UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-Q
QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
THE SECURITIES EXCHANGE ACT OF 1934
FOR THE QUARTER ENDED MARCH 31, 2007 COMMISSION FILE NUMBER 1-07094
EASTGROUP PROPERTIES, INC.
(EXACT NAME OF REGISTRANT AS SPECIFIED IN ITS CHARTER)
MARYLAND 13-2711135
(State or other jurisdiction (I.R.S. Employer
of incorporation or organization) Identification No.)
300 ONE JACKSON PLACE
188 EAST CAPITOL STREET
JACKSON, MISSISSIPPI 39201
(Address of principal executive offices) (Zip code)
Registrant's telephone number: (601) 354-3555
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 ( )
Indicate by check mark whether the Registrant is a large accelerated filer, an
accelerated filer, or a non-accelerated filer. See definition of "accelerated
filer and large accelerated filer" in Rule 12b-2 of the Exchange Act. (Check
one)
Large Accelerated Filer (x) Accelerated Filer ( ) Non-accelerated Filer ( )
Indicate by check mark whether the Registrant is a shell company (as defined in
Rule 12b-2 of the Exchange Act). YES ( ) NO (x)
The number of shares of common stock, $.0001 par value, outstanding as of May 7,
2007 was 23,748,210.
EASTGROUP PROPERTIES, INC.
FORM 10-Q
TABLE OF CONTENTS
FOR THE QUARTER ENDED MARCH 31, 2007
Pages
PART I. FINANCIAL INFORMATION
Item 1. Financial Statements
Consolidated balance sheets, March 31, 2007 (unaudited) and
December 31, 2006 3
Consolidated statements of income for the three months ended
March 31, 2007 and 2006 (unaudited) 4
Consolidated statement of changes in stockholders' equity for
the three months ended March 31, 2007 (unaudited) 5
Consolidated statements of cash flows for the three months
ended March 31, 2007 and 2006 (unaudited) 6
Notes to consolidated financial statements (unaudited) 7
Item 2. Management's Discussion and Analysis of Financial Condition and
Results of Operations 13
Item 3. Quantitative and Qualitative Disclosures About Market Risk 22
Item 4. Controls and Procedures 23
PART II. OTHER INFORMATION
Item 1A. Risk Factors 24
Item 2. Unregistered Sales of Equity Securities and Use of Proceeds 24
Item 6. Exhibits 24
SIGNATURES
Authorized signatures 25
EASTGROUP PROPERTIES, INC.
CONSOLIDATED BALANCE SHEETS
(IN THOUSANDS, EXCEPT FOR SHARE AND PER SHARE DATA)
March 31, 2007 December 31, 2006
--------------------------------------------
(Unaudited)
ASSETS
Real estate properties.................................................... $ 1,027,429 973,910
Development............................................................... 129,346 114,986
--------------------------------------------
1,156,775 1,088,896
Less accumulated depreciation......................................... (240,417) (231,106)
--------------------------------------------
916,358 857,790
Unconsolidated investment................................................. 2,571 2,595
Cash...................................................................... 941 940
Other assets.............................................................. 51,813 50,462
--------------------------------------------
TOTAL ASSETS.......................................................... $ 971,683 911,787
============================================
LIABILITIES AND STOCKHOLDERS' EQUITY
LIABILITIES
Mortgage notes payable.................................................... $ 414,275 417,440
Notes payable to banks.................................................... 104,262 29,066
Accounts payable & accrued expenses....................................... 25,736 32,589
Other liabilities......................................................... 11,840 11,747
--------------------------------------------
556,113 490,842
--------------------------------------------
--------------------------------------------
Minority interest in joint ventures......................................... 2,193 2,148
--------------------------------------------
STOCKHOLDERS' EQUITY
Series C Preferred Shares; $.0001 par value; 600,000 shares authorized;
no shares issued......................................................... - -
Series D 7.95% Cumulative Redeemable Preferred Shares and additional
paid-in capital; $.0001 par value; 1,320,000 shares authorized and
issued; stated liquidation preference of $33,000......................... 32,326 32,326
Common shares; $.0001 par value; 68,080,000 shares authorized;
23,740,760 shares issued and outstanding at March 31, 2007 and
23,701,275 at December 31, 2006.......................................... 2 2
Excess shares; $.0001 par value; 30,000,000 shares authorized;
no shares issued......................................................... - -
Additional paid-in capital on common shares............................... 463,668 463,170
Distributions in excess of earnings....................................... (82,870) (77,015)
Accumulated other comprehensive income.................................... 251 314
--------------------------------------------
413,377 418,797
--------------------------------------------
TOTAL LIABILITIES AND STOCKHOLDERS' EQUITY............................ $ 971,683 911,787
============================================
See accompanying notes to consolidated financial statements.
EASTGROUP PROPERTIES, INC.
CONSOLIDATED STATEMENTS OF INCOME
(IN THOUSANDS, EXCEPT PER SHARE DATA)
(UNAUDITED)
Three Months Ended
March 31,
--------------------------
2007 2006
--------------------------
REVENUES
Income from real estate operations.................................. $ 36,086 32,178
Other income........................................................ 25 19
--------------------------
36,111 32,197
--------------------------
EXPENSES
Expenses from real estate operations................................ 10,084 8,958
Depreciation and amortization....................................... 11,195 10,321
General and administrative.......................................... 2,029 1,808
--------------------------
23,308 21,087
--------------------------
OPERATING INCOME...................................................... 12,803 11,110
OTHER INCOME (EXPENSE)
Equity in earnings of unconsolidated investment..................... 76 74
Interest income..................................................... 22 22
Interest expense.................................................... (6,171) (6,335)
Minority interest in joint ventures................................. (150) (137)
--------------------------
INCOME FROM CONTINUING OPERATIONS .................................... 6,580 4,734
--------------------------
DISCONTINUED OPERATIONS
Income from real estate operations.................................. - 359
Gain on sale of real estate investments............................. 7 1,068
--------------------------
INCOME FROM DISCONTINUED OPERATIONS .................................. 7 1,427
--------------------------
NET INCOME............................................................ 6,587 6,161
Preferred dividends-Series D........................................ 656 656
--------------------------
NET INCOME AVAILABLE TO COMMON STOCKHOLDERS........................... $ 5,931 5,505
==========================
BASIC PER COMMON SHARE DATA
Income from continuing operations................................... $ .25 .19
Income from discontinued operations................................. - .06
--------------------------
Net income available to common stockholders......................... $ .25 .25
==========================
Weighted average shares outstanding................................. 23,531 21,881
==========================
DILUTED PER COMMON SHARE DATA
Income from continuing operations................................... $ .25 .19
Income from discontinued operations................................. - .06
--------------------------
Net income available to common stockholders......................... $ .25 .25
==========================
Weighted average shares outstanding................................. 23,769 22,208
==========================
Dividends declared per common share................................... $ .50 .49
==========================
See accompanying notes to consolidated financial statements.
EASTGROUP PROPERTIES, INC.
CONSOLIDATED STATEMENT OF CHANGES
IN STOCKHOLDERS' EQUITY
(IN THOUSANDS, EXCEPT FOR SHARE AND PER SHARE DATA)
(UNAUDITED)
Accumulated
Additional Distributions Other
Preferred Common Paid-In In Excess Comprehensive
Stock Stock Capital Of Earnings Income Total
------------------------------------------------------------------------
BALANCE, DECEMBER 31, 2006................................ $ 32,326 2 463,170 (77,015) 314 418,797
Comprehensive income
Net income.............................................. - - - 6,587 - 6,587
Net unrealized change in fair value of
interest rate swap..................................... - - - - (63) (63)
---------
Total comprehensive income............................ 6,524
---------
Common dividends declared - $.50 per share............... - - - (11,786) - (11,786)
Preferred stock dividends declared - $.4969 per share.... - - - (656) - (656)
Stock-based compensation, net of forfeitures............. - - 546 - - 546
Issuance of 10,000 shares of common stock,
options exercised....................................... - - 218 - - 218
Issuance of 1,401 shares of common stock,
dividend reinvestment plan.............................. - - 71 - - 71
6,312 shares withheld to satisfy tax withholding
obligations in connection with the vesting of
restricted stock........................................ - - (337) - - (337)
------------------------------------------------------------------------
BALANCE, MARCH 31, 2007................................... $ 32,326 2 463,668 (82,870) 251 413,377
========================================================================
See accompanying notes to consolidated financial statements.
EASTGROUP PROPERTIES, INC.
