a50587581.htm
 
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, DC 20549
 
 
FORM 8-K
 
CURRENT REPORT
Pursuant to Section 13 or 15(d) of
the Securities Exchange Act of 1934


Date of Report (Date of earliest event reported): March 11, 2013 (March 5, 2013)
 

 
RAMCO-GERSHENSON PROPERTIES TRUST
(Exact name of registrant as specified in its Charter)
 

 
Maryland
 
1-10093
 
13-6908486
(State or other jurisdiction
 
(Commission
 
(IRS Employer
of incorporation)
 
File Number)
 
   Identification No.)


31500 Northwestern Highway, Suite 300,
Farmington Hills, Michigan
48334
(Address of principal executive offices)
(Zip Code)
 
 
Registrant's telephone number, including area code
(248) 350-9900


Not applicable
(Former name or former address, if changed since last report)
 
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:
 
[ ] Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
 
[ ] Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
 
[ ] Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
 
[ ] Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
 
 
 

 
 
Item 1.01
Entry Into A Material Definitive Agreement

On March 5, 2013, Ramco-Gershenson Properties Trust, Inc. (RGPT) through its majority-owned partnership subsidiary, Ramco-Gershenson Properties, L.P. (RGPLP), entered into an agreement to acquire its partner’s 70% ownership interest in 12 properties owned by Ramco/Lion Venture LP for approximately $151.9 million in cash and the assumption of its partner’s pro-rata share of debt of approximately $104.9 million.  RGPT currently owns a 30% interest in the properties.  Upon closing, RGPT expects to consolidate the 12 properties based upon a value of approximately $366.8 million, together with seven mortgage loans with unpaid principal balances totaling approximately $149.8 million, plus any related assets and liabilities.

The transaction has been approved by the RGPT Board of Directors.  It is subject to closing conditions and is expected to close by the end of the second quarter of 2013.

Financial statements required to comply with the rules and regulations of the SEC, including Rule 3-14 of Regulations S-X for real estate properties to be acquired and pro forma financial statements reflecting the effect of the transaction, are included herein under item 9.01.

Item 2.03
Creation Of A Direct Financial Obligation Or An Obligation Under An Off-Balance Sheet Arrangement Of A Registrant
 
The following table summarizes the debt to be assumed in the agreement described in Item 1.01
 
                 
                 
   
Principal
Balance at
Expected
Assumption Date
   
Stated
Interest Rate
   
Maturity
Date
      (In thousands)              
Winchester Center
  $ 25,408       8.1 %  
July-13
Mission Bay
    42,165       6.6 %  
July-13
Hunter's Square
    33,056       8.2 %  
August-13
Village Plaza
    8,960       5.0 %  
September-15
Troy Marketplace
    21,444       5.9 %  
June-16
Treasure Coast
    8,090       5.5 %  
June-20
Vista Plaza
    10,686       5.5 %  
June-20
    $ 149,809              
                     

 
All of the mortgages have monthly principal and interest payment obligations.

Item 9.01
Financial Statements and Exhibits
 
(a)
Financial Statements of Businesses to be Acquired.

 
The Acquired Properties
 
 
Report of Independent Certified Public Accountants.
 
 
Combined Statements of Revenues and Certain Expenses for the years ended December 31, 2012, 2011 and 2010.
 
 
Notes to Combined Statements of Revenues and Certain Expenses.
 
 
2

 
 
(b)
Unaudited Pro Forma Financial Information

 
Ramco-Gershenson Properties Trust, Inc.
 
 
Pro Forma Condensed Consolidated Statement of Operations for the year ended December 31, 2012 (unaudited.)
 
 
Notes and adjustments to Pro Forma Condensed Consolidated Statement of Operations for the year ended December 31, 2012 (unaudited.)
 
 
Pro Forma Condensed Consolidated Statement of Operations for the year ended December 31, 2011 (unaudited.)
 
 
Notes and adjustments to Pro Forma Condensed Consolidated Statement of Operations for the year ended December 31, 2011 (unaudited.)
 
(d)
Exhibits.
 
