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Table of Contents

 

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 

Form 10-Q

 

Quarterly report pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

For the quarterly period ended September 30, 2022

or

 

Transition report pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

For the transition period from to

Commission File Number: 001-6300

PENNSYLVANIA REAL ESTATE INVESTMENT TRUST

(Exact name of Registrant as specified in its charter)

 

Pennsylvania

 

23-6216339

(State or other jurisdiction of

incorporation or organization)

 

(I.R.S. Employer

Identification No.)

 

 

 

One Commerce Square

2005 Market Street, Suite 1000

Philadelphia, PA

 

19103

(Address of principal executive offices)

 

(Zip Code)

Registrant’s telephone number, including area code (215) 875-0700

 

Securities registered pursuant to Section 12(b) of the Act:

 

Title of each class

Trading Symbol(s)

Name of Exchange on which registered

Shares of Beneficial Interest, par value $1.00 per share

PEI

New York Stock Exchange

Series B Preferred Shares, par value $0.01 per share

PEIPrB

New York Stock Exchange

Series C Preferred Shares, par value $0.01 per share

PEIPrC

New York Stock Exchange

Series D Preferred Shares, par value $0.01 per share

PEIPrD

New York Stock Exchange

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 ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☒ No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

 

Large accelerated filer

 

Accelerated filer

Non-accelerated filer

 

Smaller reporting company

 

 

 

Emerging growth company

 

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.

Indicate by check mark whether registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No

Indicate by check mark whether the registrant has filed all documents and reports required to be filed by Sections 12, 13, or 15(d) of the Securities Exchange Act of 1934 subsequent to the distribution of securities under a plan confirmed by a court. Yes ☒ No ☐

 

 


Table of Contents

 

Indicate the number of shares outstanding of each of the issuer’s classes of common stock, as of the latest practicable date. On November 4, 2022, 5,369,460 shares of beneficial interest, par value $1.00 per share, of the Registrant were outstanding.

 

 


Table of Contents

 

PENNSYLVANIA REAL ESTATE INVESTMENT TRUST

 

CONTENTS

 

 

 

 

Page

 

PART I—FINANCIAL INFORMATION

 

 

 

 

 

Item 1.

 

Financial Statements (Unaudited):

1

 

 

 

 

 

 

Consolidated Balance Sheets—September 30, 2022 and December 31, 2021

1

 

 

 

 

 

 

Consolidated Statements of Operations—Three and Nine Months Ended September 30, 2022 and 2021

2

 

 

 

 

 

 

Consolidated Statements of Comprehensive Loss—Three and Nine Months Ended September 30, 2022 and 2021

3

 

 

 

 

 

 

Consolidated Statements of Equity—Three and Nine Months Ended September 30, 2022 and 2021

4

 

 

 

 

 

 

Consolidated Statements of Cash Flows—Nine Months Ended September 30, 2022 and 2021

5

 

 

 

 

 

 

Notes to Unaudited Consolidated Financial Statements

6

 

 

 

 

Item 2.

 

Management’s Discussion and Analysis of Financial Condition and Results of Operations

22

 

 

 

 

Item 3.

 

Quantitative and Qualitative Disclosures About Market Risk

48

 

 

 

 

Item 4.

 

Controls and Procedures

50

 

 

 

 

 

 

PART II—OTHER INFORMATION

 

 

 

 

 

Item 1.

 

Legal Proceedings

51

 

 

 

 

Item 1A.

 

Risk Factors

51

 

 

 

 

Item 2.

 

Unregistered Sales of Equity Securities and Use of Proceeds

52

 

 

 

 

Item 3.

 

Defaults Upon Senior Securities

52

 

 

 

 

Item 4.

 

Not Applicable

 

 

 

 

 

Item 5.

 

Not Applicable

 

 

 

 

 

Item 6.