CONSOLIDATED STATEMENTS OF CASH FLOWS
(IN THOUSANDS)
(UNAUDITED)
Three Months Ended
March 31,
---------------------------------------
2007 2006
---------------------------------------
OPERATING ACTIVITIES
Net income........................................................................... $ 6,587 6,161
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization from continuing operations........................... 11,195 10,321
Depreciation and amortization from discontinued operations......................... - 286
Minority interest depreciation and amortization.................................... (38) (37)
Amortization of mortgage loan premiums............................................. (29) (110)
Gain on sale of real estate investments............................................ (7) (1,068)
Stock-based compensation expense................................................... 366 446
Equity in earnings of unconsolidated investment net of distributions............... 24 56
Changes in operating assets and liabilities:
Accrued income and other assets.................................................. 1,935 (2,712)
Accounts payable, accrued expenses and prepaid rent.............................. (5,489) (4,211)
---------------------------------------
NET CASH PROVIDED BY OPERATING ACTIVITIES.............................................. 14,544 9,132
---------------------------------------
INVESTING ACTIVITIES
Real estate development.............................................................. (23,794) (14,027)
Purchases of real estate............................................................. (43,980) -
Real estate improvements............................................................. (2,751) (3,125)
Proceeds from sale of real estate investments........................................ 7 15,574
Changes in other assets and other liabilities........................................ 131 631
---------------------------------------
NET CASH USED IN INVESTING ACTIVITIES.................................................. (70,387) (947)
---------------------------------------
FINANCING ACTIVITIES
Proceeds from bank borrowings........................................................ 129,447 40,625
Repayments on bank borrowings........................................................ (54,251) (36,014)
Principal payments on mortgage notes payable......................................... (3,136) (2,235)
Debt issuance costs.................................................................. (46) (72)
Distributions paid to stockholders................................................... (12,568) (11,500)
Proceeds from exercise of stock options.............................................. 218 411
Proceeds from dividend reinvestment plan............................................. 71 78
Other................................................................................ (3,891) (126)
---------------------------------------
NET CASH PROVIDED BY (USED IN) FINANCING ACTIVITIES.................................... 55,844 (8,833)
---------------------------------------
INCREASE/(DECREASE) IN CASH AND CASH EQUIVALENTS....................................... 1 (648)
CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD..................................... 940 1,915
---------------------------------------
CASH AND CASH EQUIVALENTS AT END OF PERIOD........................................... $ 941 1,267
=======================================
SUPPLEMENTAL CASH FLOW INFORMATION
Cash paid for interest, net of amount capitalized of $1,440 and $919
for 2007 and 2006, respectively.................................................... $ 5,968 6,317
Fair value of common stock awards issued to employees and directors,
net of forfeitures................................................................. 930 3,134
See accompanying notes to consolidated financial statements.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)
(1) BASIS OF PRESENTATION
The accompanying unaudited financial statements of EastGroup Properties,
Inc. ("EastGroup" or "the Company") have been prepared in accordance with U.S.
generally accepted accounting principles (GAAP) for interim financial
information and with the instructions to Form 10-Q and Rule 10-01 of Regulation
S-X. Accordingly, they do not include all of the information and footnotes
required by GAAP for complete financial statements. In management's opinion, all
adjustments (consisting of normal recurring accruals) considered necessary for a
fair presentation have been included. The financial statements should be read in
conjunction with the financial statements contained in the 2006 annual report on
Form 10-K and the notes thereto.
(2) PRINCIPLES OF CONSOLIDATION
The consolidated financial statements include the accounts of EastGroup
Properties, Inc., its wholly-owned subsidiaries and its investment in any joint
ventures in which the Company has a controlling interest. At December 31, 2006
and March 31, 2007, the Company had a controlling interest in two joint
ventures: the 80% owned University Business Center and the 80% owned Castilian
Research Center. The Company records 100% of the joint ventures' assets,
liabilities, revenues and expenses with minority interests provided for in
accordance with the joint venture agreements. The equity method of accounting is
used for the Company's 50% undivided tenant-in-common interest in Industry
Distribution Center II. All significant intercompany transactions and accounts
have been eliminated in consolidation.
(3) USE OF ESTIMATES
The preparation of financial statements in conformity with GAAP requires
management to make estimates and assumptions that affect the reported amounts of
assets and liabilities and revenues and expenses during the reporting period,
and to disclose material contingent assets and liabilities at the date of the
financial statements. Actual results could differ from those estimates.
(4) RECLASSIFICATIONS
Certain reclassifications have been made in the 2006 financial statements
to conform to the 2007 presentation. These amounts include reclassifications in
the accompanying consolidated statements of cash flows. The reclassifications
for the three months ended March 31, 2006 resulted in a decrease of $636,000 in
cash flows from operating activities, an increase of $152,000 in investing
activities and an increase of $484,000 in financing activities. These
reclassifications were immaterial to the prior period presented.
(5) REAL ESTATE PROPERTIES
EastGroup has one reportable segment--industrial properties. These
properties are concentrated in major Sunbelt markets of the United States,
primarily in the states of Florida, Texas, Arizona and California, have similar
economic characteristics and also meet the other criteria that permit the
properties to be aggregated into one reportable segment. The Company reviews
long-lived assets for impairment whenever events or changes in circumstances
indicate that the carrying amount of an asset may not be recoverable.
Recoverability of assets to be held and used is measured by a comparison of the
carrying amount of an asset to future undiscounted net cash flows expected to be
generated by the asset. If the carrying amount of an asset exceeds its estimated
future cash flows, an impairment charge is recognized by the amount by which the
carrying amount of the asset exceeds the fair value of the asset. Real estate
properties held for investment are reported at the lower of the carrying amount
or fair value. Depreciation of buildings and other improvements, including
personal property, is computed using the straight-line method over estimated
useful lives of generally 40 years for buildings and 3 to 15 years for
improvements and personal property. Building improvements are capitalized, while
maintenance and repair expenses are charged to expense as incurred. Significant
renovations and improvements that extend the useful life of or improve the
assets are capitalized. Depreciation expense for continuing and discontinued
operations was $9,311,000 and $8,803,000 for the three months ended March 31,
2007 and 2006, respectively. The Company's real estate properties at March 31,
2007 and December 31, 2006 were as follows:
March 31, 2007 December 31, 2006
-------------------------------------------
(In thousands)
Real estate properties:
Land................................................ $ 163,319 154,384
Buildings and building improvements................. 707,143 670,751
Tenant and other improvements....................... 156,967 148,775
Development............................................ 129,346 114,986
-------------------------------------------
1,156,775 1,088,896
Less accumulated depreciation....................... (240,417) (231,106)
-------------------------------------------
$ 916,358 857,790
===========================================
(6) DEVELOPMENT
During the period when a property is under development, costs associated
with development (i.e., land, construction costs, interest expense during
construction and lease-up, property taxes and other direct and indirect costs
associated with development) are aggregated into the total capitalized costs of
the property. Included in these costs are management's estimates for the
portions of internal costs (primarily personnel costs) that are deemed directly
or indirectly related to such development activities. As the property becomes
occupied, interest, depreciation, property taxes and other costs for the
percentage occupied only are expensed as incurred. When the property becomes 80%
occupied or one year after completion of the shell construction, whichever comes
first, the property is no longer considered a development property and becomes
an industrial property. Once the property becomes classified as an industrial
property, all interest and property taxes are expensed and depreciation
commences on the entire property (excluding the land).
(7) BUSINESS COMBINATIONS AND ACQUIRED INTANGIBLES
Upon acquisition of real estate properties, the Company applies the
principles of Statement of Financial Accounting Standards (SFAS) No. 141 to
determine the allocation of the purchase price among the individual components
of both the tangible and intangible assets based on their respective fair
values. The Company determines whether any financing assumed is above or below
market based upon comparison to similar financing terms for similar properties.
The cost of the properties acquired may be adjusted based on indebtedness
assumed from the seller that is determined to be above or below market rates.
Factors considered by management in allocating the cost of the properties
acquired include an estimate of carrying costs during the expected lease-up
periods considering current market conditions and costs to execute similar
leases. The allocation to tangible assets (land, building and improvements) is
based upon management's determination of the value of the property as if it were
vacant using discounted cash flow models.
The remaining purchase price is allocated among three categories of
intangible assets consisting of the above or below market component of in-place
leases, the value of in-place leases and the value of customer relationships.
The value allocable to the above or below market component of an acquired
in-place lease is determined based upon the present value (using a discount rate
which reflects the risks associated with the acquired leases) of the difference
between (i) the contractual amounts to be paid pursuant to the lease over its
remaining term, and (ii) management's estimate of the amounts that would be paid
using fair market rates over the remaining term of the lease. The amounts
allocated to above and below market leases are included in Other Assets and
Other Liabilities, respectively, on the consolidated balance sheets and are
amortized to rental income over the remaining terms of the respective leases.
The total amount of intangible assets is further allocated to in-place lease
values and to customer relationship values based upon management's assessment of
their respective values. These intangible assets are included in Other Assets on
the consolidated balance sheets and are amortized over the remaining term of the
existing lease, or the anticipated life of the customer relationship, as
applicable. Amortization expense for in-place lease intangibles was $704,000 and
$740,000 for the three months ended March 31, 2007 and 2006, respectively.
Amortization of above and below market leases was immaterial for all periods
presented.
The Company acquired four operating properties during 2007 for a total cost
of $43,980,000, of which $41,334,000 was allocated to real estate properties. In
accordance with SFAS No. 141, intangibles associated with the purchase of real
estate were allocated as follows: $2,894,000 to in-place lease intangibles and
$246,000 to above market leases (both included in Other Assets on the
consolidated balance sheet) and $494,000 to below market leases (included in
Other Liabilities on the consolidated balance sheet). These costs are amortized
over the remaining lives of the associated leases in place at the time of
acquisition.
The Company periodically reviews (at least annually) the recoverability of
goodwill and (on a quarterly basis) the recoverability of other intangibles for
possible impairment. In management's opinion, no material impairment of goodwill
and other intangibles existed at March 31, 2007 and December 31, 2006.
(8) REAL ESTATE HELD FOR SALE/DISCONTINUED OPERATIONS
Real estate properties that are held for sale are reported at the lower of
the carrying amount or fair value less estimated costs to sell and are not
depreciated while they are held for sale. In accordance with the guidelines
established under SFAS No. 144, the results of operations for the properties
sold or held for sale during the reported periods are shown under Discontinued
Operations on the consolidated income statements. Interest expense is not
generally allocated to the properties that are held for sale or whose operations
are included under Discontinued Operations unless the mortgage is required to be
paid in full upon the sale of the property.
