other retail properties and three development or redevelopment properties. We have one property under redevelopment classified as “retail” (redevelopment of The Gallery at Market East into Fashion District Philadelphia (“Fashion District Philadelphia”)). Two properties in our portfolio are classified as under development; however, we do not currently have any activity occurring at these properties. We also have one undeveloped land parcel located in Gainesville, Florida that is classified as held-for-sale as of September 30, 2018.

We hold our interest in our portfolio of properties through our operating partnership, PREIT Associates, L.P. (“PREIT Associates” or the “Operating Partnership”). We are the sole general partner of the Operating Partnership and, as of September 30, 2018, we held an 89.5% controlling interest in the Operating Partnership, and consolidated it for reporting purposes. The presentation of consolidated financial statements does not itself imply that the assets of any consolidated entity (including any special-purpose entity formed for a particular project) are available to pay the liabilities of any other consolidated entity, or that the liabilities of any consolidated entity (including any special-purpose entity formed for a particular project) are obligations of any other consolidated entity.

Pursuant to the terms of the partnership agreement of the Operating Partnership, each of the limited partners has the right to redeem such partner’s units of limited partnership interest in the Operating Partnership (“OP Units”) for cash or, at our election, we may acquire such OP Units in exchange for our common shares on a one-for-one basis, in some cases beginning one year following the respective issue dates of the OP Units and in other cases immediately. If all of the outstanding OP Units held by limited partners had been redeemed for cash as of September 30, 2018, the total amount that would have been distributed would have been $78.3 million, which is calculated using our September 28, 2018 (which was the last trading day in the third quarter of 2018) closing price on the New York Stock Exchange of $9.46 per share multiplied by the number of outstanding OP Units held by limited partners, which was 8,272,636 as of September 30, 2018.

We provide management, leasing and real estate development services through two of our subsidiaries: PREIT Services, LLC (“PREIT Services”), which generally develops and manages properties that we consolidate for financial reporting purposes, and PREIT-RUBIN, Inc. (“PRI”), which generally develops and manages properties that we do not consolidate for financial reporting purposes, including properties owned by partnerships in which we own an interest and properties that are owned by third parties in which we do not have an interest. PREIT Services and PRI are consolidated. PRI is a taxable REIT subsidiary, as defined by federal tax laws, which means that it is able to offer an expanded menu of services to tenants without jeopardizing our continuing qualification as a REIT under federal tax law.

We evaluate operating results and allocate resources on a property-by-property basis, and do not distinguish or evaluate our consolidated operations on a geographic basis. Due to the nature of our operating properties, which involve retail shopping, we have concluded that our individual properties have similar economic characteristics and meet all other aggregation criteria. Accordingly, we have aggregated our individual properties into one reportable segment. In addition, no single tenant accounts for 10% or more of consolidated revenue, and none of our properties are located outside the United States.


7


Fair Value

Fair value accounting applies to reported balances that are required or permitted to be measured at fair value under existing accounting pronouncements. Fair value measurements are determined based on the assumptions that market participants would use in pricing the asset or liability. As a basis for considering market participant assumptions in fair value measurements, these accounting requirements establish a fair value hierarchy that distinguishes between market participant assumptions based on market data obtained from sources independent of the reporting entity (observable inputs that are classified within Levels 1 and 2 of the hierarchy) and the reporting entity’s own assumptions about market participant assumptions (unobservable inputs classified within Level 3 of the hierarchy).

Level 1 inputs utilize quoted prices (unadjusted) in active markets for identical assets or liabilities that we have the ability to access.

Level 2 inputs are inputs other than quoted prices included in Level 1 that are observable for the asset or liability, either directly or indirectly. Level 2 inputs might include quoted prices for similar assets and liabilities in active markets, as well as inputs that are observable for the asset or liability (other than quoted prices), such as interest rates, foreign exchange rates, and yield curves that are observable at commonly quoted intervals.

Level 3 inputs are unobservable inputs for the asset or liability, and are typically based on an entity’s own assumptions, as there is little, if any, related market activity.

In instances where the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level input that is significant to the fair value measurement in its entirety. Our assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment, and considers factors specific to the asset or liability. We utilize the fair value hierarchy in our accounting for derivatives (Level 2) and financial instruments (Level 2) and in our reviews for impairment of real estate assets (Level 3) and goodwill (Level 3).

New Accounting Developments

In May 2014, the Financial Accounting Standards Board (the “FASB”) issued Accounting Standards Update (“ASU”) 2014-09, Revenue from Contracts with Customers (Topic 606). The objective of this new standard is to establish a single comprehensive model for entities to use in accounting for revenue arising from contracts with customers. The core principle of this new standard is that an entity recognizes revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration that the entity expects to receive in exchange for those goods or services. In March 2016, the FASB issued ASU No 2016-08, which updates Topic 606 to clarify principal versus agent considerations (reporting revenue gross versus net). The adoption of this new standard did not have a significant impact on our consolidated financial statements. We adopted the standard effective January 1, 2018 using the modified retrospective approach, which requires a cumulative adjustment as of the date of the adoption, if applicable. We did not record any such cumulative adjustment in connection with the implementation of the new pronouncement.

The new revenue recognition standard will not have a material effect on our property revenues, the majority of which are subject to accounting guidance for leases, and will be subject to ASC 2016-02 when we adopt that new standard effective January 1, 2019 (see below). We recognize revenue for property operations when earned. Property operating revenues are disaggregated on the consolidated statement of operations into the categories of base rent, expense reimbursements, percentage rent, lease termination revenue and other real estate revenue, primarily in the amounts that correspond to these different categories as documented in various tenant leases. The types of our revenues that will be impacted by the new standard include property management revenues for services performed for third-party owned properties and for certain of our joint ventures, and certain billings to tenants for reimbursement of property marketing expenses. We expect that the amount and timing of the revenues that are impacted by this standard will be generally consistent with our previous measurement methodology and pattern of recognition.

Revenue from the reimbursement of marketing expenses, which is recorded in other real estate revenues in the consolidated statement of operations, is generated through tenant leases that require tenants to reimburse a defined amount of property marketing expenses. Our contract performance obligations are fulfilled throughout the calendar year when marketing expenditures are made for each property. Payments from the tenants are made on a regular periodic basis (usually monthly) as agreed upon within the respective leases. We aggregate the tenant payments for each property and defer income recognition if the reimbursements are lower than the aggregate marketing expenditures through that date. Deferred marketing reimbursement income is recorded in tenants’ deposits and deferred rent on the consolidated balance sheet, and was $1.4 million and $0.3 million as of September 30, 2018 and December 31, 2017, respectively. The marketing reimbursements are recognized as revenue at the time that the marketing expenditures occur. Marketing reimbursement revenue was $0.4 million and $0.7 million for the three months ended September 30, 2018 and 2017, respectively, and $1.7 million and $2.0 million for the nine months ended September 30, 2018 and 2017, respectively.

8



Property management revenue from management and development activities is generated through management contracts with third party owners of real estate properties or with certain of our joint ventures, and is recorded in other income in the consolidated statement of operations. In the case of management fees, our contract performance obligations are fulfilled at the time the management services are performed, which is usually on a monthly basis. Payments from the third party owners or joint ventures are usually made every month and generally not received in advance. Revenue is recognized on a monthly basis. In the case of development fees, these revenues are generated through development agreements with third parties or joint ventures. Our contract performance obligations are fulfilled each month as we perform certain stipulated development activities. Payments are generally made monthly, correspond to the volume of development activity or spending on the respective project and are not usually received in advance. Development fees are recognized as revenue, and are usually based upon spending levels or other activities, as defined in the respective agreements. Property management fee revenue was $0.2 million for each of the three months ended September 30, 2018 and 2017, and $0.5 million for each of the nine months ended September 30, 2018 and 2017. Development fee revenue was $0.2 million for each of the three months ended September 30, 2018 and 2017, and was $0.6 million for each of the nine months ended September 30, 2018 and 2017.