 
23.1             Consent of Independent Certified Public Accountants
 
99.1              Press Release, dated March 11, 2013
 
 
3

 
 
REPORT OF INDEPENDENT CERTIFIED PUBLIC ACCOUNTANTS
 
Grant Thornton LLP
27777 Franklin Road
Suite 800
Southfield, Michigan 48034-2366
 
T 248.262.1950
F 248.350.3582
www.GrantThornton.com

 
Board of Directors and Stockholders of
Ramco-Gershenson Properties Trust
 
We have audited the accompanying combined statements of revenues and certain expenses (the “Combined Statements”) of Cocoa Commons, Cypress Point, Hunter’s Square Shopping Center, Marketplace of Delray, Mission Bay Plaza, Old Orchard Center, Treasure Coast Commons, Troy Marketplace/Troy II, Village Plaza, Vista Plaza, West Broward Shopping Center, and Winchester Center (the “Pending Acquisition Properties”), to be acquired by Ramco-Gershenson Properties Trust (the “Company”), for each of the three years in the period ended December 31, 2012, and the related notes to the Combined Statements.
 
Management’s responsibility for the statements
 
Management of the Company is responsible for the preparation and fair presentation of these Combined Statements in accordance with accounting principles generally accepted in the United States of America; this includes the design, implementation, and maintenance of internal control relevant to the preparation and fair presentation of the Combined Statements that are free from material misstatement, whether due to fraud or error.
 
Auditor’s responsibility
 
Our responsibility is to express an opinion on the Combined Statements based on our audits. We conducted our audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the Combined Statements are free from material misstatement.
 
An audit involves performing procedures to obtain audit evidence about the amounts and disclosures in the Combined Statements. The procedures selected depend on the auditor’s judgment, including the assessment of the risks of material misstatement of the Combined Statements, whether due to fraud or error. In making those risk assessments, the auditor considers internal control relevant to the Company’s preparation and fair presentation of the Combined Statements in order to design audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Company’s internal control. Accordingly, we express no such opinion. An audit also includes evaluating the appropriateness of accounting policies used and the reasonableness of significant accounting estimates made by management, as well as evaluating the overall presentation of the Combined Statements.
 
 
 
Grant Thornton LLP
U.S. member firm of Grant Thornton International Ltd
 
 
4

 
 
We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our audit opinion.
 
Opinion
 
In our opinion, the Combined Statements referred to above present fairly, in all material respects, the revenues and certain expenses described in Note 1 of the Pending Acquisition Properties for each of the three years in the period ended December 31, 2012 in accordance with accounting principles generally accepted in the United States of America.
 
Emphasis of matter
 
We draw attention to Note 1 to the Combined Statements, which describes that the accompanying Combined Statements were prepared for the purpose of complying with the rules and regulations of the United States Securities and Exchange Commission (for inclusion in the filing of Form 8-K of Ramco-Gershenson Properties Trust) and are not intended to be a complete presentation of the Pending Acquisition Properties’ revenues and certain expenses. Our opinion is not modified with respect to this matter.
 
/S/ GRANT THORNTON LLP
 
Southfield, Michigan
March 11, 2013
 
 
 
Grant Thornton LLP
U.S. member firm of Grant Thornton International Ltd
 
 
5

 
 
THE ACQUIRED PROPERTIES
 
COMBINED STATEMENTS OF REVENUES AND CERTAIN EXPENSES
 
(in thousands)
 
   
For the Year Ended December 31, 2012
   
For the Year Ended December 31, 2011
   
For the Year Ended December 31, 2010
 
                   
REVENUES:
                 
  Minimum rent
  $ 28,850     $ 29,156     $ 28,127  
  Percentage rent
    52       15       9  
  Recovery income from tenants
    8,353       8,268       7,895  
  Other property income
    599       684       2,303  
TOTAL REVENUES
    37,854       38,123       38,334  
                         
CERTAIN EXPENSES:
                       