(9) OTHER ASSETS
A summary of the Company's Other Assets follows:
March 31, 2007 December 31, 2006
-------------------------------------------
(In thousands)
Leasing costs (principally commissions), net of accumulated amortization..... $ 16,721 15,821
Straight-line rent receivable, net of allowance for doubtful accounts........ 13,672 13,530
Accounts receivable, net of allowance for doubtful accounts.................. 4,142 5,189
Acquired in-place lease intangibles, net of accumulated amortization
of $4,858 and $4,294 for 2007 and 2006, respectively ....................... 6,863 4,674
Goodwill..................................................................... 990 990
Prepaid expenses and other assets............................................ 9,425 10,258
-------------------------------------------
$ 51,813 50,462
===========================================
(10) ACCOUNTS PAYABLE AND ACCRUED EXPENSES
A summary of the Company's Accounts Payable and Accrued Expenses follows:
March 31, 2007 December 31, 2006
-------------------------------------------
(In thousands)
Property taxes payable......................................... $ 5,473 8,235
Development costs payable...................................... 8,501 6,504
Dividends payable.............................................. 2,712 2,839
Other payables and accrued expenses............................ 9,050 15,011
-------------------------------------------
$ 25,736 32,589
===========================================
(11) COMPREHENSIVE INCOME
Comprehensive income is comprised of net income plus all other changes in
equity from nonowner sources. The components of accumulated other comprehensive
income for the three months ended March 31, 2007 are presented in the Company's
Consolidated Statement of Changes in Stockholders' Equity and for the three
months ended March 31, 2007 and 2006 are summarized below.
Three Months Ended
March 31,
-----------------------------
2007 2006
-----------------------------
(In thousands)
ACCUMULATED OTHER COMPREHENSIVE INCOME:
Balance at beginning of period................................. $ 314 311
Change in fair value of interest rate swap................. (63) 141
-----------------------------
Balance at end of period....................................... $ 251 452
=============================
(12) EARNINGS PER SHARE
Basic earnings per share (EPS) represents the amount of earnings for the
period available to each share of common stock outstanding during the reporting
period. The Company's basic EPS is calculated by dividing net income available
to common stockholders by the weighted average number of common shares
outstanding.
Diluted EPS represents the amount of earnings for the period available to
each share of common stock outstanding during the reporting period and to each
share that would have been outstanding assuming the issuance of common shares
for all dilutive potential common shares outstanding during the reporting
period. The Company calculates diluted EPS by dividing net income available to
common stockholders by the weighted average number of common shares outstanding
plus the dilutive effect of nonvested restricted stock and stock options had the
options been exercised. The dilutive effect of stock options and their
equivalents (such as nonvested restricted stock) was determined using the
treasury stock method which assumes exercise of the options as of the beginning
of the period or when issued, if later, and assumes proceeds from the exercise
of options are used to purchase common stock at the average market price during
the period.
Reconciliation of the numerators and denominators in the basic and diluted
EPS computations is as follows:
Three Months Ended
March 31,
-----------------------------
2007 2006
-----------------------------
(In thousands)
BASIC EPS COMPUTATION
Numerator-net income available to common stockholders........ $ 5,931 5,505
Denominator-weighted average shares outstanding.............. 23,531 21,881
DILUTED EPS COMPUTATION
Numerator-net income available to common stockholders........ $ 5,931 5,505
Denominator:
Weighted average shares outstanding........................ 23,531 21,881
Common stock options....................................... 109 170
Nonvested restricted stock................................. 129 157
-----------------------------
Total Shares............................................. 23,769 22,208
=============================
(13) STOCK-BASED COMPENSATION
The Company adopted SFAS No. 123 (Revised 2004) (SFAS No. 123R),
Share-Based Payment, on January 1, 2006. The rule requires that the compensation
cost relating to share-based payment transactions be recognized in the financial
statements and that the cost be measured on the fair value of the equity or
liability instruments issued. The Company's adoption of SFAS No. 123R had no
material impact on its overall financial position or results of operations.
Prior to the adoption of SFAS No. 123R, the Company adopted the fair value
recognition provisions of SFAS No. 148, Accounting for Stock-Based
Compensation--Transition and Disclosure, an amendment of SFAS No. 123,
Accounting for Stock-Based Compensation, prospectively to all awards granted,
modified, or settled after January 1, 2002.
MANAGEMENT INCENTIVE PLAN
The Company has a management incentive plan which was approved by the
shareholders and adopted in 2004 (the 2004 Plan), which authorizes the issuance
of up to 1,900,000 shares of common stock to employees in the form of options,
stock appreciation rights, restricted stock (limited to 570,000 shares),
deferred stock units, performance shares, stock bonuses, and stock. Total shares
available for grant were 1,721,431 at March 31, 2007. Typically, the Company
issues new shares to fulfill stock grants or upon the exercise of stock options.
Stock-based compensation expense was $545,000 and $584,000 for the three
months ended March 31, 2007 and 2006, respectively, of which $217,000 and
$152,000 were capitalized as part of the Company's development costs for the
respective periods.
Restricted Stock
The purpose of the restricted stock plan is to act as a retention device
since it allows participants to benefit from dividends on shares as well as
potential stock appreciation. Vesting occurs over nine years from the date of
the grant for grants subject to service only. Restricted stock is granted to
executives upon the satisfaction of annual performance goals and multi-year
market conditions with vesting over one to seven years from the grant date.
Under the modified prospective application method, the Company continues to
recognize compensation expense on a straight-line basis over the service period
for awards that precede the adoption of SFAS No. 123R. The expense for
performance-based awards after January 1, 2006 is determined using the graded
vesting attribution method which recognizes each separate vesting portion of the
award as a separate award on a straight-line basis over the requisite service
period. This method accelerates the expensing of the award compared to the
straight-line method. The expense for market-based awards after January 1, 2006
and awards that only require service is amortized on a straight-line basis over
the requisite service periods.
The total compensation expense for service and performance based awards is
based upon the fair market value of the shares on the grant date, adjusted for
estimated forfeitures. The grant date fair value for awards that are subject to
a market condition was determined using a simulation pricing model developed to
specifically accommodate the unique features of the awards.
In the second quarter of 2006, the Company granted shares contingent upon
the attainment of certain annual performance goals and multi-year market
conditions. In March 2007, 36,196 shares were awarded under the 2006 annual
performance goals at a weighted average grant date fair value of $43.83 per
share. These shares vested 20% on March 8, 2007, and will vest 20% per year over
the next four years. The weighted average grant date fair value for shares to be
awarded under the multi-year market conditions was $26.34 per target share with
a total cost of approximately $2.1 million. These shares will vest over four
years following the three-year performance measurement period which ends on
December 31, 2008. Compensation costs related to these grants are included in
stock-based compensation expense for the three months ended March 31, 2007.
During the restricted period for awards no longer subject to contingencies,
the Company accrues dividends and holds the certificates for the shares;
however, the employee can vote the shares. For shares subject to contingencies,
dividends are accrued based upon the number of shares expected to be awarded.
Share certificates and dividends are delivered to the employee as they vest. As
of March 31, 2007, there was $3,520,000 of unrecognized compensation cost
related to nonvested restricted stock compensation that is expected to be
recognized over a weighted average period of 2.43 years.
Following is a summary of the total restricted shares granted, forfeited
and delivered to employees with the related weighted average grant date fair
value share prices for the three months ended March 31, 2007. The table does not
include the shares granted in 2006 that are
contingent on market conditions. Of the shares that vested in the first quarter
of 2007, 6,312 shares were withheld by the Company to satisfy the tax
obligations for those employees who elected this option as permitted under the
applicable equity plan. No shares were granted in the first quarter of 2007
other than shares granted in 2006 subject to the satisfaction of annual
performance goals--the number of shares was determined based on 2006 performance
and issued in March 2007. As of the vesting date, the fair value of shares that
vested during the first quarter of 2007 was $1,743,000.
Three Months Ended
Restricted Stock Activity: March 31, 2007
----------------------------
Weighted
Average
Grant Date
Shares Fair Value
----------------------------
Nonvested at beginning of period.......... 196,671 $ 28.66
Granted(1)................................ 36,196 43.83
Forfeited................................. (1,800) 22.82
Vested.................................... (32,691) 37.40
------------
Nonvested at end of period................ 198,376 30.04
============
(1) Consists of shares issued in 2007 that were granted in 2006 subject to the
satisfaction of annual performance goals.
Following is a vesting schedule of the total nonvested shares as of March 31,
2007:
Nonvested Shares Vesting Schedule Number of Shares
--------------------------------------------------------------------------------
Remainder of 2007......................... 62,437
2008...................................... 80,453
2009...................................... 41,010
2010...................................... 7,240
2011...................................... 7,236
------------------
Total Nonvested Shares.................... 198,376
==================
Employee Stock Options
The Company has not granted stock options to employees since 2002.
Outstanding employee stock options vested equally over a two-year period;
accordingly, all options are now vested. There were no options granted,
forfeited, or expired during the three months ended March 31, 2007. The
intrinsic value realized by employees from the exercise of 10,000 options during
the three months ended March 31, 2007 was $348,000.
Employee outstanding stock options at March 31, 2007, all exercisable:
-----------------------------------------------------------------------------------------------------------------------
Weighted Average Remaining Weighted Average Intrinsic
Exercise Price Range Number Contractual Life Exercise Price Value
-----------------------------------------------------------------------------------------------------------------------
$ 18.50-25.30 125,056 1.8 years $ 21.04 $3,750,000
Directors Equity Plan
The Company has a directors equity plan that was approved by shareholders
and adopted in 2005 (the 2005 Plan), which authorizes the issuance of up to
50,000 shares of common stock through awards of shares and restricted shares
granted to nonemployee directors of the Company. The 2005 Plan replaced prior
plans under which directors were granted stock option awards. Outstanding grants
under prior plans will be fulfilled under those plans.