In February 2017, the FASB issued ASU 2017-05, Other Income - Gains and Losses from the Derecognition of Nonfinancial Assets (Subtopic 610-20): Clarifying the Scope of Asset Derecognition Guidance. ASU 2017-05 focuses on recognizing gains and losses from the transfer of nonfinancial assets with noncustomers. It provides guidance as to the definition of an “in substance nonfinancial asset,” and provides guidance for sales of real estate, including partial sales. The Company adopted this new guidance effective January 1, 2018. This new guidance did not have a significant impact on our financial statements because all previous property sales were considered to be complete contracts and the related practical expedient was elected. We expect that future sale transactions will likely meet the criteria for full gain recognition on sale if they are structured similarly to previous sale transactions. This treatment is not different from our historical position when selling our entire interest in real estate properties; however, this historical treatment could be different in future partial sale transactions, should they occur.
In August 2017, the FASB issued ASU 2017-12, Derivatives and Hedging: Targeted Improvements to Accounting for Hedging Activities. The purpose of this updated guidance is to better align a company’s financial reporting for hedging activities with the economic objectives of those activities. ASU 2017-12 is effective for public business entities for fiscal years beginning after December 15, 2018, with early adoption, including adoption in an interim period, permitted. The Company adopted ASU 2017-12 on January 1, 2018, utilizing a modified retrospective transition method in which the Company recognized the cumulative effect of the change on the opening balance of each affected component of equity in the statement of financial position as of January 1, 2018 (the date of adoption). The adoption of this standard did not have a material impact on our consolidated financial statements.

In November 2016, the FASB issued ASU No. 2016-18, Statement of Cash Flows (Topic 230), which provides guidance on the presentation of restricted cash or restricted cash equivalents within the statement of cash flows.  Accordingly, amounts generally described as restricted cash and restricted cash equivalents should be included with cash and cash equivalents when reconciling the beginning-of-period and end-of-period total amounts shown on the statement of cash flows.  The Company adopted this standard effective January 1, 2018.  The adoption of ASU No. 2016-18 changed the presentation of the statement of cash flows for the Company to provide additional details regarding changes in restricted cash and we utilized a retrospective transition method for each period presented within financial statements. In applying the retrospective transition method, net cash used in investing activities for the nine months ended September 30, 2017 increased by $2.3 million as the change in escrow accounts is now included directly in net change in cash, cash equivalents and restricted cash. See note 5 for details regarding cash and restricted cash as presented within the consolidated statement of cash flows.

In August 2016, the FASB issued ASU 2016-15, Statement of Cash Flows (Topic 230): Classification of Certain Cash Receipts and Cash Payments. ASU 2016-15 is intended to reduce diversity in the practice of how certain transactions are classified in the statement of cash flows, including classification guidance for distributions received from equity method investments. The Company adopted this new standard effective January 1, 2018 using the retrospective transition method. The statement of cash flows for the nine months ended September 30, 2017 has been restated to reflect the adoption of ASU 2016-15. Upon adoption, we changed the prior period presentation of the statement of cash flows for $1.9 million of cash distributions from partnerships that was previously presented within net cash used in investing activities to now be reflected within net cash provided by operating activities for the nine months ended September 30, 2017 using the nature of the distribution approach.

In June 2016, the FASB issued ASU 2016-13, Financial Instruments - Credit Losses, which introduces new guidance for an approach based on expected losses to estimate credit losses on certain types of financial instruments, and will affect our accounting for trade receivables and notes receivable. We will adopt this new standard on January 1, 2020. We are currently evaluating the impact that the adoption of the new standard will have on our consolidated financial statements.


9


In February 2016, the FASB issued ASU 2016-02, Leases (Topic 842). ASU 2016-02 will result in lessees recognizing
most leased assets and corresponding lease liabilities on the balance sheet. Leases of land and other arrangements where we are the lessee will be recognized on our balance sheet. Lessor accounting for us and for our equity method investments will remain substantially similar to the current accounting. Leasing costs that are eligible to be capitalized as initial direct costs are also limited by ASU 2016-02; such costs totaled approximately $6.1 million for each of the years ended December 31, 2017 and 2016, respectively, of which $0.7 million and $1.0 million, for December 31, 2017 and 2016, respectively, represented leasing commissions paid to internal personnel for specific lease transactions, the capitalization of which is expected to continue to be permissible under the updated Topic 842. We will adopt ASU 2016-02 on January 1, 2019 using the modified retrospective approach required by the standard. We are currently evaluating the impact that the adoption of the new standard will have on our consolidated financial statements.

Immaterial error correction

The Consolidated Statements of Operations and the Consolidated Statements of Comprehensive Income for the three-month period ended September 30, 2017 and the nine-month periods ended September 30, 2018 and 2017 include the impact of correcting the reporting of net loss (income) attributable to noncontrolling interest and common shareholders, respectively in the three months ended March 31, 2018 and 2017, June 30, 2018 and 2017 and September 30, 2017. Specifically, the correction adjusts for a computational error by reducing net income (and comprehensive income) or by increasing the net loss (and comprehensive loss) attributable to noncontrolling interest by $0.7 million for each of the three months ended March 31, 2018 and 2017, respectively; $0.7 million and $0.8 million for the three months ended June 30, 2018 and 2017, respectively; and $0.8 million for the three months ended September 30, 2017. The adjustments also increased the amount of net income (and comprehensive income) or decreased the amount of loss (and comprehensive loss) attributable to PREIT and PREIT common shareholders by the corresponding amounts. The adjustments also increased the amount of basic and diluted earnings per share or decreased the amount of basic and diluted loss per share by $0.01 for each of the three months ended March 31, 2018 and 2017, respectively; $0.01 for each of the three months ended June 30, 2018 and 2017, respectively; and $0.01 for the three months ended September 30, 2017.

The Consolidated Balance Sheet as of December 31, 2017 and the Consolidated Statement of Equity for the nine-months ended September 30, 2018 includes the cumulative impact of correcting the reporting of noncontrolling interest through December 31, 2017.  Specifically, noncontrolling interest decreased by $7.8 million as of December 31, 2017 and Total equity - Pennsylvania Real Estate Investment Trust increased by the corresponding amount .

We will correct this error in our consolidated financial statements for the years ended December 31, 2017 and 2016 when they are presented in our filing on Form 10-K for the year ending December 31, 2018 and for the three months ending March 31, 2018 and June 30, 2018 in the Form 10-Q for the respective quarters ended March 31, 2019 and June 30, 2019.

These corrections had no impact on the previously reported amounts of net income (loss), total equity, and consolidated cash flows from operating, investing or financing activities.

We evaluated these corrections and determined, based on quantitative and qualitative factors, that the changes were not material to the consolidated financial statements taken as a whole for any previously filed consolidated financial statements.


2. REAL ESTATE ACTIVITIES

Investments in real estate as of September 30, 2018 and December 31, 2017 were comprised of the following:
 
(in thousands of dollars)
As of September 30,
2018
 
As of December 31,
2017
Buildings, improvements and construction in progress
$
2,839,040

 
$
2,808,622

Land, including land held for development
472,701

 
491,080

Total investments in real estate
3,311,741

 
3,299,702

Accumulated depreciation
(1,169,709
)
 
(1,111,007
)
Net investments in real estate
$
2,142,032

 
$
2,188,695


10



Capitalization of Costs

The following table summarizes our capitalized interest, compensation, including commissions, and real estate taxes for the three and nine months ended September 30, 2018 and 2017: 
 
Three Months Ended 
 September 30,
 
Nine Months Ended 
 September 30,
(in thousands of dollars)
2018
 
2017
 
2018
 
2017
Development/Redevelopment Activities:
 
 
 
 
 
 
 
Interest
$
1,821

 
$
2,209

 
$
4,728

 
$
5,358

Compensation, including commissions
352

 
362

 
1,067

 
1,058

Real estate taxes
430

 
496

 
810

 
651

 
 
 
 
 
 
 
 
Leasing Activities:
 
 
 
 
 
 
 
Compensation, including commissions
1,482

 
1,536

 
5,423

 
4,633



Acquisitions

In June 2018, we purchased certain real estate and related improvements at Valley Mall in Hagerstown, Maryland for $11.4 million.