 

Exhibits

53

 

 

 

 

Signatures

 

 

55

 

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

 


Table of Contents

 

Item 1. FINANCIAL STATEMENTS

PENNSYLVANIA REAL ESTATE INVESTMENT TRUST

CONSOLIDATED BALANCE SHEETS

(Unaudited)

 

(in thousands, except per share amounts)

 

September 30, 2022

 

 

December 31, 2021

 

ASSETS:

 

 

 

 

 

 

INVESTMENTS IN REAL ESTATE, at cost:

 

 

 

 

 

 

Operating properties

 

$

2,980,963

 

 

$

3,156,194

 

Construction in progress

 

 

41,218

 

 

 

45,828

 

Land held for development

 

 

2,058

 

 

 

4,339

 

Total investments in real estate

 

 

3,024,239

 

 

 

3,206,361

 

Accumulated depreciation

 

 

(1,407,395

)

 

 

(1,405,260

)

Net investments in real estate

 

 

1,616,844

 

 

 

1,801,101

 

INVESTMENTS IN PARTNERSHIPS, at equity:

 

 

7,907

 

 

 

16,525

 

OTHER ASSETS:

 

 

 

 

 

 

Cash and cash equivalents

 

 

21,063

 

 

 

43,852

 

Tenant and other receivables

 

 

31,179

 

 

 

42,501

 

Intangible assets (net of accumulated amortization of $22,578 and $21,598 at September 30, 2022 and December 31, 2021, respectively)

 

 

9,074

 

 

 

10,054

 

Deferred costs and other assets, net

 

 

113,569

 

 

 

128,923

 

Assets held for sale

 

 

86,408

 

 

 

8,780

 

Total assets

 

$

1,886,044

 

 

$

2,051,736

 

LIABILITIES:

 

 

 

 

 

 

Mortgage loans payable, net

 

$

761,230

 

 

$

851,283

 

Term Loans, net

 

 

972,198

 

 

 

959,137

 

Revolving Facilities

 

 

26,078

 

 

 

54,549

 

Tenants’ deposits and deferred rent

 

 

11,994

 

 

 

10,180

 

Distributions in excess of partnership investments

 

 

89,702

 

 

 

71,570

 

Fair value of derivative instruments

 

 

 

 

 

8,427

 

Accrued expenses and other liabilities

 

 

72,876

 

 

 

89,331

 

Liabilities on assets held for sale

 

 

41,689

 

 

 

212

 

Total liabilities

 

 

1,975,767

 

 

 

2,044,689

 

COMMITMENTS AND CONTINGENCIES (Note 8)

 

 

 

 

 

 

EQUITY:

 

 

 

 

 

 

Series B Preferred Shares, $.01 par value per share; 3,450 shares issued and outstanding; liquidation preference of $100,561 and $95,791 at September 30, 2022 and December 31, 2021, respectively

 

 

35

 

 

 

35

 

Series C Preferred Shares, $.01 par value per share; 6,900 shares issued and outstanding; liquidation preference of $200,445 and $191,130 at September 30, 2022 and December 31, 2021, respectively

 

 

69

 

 

 

69

 

Series D Preferred Shares, $.01 par value per share; 5,000 shares issued and outstanding; liquidation preference of $144,337 and $137,891 at September 30, 2022 and December 31, 2021, respectively

 

 

50

 

 

 

50

 

Shares of beneficial interest, $1.00 par value per share; 13,333 shares authorized; 5,369 and 5,347 shares issued and outstanding at September 30, 2022 and December 31, 2021, respectively

 

 

5,369

 

 

 

5,347

 

Capital contributed in excess of par

 

 

1,858,124

 

 

 

1,851,866

 

Accumulated other comprehensive loss

 

 

3,297

 

 

 

(8,830

)

Distributions in excess of net income

 

 

(1,945,988

)

 

 

(1,832,375

)

Total equity (deficit) – Pennsylvania Real Estate Investment Trust

 

 

(79,044

)

 

 

16,162

 

Noncontrolling interest

 

 

(10,679

)

 

 

(9,115

)

Total equity (deficit)

 

 

(89,723

)

 

 

7,047

 

Total liabilities and equity

 

$

1,886,044

 

 

$

2,051,736

 

See accompanying notes to the unaudited consolidated financial statements.