  Real estate taxes
    4,595       4,972       5,255  
  Recoverable operating expense
    4,270       3,835       3,735  
  Other non-recoverable operating expense
    1,963       2,252       2,708  
  General and administrative
    45       -       141  
  Interest expense
    9,768       10,196       11,832  
TOTAL CERTAIN EXPENSES
    20,641       21,255       23,671  
                         
REVENUES IN EXCESS OF CERTAIN EXPENSES
  $ 17,213     $ 16,868     $ 14,663  
                         
See accompanying notes                        
 
 
6

 
 
The Acquired Properties
Notes to the Combined Statements of Revenues and Certain Expenses
For the Years Ended December 31, 2012 2011 and 2010

1.  
Business and Basis of Presentation

On March 5, 2013, Ramco-Gershenson Properties Trust, Inc. (RGPT) through its majority-owned partnership subsidiary, Ramco-Gershenson Properties, L.P. (RGPLP), entered into an agreement to acquire its partner’s 70% ownership interest in 12 properties held by Ramco/Lion Venture LP for approximately $151.9 million in cash and the assumption of its partner’s pro-rata share of debt of approximately $104.9 million.  RGPT currently owns a 30% interest in the properties.  Upon closing, RGPT expects to consolidate the 12 properties based upon a value of approximately $366.8 million, together with seven mortgage loans with unpaid principal balances totaling approximately $149.8 million, plus any related assets and liabilities.

The following table details the properties to be acquired:
 
Property Name
Location
 
 Total
GLA
 
Anchor Tenants (1)
FLORIDA [8]
         
Cocoa Commons
Cocoa
 
                90,116
 
Publix
Cypress Point
Clearwater
 
              167,280
 
Burlington Coat Factory, The Fresh Market
Marketplace of Delray
Delray Beach
 
              238,901
 
Office Depot, Ross Dress for Less, Winn-Dixie
Mission Bay Plaza
Boca Raton
 
              263,721
 
The Fresh Market, Golfsmith, LA Fitness Sports Club, OfficeMax, Toys "R" Us
Treasure Coast Commons
Jensen Beach
 
                92,979
 
Barnes & Noble, OfficeMax, Sports Authority
Village Plaza
Lakeland
 
              146,755
 
Big Lots
Vista Plaza
Jensen Beach
 
              109,761
 
Bed Bath & Beyond, Michaels, Total Wine & More
West Broward Shopping Center
Plantation
 
              152,973
 
Badcock, DD's Discounts, Save-A-Lot, US Postal Service
           
MICHIGAN [4]
         
Hunter's Square
Farmington Hills
 
              354,323
 
Bed Bath & Beyond, Buy Buy Baby, Loehmann's, Marshalls, T.J. Maxx
The Shops at Old Orchard
West Bloomfield
 
                96,994
 
Plum Market
Troy Marketplace
Troy
 
              217,754
 
Airtime Trampoline, Golfsmith, LA Fitness, Nordstrom Rack, PetSmart, (REI)
Winchester Center
Rochester Hills
 
              314,575
 
Bed Bath & Beyond, Dick's Sporting Goods, Marshalls, Michaels, PetSmart, (Kmart)
Total
   
           2,246,132
   
           
(1) Anchor tenants are any tenant greater than or equal to 19,000 square feet.  Tenants in parenthesis represent non-company owned gross leaseable area (“GLA”).
 
The accompanying combined statements of revenues and certain expenses (the “Statements”) have been prepared on the accrual basis of accounting.  The Statements have been prepared for the purpose of complying with the rules and regulations of the United States Securities and Exchange Commission ("SEC"), Regulation S-X, Rule 3-14, and for inclusion in a Current Report on Form 8-K of RGPT.  The Statements are not intended to be a complete presentation of the revenues and expenses of the Acquired Properties.  Certain expenses, primarily depreciation and amortization, and other costs not directly related to the future operations of the Acquired Properties have been excluded.

Subsequent events

We have evaluated whether any subsequent events have occurred up through the time of issuing these statements on March 11, 2013.