Dispositions

In October 2018, we sold an outparcel on which two operating restaurants are located at Valley Mall in Hagerstown, Maryland for $2.4 million. We expect to record a gain of approximately $1.0 million on this sale in the fourth quarter of 2018.

In June 2018, we sold an operating restaurant located on an outparcel at Magnolia Mall in Florence, South Carolina for $1.7 million. We recorded a gain of $0.7 million on this sale.

Impairment of Assets

In connection with the preparation of our financial statements as of and for the period ended June 30, 2018, we recorded a loss on impairment of assets on Wyoming Valley Mall, in Wilkes-Barre, Pennsylvania of $32.2 million as we determined that the pending closure of two anchor stores at the property (as further discussed in Note 4) was a triggering event, leading us to conduct an analysis of possible impairment at this property. Based upon our estimates, we determined that the estimated undiscounted cash flows, net of capital expenditures for the property, were less than the carrying value of the property, and recorded a loss on impairment of assets after determining that the fair value was less than the carrying value. Our fair value analysis was based on discounted estimated future cash flows at the property, using a discount rate of 10.5% and a terminal capitalization rate of 9.0% for Wyoming Valley Mall, which was determined using management’s assessment of property operating performance and general market conditions and were classified in Level 3 of the fair value hierarchy.

In May 2018, we recorded a loss on impairment of assets on a land parcel located in Gainesville, Florida of $2.1 million in connection with negotiations with the potential buyer of the property. In connection with these negotiations, we determined that the expected proceeds from the sale of the property are expected to be less than the carrying amount, which we concluded was a triggering event, leading us to conduct an analysis of possible impairment at this property. Based upon the negotiations, we determined that the estimated undiscounted cash flows, net of capital expenditures for the property, were less than the carrying value of the property, and recorded a loss on impairment of assets. This land parcel is classified as held-for-sale in our consolidated balance sheet.



11


3. INVESTMENTS IN PARTNERSHIPS

The following table presents summarized financial information of the equity investments in our unconsolidated partnerships as of September 30, 2018 and December 31, 2017:
 
(in thousands of dollars)
September 30, 2018
 
December 31, 2017
ASSETS:
 
 
 
Investments in real estate, at cost:
 
 
 
Operating properties
$
569,508

 
$
612,689

Construction in progress
396,214

 
293,102

Total investments in real estate
965,722

 
905,791

Accumulated depreciation
(208,555
)
 
(202,424
)
Net investments in real estate
757,167

 
703,367

Cash and cash equivalents
26,129

 
26,158

Deferred costs and other assets, net
33,310

 
34,345

Total assets
816,606

 
763,870

LIABILITIES AND PARTNERS’ INVESTMENT:
 
 
 
Mortgage loans payable, net
509,039

 
513,139

FDP Term Loan, net
247,772

 

Other liabilities
32,859

 
37,971

Total liabilities
789,670

 
551,110

Net investment
26,936

 
212,760

Partners’ share
13,039

 
106,886

PREIT’s share
13,897

 
105,874

Excess investment (1)
14,336

 
13,081

Net investments and advances
$
28,233

 
$
118,955

 
 
 
 
 
 
 
 
Investment in partnerships, at equity
$
120,915

 
$
216,823

Distributions in excess of partnership investments
(92,682
)
 
(97,868
)
Net investments and advances
$
28,233

 
$
118,955

_________________________
(1) 
Excess investment represents the unamortized difference between our investment and our share of the equity in the underlying net investment in the unconsolidated partnerships. The excess investment is amortized over the life of the properties, and the amortization is included in “Equity in income of partnerships.”

We record distributions from our equity investments using the nature of the distribution approach.


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The following table summarizes our share of equity in income of partnerships for the three and nine months ended September 30, 2018 and 2017:
 
 
Three Months Ended 
 September 30,
 
Nine Months Ended 
 September 30,
(in thousands of dollars)
2018
 
2017
 
2018
 
2017
Real estate revenue
$
23,848

 
$
29,395

 
$
73,826

 
$
87,089

Operating expenses:
 
 
 
 
 
 
 
Property operating and other expenses
(7,659
)
 
(7,885
)
 
(23,512
)
 
(25,098
)
Interest expense
(5,872
)
 
(5,460
)
 
(17,440
)
 
(16,266
)
Depreciation and amortization
(4,763
)
 
(6,496
)
 
(14,715
)
 
(19,151
)
Total expenses
(18,294
)
 
(19,841
)
 
(55,667
)
 
(60,515
)
Net income
5,554

 
9,554

 
18,159

 
26,574

Partners’ share
(3,057
)
 
(5,321
)
 
(9,971
)
 
(14,567
)
PREIT’s share
2,497

 
4,233

 
8,188

 
12,007

Amortization of and adjustments to excess investment, net
(20
)
 
21

 
(2
)
 
137

Equity in income of partnerships
$
2,477

 
$
4,254

 
$
8,186

 
$
12,144



Dispositions

In February 2018, a partnership in which we hold a 50% ownership share sold its office condominium interest in 907 Market Street in Philadelphia, Pennsylvania for $41.8 million. The partnership recorded a gain on sale of $5.5 million, of which our share was $2.8 million, which is recorded in gain on sale of real estate by equity method investee in the accompanying consolidated statement of operations. The partnership distributed to us proceeds of $19.7 million in connection with this transaction.

Term Loan Activity

In January 2018, we along with The Macerich Company (“Macerich”), our partner in the Fashion District Philadelphia redevelopment project, entered into a $250.0 million term loan (the “FDP Term Loan”). We own a 50% partnership interest in Fashion District Philadelphia. The FDP Term Loan matures in January 2023, and bears interest at a variable rate of LIBOR plus 2.00%. PREIT and Macerich have secured the FDP Term Loan by pledging their respective equity interests in the entities that own Fashion District Philadelphia. The entire $250.0 million available under the FDP Term Loan was drawn during the first quarter of 2018, and we received an aggregate of $123.0 million as a distribution of our share of the draws.

Mortgage Activity

In February 2018, the mortgage loan secured by Pavilion at Market East in Philadelphia, Pennsylvania was amended and extended to February 2021, and bears interest at a variable rate of LIBOR plus 2.85%. We own a 40% partnership interest in Pavilion at Market East, which owns non-operating land held for development.

In March 2018, the unconsolidated partnership that owns Gloucester Premium Outlets in Blackwood, New Jersey, in which we own a 25% partnership interest, entered into a $86.0 million interest only mortgage loan secured by the property, with an interest rate of LIBOR plus 1.50% and a maturity date of March 2022, with one option of the unconsolidated partnership to extend by 12 months. The proceeds were used to repay the existing $84.1 million mortgage loan plus accrued interest.

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Significant Unconsolidated Subsidiary

We have a 50% ownership interest in Lehigh Valley Associates L.P. (“LVA”), which met the definition of a significant unconsolidated subsidiary for the year ended December 31, 2016. LVA did not meet the definition of a significant subsidiary as of or for the year ended December 31, 2017. The financial information of LVA is included in the amounts above. Summarized balance sheet information as of September 30, 2018 and December 31, 2017, and summarized statement of operations information for the three and nine months ended September 30, 2018 and 2017 for this entity, which is accounted for using the equity method, are as follows:
 
 
As of
 
(in thousands of dollars)
 
September 30, 2018
 
December 31, 2017
 
Summarized balance sheet information
 
 
 
 
 
     Total assets
 
$
52,175

 
$
43,850

 
     Mortgage loan payable, net
 
196,329

 
199,451

 
 
 
Three Months Ended 
 September 30,
 
Nine Months Ended 
 September 30,
(in thousands of dollars)
 
2018
 
2017
 
2018
 
2017
Summarized statement of operations information
 
 
 
 
 
 
 
 
     Revenue
 
$
8,871

 
$
8,355

 
$
26,474

 
$
25,811

     Property operating expenses
 
(2,249
)
 
(2,169
)
 
(6,778
)
 
(6,653
)
     Interest expense
 
(2,062
)
 
(1,851
)
 
(6,158
)
 
(5,582
)
     Net income
 
3,853

 
3,449

 
11,495

 
10,710

     PREIT’s share of equity in income of partnership
 
1,927

 
1,724

 
5,748

 
5,355


4. FINANCING ACTIVITY

Credit Agreements

As of September 30, 2018, we have entered into two credit agreements (collectively, as amended, the “Credit Agreements”): (1) the 2018 Credit Agreement, which, as described in more detail below, includes (a) the 2018 Revolving Facility, and (b) the 2018 Term Loan Facility, and (2) the 2014 7-Year Term Loan. As further discussed in our Annual Report on Form 10-K for the year ended December 31, 2017, as of that date, we had entered into four credit agreements : (1) the 2013 Revolving Facility, (2) the 2014 7-Year Term Loan, (3) the 2014 5-Year Term Loan, and (4) the 2015 5-Year Term Loan. The 2018 Term Loan Facility and the 2014 7-Year Term Loan are collectively referred to as the “Term Loans.”