In 2005, 481 shares of restricted stock at $41.57 were granted, of which
120 shares were vested as of March 31, 2007. The restricted stock vests 25% per
year for four years. As of March 31, 2007, there was $11,000 of unrecognized
compensation cost related to nonvested restricted stock compensation that is
expected to be recognized over a weighted average period of 2.25 years. There
were 44,917 shares available for grant under the 2005 Plan at March 31, 2007.
Stock-based compensation expense for directors totaled $38,000 and $14,000
for the three months ended March 31, 2007 and 2006, respectively. There were no
options granted, exercised or expired during the three months ended March 31,
2007.
Director outstanding stock options at March 31, 2007, all exercisable:
-----------------------------------------------------------------------------------------------------------------------
Weighted Average Remaining Weighted Average Intrinsic
Exercise Price Range Number Contractual Life Exercise Price Value
-----------------------------------------------------------------------------------------------------------------------
$ 19.38-26.60 51,500 3.87 years $ 22.93 $1,447,000
(14) NEWLY ADOPTED ACCOUNTING PRINCIPLES
In June 2006, the Financial Accounting Standards Board (FASB) issued
Interpretation No. 48 (FIN 48), Accounting for Uncertainty in Income Taxes, an
Interpretation of FASB Statement No. 109. FIN 48 clarifies the accounting for
uncertainty in income taxes recognized in a company's financial statements and
prescribes a recognition threshold and measurement attribute for the financial
statement recognition
and measurement of a tax position taken or expected to be taken in a tax return.
FIN 48 was effective January 1, 2007. With few exceptions, the Company's 2002
and earlier tax years are closed for examination by U.S. federal, state and
local tax authorities. The adoption of FIN 48 had no impact on the Company's
overall financial position or results of operations during the first quarter of
2007.
(15) SUBSEQUENT EVENTS
In late March, the Company executed a ten-year lease with United Stationers
Supply Co. for a 404,000 square foot build-to-suit development in its Southridge
Commerce Park in Orlando. The projected cost of this development is
approximately $20 million, and construction is expected to begin in July 2007
with occupancy projected in the second quarter of 2008. In connection with this
build-to-suit development, EastGroup entered into contracts with United
Stationers to purchase two of its existing properties (278,000 square feet) in
Jacksonville and Tampa, Florida for approximately $9 million. These acquisitions
are expected to close in mid-2008, in line with completion of the build-to-suit
development.
In addition, the Company entered into a contract to acquire a 45,000 square
foot building and 10 acres of land for future development in Tucson, Arizona for
approximately $5.5 million. This acquisition is expected to close in mid-May
2007.
ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
OF OPERATIONS.
OVERVIEW
EastGroup's goal is to maximize shareholder value by being the leading
provider in its markets of functional, flexible, and quality business
distribution space for location sensitive tenants primarily in the 5,000 to
50,000 square foot range. The Company develops, acquires and operates
distribution facilities, the majority of which are clustered around major
transportation features in supply constrained submarkets in major Sunbelt
regions. The Company's core markets are in the states of Florida, Texas, Arizona
and California.
The Company's primary revenue is rental income; as such, EastGroup's
greatest challenge is leasing space. During the three months ended March 31,
2007, leases on 1,084,000 square feet (4.7%) of EastGroup's total square footage
of 22,881,000 expired, and the Company was successful in renewing or re-leasing
93% of that total. In addition, EastGroup leased 204,000 square feet of other
vacant space during this period. During the three months ended March 31, 2007,
average rental rates on new and renewal leases increased by 11.4%.
EastGroup's total leased percentage increased to 96.7% at March 31, 2007
from 94.4% at March 31, 2006. Leases scheduled to expire for the remainder of
2007 were 10.5% of the portfolio on a square foot basis at March 31, 2007, and
this figure was reduced to 9.3% as of May 7, 2007. Property net operating income
from same properties increased 4.4% for the quarter ended March 31, 2007 as
compared to the same period in 2006. The first quarter of 2007 was EastGroup's
fifteenth consecutive quarter of positive same property comparisons.
The Company generates new sources of leasing revenue through its
acquisition and development programs. During 2007, EastGroup purchased four
operating properties (928,000 square feet in 12 buildings) and one property for
redevelopment (68,000 square feet) for a total of $48.1 million. Two of the
properties are in Charlotte, North Carolina, a new market for EastGroup in late
2006; the Company now owns almost one million square feet in Charlotte. The
other two operating properties are located in Dallas and in San Antonio. San
Antonio was a new market for EastGroup in 2004 with current square footage of
approximately 1.5 million including properties under development. The third new
market for EastGroup in the last few years is Fort Myers where the Company is
currently constructing two buildings. The property purchased for redevelopment
is located in Denver and will complement our current presence there.
EastGroup continues to see targeted development as a major contributor to
the Company's growth. The Company mitigates risks associated with development
through a Board-approved maximum level of land held for development and by
adjusting development start dates according to leasing activity. During 2007,
the Company transferred two properties (146,000 square feet) with aggregate
costs of $9.1 million at the date of transfer from development to real estate
properties. These properties are located in Chandler, Arizona and Tampa, Florida
and are both 100% leased. In late March, the Company executed a ten-year lease
for a 404,000 square foot build-to-suit development in its Southridge Commerce
Park in Orlando. The projected cost of this development is approximately $20
million, and construction is expected to begin in July 2007 with occupancy
projected in the second quarter of 2008.
The Company primarily funds its acquisition and development programs
through a $175 million line of credit (as discussed in Liquidity and Capital
Resources). As market conditions permit, EastGroup issues equity, including
preferred equity, and/or employs fixed-rate, nonrecourse first mortgage debt to
replace the short-term bank borrowings.
Tower Automotive, Inc. (Tower) filed for Chapter 11 reorganization in early
2005. Tower, which leases 210,000 square feet from EastGroup under a lease
expiring in December 2010, is current with their rental payments to EastGroup
through May 2007. EastGroup is obligated under a recourse mortgage loan on the
property for $9,875,000 as of March 31, 2007. Property net operating income for
2006 was $1,372,000 for the property occupied by Tower. Rental income due for
2007 is $1,389,000 with estimated property net operating income for 2007 of
$1,369,000. Property net operating income for the first three months of 2007 was
$340,000.
EastGroup has one reportable segment-industrial properties. These
properties are primarily located in major Sunbelt regions of the United States,
have similar economic characteristics and also meet the other criteria that
permit the properties to be aggregated into one reportable segment. The
Company's chief decision makers use two primary measures of operating results in
making decisions: property net operating income (PNOI), defined as income from
real estate operations less property operating expenses (before interest expense
and depreciation and amortization), and funds from operations available to
common stockholders (FFO), defined as net income (loss) computed in accordance
with U.S. generally accepted accounting principles (GAAP), excluding gains or
losses from sales of depreciable real estate property, plus real estate related
depreciation and amortization, and after adjustments for unconsolidated
partnerships and joint ventures. The Company calculates FFO based on the
National Association of Real Estate Investment Trusts' (NAREIT) definition.
PNOI is a supplemental industry reporting measurement used to evaluate the
performance of the Company's real estate investments. The Company believes that
the exclusion of depreciation and amortization in the industry's calculation of
PNOI provides a supplemental indicator of the property's performance since real
estate values have historically risen or fallen with market conditions. PNOI as
calculated by the Company may not be comparable to similarly titled but
differently calculated measures for other REITs. The major factors that
influence PNOI are occupancy levels, acquisitions and sales, development
properties that achieve stabilized operations, rental rate increases or
decreases, and the recoverability of operating expenses. The Company's success
depends largely upon its ability to lease space and to recover from tenants the
operating costs associated with those leases.
Real estate income is comprised of rental income, pass-through income and
other real estate income including lease termination fees. Property operating
expenses are comprised of property taxes, insurance, utilities, repair and
maintenance expenses, management fees, other operating costs and bad debt
expense. Generally, the Company's most significant operating expenses are
property taxes and insurance. Tenant leases may be net leases in which the total
operating expenses are recoverable, modified gross leases in which some of the
operating expenses are recoverable, or gross leases in which no expenses are
recoverable (gross leases represent only a small portion of the Company's total
leases). Increases in property operating expenses are fully recoverable under
net leases and recoverable to a high degree under modified gross
leases. Modified gross leases often include base year amounts and expense
increases over these amounts are recoverable. The Company's exposure to property
operating expenses is primarily due to vacancies and leases for occupied space
that limit the amount of expenses that can be recovered.
The Company believes FFO is an appropriate measure of performance for
equity real estate investment trusts. The Company believes that excluding
depreciation and amortization in the calculation of FFO is appropriate since
real estate values have historically increased or decreased based on market
conditions. FFO is not considered as an alternative to net income (determined in
accordance with GAAP) as an indication of the Company's financial performance,
nor is it a measure of the Company's liquidity or indicative of funds available
to provide for the Company's cash needs, including its ability to make
distributions. The Company's key drivers affecting FFO are changes in PNOI (as
discussed above), interest rates, the amount of leverage the Company employs and
general and administrative expense. The following table presents on a
comparative basis for the three months ended March 31, 2007 and 2006
reconciliations of PNOI and FFO Available to Common Stockholders to Net Income.
