The Quarterly
UBA Q1 2018 10-Q

Urstadt Biddle Properties Inc (UBA) SEC Quarterly Report (10-Q) for Q2 2018

UBA Q3 2018 10-Q
UBA Q1 2018 10-Q UBA Q3 2018 10-Q

United States

Securities And Exchange Commission

Washington, DC 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 April 30, 2018


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 1-12803



Urstadt Biddle Properties Inc.

(Exact Name of Registrant in its Charter)


Maryland

04-2458042

(State or other jurisdiction of incorporation or organization)

(I.R.S. Employer Identification Number)

321 Railroad Avenue, Greenwich, CT

06830

(Address of principal executive offices)

(Zip Code)


Registrant's telephone number, including area code:  (203) 863-8200


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 and posted on its corporate website, if any, every Interactive Data File required to be submitted and posted 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 and post such files).  Yes ☒     No ☐


Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, 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-2of the Exchange Act.


Large accelerated filer ☐

Accelerated filer ☒

Non-accelerated filer ☐

(Do not check if a smaller reporting company)

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 the Registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).  Yes ☐     No ☒


As of June 4, 2018 (latest date practicable), the number of shares of the Registrant's classes of Common Stock and Class A Common Stock outstanding was: 9,819,765 Common Shares, par value $.01 per share, and 29,813,113 Class A Common Shares, par value $.01 per share.


Index

Urstadt Biddle Properties Inc.

Part I. Financial Information

Item 1.

Financial Statements (Unaudited)

Consolidated Balance Sheets – April 30, 2018 (Unaudited) and October 31, 2017.

 1

Consolidated Statements of Income (Unaudited) – Three and six months ended April 30, 2018 and 2017.

 2

Consolidated Statements of Comprehensive Income (Unaudited) – Three and six months ended April 30, 2018 and 2017.

 3

Consolidated Statements of Cash Flows (Unaudited) –   Six months ended April 30, 2018 and 2017.

 4

Consolidated Statement of Stockholders' Equity (Unaudited) – Six months ended April 30, 2018.

 5

Notes to Consolidated Financial Statements.

 6

Item 2.

Management's Discussion and Analysis of Financial Condition and Results of Operations.

 16

Item 3.

Quantitative and Qualitative Disclosures about Market Risk.

 22

Item 4.

Controls and Procedures.

 22

Part II. Other Information

Item 1.

Legal Proceedings.

 23

Item 2.

Unregistered Sales of Equity Securities and Use of Proceeds.

 23

Item 6.

Exhibits.

 24

Signatures

 25

Index

URSTADT BIDDLE PROPERTIES INC.

CONSOLIDATED BALANCE SHEETS

(In thousands, except share data)


April 30, 2018

October 31, 2017

(Unaudited)

Assets

Real Estate Investments:

Real Estate– at cost

$

1,112,269

$

1,090,402

Less: Accumulated depreciation

(207,138

)

(195,020

)

905,131

895,382

Investments in and advances to unconsolidated joint ventures

38,083

38,049

943,214

933,431

Cash and cash equivalents

16,438

8,674

Restricted cash

2,472

2,306

Marketable securities

5,020

-

Tenant receivables

22,332

21,554

Prepaid expenses and other assets

20,677

18,881

Deferred charges, net of accumulated amortization

11,410

11,867

Total Assets

$

1,021,563

$

996,713

LIABILITIES AND STOCKHOLDERS' EQUITY

Liabilities:

Revolving credit line

$

22,735

$

4,000

Mortgage notes payable and other loans

304,867

297,071

Accounts payable and accrued expenses

4,470

4,200

Deferred compensation – officers

70

96

Other liabilities

22,028

22,755

Total Liabilities

354,170

328,122

Redeemable Noncontrolling Interests

78,259

81,361

Commitments and Contingencies

Stockholders' Equity:

6.75% Series G Cumulative Preferred Stock (liquidation preference of $25 per share); 3,000,000 shares issued and outstanding