On May 24, 2018, we entered into an Amended and Restated Credit Agreement (the “2018 Credit Agreement”) with Wells Fargo Bank, National Association, U.S. Bank National Association, Citizens Bank, N.A., and the other financial institutions signatory thereto, for an aggregate $700.0 million senior unsecured facility consisting of (i) a $400 million senior unsecured revolving credit facility (the “2018 Revolving Facility”), which replaced our previously existing $400 million revolving credit agreement (the “2013 Revolving Facility”), and (ii) a $300 million term loan facility (the “2018 Term Loan Facility”), which was used to pay off a previously existing $150 million five year term loan (the “2014 5-Year Term Loan”), and a second $150 million five year term loan (the “2015 5-Year Term Loan” and, collectively with the 2014 5-Year Term Loan, the “5-Year Term Loans”). The maturity date of the 2018 Revolving Facility is May 23, 2022, subject to two six-month extensions at our election, and the maturity date of the 2018 Term Loan Facility is May 23, 2023. In connection with this activity, we recorded accelerated amortization of financing costs of $0.4 million.

On June 5, 2018, we entered into the Fifth Amendment (the “Amendment”) to the 2014 7-Year Term Loan with Wells Fargo Bank, National Association, and the other financial institutions signatory to the Amendment. The Amendment was entered into to make certain provisions of the 2014 7-Year Term Loan consistent with the 2018 Credit Agreement. Among other things, the Amendment (i) adds and updates certain definitions and provisions, including tax-related provisions, relating to foreign lenders under the 2014 7-Year Term Loan, (ii) updates the definition of “Existing Credit Agreement” to refer to the 2018 Credit Agreement, which updates the cross defaults between the 2014 7-Year Term Loan and the 2018 Credit Agreement (replacing such cross defaults to the agreements the 2018 Credit Agreement replaced), (iii) adds and amends provisions consistent with those provided in the 2018 Credit Agreement for determining an alternative rate of interest to LIBOR, when and if required, and (iv) adjusts or eliminates some of the covenants

14


applicable to the Borrower, as defined therein. The Amendment does not extend the maturity date of the 2014 7-Year Term Loan or change the amounts that can be borrowed thereunder.

As of September 30, 2018, we had borrowed the full $550.0 million available under the Term Loans in the aggregate, and $37.0 million was borrowed under the 2018 Revolving Facility (with $5.1 million pledged as collateral for letters of credit at September 30, 2018). The carrying value of the Term Loans on our consolidated balance sheet as of September 30, 2018 is net of $2.9 million of unamortized debt issuance costs. Following recent property sales, the net operating income (“NOI”) from our remaining unencumbered properties is at a level such that pursuant to the Unencumbered Debt Yield covenant (as described below), the maximum unsecured amount that was available for us to borrow under the 2018 Revolving Facility as of September 30, 2018 was $200.9 million.

Amounts borrowed under the Credit Agreements, either under the 2018 Revolving Facility or the Term Loans, which may be either LIBOR Loans or Base Rate Loans, bear interest at the rate specified below per annum, depending on our leverage, unless and until we receive an investment grade credit rating and provide notice to the Administrative Agent, as defined therein (the “Rating Date”), after which alternative rates would apply, as described in the 2018 Credit Agreement. In determining our leverage (the ratio of Total Liabilities to Gross Asset Value), the capitalization rate used to calculate Gross Asset Value is (a) 6.50% for each Property having an average sales per square foot of more than $500 for the most recent period of 12 consecutive months, and (b) 7.50% for any other Property. The 2018 Revolving Facility is subject to a facility fee, which depends on leverage and was 0.30% as of September 30, 2018, and is recorded in interest expense in the consolidated statements of operations.
 
 
Applicable Margin
 
 
 
Level
Ratio of Total Liabilities
to Gross Asset Value
Revolving Loans that are LIBOR Loans
 
Revolving Loans that are Base Rate Loans
 
Term Loans that are LIBOR Loans
 
Term Loans that are Base Rate Loans
 
1
Less than 0.450 to 1.00
1.20%
 
0.20%
 
1.35%
 
0.35%
 
2
Equal to or greater than 0.450 to 1.00 but less than 0.500 to 1.00
1.25%
 
0.25%
 
1.45%
 
0.45%
 
3
Equal to or greater than 0.500 to 1.00 but less than 0.550 to 1.00 (1)
1.30%
 
0.30%
 
1.60%
 
0.60%
 
4
Equal to or greater than 0.550 to 1.00
1.55%
 
0.55%
 
1.90%
 
0.90%
 
(1)The rates in effect under the Credit Agreements were based upon the Level 3 Ratio of Total Liabilities to Gross Asset Value as of September 30, 2018.

The Credit Agreements contain certain affirmative and negative covenants, including, without limitation, requirements that PREIT maintain, on a consolidated basis: (1) Minimum Tangible Net Worth of $1,463.2 million, plus 75% of the Net Proceeds of all Equity Issuances effected at any time after March 31, 2018; (2) maximum ratio of Total Liabilities to Gross Asset Value of 0.60:1, provided that it will not be a Default if the ratio exceeds 0.60:1 but does not exceed 0.625:1 for more than two consecutive quarters on more than two occasions during the term; (3) minimum ratio of Adjusted EBITDA to Fixed Charges of 1.50:1; (4) minimum Unencumbered Debt Yield of (a) 11.0% through and including June 30, 2020, (b) 11.25% any time after June 30, 2020 through and including June 30, 2021, and (c) 11.50% any time thereafter; (5) minimum Unencumbered NOI to Unsecured Interest Expense of 1.75:1; (6) maximum ratio of Secured Indebtedness to Gross Asset Value of 0.60:1; and (7) Distributions may not exceed (a) with respect to our preferred shares, the amounts required by the terms of the preferred shares, and (b) with respect to our common shares, the greater of (i) 95.0% of Funds From Operations (FFO) and (ii) 110% of REIT taxable income for a fiscal year. The covenants and restrictions in the Credit Agreements limit our ability to incur additional indebtedness, grant liens on assets and enter into negative pledge agreements, merge, consolidate or sell all or substantially all of its assets, and enter into transactions with affiliates. The Credit Agreements are subject to customary events of default and are cross-defaulted with one another.

As of September 30, 2018, the Borrower was in compliance with all financial covenants in the Credit Agreements.

We may prepay the amounts due under the Credit Agreements at any time without premium or penalty, subject to reimbursement obligations for the lenders’ breakage costs for LIBOR borrowings.

Upon the expiration of any applicable cure period following an event of default (except with respect to bankruptcy as described in the next sentence), the lenders may declare all of the obligations in connection with the Credit Agreements immediately due and payable. Upon the occurrence of a voluntary or involuntary bankruptcy proceeding of PREIT, PALP, PRI, any material subsidiary, any subsidiary that owns or leases an Unencumbered Property or certain other subsidiaries, all outstanding amounts would automatically become immediately due and payable.