1


Table of Contents

 

PENNSYLVANIA REAL ESTATE INVESTMENT TRUST

CONSOLIDATED STATEMENTS OF OPERATIONS

(Unaudited)

 

 

 

For the Three Months Ended
September 30,

 

 

For the Nine Months Ended
September 30,

 

(in thousands, except per share amounts)

 

2022

 

 

2021

 

 

2022

 

 

2021

 

REVENUE:

 

 

 

 

 

 

 

 

 

 

 

 

Real estate revenue:

 

 

 

 

 

 

 

 

 

 

 

 

Lease revenue

 

$

65,796

 

 

$

65,543

 

 

$

195,888

 

 

$

193,563

 

Expense reimbursements

 

 

4,864

 

 

 

4,650

 

 

 

13,223

 

 

 

12,436

 

Other real estate revenue

 

 

2,086

 

 

 

1,400

 

 

 

5,887

 

 

 

4,828

 

Total real estate revenue

 

 

72,746

 

 

 

71,593

 

 

 

214,998

 

 

 

210,827

 

Other income

 

 

67

 

 

 

143

 

 

 

377

 

 

 

430

 

Total revenue

 

 

72,813

 

 

 

71,736

 

 

 

215,375

 

 

 

211,257

 

EXPENSES:

 

 

 

 

 

 

 

 

 

 

 

 

Operating expenses:

 

 

 

 

 

 

 

 

 

 

 

 

Property operating expenses:

 

 

 

 

 

 

 

 

 

 

 

 

CAM and real estate taxes

 

 

(26,564

)

 

 

(26,408

)

 

 

(80,511

)

 

 

(79,899

)

Utilities

 

 

(4,380

)

 

 

(3,749

)

 

 

(11,469

)

 

 

(9,573

)

Other property operating expenses

 

 

(2,246

)

 

 

(1,972

)

 

 

(6,585

)

 

 

(6,580

)

Total property operating expenses

 

 

(33,190

)

 

 

(32,129

)

 

 

(98,565

)

 

 

(96,052

)

Depreciation and amortization

 

 

(28,032

)

 

 

(29,142

)

 

 

(85,524

)

 

 

(88,667

)

General and administrative expenses

 

 

(10,965

)

 

 

(14,453

)

 

 

(32,192

)

 

 

(39,819

)

Other expenses

 

 

(65

)

 

 

(66

)

 

 

(143

)

 

 

185

 

Total operating expenses

 

 

(72,252

)

 

 

(75,790

)

 

 

(216,424

)

 

 

(224,353

)

Interest expense, net

 

 

(36,481

)

 

 

(32,426

)

 

 

(100,473

)

 

 

(95,135

)

Gain on debt extinguishment, net

 

 

 

 

 

 

 

 

 

 

 

4,587

 

Impairment of assets

 

 

(42,271

)

 

 

(262

)

 

 

(42,271

)

 

 

(1,564

)

Reorganization expenses

 

 

 

 

 

 

 

 

 

 

 

(267

)

Total expenses

 

 

(151,004

)

 

 

(108,478

)

 

 

(359,168

)

 

 

(316,732

)

Equity in loss of partnerships

 

 

(2,356

)

 

 

(1,429

)

 

 

(3,939

)

 

 

(2,429

)

Gain (loss) on sales of interests in real estate

 

 

7,509

 

 

 

(217

)

 

 

9,210

 

 

 

(1,191

)

Gain (loss) on sale of equity method investment

 

 

(77

)

 

 

 

 

 

8,976

 

 

 

 

Gain (loss) on sales of real estate by equity method investee

 

 

 

 

 

(10

)

 

 

 

 

 

1,337

 

Gain on sales of non operating real estate

 

 

1,772

 

 

 

 

 

 

10,527

 

 

 

 

Gain on sale of preferred equity interest

 

 

 

 

 

 

 

 

3,688

 

 

 

 

Net loss

 

 

(71,343

)

 

 

(38,398

)

 

 

(115,331

)

 

 

(107,758

)

Less: net loss attributable to noncontrolling interest

 