Three Months Ended March 31,
--------------------------------------
2007 2006
--------------------------------------
(In thousands)
Income from real estate operations.............................................. $ 36,086 32,178
Expenses from real estate operations............................................ (10,084) (8,958)
--------------------------------------
PROPERTY NET OPERATING INCOME................................................... 26,002 23,220
Equity in earnings of unconsolidated investment (before depreciation)........... 109 107
Income from discontinued operations (before depreciation and amortization)...... - 645
Interest income................................................................. 22 22
Other income.................................................................... 25 19
Interest expense................................................................ (6,171) (6,335)
General and administrative expense.............................................. (2,029) (1,808)
Minority interest in earnings (before depreciation and amortization)............ (188) (174)
Gain on sale of nondepreciable real estate investments.......................... 7 649
Dividends on Series D preferred shares.......................................... (656) (656)
--------------------------------------
FUNDS FROM OPERATIONS AVAILABLE TO COMMON STOCKHOLDERS.......................... 17,121 15,689
Depreciation and amortization from continuing operations........................ (11,195) (10,321)
Depreciation and amortization from discontinued operations...................... - (286)
Depreciation from unconsolidated investment..................................... (33) (33)
Minority interest depreciation and amortization................................. 38 37
Gain on sale of depreciable real estate investments............................. - 419
--------------------------------------
NET INCOME AVAILABLE TO COMMON STOCKHOLDERS..................................... 5,931 5,505
Dividends on preferred shares................................................... 656 656
--------------------------------------
NET INCOME...................................................................... $ 6,587 6,161
======================================
Net income available to common stockholders per diluted share................... $ .25 .25
Funds from operations available to common stockholders per diluted share........ .72 .71
Diluted shares for earnings per share and funds from operations................. 23,769 22,208
The Company analyzes the following performance trends in evaluating the progress
of the Company:
o The FFO change per share represents the increase or decrease in FFO per
share from the same quarter in the current year compared to the prior year.
FFO per share for the first quarter of 2007 was $.72 per share compared
with $.71 per share for the same period of 2006, an increase of 1.4%.
Results for the three months ended March 31, 2006 included $.03 per share
gain on the sale of land compared to none in the same period of 2007. The
increase in FFO was mainly due to a PNOI increase of $2,782,000, or 12.0%.
The increase in PNOI was primarily attributable to $1,067,000 from newly
developed properties, $1,013,000 from same property growth and $727,000
from 2006 and 2007 acquisitions. The first quarter of 2007 was the eleventh
consecutive quarter of increased FFO as compared to the previous year's
quarter.
o Same property net operating income change represents the PNOI increase or
decrease for operating properties owned during the entire current period
and prior year reporting period. PNOI from same properties increased 4.4%
for the first quarter. The first quarter of 2007 was the fifteenth
consecutive quarter of improved same property operations.
o Occupancy is the percentage of total leasable square footage for which the
lease term has commenced as of the close of the reporting period. Occupancy
at March 31, 2007 was 96.1%, the highest level since the third quarter of
2000, and an increase from occupancy at December 31, 2006 of 95.9%,
September 30, 2006 of 95.6%, June 30, 2006 of 94.0% and March 31, 2006 of
93.8%. Occupancy has ranged from 91.0% to 96.1% for sixteen consecutive
quarters.
o Rental rate change represents the rental rate increase or decrease on new
and renewal leases compared to the prior leases on the same space. Rental
rate increases on new and renewal leases (5.3% of total square footage)
averaged 11.4% for the first quarter of 2007.
CRITICAL ACCOUNTING POLICIES AND ESTIMATES
The Company's management considers the following accounting policies and
estimates to be critical to the reported operations of the Company.
Real Estate Properties
The Company allocates the purchase price of acquired properties to net
tangible and identified intangible assets based on their respective fair values.
Factors considered by management in allocating the cost of the properties
acquired include an estimate of carrying costs during the expected lease-up
periods considering current market conditions and costs to execute similar
leases. The allocation to tangible assets (land, building and improvements) is
based upon management's determination of the value of the property as if it were
vacant using discounted cash flow models. The remaining purchase price is
allocated among three categories of intangible assets consisting of the above or
below market component of in-place leases, the value of in-place leases and the
value of customer relationships. The value allocable to the above or below
market component of an acquired in-place lease is determined based upon the
present value (using a discount rate which reflects the risks associated with
the acquired leases) of the difference between (i) the contractual amounts to be
paid pursuant to the lease over its remaining term, and (ii) management's
estimate of the amounts that would be paid using fair market rates over the
remaining term of the lease. The amounts allocated to above and below market
leases are included in Other Assets and Other Liabilities, respectively, on the
consolidated balance sheets and are amortized to rental income over the
remaining terms of the respective leases. The total amount of intangible assets
is further allocated to in-place lease values and to customer relationship
values based upon management's assessment of their respective values. These
intangible assets are included in Other Assets on the consolidated balance
sheets and are amortized over the remaining term of the existing lease, or the
anticipated life of the customer relationship, as applicable.
During the industrial development stage, costs associated with development
(i.e., land, construction costs, interest expense during construction and
lease-up, property taxes and other direct and indirect costs associated with
development) are aggregated into the total capitalization of the property.
Included in these costs are management's estimates for the portions of internal
costs (primarily personnel costs) that are deemed directly or indirectly related
to such development activities.
The Company reviews its real estate investments for impairment of value
whenever events or changes in circumstances indicate that the carrying amount of
an asset may not be recoverable. If any real estate investment is considered
permanently impaired, a loss is recorded to reduce the carrying value of the
property to its estimated fair value. Real estate assets to be sold are reported
at the lower of the carrying amount or fair value less selling costs. The
evaluation of real estate investments involves many subjective assumptions
dependent upon future economic events that affect the ultimate value of the
property. Currently, the Company's management is not aware of any impairment
issues nor has it experienced any significant impairment issues in recent years.
In the event of impairment, the property's basis would be reduced and the
impairment would be recognized as a current period charge in the income
statement.
Valuation of Receivables
The Company is subject to tenant defaults and bankruptcies that could
affect the collection of outstanding receivables. In order to mitigate these
risks, the Company performs credit reviews and analyses on prospective tenants
before significant leases are executed. On a quarterly basis, the Company
evaluates outstanding receivables and estimates the allowance for doubtful
accounts. Management specifically analyzes aged receivables, customer
credit-worthiness, historical bad debts and current economic trends when
evaluating the adequacy of the allowance for doubtful accounts. The Company
believes that its allowance for doubtful accounts is adequate for its
outstanding receivables for the periods presented. In the event that the
allowance for doubtful accounts is insufficient for an account that is
subsequently written off, additional bad debt expense would be recognized as a
current period charge in the income statement.
Tax Status
EastGroup, a Maryland corporation, has qualified as a real estate
investment trust under Sections 856-860 of the Internal Revenue Code and intends
to continue to qualify as such. To maintain its status as a REIT, the Company is
required to distribute at least 90% of its ordinary taxable income to its
stockholders. The Company has the option of (i) reinvesting the sales price of
properties sold through tax-deferred exchanges, allowing for a deferral of
capital gains on the sale, (ii) paying out capital gains to the stockholders
with no tax to the Company, or (iii) treating the capital gains as having been
distributed to the stockholders, paying the tax on the gain deemed distributed
and allocating the tax paid as a credit to the stockholders. The Company
distributed all of its 2006 taxable income to its stockholders and expects to
distribute all of its taxable income in 2007. Accordingly, no provision for
income taxes was necessary in 2006, nor is it expected to be necessary for 2007.
FINANCIAL CONDITION
EastGroup's assets were $971,683,000 at March 31, 2007, an increase of
$59,896,000 from December 31, 2006. Liabilities increased $65,271,000 to
$556,113,000 and stockholders' equity decreased $5,420,000 to $413,377,000
during the same period. The paragraphs that follow explain these changes in
detail.
ASSETS
Real Estate Properties
Real estate properties increased $53,519,000 during the three months ended
March 31, 2007 primarily due to the purchase of four properties and the transfer
of two properties from development, as detailed below.
Date
Real Estate Properties Acquired in 2007 Location Size Acquired Cost (1)
----------------------------------------------------------------------------------------------------------------------------
(Square feet) (In thousands)
Westinghouse and Lindbergh I & II.... Charlotte, NC 181,000 01/09/07 $ 8,939
North Stemmons III................... Dallas, TX 60,000 01/30/07 2,446
Fairgrounds Business Park............ San Antonio, TX 231,000 03/02/07 9,853
Nations Ford Distribution Center..... Charlotte, NC 456,000 03/08/07 20,096
-------------- ----------------
Total Acquisitions................. 928,000 $ 41,334
============== ================
(1) Total cost of the properties acquired was $43,980,000, of which
$41,334,000 was allocated to real estate properties as indicated
above. Intangibles associated with the purchases of real estate were
allocated as follows: $2,894,000 to in-place lease intangibles and
$246,000 to above market leases (both included in Other Assets on the
consolidated balance sheet) and $494,000 to below market leases
(included in Other Liabilities on the consolidated balance sheet). All
of these costs are amortized over the remaining lives of the
associated leases in place at the time of acquisition.
Real Estate Properties Transferred from Date
Development in 2007 Location Size Transferred Cost at Transfer
----------------------------------------------------------------------------------------------------------------------------
(Square feet) (In thousands)
Santan 10 II......................... Chandler, AZ 85,000 01/01/07 $ 5,501
Oak Creek III........................ Tampa, FL 61,000 03/23/07 3,578
-------------- ----------------
Total Developments Transferred..... 146,000 $ 9,079
============== ================
The Company made capital improvements of $2,751,000 on existing and
acquired properties (included in the Capital Expenditures table under Results of
Operations). Also, the Company incurred costs of $355,000 on development
properties that had transferred to real estate properties; the Company records
these expenditures as development costs on the consolidated statements of cash
flows during the 12-month period following transfer.