15


Interest expense, deferred financing fee amortization and accelerated financing costs related to the Credit Agreements for the three and nine months ended September 30, 2018 and 2017 were as follows:
 
Three Months Ended 
 September 30,
 
Nine Months Ended 
 September 30,
(in thousands of dollars)
2018
 
2017
 
2018
 
2017
Revolving Facilities (1)
 
 
 
 
 
 
 
 
 
Interest expense
 
$
392

 
$
601

 
$
1,006

 
$
2,011

 
Deferred financing amortization
 
274

 
199

 
778

 
597

 
 
 
 
 
 
 
 
 
 
Term Loans (2)
 
 
 
 
 
 
 
 
 
Interest expense
 
4,525

 
4,205

 
13,310

 
10,752

 
Deferred financing amortization
 
188

 
191

 
569

 
568

 
Accelerated financing costs
 

 

 
363

 


(1) Includes the 2018 Revolving Facility and the 2013 Revolving Facility (collectively, the “Revolving Facilities”).
(2) Includes the 2018 Term Loan Facility, the 2014 7-Year Term Loan, the 2014 5-Year Term Loan and the 2015 5-Year Term Loan.


Mortgage Loans

The aggregate carrying values and estimated fair values of mortgage loans based on interest rates and market conditions at September 30, 2018 and December 31, 2017 were as follows:
 
September 30, 2018
 
December 31, 2017
(in millions of dollars)
Carrying Value
 
Fair Value
 
Carrying Value
 
Fair Value
Mortgage loans(1)
$
1,052.1

 
$
1,004.0

 
$
1,056.1

 
$
1,029.7

(1) The carrying value of mortgage loans is net of unamortized debt issuance costs of $3.3 million and $3.4 million as of September 30, 2018 and December 31, 2017, respectively.

The mortgage loans contain various customary default provisions. As of September 30, 2018, we were not in default on any of the mortgage loans.

Mortgage Loan Activity

In January 2018, we extended the $68.5 million mortgage loan secured by Francis Scott Key Mall in Frederick, Maryland to January 2022, with an additional extension option to January 2023. The rate on the mortgage loan is LIBOR plus 2.60%.

In February 2018, we borrowed an additional $10.2 million on the mortgage loan secured by Viewmont Mall in Scranton, Pennsylvania. Following this borrowing, this mortgage loan has $67.2 million outstanding with an interest rate of LIBOR plus 2.35% and a maturity date of March 2021.

As a result of its Chapter 11 bankruptcy filing, the Bon-Ton anchor store at Wyoming Valley Mall in Wilkes-Barre, Pennsylvania closed on August 31, 2018.  In addition, the Sears store at Wyoming Valley Mall ceased operations on July 15, 2018 and Sears vacated the premises on August 1, 2018, the date its lease expired.  We received a notice of transfer of servicing, dated July 9, 2018, from the special servicer to the borrower of the mortgage loan secured by Wyoming Valley Mall. We have not received a notice of default on the loan, which had a balance of $74.1 million as of September 30, 2018; however, the loan is subject to a cash sweep arrangement as a result of an anchor tenant trigger event.

Interest Rate Risk

We follow established risk management policies designed to limit our interest rate risk on our interest bearing liabilities, as further discussed in note 7 to our unaudited consolidated financial statements.


16



5. CASH FLOW INFORMATION

Cash paid for interest was $43.2 million (net of capitalized interest of $4.7 million) and $40.6 million (net of capitalized interest of $5.5 million) for the nine months ended September 30, 2018 and 2017, respectively.

In our statement of cash flows, we show cash flows on our Revolving Facilities on a net basis. Aggregate borrowings on our Revolving Facilities were $37.0 million and $236.0 million for the nine months ended September 30, 2018 and 2017, respectively. Aggregate paydowns were $53.0 million and $233.0 million for the nine months ended September 30, 2018 and 2017, respectively.

During the second quarter of 2018, we received the building and improvements formerly occupied by one of our tenants as part of the consideration for the termination of that tenant’s lease. We recorded non-cash lease termination income of $4.2 million in connection with this transaction, which we determined was the fair value of the building and improvements.

Paydowns of the 2014 5-Year Term Loan and the 2015 5-Year Term Loan of $150.0 million each were made in the nine months ended September 30, 2018, which were directly paid from the 2018 Term Loan Facility borrowing and are considered to be non-cash transactions.

The following table provides a summary of cash, cash equivalents, and restricted cash reported within the statement of cash flows as of September 30, 2018 and 2017.

(in thousands of dollars)
 
September 30,
2018
 
September 30,
2017
Cash and cash equivalents
 
$
19,294

 
$
76,942

Restricted cash included in other assets
 
12,730

 
17,751

Total cash, cash equivalents, and restricted cash shown in the statement of cash flows
 
$
32,024

 
$
94,693


Our restricted cash consists of cash held in escrow by banks for real estate taxes and other purposes.

6. COMMITMENTS AND CONTINGENCIES

Contractual Obligations

As of September 30, 2018, we had unaccrued contractual and other commitments related to our capital improvement projects and development projects of $128.0 million, including commitments related to the redevelopment of Fashion District Philadelphia, in the form of tenant allowances and contracts with general service providers and other professional service providers. In addition, our operating partnership, PREIT Associates, has jointly and severally guaranteed the obligations of the joint venture we formed with Macerich to develop Fashion District Philadelphia to commence and complete a comprehensive redevelopment of that property costing not less than $300.0 million within 48 months after commencement of construction, which was March 14, 2016.

Provision for Employee Separation Expense

In 2018 and 2017, we terminated the employment of certain employees and officers. In connection with the departure of those
employees and officers, we recorded $0.6 million of employee separation expense in the three months ended September 30, 2018, and $1.0 million and $1.1 million of employee separation expense in the nine months ended September 30, 2018 and 2017, respectively. No amounts were recorded in the three months ended September 30, 2017. As of September 30, 2018, we had $1.1 million of severance accrued and unpaid related to our 2018 and 2017 employee termination related activities.

Property Damage from Natural Disaster

During September 2018, Jacksonville Mall in Jacksonville, North Carolina incurred property damage and an interruption of business operations as a result of Hurricane Florence. The property was closed for business during and immediately after the natural disaster, however, significant remediation efforts were quickly undertaken and the mall was reopened shortly thereafter.

Based on our initial assessments, we have recorded estimated property impairment and remediation losses of $1.667 million  during the three and nine months ended September 30, 2018, partially offset by a corresponding insurance claim receivable of $1.642 million for a net loss in excess of estimated insurance recoveries of $25,000. Our current insurance policies also contain coverage for

17


income lost due to business interruption from covered losses. Any recoveries obtained through business interruption coverage will be recorded at such time that the recovery is probable. The Company did not record any charges related to business interruption insurance coverage during the three and nine months ended September 30, 2018.


7. DERIVATIVES

In the normal course of business, we are exposed to financial market risks, including interest rate risk on our interest bearing liabilities. We attempt to limit these risks by following established risk management policies, procedures and strategies, including the use of financial instruments such as derivatives. We do not use financial instruments for trading or speculative purposes.

Cash Flow Hedges of Interest Rate Risk

For derivatives that have been designated and that qualify as cash flow hedges of interest rate risk, the gain or loss on the derivative is recorded in “Accumulated other comprehensive income” and subsequently reclassified into “Interest expense, net” in the same periods during which the hedged transaction affects earnings. As of September 30, 2018, all of our outstanding derivatives are designated as cash flow hedges. We recognize all derivatives at fair value as either assets or liabilities in the accompanying consolidated balance sheets.
 
During the next 12 months, we estimate that $6.1 million will be reclassified as a decrease to interest expense in connection with derivatives. The recognition of these amounts could be accelerated in the event that we repay amounts outstanding on the debt instruments and do not replace them with new borrowings.

Interest Rate Swaps

As of September 30, 2018, we had interest rate swap agreements outstanding with a weighted average base interest rate of 1.55% on a notional amount of $797.7 million, maturing on various dates through May 2023, and forward starting interest rate swap agreements with a weighted average interest rate of 2.71% on a notional amount of $250.0 million, with effective dates from January 2019 to June 2020, and maturity dates in May 2023. We entered into these interest rate swap agreements in order to hedge the interest payments associated with our issuances of variable interest rate long term debt. The interest rate swap agreements are net settled monthly.