 

989

 

 

 

669

 

 

 

1,718

 

 

 

2,686

 

Net loss attributable to PREIT

 

 

(70,354

)

 

 

(37,729

)

 

 

(113,613

)

 

 

(105,072

)

Less: preferred share dividends

 

 

(6,843

)

 

 

(6,843

)

 

 

(20,531

)

 

 

(20,531

)

Net loss attributable to PREIT common shareholders

 

$

(77,197

)

 

$

(44,572

)

 

$

(134,144

)

 

$

(125,603

)

 

 

 

 

 

 

 

 

 

 

 

 

 

Basic and diluted loss per share:

 

$

(14.52

)

 

$

(8.44

)

 

$

(25.25

)

 

$

(24.05

)

 

 

 

 

 

 

 

 

 

 

 

 

 

Weighted average shares outstanding—basic

 

 

5,317

 

 

 

5,279

 

 

 

5,313

 

 

 

5,222

 

Effect of common share equivalents(1)

 

 

 

 

 

 

 

 

 

 

 

 

Weighted average shares outstanding—diluted

 

 

5,317

 

 

 

5,279

 

 

 

5,313

 

 

 

5,222

 

(1) The Company had net losses used to calculate earnings per share for the three and nine months ended September 30, 2022 and 2021. Therefore, the effects of common share equivalents are excluded from the calculation of diluted loss per share for these periods because they would be antidilutive.

 

See accompanying notes to the unaudited consolidated financial statements.

2


Table of Contents

 

PENNSYLVANIA REAL ESTATE INVESTMENT TRUST

CONSOLIDATED STATEMENTS OF COMPREHENSIVE LOSS

(Unaudited)

 

 

 

For the Three Months Ended
September 30,

 

 

For the Nine Months Ended
September 30,

 

(in thousands of dollars)

 

2022

 

 

2021

 

 

2022

 

 

2021

 

Comprehensive loss:

 

 

 

 

 

 

 

 

 

 

 

 

Net loss

 

$

(71,343

)

 

$

(38,398

)

 

$

(115,331

)

 

$

(107,758

)

Unrealized gain on derivatives

 

 

2,855

 

 

 

2,634

 

 

 

12,274

 

 

 

7,903

 

Amortization of settled swaps

 

 

2

 

 

 

4

 

 

 

7

 

 

 

9

 

Total comprehensive loss

 

 

(68,486

)

 

 

(35,760

)

 

 

(103,050

)

 

 

(99,846

)

Less: comprehensive loss attributable to noncontrolling interest

 

 

954

 

 

 

630

 

 

 

1,564

 

 

 

2,518

 

Comprehensive loss attributable to PREIT

 

$

(67,532

)

 

$

(35,130

)

 

$

(101,486

)

 

$

(97,328

)

See accompanying notes to the unaudited consolidated financial statements.

3


Table of Contents

 

PENNSYLVANIA REAL ESTATE INVESTMENT TRUST

CONSOLIDATED STATEMENTS OF EQUITY

Three and Nine Months Ended

September 30, 2022 and 2021

(Unaudited)

 

 

 

 

 

 

PREIT Shareholders

 

 

 

 

 

 

 

 

 

Preferred Shares $.01 par

 

 

Shares of
Beneficial

 

 

Capital
Contributed

 

 

Accumulated
Other

 

 

Distributions

 

 

Non-

 

(in thousands of dollars, except per share amounts)

 

Total
Equity

 

 

Series
B

 

 

Series
C

 

 

Series
D

 

 

Interest,
$
1.00 Par

 

 

in Excess of
Par

 

 

Comprehensive
Loss

 

 

in Excess of
Net Income

 

 

controlling
interest

 

Balance January 1, 2022

 

$

7,047

 

 

$

35

 

 

$

69

 

 

$

50

 

 

$

5,347

 

 

$

1,851,866

 

 

$

(8,830

)

 

$

(1,832,375

)

 

$

(9,115

)

Net loss

 

 

(32,973

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(32,469

)

 

 

(504

)

Other comprehensive income

 