75,000

75,000

6.25% Series H Cumulative Preferred Stock (liquidation preference of $25 per share); 4,600,000 shares issued and outstanding

115,000

115,000

Excess Stock, par value $0.01 per share; 20,000,000 shares authorized; none issued and outstanding

-

-

Common Stock, par value $0.01 per share; 30,000,000 shares authorized; 9,819,765 and 9,664,778 shares issued and outstanding

99

97

Class A Common Stock, par value $0.01 per share; 100,000,000 shares authorized; 29,813,363 and 29,728,744 shares issued and outstanding

298

297

Additional paid in capital

515,738

514,217

Cumulative distributions in excess of net income

(123,315

)

(120,123

)

Accumulated other comprehensive income

6,314

2,742

Total Stockholders' Equity

589,134

587,230

Total Liabilities and Stockholders' Equity

$

1,021,563

$

996,713


The accompanying notes to consolidated financial statements are an integral part of these statements.


1

Index

URSTADT BIDDLE PROPERTIES INC.

CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED)

(In thousands, except per share data)


Six Months Ended

April 30,

Three Months Ended

April 30,

2018

2017

2018

2017

Revenues

Base rents

$

47,494

$

42,789

$

23,910

$

21,677

Recoveries from tenants

16,316

14,226

8,109

7,153

Lease termination income

3,754

283

3,754

259

Mortgage interest and other income

2,436

1,661

1,232

903

Total Revenues

70,000

58,959

37,005

29,992

Expenses

Property operating

12,046

10,646

5,740

5,498

Property taxes

10,304

9,585

5,157

4,737

Depreciation and amortization

13,917

12,764

6,968

6,183

General and administrative

4,702

4,667

2,283

2,212

Provision for tenant credit losses

372

360

162

282

Directors' fees and expenses

188

166

86

83

Total Operating Expenses

41,529

38,188

20,396

18,995

Operating Income

28,471

20,771

16,609

10,997

Non-Operating Income (Expense):

Interest expense

(6,739

)

(6,516

)

(3,316

)

(3,259

)

Equity in net income from unconsolidated joint ventures

1,227

1,039

667

525

Interest, dividends and other investment income

142

369

62

196

Income Before Gain on Sale of Properties

23,101

15,663

14,022

8,459

Gain on sale of properties

-

19,460

-

19,460

Net Income

23,101

35,123

14,022

27,919

Noncontrolling interests:

Net income attributable to noncontrolling interests

(2,457

)

(469

)

(1,362

)

(247

)

Net income attributable to Urstadt Biddle Properties Inc.

20,644

34,654

12,660

27,672

Preferred stock dividends

(6,125

)

(7,141

)

(3,062

)

(3,571

)

Net Income Applicable to Common and Class A Common Stockholders

$

14,519

$

27,513

$

9,598

$

24,101

Basic Earnings Per Share:

Per Common Share:

$

0.35

$

0.66

$

0.23

$

0.58

Per Class A Common Share:

$

0.39

$

0.75

$

0.26

$

0.66

Diluted Earnings Per Share:

Per Common Share:

$

0.34

$

0.65

$

0.23

$

0.57

Per Class A Common Share:

$

0.39

$

0.74

$

0.25

$

0.64

Dividends Per Share:

Common

$

0.48

$

0.47

$

0.24

$

0.235

 Class A Common

$

0.54

$

0.53

$

0.27

$

0.265


The accompanying notes to consolidated financial statements are an integral part of these statements.


2

Index

URSTADT BIDDLE PROPERTIES INC.

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (UNAUDITED)

(In thousands)


Six Months Ended

April 30,

Three Months Ended

April 30,

2018

2017

2018

2017

Net Income

$

23,101

$

35,123

$

14,022

$

27,919

Other comprehensive income (loss):

Change in unrealized gains on marketable securities

22

-

22

-

Change in unrealized gains (losses) on interest rate swaps

3,550

3,632

1,140

(579

)

Total comprehensive income

26,673

38,755

15,184

27,340

Comprehensive income attributable to noncontrolling interests

(2,457

)

(469

)

(1,362

)

(247

)

Total comprehensive income attributable to Urstadt Biddle Properties Inc.