2.  
Summary of Significant Accounting Policies

Revenue Recognition

Our shopping center space is generally leased to retail tenants under leases that are classified as operating leases. We recognize minimum rents using the straight-line method over the terms of the leases commencing when the tenant takes possession of the space and when construction of landlord funded improvements is substantially complete. Certain of the leases also provide for contingent percentage rental income which is recorded on an accrual basis once the specified sales target is achieved. The leases also provide for recoveries from tenants of common area maintenance expenses, real estate taxes and other operating expenses. These recoveries are estimated and recognized as revenue in the period the recoverable costs are incurred or accrued.  Lease termination income is recognized when a lease termination agreement is executed by the parties and the tenant vacates the space.  Lease termination income of $0.3 million, $0.3 million, and $1.8 million was recognized in other property income for the years ended December 31, 2012, 2011, and 2010, respectively.

 
7

 
 
Expenses

Property operating expenses include real estate taxes, recoverable operating expenses such as common area maintenance, insurance premiums, and other non-recoverable expenses such as management fees, bad debt expenses and collection-related legal costs.  Real estate taxes and insurance expense are accrued monthly.  Expenditures for common area maintenance, management fees, and legal costs are charged to operations as incurred.  Allowances for bad debt are taken for accounts receivable balances when we have reason to believe they will be uncollectible.

Use of Estimates

The preparation of the Statements in conformity with generally accepted accounting principles in the United States of America (“GAAP”) requires management to make certain estimates and assumptions that affect the reported amounts in the Statements and accompanying footnotes. Actual results could differ from those estimates.

3.  
Future Minimum Rental Income

The Acquired Properties are leased to tenants pursuant to lease agreements.  Tenant leases typically provide for minimum rent and other charges to cover operating costs.  Future minimum rent under non-cancellable operating leases in effect at December 31, 2012 are as follows:
 
   
Year Ending December 31,
 
   
(In thousands)
 
2013
  $ 28,317  
2014
    25,873  
2015
    23,068  
2016
    19,828  
2017
    15,386  
     Thereafter
    59,485  
             Total
  $ 171,957  
         
 
4.  
Interest Expense

RGPLP will assume seven mortgage loans secured by certain of the Acquired Properties.  The following table includes the significant terms of these mortgages:
 
                           
                           
   
Principal Balance as of December 31,
         
   
(In thousands)
         
   
2012
   
2011
   
2010
   
2012
Interest
Rate
 
Maturity
Date
Winchester Center
  $ 25,650     $ 26,550     $ 27,392       8.1 %
July-13
Mission Bay
    42,320       42,867       43,387       6.6 %
July-13
Hunter's Square
    33,367       34,519       35,596       8.2 %
August-13
Village Plaza
    8,998       9,135       9,268       5.0 %
September-15
Troy Marketplace
    21,517       21,776       21,900       5.9 %
June-16
Treasure Coast
    8,122       8,244       8,359       5.5 %
June-20
Vista Plaza
    10,727       10,889       11,042       5.5 %
June-20
    $ 150,701     $ 153,980     $ 156,944            
 
All of the mortgages have monthly principal and interest payment obligations.
 
5.  
Transactions with Related Parties
 
RGPT, through its wholly-owned subsidiary, Ramco-Gershenson, Inc., provides property management, leasing, development, and other administrative services to the Acquired Properties.
 
 
8

 
 
RAMCO-GERSHENSON PROPERTIES TRUST
PRO FORMA FINANCIAL INFORMATION INTRODUCTION
(Unaudited)

The accompanying unaudited condensed consolidated balance sheet as of December 31, 2012 has been presented as if the acquisition of the Acquired Properties had occurred on December 31, 2012.

The accompanying unaudited pro forma condensed consolidated statements of operations for the years ended December 31, 2012 and 2011 are presented as if the acquisition of The Acquired Properties had occurred on January 1, 2011.