The following table summarizes the terms and estimated fair values of our interest rate swap derivative instruments designated as cash flow hedges of interest rate risk at September 30, 2018 and December 31, 2017 based on the year they mature. The notional values provide an indication of the extent of our involvement in these instruments, but do not represent exposure to credit, interest rate or market risks. In the accompanying consolidated balance sheets, the carrying amount of derivative assets is reflected in “Deferred costs and other assets, net” and the carrying amount of derivative liabilities is reflected in “Accrued expenses and other liabilities.”
Maturity Date
Aggregate Notional Value at September 30, 2018
(in millions of dollars)
 
Aggregate Fair Value at
September 30, 2018
(1)
(in millions of dollars)
 
Aggregate Fair Value at
December 31, 2017
(1) (in millions of dollars)
 
Weighted Average Interest
Rate
Interest Rate Swaps
 
 
 
 
 
 
 
   2018(2)
N/A

 
N/A

 
$

 
N/A

2019
$
250.0

 
$
0.6

 
0.8

 
1.44
%
2020
100.0

 
2.6

 
1.9

 
1.23
%
2021
397.7

 
13.5

 
7.0

 
1.57
%
2022

 

 
N/A

 
%
2023
50.0

 
0.6

 
N/A

 
2.62
%
Forward Starting Swaps
 
 
 
 
 
 
 
2023
250.0

 
2.1

 
N/A

 
2.71
%
Total
$
1,047.7

 
$
19.4

 
$
9.7

 
1.83
%

_________________________
(1) 
As of September 30, 2018 and December 31, 2017, derivative valuations in their entirety were classified in Level 2 of the fair value hierarchy and we did not have any significant recurring fair value measurements related to derivative instruments using significant unobservable inputs (Level 3).

18


(2) 
Three swaps matured in the first nine months of 2018. As of December 31, 2017, these swaps had a notional value that totaled $110.6 million, had a weighted average interest rate of 1.11% and a de minimus fair value.


The tables below present the effect of derivative financial instruments on accumulated other comprehensive income and on our consolidated statements of operations for the three and nine months ended September 30, 2018 and 2017:
 
 
Three Months Ended September 30,
 
Nine Months Ended September 30,
 
 
Amount of Gain or (Loss) Recognized in Other Comprehensive Income on Derivative Instruments
 
Amount of Gain or (Loss) Reclassified from Accumulated Other Comprehensive Income into Interest Expense
 
Amount of Gain or (Loss) Recognized in Other Comprehensive Income on Derivative Instruments
 
Amount of Gain or (Loss) Reclassified from Accumulated Other Comprehensive Income into Interest Expense
(in millions of dollars)
 
2018
 
2017
 
2018
 
2017
 
2018
 
2017
 
2018
 
2017
Derivatives in Cash Flow Hedging Relationships
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Interest rate products
 
$
3.0

 
$
0.1

 
$
(1.0
)
 
$
0.4

 
$
11.2

 
$
0.2

 
$
(0.8
)
 
$
1.9


 
 
Three Months Ended
September 30,
 
Nine Months Ended
September 30,
(in millions of dollars)
 
2018
 
2017
 
2018
 
2017
Total interest expense presented in the consolidated statements of operations in which the effects of cash flow hedges are recorded
 
$
(15.2
)
 
$
(14.3
)
 
$
(46.1
)
 
$
(44.1
)
 
 
 
 
 
 
 
 
 
Amount of gain (loss) reclassified from accumulated other comprehensive income into interest expense
 
$
(1.0
)
 
$
0.4

 
$
(0.8
)
 
$
1.9

 
 
 
 
 
 
 
 
 

Credit-Risk-Related Contingent Features

We have agreements with some of our derivative counterparties that contain a provision pursuant to which, if our entity that originated such derivative instruments defaults on any of its indebtedness, including default where repayment of the indebtedness has not been accelerated by the lender, then we could also be declared in default on our derivative obligations. As of September 30, 2018, we were not in default on any of our derivative obligations.

We have an agreement with a derivative counterparty that incorporates the loan covenant provisions of our loan agreement with a lender affiliated with the derivative counterparty. Failure to comply with the loan covenant provisions would result in our being in default on any derivative instrument obligations covered by the agreement.

As of September 30, 2018, we did not have any derivatives in a net liability position.

8. HISTORIC TAX CREDITS
In the second quarter of 2012, we closed a transaction with a counterparty (the “Counterparty”) related to the historic rehabilitation of an office building located at 801 Market Street in Philadelphia, Pennsylvania (the “Project”), which has two stages of development. The Counterparty contributed equity of $5.5 million to the first stage through December 31, 2013 and $5.8 million to the second stage through September 30, 2014. In exchange for its contributions to the Project, the Counterparty received substantially all of the historic rehabilitation tax credits associated with the Project as a distribution. The Counterparty’s contributions, other than the amounts allocated to a put option (whereby we might be obligated or entitled to repurchase the Counterparty’s ownership interest in the Project), are classified as “Accrued expenses and other liabilities” and recognized as “Other income” in the consolidated financial statements, as our obligation to deliver tax credits is relieved.
The tax credits are subject to a five year credit recapture period, as defined in the Internal Revenue Code of 1986, as amended, beginning one year after the completion of the Project, which was the second quarter of 2012 for the first stage and the second quarter of 2013 for the second stage. Our obligation to the Counterparty with respect to the tax credits is ratably relieved annually in the third quarter of each year, upon the expiration of each portion of the recapture period and the satisfaction of other revenue recognition criteria.

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With regard to the first stage, we recognized the contribution received of $0.9 million from the Counterparty as “Other income” in the third quarter of 2017 for the fifth and final recapture period and the fourth recapture period. With regard to the second stage, we recognized the contribution received of $1.0 million in each of the third quarters of 2018 and 2017, respectively, related to the fourth recapture period. We also recorded $0.2 million of priority returns earned by the Counterparty in each of the three and nine months ended September 30, 2018 and 2017. In the aggregate, we recorded net income of $0.8 million and $1.8 million, respectively, to “Other income” in the consolidated statements of operations in connection with the Project in each of the three and nine months ended September 30, 2018 and 2017, respectively.


20


Item 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS.

The following analysis of our consolidated financial condition and results of operations should be read in conjunction with our unaudited consolidated financial statements and the notes thereto included elsewhere in this report.

OVERVIEW

Pennsylvania Real Estate Investment Trust, a Pennsylvania business trust founded in 1960 and one of the first equity real estate investment trusts (“REITs”) in the United States, has a primary investment focus on retail shopping malls located in the eastern half of the United States, primarily in the Mid-Atlantic region.
We currently own interests in 28 retail properties, of which 25 are operating properties and three are development or redevelopment properties. The 25 operating properties include 21 shopping malls and four other retail properties, have a total of 19.9 million square feet and are located in nine states. We and partnerships in which we hold an interest own 15.4 million square feet at these properties (excluding space owned by anchors or third parties).
There are 19 operating retail properties in our portfolio that we consolidate for financial reporting purposes. These consolidated properties have a total of 15.8 million square feet, of which we own 12.6 million square feet. The six operating retail properties that are owned by unconsolidated partnerships with third parties have a total of 4.1 million square feet, of which 2.8 million square feet are owned by such partnerships. When we refer to “Same Store” properties, we are referring to properties that have been owned for the full periods presented and exclude properties acquired, disposed of, under redevelopment or designated as non-core during the periods presented. We also have one undeveloped land parcel located in Gainesville, Florida that is classified as held-for-sale as of September 30, 2018.
We have one property under redevelopment classified as “retail” (redevelopment of The Gallery at Market East into Fashion District Philadelphia).  We have two properties in our portfolio that are classified as under development; however, we do not currently have any activity occurring at these properties.
Our primary business is owning and operating retail shopping malls, which we do primarily through our operating partnership, PREIT Associates, L.P. (“PREIT Associates” or the “Operating Partnership”). We provide management, leasing and real estate development services through PREIT Services, LLC (“PREIT Services”), which generally develops and manages properties that we consolidate for financial reporting purposes, and PREIT-RUBIN, Inc. (“PRI”), which generally develops and manages properties that we do not consolidate for financial reporting purposes, including properties owned by partnerships in which we own an interest and properties that are owned by third parties in which we do not have an interest. PRI is a taxable REIT subsidiary, as defined by federal tax laws, which means that it is able to offer additional services to tenants without jeopardizing our continuing qualification as a REIT under federal tax law.
Our revenue consists primarily of fixed rental income, additional rent in the form of expense reimbursements, and percentage rent (rent that is based on a percentage of our tenants’ sales or a percentage of sales in excess of thresholds that are specified in the leases) derived from our income producing properties. We also receive income from our real estate partnership investments and from the management and leasing services PRI provides.