24,216

38,286

13,822

27,093

Preferred stock dividends

(6,125

)

(7,141

)

(3,062

)

(3,571

)

Total comprehensive income applicable to Common and Class A Common Stockholders

$

18,091

$

31,145

$

10,760

$

23,522


The accompanying notes to consolidated financial statements are an integral part of these statements.


3

Index

URSTADT BIDDLE PROPERTIES INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)

(In thousands)


Six Months Ended

April 30,

2018

2017

Cash Flows from Operating Activities:

Net income

$

23,101

$

35,123

Adjustments to reconcile net income to net cash provided by operating activities:

Depreciation and amortization

13,917

12,764

Straight-line rent adjustment

(280

)

(361

)

Provision for tenant credit losses

372

360

(Gain) on sale of properties

-

(19,460

)

Restricted stock compensation expense and other adjustments

1,784

1,863

Deferred compensation arrangement

(25

)

(43

)

Equity in net (income) of unconsolidated joint ventures

(1,227

)

(1,039

)

Distributions of operating income from unconsolidated joint ventures

1,227

1,039

Changes in operating assets and liabilities:

Tenant receivables

(872

)

(3,658

)

Accounts payable and accrued expenses

846

1,296

Other assets and other liabilities, net

(1,912

)

1,009

Restricted Cash

(166

)

3

Net Cash Flow Provided by Operating Activities

36,765

28,896

Cash Flows from Investing Activities:

Acquisitions of real estate investments

(4,795

)

(21,157

)

Investments in and advances to unconsolidated joint ventures

-

(158

)

Net proceeds from the sale of investment property

-

44,108

Deposits on acquisition of real estate investment

(1,274

)

(1,000

)

Return of deposits on acquisition of real estate investments

-

500

Improvements to properties and deferred charges

(4,066

)

(4,330

)

Distributions to noncontrolling interests

(2,457

)

(469

)

Purchase of securities available for sale

(4,999

)

-

Return of capital from unconsolidated joint ventures

282

288

Net Cash Flow Provided by/(Used in) Investing Activities

(17,309

)

17,782

Cash Flows from Financing Activities:

Dividends paid -- Common and Class A Common Stock

(20,813

)

(20,297

)

Dividends paid -- Preferred Stock

(6,125

)

(7,141

)

Principal repayments on mortgage notes payable

(3,227

)

(3,130

)

Repayment of revolving credit line borrowings

(4,000

)

(23,000

)

Proceeds from revolving credit line borrowings

22,735

15,000

Shares withheld for employee taxes

(241

)

-

Repurchase of shares of Class A Common Stock

(120

)

-

Net proceeds from the issuance of Common and Class A Common Stock

99

103

Net Cash Flow Provided by/(Used in) Financing Activities

(11,692

)

(38,465

)

Net Increase In Cash and Cash Equivalents

7,764

8,213

Cash and Cash Equivalents at Beginning of Period

8,674

7,271

Cash and Cash Equivalents at End of Period

$

16,438

$

15,484

Supplemental Cash Flow Disclosures:

Interest Paid

$

6,495

$

6,470


The accompanying notes to consolidated financial statements are an integral part of these statements.


4

Index

URSTADT BIDDLE PROPERTIES INC.

CONSOLIDATED STATEMENT OF STOCKHOLDERS' EQUITY (UNAUDITED)

(In thousands, except share and per share data)


6.75%

Series G

Preferred

Stock

Issued

6.75%

Series G

Preferred

Stock A

Amount

6.25%

Series H

Preferred

Stock

Issued

6.25%

Series H

Preferred

Stock

Amount

Common

Stock

Issued

Common

Stock

Amount

Class A

Common

Stock

Issued

Class A

Common

Stock

Amount

Additional

Paid In

Capital

Cumulative

Distributions

In Excess of

Net Income

Accumulated

Other

Comprehensive

Income (loss)