These unaudited pro forma condensed consolidated statements should be read in connection with the historical consolidated financial statements and notes thereto filed with the U.S Securities and Exchange Commission.  In management’s opinion, all adjustments necessary to reflect the significant effects of these transactions have been made. These statements are based on assumptions and estimates considered appropriate by our management; however, they are unaudited and are not necessarily, and should not be assumed to be, an indication of our financial position or results of operations that would have been achieved had the acquisitions been completed as of the dates indicated or that may be achieved in the future.
 
 
9

 
 
RAMCO-GERSHENSON PROPERTIES TRUST
 
PRO FORMA CONDENSED CONSOLIDATED BALANCE SHEETS
 
December 31, 2012
 
(In thousands, except per share amounts)
 
                     
   
Historical (1)
   
Acquisitions
and Pro
forma
Allocations
   
Pro Forma
 
ASSETS
                   
Net real estate
  $ 980,250     $ 339,857   (2)   $ 1,320,107  
Equity investments in unconsolidated joint ventures
    95,987       (65,100 ) (3)     30,887  
Cash and cash equivalents
    4,233       -         4,233  
Restricted cash
    3,892       -         3,892  
Accounts receivable, net
    7,976       -         7,976  
Other assets, net
    72,953       29,553   (2)     102,506  
TOTAL ASSETS
  $ 1,165,291     $ 304,310       $ 1,469,601  
                           
LIABILITIES AND SHAREHOLDERS' EQUITY
                         
Mortgages payable
  $ 541,281     $ 304,310   (4)   $ 845,591  
Capital lease obligation
    6,023       -         6,023  
Accounts payable and accrued expenses
    21,589       -         21,589  
Other liabilities
    26,187                 26,187  
Distributions payable
    10,379       -         10,379  
TOTAL LIABILITIES
    605,459       304,310         909,769  
                           
Commitments and Contingencies
                         
                           
Ramco-Gershenson Properties Trust ("RPT") Shareholders' Equity:
                         
 Preferred shares, $0.01 par, 2,000 shares authorized: 7.25% Series D
  $ 100,000     $ -       $ 100,000  
      Cumulative Convertible Perpetual Preferred Shares, (stated at liquidation
                         
      preference $50 per share), 2,000 shares issued and outstanding as of
                         
      December 31, 2012 and December 31, 2011
                         
Common shares of beneficial interest, $0.01 par, 80,000 shares authorized,
    485       -         485  
      48,489 and 38,735 shares issued and outstanding as of December 31, 2012
                         
     and 2011, respectively
                         
Additional paid-in capital
    683,609       -         683,609  
Accumulated distributions in excess of net income
    (249,070 )     -         (249,070 )
Accumulated other comprehensive loss
    (5,241 )     -         (5,241 )
TOTAL SHAREHOLDERS' EQUITY ATTRIBUTABLE TO RPT
    529,783       -         529,783  
Noncontrolling interest
    30,049                 30,049  
TOTAL SHAREHOLDERS' EQUITY
    559,832       -         559,832  
                           
TOTAL LIABILITIES AND SHAREHOLDERS' EQUITY
  $ 1,165,291     $ 304,310       $ 1,469,601  
                           
The accompanying notes are an integral part of these consolidated financial statements.
           
 
 
10

 
 
RAMCO-GERSHENSON PROPERTIES TRUST
NOTES AND ADJUSTMENTS TO PRO FORMA CONDENSED CONSOLIDATED
BALANCE SHEET
FOR THE YEAR ENDED DECEMBER 31, 2012
(Unaudited)

(1)  
As reported in the Registrant’s Consolidated Balance Sheet as of December 31, 2012, as presented in the Registrant’s Annual Report on Form 10-K for the year ended December 31, 2012.
 
(2)  
Represents the pro forma acquisition of the Acquired Properties and the estimated allocation of the $366.8 million purchase price to the assets acquired.
 
(3)  
Represents the pro forma adjustment for our 30% ownership in the Acquired Properties, net of debt.
 
(4)  
The consideration for the Acquired Properties consists of $149.8 million of debt assumed and $151.9 million in additional borrowing.
 
In addition to the $149.8 million of contractual debt assumed, the adjustment to mortgage notes payable includes $2.6 million to record the debt assumed at fair value.  This additional mortgage premium will be amortized over the remaining life of the loans, with amortization recorded to reduce the monthly interest expense recorded on the loans.
 