Net loss for the three months ended September 30, 2018 was $1.6 million, an increased loss of $13.9 million compared to net income of $12.3 million for the three months ended September 30, 2017. This increased loss was primarily due to a gain on sale of real estate by an equity method investee recorded in the 2017 period that did not repeat in 2018.

Net loss for the nine months ended September 30, 2018 was $37.7 million, a decreased loss of $3.8 million compared to net loss of $41.5 million for the nine months ended September 30, 2017. This decreased loss was primarily due to lower impairment charges recorded in the 2018 period, partially offset by lower gains on the sale of real estate by an equity method investee, increased depreciation expense and higher interest expense.
We evaluate operating results and allocate resources on a property-by-property basis, and do not distinguish or evaluate our consolidated operations on a geographic basis. Due to the nature of our operating properties, which involve retail shopping, we have concluded that our individual properties have similar economic characteristics and meet all other aggregation criteria. Accordingly, we have aggregated our individual properties into one reportable segment. In addition, no single tenant accounts for 10% or more of our consolidated revenue, and none of our properties are located outside the United States.


21


Current Economic and Industry Conditions

Conditions in the economy have caused fluctuations and variations in business and consumer confidence, retail sales, and consumer spending on retail goods. Further, traditional mall tenants, including department store anchors and smaller format retail tenants, face significant challenges resulting from changing consumer expectations, the convenience of e-commerce shopping, competition from fast fashion retailers, the expansion of outlet centers, and declining mall traffic, among other factors.

In recent years, there has been an increased level of tenant bankruptcies and store closings by tenants who have been significantly impacted by these factors.

The table below sets forth information related to our tenants in bankruptcy for our consolidated and unconsolidated properties (excluding tenants in bankruptcy at sold properties):
 
 
Pre-bankruptcy
 
Units Closed
Year
 
Number of Tenants (1)
 
Number of locations impacted
 
GLA(2)
 
PREIT’s Share of Annualized Gross Rent(3) 
(in thousands)
 
Number of locations closed
 
GLA(2)
 
PREIT’s Share of Annualized Gross Rent (3)(in thousands)
2018 (Nine Months)(4)
 
 
 
 
 
 
 
 
 
 
 
 
Consolidated properties
 
7

 
32

 
311,145

 
$
5,137

 
3

 
263,228

 
$
1,406

Unconsolidated properties
 
2

 
4

 
4,352

 
247

 

 

 

Total
 
7

 
36

 
315,497

 
$
5,384

 
3

 
263,228

 
$
1,406

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2017 (Full Year)
 
 
 
 
 
 
 
 
 
 
 
 
Consolidated properties
 
16

 
75

 
341,701

 
$
10,837

 
27

 
176,221

 
$
4,809

Unconsolidated properties
 
9

 
16

 
191,538

 
2,103

 
9

 
164,228

 
1,581

Total
 
18

 
91

 
533,239

 
$
12,940

 
36

 
340,449

 
$
6,390

(1) Totals represent number of unique tenants.
(2) Gross Leasable Area (“GLA”) in square feet.
(3) Includes our share of tenant gross rent from partnership properties based on PREIT’s ownership percentage in the respective equity method investments as of September 30, 2018.
(4)Totals do not include Sears Holding Corporation, which filed a voluntary Chapter 11 petition on October 15, 2018. We currently have six landlord-owned Sears stores (five department stores and one Sears Appliance and Mattress store) with GLA totaling 712,008 square feet and with annualized gross rent of $1.3 million. In addition, there are two tenant-owned Sears Department Stores at Willow Grove Park and Valley View Mall. The Valley View Mall store is expected to close during the fourth quarter of 2018.



22


Anchor Replacements

In recent years, through property dispositions, proactive store recaptures, lease terminations and other activities, we have made efforts to reduce our risks associated with certain department store concentrations. In December 2016, we acquired the Sears property at Woodland Mall and in 2017 we recaptured the Sears premises at Capital City Mall and Magnolia Mall (we have since re-leased the Capital City Mall and Magnolia Mall spaces). Also in 2017, we purchased the Macy’s locations at Moorestown Mall, Valley View Mall and Valley Mall locations. We have entered into a ground lease for the land associated with the Macy’s store located at Plymouth Meeting Mall, and are in negotiations with replacement tenants for that location.

The table below sets forth information related to our anchor replacement program:

 
 
Former Anchors
 
 
Replacement Tenant(s)
Property
Name
GLA '000's
Date Store Closed
 
Decommission Date
Name
GLA
'000's
Actual/Targeted Occupancy Date
Completed:
 
 
 
 
 
 
 
 
 
Exton Square Mall
Kmart
96
Q1 16

Q2 16
Whole Foods
55
Q1 18
 
Magnolia Mall
Sears
91
Q1 17
 
Q2 17
Burlington
46
Q3 17
 
 
HomeGoods
22
Q2 18
 
 
Five Below
8
Q2 18
 
Moorestown Mall
Macy’s
200
Q1 17
 
Q2 17
HomeSense
28
Q3 18
 
 
Five Below
9
Q4 18
 
Valley Mall
Macy’s
120
Q1 16
 
Q4 17
Tilt Studio
48
Q3 18
In process:
 
 
 
 
 
 
 
 
 
Valley Mall
Macy's 
see above
One Life Fitness
70
Q3 18
 
Bon-Ton
123
Q1 18
 
Q1 18
Belk
123
Q4 18

Moorestown Mall
Macy's
see above
Sierra Trading Post
19
Q1 19
 
Arts & Crafts retailer
26
Q2 19
 
Other uses
50
Q4 19
 
Woodland Mall
Sears
313
Q2 17
 
Q2 17
Von Maur
86
Q4 19
 
REI
20
Q4 19
 
Restaurants and small shop space
30
Q4 19
 
Plymouth Meeting Mall
Macy's(1)
215
Q1 17
 
Q2 17
Burlington
41
Q4 19
 
 
Dick's Sporting Goods
58
Q4 19
 
 
Edge Fitness
38
Q4 19
 
 
Miller's Ale House
7
Q2 19
 
 
Michael’s
26
Q4 19
 
Willow Grove Park
JC Penney
125
Q3 17
 
Q1 18
Studio Movie Grill
49
Q4 19
 
 
Restaurant and entertainment space
44
Q4 19
Other
 
 
 
 
 
 
 
 
 
Valley View Mall
Herberger's
100
Q3 18
 
n/a
TBD
100
TBD
 
Wyoming Valley Mall
Sears
117
Q3 18
 
n/a
TBD
117
TBD
 
Bon-Ton
155
Q3 18
 
n/a
TBD
155
TBD
(1) 
Building and improvements are now owned by us. Property is subject to a ground lease dated June 23, 2017.


In response to anchor store closings and other trends in the retail space, we have been changing the mix of tenants at our properties. We have been reducing the percentage of traditional mall tenants and increasing the share of space dedicated to dining, entertainment, fast fashion, off price, and large format box tenants. Some of these changes may result in the redevelopment of all or a portion of our properties. See “—Capital Improvements, Redevelopment and Development Projects.”