Total

Stockholders'

Equity

Balances - October 31, 2017

3,000,000

$

75,000

4,600,000

$

115,000

9,664,778

$

97

29,728,744

$

297

$

514,217

$

(120,123

)

$

2,742

$

587,230

Net income applicable to Common and Class A common stockholders

-

-

-

-

-

-

-

-

-

14,519

-

14,519

Change in unrealized gains on marketable securities

-

-

-

-

-

-

-

-

-

22

22

Change in unrealized income on interest rate swap

-

-

-

-

-

-

-

-

-

-

3,550

3,550

Cash dividends paid :

Common stock ($0.24 per share)

-

-

-

-

-

-

-

-

-

(4,713

)

-

(4,713

)

Class A common stock ($0.27 per share)

-

-

-

-

-

-

-

-

-

(16,100

)

-

(16,100

)

Issuance of shares under dividend reinvestment plan

-

-

-

-

2,287

-

2,965

-

99

-

-

99

Shares issued under restricted stock plan

-

-

-

-

152,700

2

102,800

1

(3

)

-

-

-

Shares withheld for employee taxes

-

-

-

-

-

-

(10,886

)

-

(240

)

-

-

(240

)

Forfeiture of restricted stock

-

-

-

-

-

-

(3,600

)

-

-

-

-

-

Restricted stock compensation and other adjustments

-

-

-

-

-

-

-

-

1,785

-

-

1,785

Repurchase of Class A Common stock

-

-

-

-

-

-

(6,660

)

-

(120

)

-

-

(120

)

Adjustments to redeemable noncontrolling interests

-

-

-

-

-

-

-

-

-

3,102

-

3,102

Balances - April 30, 2018

3,000,000

$

75,000

4,600,000

$

115,000

9,819,765

$

99

29,813,363

$

298

$

515,738

$

(123,315

)

$

6,314

$

589,134


The accompanying notes to consolidated financial statements are an integral part of these statements

5

Index


NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


(1) ORGANIZATION, BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES


Business

Urstadt Biddle Properties Inc. ("Company"), a Maryland Corporation, is a real estate investment trust (REIT), engaged in the acquisition, ownership and management of commercial real estate, primarily neighborhood and community shopping centers in the metropolitan New York tri-state area outside of the City of New York.  The Company's major tenants include supermarket chains and other retailers who sell basic necessities.  At April 30, 2018, the Company owned or had equity interests in 83 properties containing a total of 5.1 million square feet of Gross Leasable Area ("GLA").


Principles of Consolidation and Use of Estimates

The accompanying consolidated financial statements include the accounts of the Company, its wholly owned subsidiaries, and joint ventures in which the Company meets certain criteria in accordance with Financial Accounting Standards Board ("FASB") Accounting Standards Codification ("ASC") Topic 810, "Consolidation". The Company has determined that such joint ventures should be consolidated into the consolidated financial statements of the Company. In accordance with ASC Topic 970-323 "Real Estate-General-Equity Method and Joint Ventures," joint ventures that the Company does not control but otherwise exercises significant influence over, are accounted for under the equity method of accounting. See Note 5 for further discussion of the unconsolidated joint ventures. All significant intercompany transactions and balances have been eliminated in consolidation.


The accompanying financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America ("U.S. GAAP") for interim financial information and with the instructions to Form 10-Q and Article 10 of Regulation S-X. Certain information and footnote disclosures normally included in financial statements prepared in accordance with U.S. GAAP have been omitted. In the opinion of management, all adjustments (consisting of normal recurring accruals) considered necessary for a fair presentation have been included.  Results of operations for the three and six months ended April 30, 2018 are not necessarily indicative of the results that may be expected for the year ending October 31, 2018. These financial statements should be read in conjunction with the financial statements and notes thereto included in the Company's annual report on Form 10-K for the fiscal year ended October 31, 2017.