Development
The investment in development at March 31, 2007 was $129,346,000 compared
to $114,986,000 at December 31, 2006. Total capital invested for development
during 2007 was $23,794,000. In addition to the costs of $23,439,000 incurred
for the three months ended March 31, 2007 as detailed in the development
activity table, the Company incurred costs of $355,000 on developments during
the 12-month period following transfer to real estate properties.
In the first quarter of 2007, EastGroup acquired Centennial Park
Distribution Center in Denver for $4,131,000. The building, which was built in
1990, contains 68,000 square feet and is located near Centennial Airport in
southeast Denver. The business distribution property is currently vacant, and
EastGroup plans to redevelop it as a multi-tenant facility. Costs associated
with this acquisition are included in the development activity table.
In addition, the Company executed a ten-year lease with United Stationers
Supply Co. for a 404,000 square foot build-to-suit development in its Southridge
Commerce Park in Orlando. The projected cost of this development is
approximately $20 million, and construction is expected to begin in July 2007
with occupancy projected in the second quarter of 2008.
The Company transferred two developments to real estate properties during
2007 with a total investment of $9,079,000 as of the date of transfer.
Costs Incurred
---------------------------------------------
Costs For the Cumulative
Transferred Three Months as of Estimated
DEVELOPMENT Size in 2007(1) Ended 3/31/07 3/31/07 Total Costs(2)
------------------------------------------------------------------------------------------------------------------------------------
(Square feet) (In thousands)
LEASE-UP
Southridge II, Orlando, FL...................... 41,000 $ - 249 3,795 4,700
World Houston 15, Houston, TX................... 63,000 - 255 4,781 5,800
Arion 17, San Antonio, TX....................... 40,000 - 53 2,991 3,500
Southridge VI, Orlando, FL...................... 81,000 - 311 5,282 5,700
Oak Creek V, Tampa, FL......................... 100,000 - 265 5,098 6,400
Southridge III, Orlando, FL..................... 81,000 - 667 5,120 5,900
Beltway Crossing II, III & IV, Houston, TX...... 160,000 - 492 7,645 9,300
-------------------------------------------------------------------------------
Total Lease-up.................................... 566,000 - 2,292 34,712 41,300
-------------------------------------------------------------------------------
UNDER CONSTRUCTION
World Houston 22, Houston, TX................... 68,000 - 974 4,044 4,200
SunCoast I & II, Fort Myers, FL................. 126,000 - 2,523 7,801 10,900
World Houston 23, Houston, TX................... 125,000 - 2,737 7,234 8,400
Arion 16, San Antonio, TX....................... 64,000 - 1,368 3,752 4,200
Castilian Research Center, Santa Barbara, CA.... 35,000 - 1,471 6,393 7,300
Oak Creek A & B, Tampa, FL(3)................... 35,000 - 1,565 2,316 3,300
Interstate Commons III, Phoenix, AZ............. 38,000 - 1,125 1,698 3,200
Southridge VII, Orlando, FL..................... 92,000 3,312 - 3,312 6,700
40th Avenue Distribution Center, Phoenix, AZ.... 89,000 - 449 1,550 6,100
World Houston 24, Houston, TX................... 93,000 - 586 1,687 5,600
Centennial Park, Denver, CO..................... 68,000 - 4,149 4,149 4,900
World Houston 25, Houston, TX................... 66,000 - 243 888 3,700
Wetmore II, Bldg A, San Antonio, TX............. 34,000 504 - 504 3,200
Wetmore II, Bldgs B & C, San Antonio, TX........ 124,000 1,269 - 1,269 7,600
-------------------------------------------------------------------------------
Total Under Construction.......................... 1,057,000 5,085 17,190 46,597 79,300
-------------------------------------------------------------------------------
PROSPECTIVE DEVELOPMENT (PRIMARILY LAND)
Phoenix, AZ..................................... 271,000 - 230 6,745 22,800
Tucson, AZ...................................... 70,000 - - 326 3,500
Tampa, FL....................................... 329,000 - 391 5,048 15,600
Orlando, FL..................................... 560,000 (3,312) 2,234 7,293 40,800
West Palm Beach, FL............................. 20,000 - 25 710 2,300
Fort Myers, FL.................................. 752,000 - 470 13,138 56,500
El Paso, TX..................................... 251,000 - - 2,444 9,600
Houston, TX..................................... 936,000 - 283 9,790 53,500
San Antonio, TX................................. 145,000 (1,773) 205 1,838 9,800
Jackson, MS..................................... 28,000 - - 705 2,000
-------------------------------------------------------------------------------
Total Prospective Development..................... 3,362,000 (5,085) 3,838 48,037 216,400
-------------------------------------------------------------------------------
4,985,000 $ - 23,320 129,346 337,000
===============================================================================
DEVELOPMENTS COMPLETED AND TRANSFERRED
TO REAL ESTATE PROPERTIES DURING 2007
Santan 10 II, Chandler, AZ...................... 85,000 $ - - 5,501
Oak Creek III, Tampa, FL....................... 61,000 - 119 3,578
--------------------------------------------------------------
Total Transferred to Real Estate Properties....... 146,000 $ - 119 9,079 (4)
==============================================================
(1) Represents costs transferred from Prospective Development (principally land)
to Under Construction during the period.
(2) The information provided above includes forward-looking data based on
current construction schedules, the status of lease negotiations with potential
tenants and other relevant factors currently available to the Company. There can
be no assurance that any of these factors will not change or that any change
will not affect the accuracy of such forward-looking data. Among the factors
that could affect the accuracy of the forward-looking statements are weather or
other natural occurrence, default or other failure of performance by
contractors, increases in the price of construction materials or the
availability of such materials, failure to obtain necessary permits or approvals
from government entities, changes in local and/or national economic conditions,
increased competition for tenants or other occurrences that could depress rental
rates, and other factors not within the control of the Company.
(3) These buildings are being developed for sale.
(4) Represents cumulative costs at the date of transfer.
Accumulated depreciation on real estate properties increased $9,311,000 due
to depreciation expense on real estate properties. A summary of Other Assets is
presented in Note 9 in the Notes to the Consolidated Financial Statements.
LIABILITIES
Mortgage notes payable decreased $3,165,000 during the three months ended
March 31, 2007 as a result of regularly scheduled principal payments of
$3,136,000 and mortgage loan premium amortization of $29,000.
Notes payable to banks increased $75,196,000 as a result of advances of
$129,447,000 exceeding repayments of $54,251,000. The Company's credit
facilities are described in greater detail under Liquidity and Capital
Resources.
See Note 10 in the Notes to the Consolidated Financial Statements for a
summary of Accounts Payable and Accrued Expenses.
STOCKHOLDERS' EQUITY
Distributions in excess of earnings increased $5,855,000 as a result of
dividends on common and preferred stock of $12,442,000 exceeding net income for
financial reporting purposes of $6,587,000. See Note 13 in the Notes to the
Consolidated Financial Statements for information related to the changes in
additional paid-in capital resulting from stock-based compensation.
RESULTS OF OPERATIONS
(Comments are for the three months ended March 31, 2007 compared to the three
months ended March 31, 2006.)
Net income available to common stockholders for the three months ended
March 31, 2007 was $5,931,000 ($.25 per basic and diluted share) compared to
$5,505,000 ($.25 per basic and diluted share) for the same period in 2006.
Diluted earnings per share for the three months in 2006 included a $.05 per
share gain on the sale of real estate properties compared to none in 2007.
PNOI for the three months increased by $2,782,000, or 12.0%, primarily due
to increased average occupancy, acquisitions and developments. Expense to
revenue ratios were about the same for both periods. The Company's percentage
leased and occupied were 96.7% and 96.1%, respectively, at March 31, 2007
compared to 94.4% and 93.8% at March 31, 2006.
The increase in PNOI was primarily attributable to $1,067,000 from newly
developed properties, $1,013,000 from same property growth and $727,000 from
2006 and 2007 acquisitions. These increases in PNOI and lower interest expense
for the first quarter of 2007 were offset by increased depreciation and
amortization expense and other costs as discussed below.
The following table presents the components of interest expense for the
first quarter of 2007 and 2006:
Three Months Ended March 31,
--------------------------------- Increase/
2007 2006 Decrease
-------------------------------------------------
(In thousands, except rates of interest)
Average bank borrowings.......................................... $ 59,224 118,822 (59,598)
Weighted average variable interest rates......................... 6.63% 5.61%
VARIABLE RATE INTEREST EXPENSE
Variable rate interest (excluding loan cost amortization)........ $ 968 1,643 (675)
Amortization of bank loan costs.................................. 89 89 -
-------------------------------------------------
Total variable rate interest expense............................. 1,057 1,732 (675)
-------------------------------------------------
FIXED RATE INTEREST EXPENSE
Fixed rate interest (excluding loan cost amortization)........... 6,422 5,412 1,010
Amortization of mortgage loan costs.............................. 132 110 22
-------------------------------------------------
Total fixed rate interest expense................................ 6,554 5,522 1,032
-------------------------------------------------
Total interest................................................... 7,611 7,254 357
Less capitalized interest........................................ (1,440) (919) (521)
-------------------------------------------------
TOTAL INTEREST EXPENSE........................................... $ 6,171 6,335 (164)
=================================================
Interest costs incurred during the period of construction of real estate
properties are capitalized and offset against interest expense. The Company's
weighted average variable interest rates in the first quarter of 2007 were
higher than in 2006; however, average bank borrowings were significantly lower.