 
 
11

 
 
RAMCO-GERSHENSON PROPERTIES TRUST
 
PRO FORMA CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
 
FOR THE YEAR ENDED DECEMBER 31, 2012
 
(In thousands, except per share amounts)
 
(Unaudited)
 
                           
   
Historical (1)
   
Statement of
Revenues and
Certain
Expenses - The Acquired
Properties (2)
   
Pro Forma
Adjustments
   
Pro Forma
 
REVENUE
                         
Minimum rent
  $ 90,354     $ 28,850     $ 177   (3)   $ 119,381  
Percentage rent
    601       52       -         653  
Recovery income from tenants
    31,664       8,353       -         40,017  
Other property income
    2,055       599       -         2,654  
Management and other fee income
    4,064       -       (1,421 ) (4)     2,643  
TOTAL REVENUE
    128,738       37,854       (1,244 )       165,348  
                                   
EXPENSES
                                 
Real estate taxes
    17,076       4,595       -         21,671  
Recoverable operating expense
    15,879       4,270       -         20,149  
Other non-recoverable operating expense
    2,838       1,963       (1,396 ) (4)     3,405  
Depreciation and amortization
    39,479       -       8,035   (5)     47,514  
General and administrative expense
    19,445       45       -         19,490  
TOTAL EXPENSES
    94,717       10,873       6,639         112,229  
                                   
INCOME BEFORE OTHER INCOME AND EXPENSES AND TAX
    34,021       26,981       (7,883 )       53,119  
                                   
OTHER INCOME AND EXPENSES
                                 
Other income, net
    (66 )     -       -         (66 )
Gain on sale of real estate
    69       -       -         69  
Earnings from unconsolidated joint ventures
    3,248       -       (1,545 ) (6)     1,703  
Interest expense
    (25,895 )     (9,768 )     (2,390 ) (7)     (38,053 )
Amortization of deferred financing fees
    (1,449 )     -       -         (1,449 )
Provision for impairment
    (1,766 )     -       -         (1,766 )
Provision for impairment on equity investments in unconsolidated joint ventures
    (386 )     -       -         (386 )
Deferred gain recognized
    845       -       -         845  
INCOME FROM CONTINUING OPERATIONS BEFORE TAX
    8,621       17,213       (11,818 )       14,016  
Income tax benefit
    34       -       -         34  
INCOME FROM CONTINUING OPERATIONS
    8,655       17,213       (11,818 )       14,050  
                                   
NET INCOME
    8,655       17,213       (11,818 )       14,050  
Net loss (income) attributable to noncontrolling partner interest
    112       -       (248 )       (136 )
NET INCOME ATTRIBUTABLE TO RPT
    8,767       17,213       (12,066 )       13,914  
Preferred share dividends
    (7,250 )     -       -         (7,250 )
NET INCOME AVAILABLE TO COMMON SHAREHOLDERS
  $ 1,517     $ 17,213     $ (12,066 )     $ 6,664  
                                   
EARINGS PER COMMON SHARE (8)
                                 
Continuing operations - basic
  $ 0.03                       $ 0.15  
Continuing operations - diluted
  $ 0.03                       $ 0.15  
                                   
WEIGHTED AVERAGE COMMON SHARES OUTSTANDING
                                 
Basic
    44,101                         44,101  
Diluted
    44,485                         44,485  
                                   
See accompanying notes.
                                 
 
 
12

 
 
RAMCO-GERSHENSON PROPERTIES TRUST
NOTES AND ADJUSTMENTS TO PRO FORMA CONDENSED CONSOLIDATED
STATEMENT OF OPERATIONS
FOR THE YEAR ENDED DECEMBER 31, 2012
(Unaudited)

(1)  
Represents the condensed consolidated continuing operations of the Registrant for the year ended December 31, 2012.  Revenues and expenses related to discontinued operations are not included.  See the historical consolidated financial statements and notes thereto presented in the Registrant’s Annual Report on Form 10-K for the year ended December 31, 2012.
 