The preparation of financial statements requires management to make estimates and assumptions that affect the disclosure of contingent assets and liabilities, the reported amounts of assets and liabilities at the date of the financial statements, and the reported amounts of revenue and expenses during the periods covered by the financial statements. The most significant assumptions and estimates relate to the valuation of real estate, depreciable lives, revenue recognition, fair value estimates, and the collectability of tenant receivables and other assets and liabilities.  Actual results could differ from these estimates.  The balance sheet at October 31, 2017 has been derived from audited financial statements at that date.


Federal Income Taxes

The Company has elected to be treated as a REIT under Sections 856-860 of the Internal Revenue Code (Code). Under those sections, a REIT that, among other things, distributes at least 90% of real estate trust taxable income and meets certain other qualifications prescribed by the Code will not be taxed on that portion of its taxable income that is distributed.  The Company believes it qualifies as a REIT and intends to distribute all of its taxable income for fiscal 2018 in accordance with the provisions of the Code. Accordingly, no provision has been made for Federal income taxes in the accompanying consolidated financial statements.


The Company follows the provisions of ASC Topic 740, "Income Taxes" that, among other things, defines 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. ASC Topic 740 also provides guidance on de-recognition, classification, interest and penalties, accounting in interim periods, disclosure, and transition.  Based on its evaluation, the Company determined that it has no uncertain tax positions and no unrecognized tax benefits as of April 30, 2018. As of April 30, 2018, the fiscal tax years 2014 through and including 2017 remain open to examination by the Internal Revenue Service. There are currently no federal tax examinations in progress.


Concentration of Credit Risk

Financial instruments that potentially subject the Company to concentrations of credit risk consist primarily of cash and cash equivalents and tenant receivables. The Company places its cash and cash equivalents with high quality financial institutions and the balances at times could exceed federally insured limits. The Company performs ongoing credit evaluations of its tenants and may require certain tenants to provide security deposits or letters of credit. Though these security deposits and letters of credit are insufficient to meet the terminal value of a tenant's lease obligation, they are a measure of good faith and a source of funds to offset the economic costs associated with lost rent and the costs associated with re-tenanting the space. The Company has no dependency upon any single tenant.

Marketable Securities

Marketable equity securities are carried at fair value based upon quoted market prices in active markets. The Company has classified its marketable securities as available for sale. Unrealized holding gains and losses are excluded from earnings and reported as a separate component of stockholders' equity until realized. The change in the unrealized net holding gains (losses) is reflected as comprehensive income (Loss).


In February and March 2018, the Company purchased approximately $5.0 million of REIT securities with available cash.


The Company individually reviews and evaluates its marketable securities for impairment on a quarterly basis or when events or circumstances occur. The Company considers, among other things, credit aspects of the issuer, amount of decline in fair value over cost and length of time in a continuous loss position.  The Company normally holds REIT securities on a long-term basis and has the ability and intent to hold securities to recovery. If a decline in fair value is determined to be other than temporary, an impairment charge is recognized in earnings and the cost basis of the individual security is written down to fair value as the new cost basis.  As of April 30, 2018, the Company's investment in REIT securities consists of an investment in one issuer and the aggregate fair value of the Company's investment is above the Company's cost.


The unrealized gain at April 30, 2018 and October 31, 2017 is detailed below (in thousands):


Fair Market

Value

Cost Basis

Unrealized

Gain/(Loss)

Gross

Unrealized

Gains

Gross

Unrealized

(Loss)

April 30, 2018

REIT Securities

$

5,020

$

4,998

$

22

$

22

$

-

October 31, 2017

REIT Securities

$

-

$

-

$

-

$

-

$

-


6

Index

Derivative Financial Instruments

The Company occasionally utilizes derivative financial instruments, such as interest rate swaps, to manage its exposure to fluctuations in interest rates. The Company has established policies and procedures for risk assessment, and the approval, reporting and monitoring of derivative financial instruments. Derivative financial instruments must be effective in reducing the Company's interest rate risk exposure in order to qualify for hedge accounting. When the terms of an underlying transaction are modified, or when the underlying hedged item ceases to exist, all changes in the fair value of the instrument are marked-to-market with changes in value included in net income for each period until the derivative instrument matures or is settled. Any derivative instrument used for risk management that does not meet the hedging criteria is marked-to-market with the changes in value included in net income. The Company has not entered into, and does not plan to enter into, derivative financial instruments for trading or speculative purposes. Additionally, the Company has a policy of entering into derivative contracts only with major financial institutions.