The Company has closed several new mortgages with ten-year terms at fixed rates
in recent years and used the proceeds to reduce the Company's exposure to
changes in variable bank rates.
The increase in mortgage interest expense in 2007 was primarily due to the
new mortgages detailed in the table below.
NEW MORTGAGES INTEREST RATE DATE AMOUNT
------------------------------------------------------------------------------------------------------------------
Huntwood and Wiegman Distribution Centers............. 5.680% 08/08/06 $ 38,000,000
Alamo Downs, Arion 1-15 & 17, Rampart I, II & III,
Santan 10 and World Houston 16...................... 5.970% 10/17/06 78,000,000
------------- ---------------
Weighted Average/Total Amount....................... 5.875% $ 116,000,000
============= ===============
These increases were offset by regularly scheduled principal payments and
the repayments of three mortgages totaling $35,929,000 in 2006 as shown in the
following table:
INTEREST DATE PAYOFF
MORTGAGE LOANS REPAID IN 2006 RATE REPAID AMOUNT
-------------------------------------------------------------------------------------------------------
Huntwood Distribution Center....................... 7.990% 08/08/06 $ 10,557,000
Wiegman Distribution Center........................ 7.990% 08/08/06 4,872,000
Arion Business Park................................ 4.450% 10/16/06 20,500,000
---------- ---------------
Weighted Average/Total Amount.................... 5.970% $ 35,929,000
========== ===============
Depreciation and amortization for continuing operations increased $874,000
for the three months ended March 31, 2007 compared to the same period in 2006.
This increase was primarily due to properties acquired and transferred from
development during 2006 and 2007.
NAREIT has recommended supplemental disclosures concerning straight-line
rent, capital expenditures and leasing costs. Straight-lining of rent for
continuing operations increased income by $142,000 in the first quarter of 2007
compared to $359,000 in the same period in 2006.
Capital Expenditures
Capital expenditures for the three months ended March 31, 2007 and 2006
were as follows:
Three Months Ended March 31,
Estimated ----------------------------------
Useful Life 2007 2006
--------------------------------------------------------
(In thousands)
Upgrade on Acquisitions.................. 40 yrs $ 39 63
Tenant Improvements:
New Tenants........................... Lease Life 1,438 2,019
New Tenants (first generation) (1).... Lease Life 338 152
Renewal Tenants....................... Lease Life 404 149
Other:
Building Improvements................. 5-40 yrs 225 515
Roofs................................. 5-15 yrs 165 134
Parking Lots.......................... 3-5 yrs 107 63
Other................................. 5 yrs 35 30
----------------------------------
Total capital expenditures......... $ 2,751 3,125
==================================
(1) First generation refers to space that has never been occupied under
EastGroup's ownership.
Capitalized Leasing Costs
The Company's leasing costs (principally commissions) are capitalized and
included in Other Assets. The costs are amortized over the terms of the
associated leases and are included in depreciation and amortization expense.
Capitalized leasing costs for the three months ended March 31, 2007 and 2006
were as follows:
Three Months Ended March 31,
Estimated ----------------------------------
Useful Life 2007 2006
--------------------------------------------------------
(In thousands)
Development.............................. Lease Life $ 905 234
New Tenants.............................. Lease Life 686 692
New Tenants (first generation) (1)....... Lease Life 115 40
Renewal Tenants.......................... Lease Life 375 495
----------------------------------
Total capitalized leasing costs.... $ 2,081 1,461
==================================
Amortization of leasing costs (2)........ $ 1,180 1,064
==================================
(1) First generation refers to space that has never been occupied under
EastGroup's ownership.
(2) Includes discontinued operations.
Discontinued Operations
The results of operations, including interest expense (if applicable), for
the properties sold or held for sale during the periods reported are shown under
Discontinued Operations on the consolidated income statements. The following
table presents the components of revenue and expense for the properties sold
during the three months ended March 31, 2006. There were no sales of properties
during 2007; however, the Company recognized a deferred gain from a previous
sale.
Three Months Ended March 31,
----------------------------
Discontinued Operations 2007 2006
-----------------------------------------------------------------------------------------------------
(In thousands)
Income from real estate operations.............................. $ - 934
Expenses from real estate operations............................ - (289)
----------------------------
Property net operating income from discontinued operations.... - 645
Depreciation and amortization................................... - (286)
----------------------------
Income from real estate operations.............................. - 359
Gain on sale of real estate investments....................... 7 1,068
----------------------------
Income from discontinued operations............................. $ 7 1,427
============================
A summary of gain on sale of real estate investments for the three months
ended March 31, 2006 follows:
Date Net Deferred Recognized
Real Estate Properties Location Size Sold Sales Price Basis Gain Gain
------------------------------------------------------------------------------------------------------------------------------------
(In thousands)
Madisonville land.................... Madisonville, KY 1.2 Acres 01/05/06 $ 804 27 181 596
Senator I & II/Southeast Crossing.... Memphis, TN 534,000 SF 03/09/06 14,870 14,466 - 404
Dallas land.......................... Dallas, TX 0.1 Acre 03/16/06 66 13 - 53
Deferred gain recognized from
previous sale.................... 15
---------------------------------------------
$ 15,740 14,506 181 1,068
=============================================
NEW ACCOUNTING PRONOUNCEMENTS
In June 2006, the Financial Accounting Standards Board (FASB) issued
Interpretation No. 48 (FIN 48), Accounting for Uncertainty in Income Taxes, an
Interpretation of FASB Statement No. 109. FIN 48 clarifies the accounting for
uncertainty in income taxes recognized in a company's financial statements and
prescribes a recognition threshold and measurement attribute for the financial
statement recognition and measurement of a tax position taken or expected to be
taken in a tax return. FIN 48 was effective January 1, 2007. With few
exceptions, the Company's 2002 and earlier tax years are closed for examination
by U.S. federal, state and local tax authorities. The adoption of FIN 48 had no
impact on the Company's overall financial position or results of operations
during the first quarter of 2007.
In September 2006, the FASB issued Statement of Financial Accounting
Standards (SFAS) No. 157, Fair Value Measurements, which provides guidance for
using fair value to measure assets and liabilities. SFAS No. 157 applies
whenever other standards require (or permit) assets or liabilities to be
measured at fair value but does not expand the use of fair value in any new
circumstances. The provisions of Statement 157 are effective for financial
statements issued for fiscal years beginning after November 15, 2007, and
interim periods within those fiscal years. EastGroup accounts for its
stock-based compensation costs at fair value on the dates of grant as required
under SFAS No. 123R. Also, as required under SFAS No. 133, the Company accounts
for its interest rate swap cash flow hedge on the Tower Automotive mortgage at
fair value. The Company expects that the adoption of Statement 157 in 2008 will
have little or no impact on its overall financial position or results of
operations.
LIQUIDITY AND CAPITAL RESOURCES
Net cash provided by operating activities was $14,544,000 for the three
months ended March 31, 2007. The primary other sources of cash were from bank
borrowings. The Company distributed $11,912,000 in common and $656,000 in
preferred stock dividends during the first quarter of 2007. Other primary uses
of cash were for bank debt repayments, purchases of real estate, construction
and development of properties, mortgage note repayments and capital improvements
at various properties.
Total debt at March 31, 2007 and December 31, 2006 is detailed below. The
Company's bank credit facilities have certain restrictive covenants, and the
Company was in compliance with all of its debt covenants at March 31, 2007 and
December 31, 2006.
March 31, 2007 December 31, 2006
-------------------------------------------
(In thousands)
Mortgage notes payable - fixed rate......... $ 414,275 417,440
Bank notes payable - floating rate.......... 104,262 29,066
-------------------------------------------
Total debt............................... $ 518,537 446,506
===========================================
The Company has a three-year, $175 million unsecured revolving credit
facility with a group of nine banks that matures in January 2008. The Company
customarily uses this line of credit for acquisitions and developments. The
interest rate on the facility is based on the LIBOR index and varies according
to debt-to-total asset value ratios, with an annual facility fee of 20 basis
points. EastGroup's current interest rate under this facility is LIBOR plus 95
basis points, except that it may be lower based upon the competitive bid option
in the note. The line of credit can be expanded by $100 million and has a
one-year extension at EastGroup's option. At March 31, 2007, the weighted
average interest rate was 6.04% on a balance of $88,700,000. The interest rate
on each tranche is currently reset on a monthly basis. At May 7, 2007, the
balance on this line was comprised of a $66 million tranche at 6.27% and $43.7
million in competitive bid loans at a weighted average rate of 5.81%.
The Company has a one-year $20 million unsecured revolving credit facility
with PNC Bank, N.A. that matures in November 2007. This credit facility is
customarily used for working capital needs. The interest rate on the facility is
based on LIBOR and varies according to debt-to-total asset value ratios; it is
currently LIBOR plus 110 basis points. At March 31, 2007, the interest rate was
6.42% on $15,562,000.
As market conditions permit, EastGroup issues equity, including preferred
equity, and/or employs fixed-rate, nonrecourse first mortgage debt to replace
the short-term bank borrowings.