 

5,807

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

5,734

 

 

 

 

 

 

73

 

Shares issued under employee compensation plan, net of shares retired

 

 

4,449

 

 

 

 

 

 

 

 

 

 

 

 

28

 

 

 

4,421

 

 

 

 

 

 

 

 

 

 

Amortization of deferred compensation

 

 

814

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

814

 

 

 

 

 

 

 

 

 

 

Balance March 31, 2022

 

 

(14,856

)

 

 

35

 

 

 

69

 

 

 

50

 

 

 

5,375

 

 

 

1,857,101

 

 

 

(3,096

)

 

 

(1,864,844

)

 

 

(9,546

)

Net loss

 

 

(11,015

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(10,790

)

 

 

(225

)

Other comprehensive income

 

 

3,617

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

3,571

 

 

 

 

 

 

46

 

Shares issued under employee compensation
   plans, net of shares retired

 

 

(175

)

 

 

 

 

 

 

 

 

 

 

 

(6

)

 

 

(169

)

 

 

 

 

 

 

 

 

 

Amortization of deferred compensation

 

 

564

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

564

 

 

 

 

 

 

 

 

 

 

Balance June 30, 2022

 

$

(21,865

)

 

$

35

 

 

$

69

 

 

$

50

 

 

$

5,369

 

 

$

1,857,496

 

 

$

475

 

 

$

(1,875,634

)

 

$

(9,725

)

Net Loss

 

 

(71,343

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(70,354

)

 

 

(989

)

Other comprehensive income

 

 

2,857

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2,822

 

 

 

 

 

 

35

 

Proceeds from disgorgement of shareholder's short-swing profits

 

 

25

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

25

 

 

 

 

 

 

 

 

 

 

Amortization of deferred compensation

 

 

603

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

603

 

 

 

 

 

 

 

 

 

 

Balance September 30, 2022

 

$

(89,723

)

 

$

35

 

 

$

69

 

 

$

50

 

 

$

5,369

 

 

$

1,858,124

 

 

$

3,297

 

 

$

(1,945,988

)

 

$

(10,679

)

 

 

 

 

 

 

PREIT Shareholders

 

 

 

 

 

 

 

 

 

Preferred Shares $.01 par

 

 

Shares of
Beneficial

 

 

Capital
Contributed

 

 

Accumulated
Other

 

 

Distributions

 

 

Non-

 

(in thousands of dollars, except per share amounts)

 

Total
Equity

 

 

Series
B

 

 

Series
C

 

 

Series
D

 

 

Interest,
$
1.00 Par

 

 

in Excess of
Par

 

 

Comprehensive
Loss

 

 

in Excess of
Net Income

 

 

controlling
interest

 

Balance January 1, 2021

 

$

126,940

 

 

$

35

 

 

$

69

 

 

$

50

 

 

$

5,302

 

 

$

1,846,012

 

 

$

(20,620

)

 

$

(1,699,638

)

 

$

(4,270

)

Net loss

 

 

(43,980

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(42,746

)

 

 

(1,234

)

Other comprehensive loss

 

 

2,604

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2,540

 

 

 

 

 

 

64

 

Shares issued under employee compensation
   plans, net of shares retired

 

 

(647

)

 

 

 

 

 

 

 

 

 

 

 

(18

)

 

 

(629

)

 

 

 

 

 

 

 

 

 

Amortization of deferred compensation

 

 

1,321

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1,321

 

 

 

 

 

 

 

 

 

 

Balance March 31, 2021

 

 

86,238

 

 

 

35

 

 

 

69

 

 

 

50

 

 

 

5,284

 

 

 

1,846,704

 

 

 

(18,080

)

 

 

(1,742,384

)

 

 

(5,440

)

Net loss

 

 

(25,380

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(24,597

)

 

 

(783

)

Other comprehensive income (loss)

 

 

2,670

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2,605

 

 

 

 

 

 

65

 

Amortization of deferred compensation

 

 

1,149

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1,149

 

 

 

 

 

 

 

 

 

 

Other changes in noncontrolling interest, net