As of April 30, 2018, the Company believes it has no significant risk associated with non-performance of the financial institutions that are the counterparties to its derivative contracts.  At April 30, 2018, the Company had approximately $88.7 million in secured mortgage financings subject to interest rate swaps. Such interest rate swaps converted the LIBOR-based variable rates on the mortgage financings to an average fixed annual rate of 3.62% per annum. As of April 30, 2018 and October 31, 2017, the Company had a deferred liability of $- and $574,000, respectively (included in accounts payable and accrued expense on the consolidated balance sheets) and a deferred asset of $6.3 million and $3.3 million, respectively (included in prepaid expenses and other assets on the consolidated balance sheets) relating to the fair value of the Company's interest rate swaps applicable to secured mortgages.


Charges and/or credits relating to the changes in fair values of such interest rate swaps are made to other comprehensive  income/(loss) as the swaps are deemed effective and are classified as a cash flow hedge.


Comprehensive Income

Comprehensive income is comprised of net income applicable to Common and Class A Common stockholders and other comprehensive income (loss). Other comprehensive income (loss) includes items that are otherwise recorded directly in stockholders' equity, such as unrealized gains/(losses) on marketable securities classified as available-for-sale and unrealized gains and losses on interest rate swaps designated as cash flow hedges. At April 30, 2018, accumulated other comprehensive income consisted of net unrealized gains on marketable securities classified as available for sale of $22,000 and gains on interest rate swap agreements of $6.3 million.  At October 31, 2017, accumulated other comprehensive income consisted of net unrealized gains on interest rate swap agreements of approximately $2.7 million. Unrealized gains and losses included in other comprehensive income/(loss) will be reclassified into earnings as gains and losses are realized.


Asset Impairment

On a periodic basis, management assesses whether there are any indicators that the value of its real estate investments may be impaired. A property value is considered impaired when management's estimate of current and projected operating cash flows (undiscounted and without interest) of the property over its remaining useful life is less than the net carrying value of the property. Such cash flow projections consider factors such as expected future operating income, trends and prospects, as well as the effects of demand, competition and other factors. To the extent impairment has occurred, the loss is measured as the excess of the net carrying amount of the property over the fair value of the asset. Changes in estimated future cash flows due to changes in the Company's plans or market and economic conditions could result in recognition of impairment losses which could be substantial.  Management does not believe that the value of any of its real estate investments is impaired at April 30, 2018.

7

Index

Acquisitions of Real Estate Investments, Capitalization Policy and Depreciation


Acquisition of Real Estate Investments:

The Company evaluates each acquisition of real estate or in-substance real estate (including equity interests in entities that predominantly hold real estate assets) to determine if the integrated set of assets and activities acquired meet the definition of a business and need to be accounted as a business combination. If either of the following criteria is met, the integrated set of assets and activities acquired would not qualify as a business:


• Substantially all of the fair value of the gross assets acquired is concentrated in either a single identifiable asset or a group of similar identifiable assets; or


• The integrated set of assets and activities is lacking, at a minimum, an input and a substantive process that together significantly contribute to the ability to create outputs (i.e. revenue generated before and after the transaction).


An acquired process is considered substantive if:


• The process includes an organized workforce (or includes an acquired contract that provides access to an organized workforce), that is skilled, knowledgeable, and experienced in performing the process;


• The process cannot be replaced without significant cost, effort, or delay; or


• The process is considered unique or scarce.