Contractual Obligations
EastGroup's fixed, noncancelable obligations as of December 31, 2006 did
not materially change during the three months ended March 31, 2007 except for
the increase in bank borrowings discussed above and the purchase of the
properties in Charlotte that were under contract at year end. In addition, in
late March, the Company executed a ten-year lease with United Stationers Supply
Co. for a 404,000 square foot built-to-suit development in its Southridge
Commerce Park in Orlando. The projected cost of this development is
approximately $20 million and construction is expected to begin in July 2007
with occupancy projected in the second quarter of 2008. In connection with this
build-to-suit development, EastGroup entered into contracts with United
Stationers to purchase two of its existing properties (278,000 square feet) in
Jacksonville and Tampa, Florida for approximately $9 million. These acquisitions
are expected to close in mid-2008, in line with completion of the build-to-suit
development. Also, the Company entered into a contract to acquire a 45,000
square foot building and 10 acres of land for future development in Tucson,
Arizona for approximatley $5.5 million. This acquisition is expected to close in
mid-May 2007.
The Company anticipates that its current cash balance, operating cash
flows, borrowings under its lines of credit, proceeds from new mortgage debt
and/or proceeds from the issuance of equity instruments will be adequate for (i)
operating and administrative expenses, (ii) normal repair and maintenance
expenses at its properties, (iii) debt service obligations, (iv) distributions
to stockholders, (v) capital improvements, (vi) purchases of properties, (vii)
development, and (viii) any other normal business activities of the Company,
both in the short- and long-term.
INFLATION
Most of the Company's leases include scheduled rent increases.
Additionally, most of the Company's leases require the tenants to pay their pro
rata share of operating expenses, including real estate taxes, insurance and
common area maintenance, thereby reducing the Company's exposure to increases in
operating expenses resulting from inflation. In addition, the Company's leases
typically have three to five year terms, which may enable the Company to replace
existing leases with new leases at a higher base if rents on the existing leases
are below the then-existing market rate.
ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.
The Company is exposed to interest rate changes primarily as a result of
its lines of credit and long-term debt maturities. This debt is used to maintain
liquidity and fund capital expenditures and expansion of the Company's real
estate investment portfolio and operations. The Company's objective for interest
rate risk management is to limit the impact of interest rate changes on earnings
and cash flows and to lower its overall borrowing costs. To achieve its
objectives, the Company borrows at fixed rates but also has several variable
rate bank lines as discussed under Liquidity and Capital Resources. The table
below presents the principal payments due and weighted average interest rates
for both the fixed rate and variable rate debt.
Apr-Dec
2007 2008 2009 2010 2011 Thereafter Total Fair Value
------------------------------------------------------------------------------------------
Fixed rate debt(1) (in thousands)... $ 23,390 12,967 43,157 11,680 77,908 245,173 414,275 418,683(2)
Weighted average interest rate...... 7.31% 6.26% 6.62% 6.03% 7.05% 5.78% 6.21%
Variable rate debt (in thousands)... $ 15,562 88,700 - - - - 104,262 104,262
Weighted average interest rate...... 6.42% 6.04% - - - - 6.10%
(1) The fixed rate debt shown above includes the Tower Automotive mortgage,
which has a variable interest rate based on the one-month LIBOR. EastGroup has
an interest rate swap agreement that fixes the rate at 4.03% for the 8-year
term. Interest and related fees result in an annual effective interest rate of
5.3%.
(2) The fair value of the Company's fixed rate debt is estimated based on the
quoted market prices for similar issues or by discounting expected cash flows at
the rates currently offered to the Company for debt of the same remaining
maturities, as advised by the Company's bankers.
As the table above incorporates only those exposures that existed as of
March 31, 2007, it does not consider those exposures or positions that could
arise after that date. The ultimate impact of interest rate fluctuations on the
Company will depend on the exposures that arise during
subsequent periods. If the weighted average interest rate on the variable rate
bank debt as shown above changes by 10% or approximately 61 basis points,
interest expense and cash flows would increase or decrease by approximately
$636,000 annually.
The Company has an interest rate swap agreement to hedge its exposure to
the variable interest rate on the Company's $9,875,000 Tower Automotive Center
recourse mortgage, which is summarized in the table below. Under the swap
agreement, the Company effectively pays a fixed rate of interest over the term
of the agreement without the exchange of the underlying notional amount. This
swap is designated as a cash flow hedge and is considered to be fully effective
in hedging the variable rate risk associated with the Tower mortgage loan.
Changes in the fair value of the swap are recognized in accumulated other
comprehensive income. The Company does not hold or issue this type of derivative
contract for trading or speculative purposes.
Current Notional Fair Value Fair Value
Type of Hedge Amount Maturity Date Reference Rate Fixed Rate at 3/31/07 at 12/31/06
----------------------------------------------------------------------------------------------------------------------------
(In thousands) (In thousands)
Swap $9,875 12/31/10 1 month LIBOR 4.03% $251 $314
FORWARD LOOKING STATEMENTS
The Company's assumptions and financial projections in this report are based
upon "forward-looking" information and are being made pursuant to the safe
harbor provisions of the Private Securities Litigation Reform Act of 1995.
Forward-looking statements are inherently subject to known and unknown risks and
uncertainties, many of which the Company cannot predict, including, without
limitation: changes in general economic conditions; the extent of tenant
defaults or of any early lease terminations; the Company's ability to lease or
re-lease space at current or anticipated rents; changes in the supply of and
demand for industrial/warehouse properties; increases in interest rate levels;
increases in operating costs; the availability of financing; natural disasters
and the Company's ability to obtain adequate insurance; changes in governmental
regulation, tax rates and similar matters; and other risks associated with the
development and acquisition of properties, including risks that development
projects may not be completed on schedule or that development or operating costs
may be greater than anticipated. Although the Company believes that the
expectations reflected in the forward-looking statements are based upon
reasonable assumptions at the time made, the Company can give no assurance that
such expectations will be achieved. The Company assumes no obligation whatsoever
to publicly update or revise any forward-looking statements. See also the
Company's reports to be filed from time to time with the Securities and Exchange
Commission pursuant to the Securities Exchange Act of 1934.
ITEM 4. CONTROLS AND PROCEDURES.
(i) Disclosure Controls and Procedures.
The Company carried out an evaluation, under the supervision and with the
participation of the Company's management, including the Company's Chief
Executive Officer and Chief Financial Officer, of the effectiveness of the
design and operation of the Company's disclosure controls and procedures
pursuant to Exchange Act Rule 13a-15. Based upon that evaluation, the Chief
Executive Officer and Chief Financial Officer concluded that, as of March 31,
2007, the Company's disclosure controls and procedures were effective in timely
alerting them to material information relating to the Company (including its
consolidated subsidiaries) required to be included in the Company's periodic SEC
filings.
(ii) Changes in Internal Control Over Financial Reporting.
There was no change in the Company's internal control over financial
reporting during the Company's first fiscal quarter ended March 31, 2007 that
has materially affected, or is reasonably likely to materially affect, the
Company's internal control over financial reporting.
PART II. OTHER INFORMATION
ITEM 1A. RISK FACTORS
There have been no material changes to the risk factors disclosed in EastGroup's
Form 10-K for the year ended December 31, 2006.
ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS
Purchases of Equity Securities by the Issuer and Affiliated Purchasers
Total Number Average Price Total Number of Shares Maximum Number of Shares
of Shares Paid Per Purchased as Part of Publicly That May Yet Be Purchased
Period Purchased Share Announced Plans or Programs Under the Plans or Programs
-------------------------------------------------------------------------------------------------------------------------------
01/01/07 thru 01/31/07 5,061 (1) $53.56 - 672,300
02/01/07 thru 02/28/07 - - - 672,300
03/01/07 thru 03/31/07 1,251 (1) 52.46 - 672,300 (2)
--------------------------------------------------------------------
Total 6,312 $53.34 -
====================================================================
(1) As permitted under the Company's equity compensation plans, these shares
were withheld by the Company to satisfy the tax withholding obligations for
those employees who elected this option in connection with the vesting of shares
of restricted stock. Shares withheld for tax withholding obligations do not
affect the total number of remaining shares available for repurchase under the
Company's common stock repurchase plan.
(2) EastGroup's Board of Directors has authorized the repurchase of up to
1,500,000 shares of its outstanding common stock. The shares may be purchased
from time to time in the open market or in privately negotiated transactions.
Under the common stock repurchase plan, the Company has purchased a total of
827,700 shares for $14,170,000 (an average of $17.12 per share) with 672,300
shares still authorized for repurchase. The Company has not repurchased any
shares under this plan since 2000.
ITEM 6. EXHIBITS.
(a) Form 10-Q Exhibits:
3(a) Bylaws of the Company (incorporated by reference to Appendix C to
the Company's Proxy Statement for its Annual Meeting of
Stockholders held on June 5, 1997).
3(b) Amendment to Bylaws of the Company dated as of April 11, 2007
(incorporated by reference to Exhibit 3.1 to the Company's Form
8-K filed April 12, 2007).
(31) Rule 13a-14(a)/15d-14(a) Certifications (pursuant to Section 302
of the Sarbanes-Oxley Act of 2002)
(a) David H. Hoster II, Chief Executive Officer
(b) N. Keith McKey, Chief Financial Officer
(32) Section 1350 Certifications (pursuant to Section 906 of the
Sarbanes-Oxley Act of 2002)
(a) David H. Hoster II, Chief Executive Officer
(b) N. Keith McKey, Chief Financial Officer
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities
Exchange Act of 1934, the Registrant has duly caused this report to be signed on
its behalf by the undersigned, thereunto duly authorized.
Date: May 10, 2007
EASTGROUP PROPERTIES, INC.
By: /s/ BRUCE CORKERN
-----------------------------
Bruce Corkern, CPA
Senior Vice President, Controller and
Chief Accounting Officer
By: /s/ N. KEITH MCKEY
------------------------------
N. Keith McKey, CPA
Executive Vice President, Chief Financial Officer,
Treasurer and Secretary