23


To fund the capital necessary to replace anchors and to maintain a reasonable level of leverage, we expect to use a variety of means available to us, subject to and in accordance with the terms of our Credit Agreements. These steps might include (i) making additional borrowings under our 2018 Revolving Facility, (ii) obtaining construction loans on specific projects, (iii) selling properties or interests in properties with values in excess of their mortgage loans (if applicable) and applying the excess proceeds to fund capital expenditures or for debt reduction, (iv) obtaining capital from joint ventures or other partnerships or arrangements involving our contribution of assets with institutional investors, private equity investors or other REITs, or (v) obtaining equity capital, including through the issuance of common or preferred equity securities if market conditions are favorable, or through other actions.
Capital Improvements, Redevelopment and Development Projects

We might engage in various types of capital improvement projects at our operating properties. Such projects vary in cost and complexity, and can include building out new or existing space for individual tenants, upgrading common areas or exterior areas such as parking lots, or redeveloping the entire property, among other projects. Project costs are accumulated in “Construction in progress” on our consolidated balance sheet until the asset is placed into service, and amounted to $121.2 million as of September 30, 2018.

In 2014, we entered into a 50/50 joint venture with The Macerich Company (“Macerich”) to redevelop Fashion District Philadelphia. As we redevelop Fashion District Philadelphia, operating results in the short term, as measured by sales, occupancy, real estate revenue, property operating expenses, Net Operating Income (“NOI”) and depreciation, will continue to be affected until the newly constructed space is completed, leased and occupied. Fashion District Philadelphia is scheduled to open in 2019.
In January 2018, we along with Macerich, entered into a $250.0 million term loan (the “FDP Term Loan”). The initial term of the FDP Term Loan is five years, and bears interest at a variable rate of 2.00% over LIBOR. PREIT and Macerich have secured the FDP Term Loan by pledging their respective equity interests in the entities that own the Fashion District Philadelphia. The entire $250.0 million available under the FDP Term Loan was drawn during the first quarter of 2018, and we received an aggregate of $123.0 million as a distribution of our share of the draws.


CRITICAL ACCOUNTING POLICIES

Critical Accounting Policies are those that require the application of management’s most difficult, subjective, or complex judgments, often because of the need to make estimates about the effect of matters that are inherently uncertain and that might change in subsequent periods. In preparing the consolidated financial statements, management has made estimates and assumptions that affect the reported amounts of assets and liabilities at the date of the consolidated financial statements, and the reported amounts of revenue and expenses during the reporting periods. In preparing the consolidated financial statements, management has utilized available information, including our past history, industry standards and the current economic environment, among other factors, in forming its estimates and judgments, giving due consideration to materiality. Management has also considered events and changes in property, market and economic conditions, estimated future cash flows from property operations and the risk of loss on specific accounts or amounts in determining its estimates and judgments. Actual results may differ from these estimates. In addition, other companies may utilize different estimates, which may affect comparability of our results of operations to those of companies in a similar business. The estimates and assumptions made by management in applying Critical Accounting Policies have not changed materially during 2018 or 2017, except as otherwise noted, and none of these estimates or assumptions have proven to be materially incorrect or resulted in our recording any significant adjustments relating to prior periods. We will continue to monitor the key factors underlying our estimates and judgments, but no change is currently expected.
For additional information regarding our Critical Accounting Policies, see “Critical Accounting Policies” in Part II, Item 7 of our Annual Report on Form 10-K for the year ended December 31, 2017.

Asset Impairment

Real estate investments and related intangible assets are reviewed for impairment whenever events or changes in circumstances indicate that the carrying amount of the property might not be recoverable. A property to be held and used is considered impaired only if management’s estimate of the aggregate future cash flows, less estimated capital expenditures, to be generated by the property, undiscounted and without interest charges, are less than the carrying value of the property. This estimate takes into consideration factors such as expected future operating income, trends and prospects, as well as the effects of demand, competition and other factors.
The determination of undiscounted cash flows requires significant estimates by management, including the expected course of action at the balance sheet date that would lead to such cash flows. Subsequent changes in estimated undiscounted cash flows arising from changes in the anticipated action to be taken with respect to the property could impact the determination of whether an impairment

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exists and whether the effects could materially affect our net income. To the extent estimated undiscounted cash flows are less than the carrying value of the property, the loss will be measured as the excess of the carrying amount of the property over the estimated fair value of the property.
Assessment of our ability to recover certain lease related costs must be made when we have a reason to believe that the tenant might not be able to perform under the terms of the lease as originally expected. This requires us to make estimates as to the recoverability of such costs.
An other than temporary impairment of an investment in an unconsolidated joint venture is recognized when the carrying value of the investment is not considered recoverable based on evaluation of the severity and duration of the decline in value. To the extent impairment has occurred, the excess carrying value of the asset over its estimated fair value is charged to income.
If there is a triggering event in relation to a property to be held and used, we will estimate the aggregate future cash flows, less estimated capital expenditures, to be generated by the property, undiscounted and without interest charges. In addition, this estimate may consider a probability weighted cash flow estimation approach when alternative courses of action to recover the carrying amount of a long-lived asset are under consideration or when a range of possible values is estimated.
In determining the estimated undiscounted cash flows of the property or properties that are being analyzed for impairment of assets, we take the sum of the estimated undiscounted cash flows, generally assuming a holding period of 10 years, plus a terminal value calculated using the estimated net operating income in the eleventh year and terminal capitalization rates, which through September 30, 2018, ranged from 9.25% to 13.0%.
 
New Accounting Developments

See note 1 to our unaudited consolidated financial statements for descriptions of new accounting developments.

OFF BALANCE SHEET ARRANGEMENTS

We have no material off-balance sheet items other than the unconsolidated partnerships described in note 3 to the unaudited consolidated financial statements and in the “Overview” section above.


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RESULTS OF OPERATIONS

Occupancy

The table below sets forth certain occupancy statistics for our properties as of September 30, 2018 and 2017:
 
 
Occupancy (1) at September 30,
 
Consolidated
Properties
 
Unconsolidated
Properties(2)
 
Combined(2)(3)
 
2018
 
2017
 
2018
 
2017
 
2018
 
2017
Retail portfolio weighted average:
 
 
 
 
 
 
 
 
 
 
 
Total excluding anchors
91.5
%
 
91.7
%
 
89.0
%
 
92.1
%
 
90.9
%
 
91.8
%
Total including anchors
92.0
%
 
93.9
%
 
91.0
%
 
93.5
%
 
91.8
%
 
93.8
%
Malls weighted average:
 
 
 
 
 
 
 
 
 
 
 
Total excluding anchors
91.4
%
 
92.3
%
 
89.0
%
 
89.5
%
 
91.2
%
 
92.0
%
Total including anchors
91.9
%
 
94.2
%
 
92.4
%
 
92.9
%
 
92.0
%
 
94.1
%
Other retail properties
100.0
%
 
36.7
%
 
89.9
%
 
94.0
%
 
90.4
%
 
91.3
%
_________________________
(1) 
Occupancy for both periods presented includes all tenants irrespective of the term of their agreements. Fashion District Philadelphia is excluded for 2017 and 2018 because the property is currently partially closed and undergoing major reconstruction.
(2) 
We own a 25% to 50% interest in each of our unconsolidated properties, and do not control such properties. Our percentage ownership is not necessarily indicative of the legal and economic implications of our ownership interest. See "—Use of Non GAAP Measures" for further details on our ownership interests in our unconsolidated properties.
(3) 
Combined occupancy is calculated by using occupied gross leasable area (“GLA”) for consolidated and unconsolidated properties and dividing by total GLA for consolidated and unconsolidated properties.



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Leasing Activity

The table below sets forth summary leasing activity information with respect to our consolidated and unconsolidated properties for the three months ended September 30, 2018:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Annualized Tenant Improvements psf (3)
 
 
 
 
Number
 
GLA
in square feet (“sf”)
 
Term (years)
 
Initial Rent per square foot (“psf”)
 
Previous Rent psf
 
Initial Gross Rent Renewal Spread (1)
 
Average Rent Renewal Spread (2)
 
 
 
 
 
 
 
 
$
 
%
 
%
 
Non Anchor
New Leases
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Under 10k square feet ("sf")
 
Consolidated
 
31

 
117,254

 
7.8

 
$
41.58

 
 
 
 
 
 
 
 
 
$
10.62

 
 
Unconsolidated(4)
 
3

 
7,085

 
9.2

 
42.29

 
 
 
 
 
 
 
 
 
6.40

Total Under 10k sf
 
34

 
124,339

 
7.9

 
41.62

 
n/a
 
n/a
 
n/a