Generally, the Company expects that acquisitions of real estate or in-substance real estate will not meet the revised definition of a business because substantially all of the fair value is concentrated in a single identifiable asset or group of similar identifiable assets (i.e. land, buildings, and related intangible assets) or because the acquisition does not include a substantive process in the form of an acquired workforce or an acquired contract that cannot be replaced without significant cost, effort or delay.


Acquisitions of real estate and in-substance real estate which do not meet the definition of a business are accounted for as asset acquisitions. The accounting model for asset acquisitions is similar to the accounting model for business combinations except that the acquisition consideration (including acquisition costs) is allocated to the individual assets acquired and liabilities assumed on a relative fair value basis. As a result, asset acquisitions do not result in the recognition of goodwill or a bargain purchase gain. The relative fair values used to allocate the cost of an asset acquisition are determined using the same methodologies and assumptions as the Company utilizes to determine fair value in a business combination.


The value of tangible assets acquired is based upon our estimation of value on an "as if vacant" basis. The value of acquired in-place leases includes the estimated costs during the hypothetical lease-up period and other costs that would have been incurred in the execution of similar leases under the market conditions at the acquisition date of the acquired in-place lease. We assess the fair value of tangible and intangible assets based on numerous factors, including estimated cash flow projections that utilize appropriate discount and capitalization rates and available market information. Estimates of future cash flows are based on a number of factors, including the historical operating results, known trends, and market/economic conditions that may affect the property.


The values of acquired above and below-market leases, which are included in prepaid expenses and other assets and other liabilities, respectively, are amortized over the terms of the related leases and recognized as either an increase (for below-market leases) or a decrease (for above-market leases) to rental revenue. The values of acquired in-place leases are classified in other assets in the accompanying consolidated balance sheets and amortized over the remaining terms of the related leases.


Capitalization Policy:

Land, buildings, property improvements, furniture/fixtures and tenant improvements are recorded at cost. Expenditures for maintenance and repairs are charged to operations as incurred. Renovations and/or replacements, which improve or extend the life of the asset, are capitalized and depreciated over their estimated useful lives.


Depreciation:

The Company is required to make subjective assessments as to the useful life of its properties for purposes of determining the amount of depreciation. These assessments have a direct impact on the Company's net income.


Properties are depreciated using the straight-line method over the estimated useful lives of the assets. The estimated useful lives are as follows:


Buildings

30-40 years

Property Improvements

10-20 years

Furniture/Fixtures

3-10 years

Tenant Improvements

Shorter of lease term or their useful life


Property Held for Sale

The Company reports properties that are either disposed of or are classified as held for sale in continuing operations in the consolidated statement of income if the removal, or anticipated removal, of the asset(s) from the reporting entity does not represent a strategic shift that has or will have a major effect on an entity's operations and financial results when disposed of.   The Company did not classify any properties as held for sale as of April 30, 2018.


In March 2017, the Company sold for $56.6 million, its property located in White Plains, NY to Lennar Multifamily Communities, as that property no longer met the Company's investment objectives.  In conjunction with the sale the Company realized a gain on sale of property in the amount of $19.5 million, which is included in continuing operations in the consolidated statement of income for the three and six months ended April 30, 2017.


The operating results of the White Plains property, which is included in continuing operations were as follows (amounts in thousands):


Six Months Ended

April 30,

Three Months Ended

April 30,

2018

2017

2018

2017

Revenues

$

-

$

-

$

-

$

-

Property operating expense

-

(322

)

-

(65

)

Depreciation and amortization

-

-

-

-

Net Income

$

-

$

(322

)

$

-

$

(65

)