(2)  
Represents the revenues and certain expenses of The Acquired Properties for the year ended December 31, 2012 as presented in the statement of revenues and certain expenses included in this Form 8-K.
 
(3)  
Represents the net adjustments to record tenant rents on a straight-line basis from the acquisition date over the remaining term of the in-place leases.
 
(4)  
The management and other fee income adjustment represents our 70% share of property management fee and other income from services provided by RPT to the Acquired Properties which are eliminated.  The other non-recoverable operating expense adjustment represents the Acquired Properties management fee expense which is being eliminated.
 
(5)  
Represents the estimated depreciation and amortization of the acquired assets on a straight-line basis.  Tenant improvements and the value of in-place leases are depreciated over the remaining lives of the related leases.  Buildings are depreciated over the estimated remaining useful lives which are 40 years.  Site improvements are depreciated over 10-30 years.
 
(6)  
Represents the elimination of RPT’s share of the Acquired Properties earnings for the year ended December 31, 2012.
 
(7)  
Represents a reduction in interest expense of $0.5 million as a result of recording the mortgages assumed on the acquisition of the properties at fair value.  Offsetting this reduction is the estimated interest expense on the increase of $151.9 million of debt utilized to fund the acquisitions.  The assumed interest rate on this for the period is 1.9% which is the same as the interest rate on our line of credit as of December 31, 2012.
 
(8)  
Earnings per share is calculated in accordance with Accounting Standards Codification 260 – “Earnings per Share,” which requires the allocation of non-controlling interest between continuing and discontinued operations.  The historical earnings per share amounts are the amounts reported in the Registrant’s Form 10-Q for the year ended December 31, 2012.
 
 
13

 
 
RAMCO-GERSHENSON PROPERTIES TRUST
 
PRO FORMA CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
 
FOR THE YEAR ENDED DECEMBER 31, 2011
 
(In thousands, except per share amounts)
 
(Unaudited)
 
                           
   
Historical (1)
   
Statement of
Revenues and
Certain
Expenses - The
Acquired
Properties (2)
   
Pro Forma
Adjustments
   
Pro Forma
 
REVENUE
                         
Minimum rent
  $ 79,440     $ 29,156     $ 842   (3)   $ 109,438  
Percentage rent
    244       15       -         259  
Recovery income from tenants
    29,673       8,268       -         37,941  
Other property income
    4,091       684       -         4,775  
Management and other fee income
    4,126       -       (1,673 ) (4)     2,453  
TOTAL REVENUE
    117,574       38,123       (831 )       154,866  
                                   
EXPENSES
                                 
Real estate taxes
    16,452       4,972       -         21,424  
Recoverable operating expense
    14,404       3,835       -         18,239  
Other non-recoverable operating expense
    3,540       2,252       (1,358 ) (4)     4,434  
Depreciation and amortization
    34,594       -       8,035   (5)     42,629  
General and administrative expense
    19,646       -       -         19,646  
TOTAL EXPENSES
    88,636       11,059       6,677         106,372  
                                   
INCOME BEFORE OTHER INCOME AND EXPENSES AND TAX
    28,938       27,064       (7,508 )       48,494  
                                   
OTHER INCOME AND EXPENSES
                                 
Other expense, net
    (257 )     -       -         (257 )
Gain on sale of real estate
    231       -       -         231  
Earnings from unconsolidated joint ventures
    1,669       -       (1,354 ) (6)     315  
Interest expense
    (27,636 )     (10,196 )     (3,757 ) (7)     (41,589 )
Amortization of deferred financing fees
    (1,861 )     -       -         (1,861 )
Provision for impairment
    (16,917 )     -       -         (16,917 )
Provision for impairment on equity investments in unconsolidated joint ventures
    (9,611 )     -       -         (9,611 )
Loss on early extinguishment of debt
    (1,968 )     -       -         (1,968 )
(LOSS) INCOME FROM CONTINUING OPERATIONS BEFORE TAX
    (27,412 )     16,868       (12,619 )       (23,163 )
Income tax provision
    (795 )     -       -         (795 )
(LOSS) INCOME FROM CONTINUING OPERATIONS
    (28,207 )     16,868       (12,619 )       (23,958 )
                                   
NET (LOSS) INCOME
    (28,207 )     16,868       (12,619 )       (23,958 )
Net loss (income) attributable to noncontrolling partner interest
    1,742       -       (268 )       1,474  
NET INCOME (LOSS) ATTRIBUTABLE TO RPT
    (26,465 )     16,868       (12,887 )       (22,484 )
Preferred share dividends
    (5,244 )     -       -         (5,244 )
NET (LOSS) INCOME AVAILABLE TO COMMON SHAREHOLDERS
  $ (31,709 )   $ 16,868     $ (12,887 )     $ (27,728 )
                                   
LOSS PER COMMON SHARE (8)
                                 
Continuing operations - basic
  $ (0.83 )                     $ (0.72 )
Continuing operations - diluted
  $ (0.83 )                     $ (0.72 )
                                   
WEIGHTED AVERAGE COMMON SHARES OUTSTANDING
                                 
Basic
    38,466                         38,466  
Diluted
    38,466                         38,466  
                                   
See accompanying notes.
                                 
 
 
14

 
 
RAMCO-GERSHENSON PROPERTIES TRUST
NOTES AND ADJUSTMENTS TO PRO FORMA CONDENSED CONSOLIDATED
 STATEMENT OF OPERATIONS
FOR THE YEAR ENDED DECEMBER 31, 2011
(Unaudited)

(1)  
Represents the condensed consolidated continuing operations of the Registrant for the year ended December 31, 2011.  Revenues and expenses related to discontinued operations are not included.  See the historical consolidated financial statements and notes thereto presented in the Registrant’s Annual Report on Form 10-K for the year ended December 31, 2012.
 
(2)  
Represents the revenues and certain expenses of The Acquired Properties for the year ended December 31, 2011 as presented in the statement of revenues and certain expenses included in this Form 8-K.
 
(3)  
Represents the net adjustments to record tenant rents on a straight-line basis from the acquisition date over the remaining term of the in-place leases.
 
(4)  
The management and other fee income adjustment represents our 70% share of property management fee and other income from services provided by RPT to the Acquired Properties which are eliminated.  The other non-recoverable operating expense adjustment represents the Acquired Properties management fee expense which is being eliminated.
 
(5)  
Represents the estimated depreciation and amortization of the acquired assets on a straight-line basis.  Tenant improvements and the value of in-place leases are depreciated over the remaining lives of the related leases.  Buildings are depreciated over the estimated remaining useful lives which are 40 years.  Site improvements are depreciated over 10-30 years.
 
(6)  
Represents the elimination of RPT’s share of the Acquired Properties earnings for the year ended December 31, 2011.
 
(7)  
Represents a reduction in interest expense of $0.5 million as a result of recording the mortgages assumed on the acquisition of the properties at fair value.  Offsetting this reduction is the estimated interest expense on the increase of $151.9 million of debt utilized to fund the acquisitions.  The assumed interest rate on this for the period is 2.8% which is the same as the interest rate on our line of credit as of December 31, 2011.

(8)  
Earnings per share is calculated in accordance with Accounting Standards Codification 260 – “Earnings per Share,” which requires the allocation of non-controlling interest between continuing and discontinued operations.  The historical earnings per share amounts are the amounts reported in the Registrant’s Form 10-K for the year ended December 31, 2012.
 
 
15

 
 
SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
 
 
RAMCO-GERSHENSON PROPERTIES TRUST
     
     
Date:  March 11, 2013  By: /s/ GREGORY R. ANDREWS
    Gregory R. Andrews
    Chief Financial Officer and Secretary
 
 
 
16

 
 
EXHIBIT INDEX

 
Exhibit Description
   
23.1  Consent of Independent Certified Public Accountants
99.1  Press Release dated March 11, 2013 
 
 
 
17