8

Index

Revenue Recognition

Revenues from operating leases include revenues from properties. Rental income is generally recognized based on the terms of leases entered into with tenants. In those instances in which the Company funds tenant improvements and the improvements are deemed to be owned by the Company, revenue recognition will commence when the improvements are substantially completed and possession or control of the space is turned over to the tenant. When the Company determines that the tenant allowances are lease incentives, the Company commences revenue recognition when possession or control of the space is turned over to the tenant for tenant work to begin. Minimum rental income from leases with scheduled rent increases is recognized on a straight-line basis over the lease term.  At April 30, 2018 and October 31, 2017, $17,651,000 and $17,349,000, respectively, has been recognized as straight-line rents receivable (representing the current cumulative rents recognized prior to when billed and collectible as provided by the terms of the leases), all of which is included in tenant receivables in the accompanying consolidated financial statements. Percentage rent is recognized when a specific tenant's sales breakpoint is achieved. Property operating expense recoveries from tenants of common area maintenance, real estate taxes and other recoverable costs are recognized in the period the related expenses are incurred. Lease incentives are amortized as a reduction of rental revenue over the respective tenant lease terms. Lease termination amounts are recognized in operating revenues when there is a signed termination agreement, all of the conditions of the agreement have been met, the tenant is no longer occupying the property and the termination consideration is probable of collection. Lease termination amounts are paid by tenants who want to terminate their lease obligations before the end of the contractual term of the lease by agreement with the Company. There is no way of predicting or forecasting the timing or amounts of future lease termination fees. Interest income is recognized as it is earned. Gains or losses on disposition of properties are recorded when the criteria for recognizing such gains or losses under U.S. GAAP have been met.


In April 2018, the Company entered into a lease termination agreement with a tenant at its Ferry Plaza property located in Newark, NJ.  The agreement provided that the tenant pay the Company $3.7 million in exchange for the tenant to be released from all future obligations under its lease.  The Company received payment in April 2018 and has recorded the payment received as lease termination income in its consolidated statements of income for the three and six months ended April 30, 2018, as the payment met all of the revenue recognition conditions under U.S. GAAP.


The Company provides an allowance for doubtful accounts against the portion of tenant receivables that is estimated to be uncollectible.  Such allowances are reviewed periodically.  At April 30, 2018 and October 31, 2017, tenant receivables in the accompanying consolidated balance sheets are shown net of allowances for doubtful accounts of $4,623,000 and $4,543,000, respectively.  Included in the aforementioned allowance for doubtful accounts is an amount for future tenant credit losses of approximately 10% of the deferred straight-line rents receivable which is estimated to be uncollectible.


Earnings Per Share

The Company calculates basic and diluted earnings per share in accordance with the provisions of ASC Topic 260, "Earnings Per Share." Basic earnings per share ("EPS") excludes the impact of dilutive shares and is computed by dividing net income applicable to Common and Class A Common stockholders by the weighted average number of Common shares and Class A Common shares outstanding for the period. Diluted EPS reflects the potential dilution that could occur if securities or other contracts to issue Common shares or Class A Common shares were exercised or converted into Common shares or Class A Common shares and then shared in the earnings of the Company. Since the cash dividends declared on the Company's Class A Common stock are higher than the dividends declared on the Common Stock, basic and diluted EPS have been calculated using the "two-class" method. The two-class method is an earnings allocation formula that determines earnings per share for each class of common stock according to the weighted average of the dividends declared, outstanding shares per class and participation rights in undistributed earnings.


The following table sets forth the reconciliation between basic and diluted EPS (in thousands):


Six Months Ended

April 30,

Three Months Ended

April 30,

2018

2017

2018

2017

Numerator

Net income applicable to common stockholders – basic

$

2,987

$

5,565

$

1,975

$

4,876

Effect of dilutive securities:

Restricted stock awards

137

280

97

263

Net income applicable to common stockholders – diluted

$

3,124

$

5,845

$

2,072

$

5,139

Denominator

Denominator for basic EPS – weighted average common shares

8,558

8,382

8,559

8,383

Effect of dilutive securities:

Restricted stock awards

546

584

591

636

Denominator for diluted EPS – weighted average common equivalent shares

9,104

8,966

9,150

9,019

Numerator

Net income applicable to Class A common stockholders-basic

$

11,532

$

21,948

$

7,623

$

19,225

Effect of dilutive securities:

Restricted stock awards

(137

)

(280

)

(97

)

(263

)

Net income applicable to Class A common stockholders – diluted

$

11,395

$

21,668

$

7,526

$

18,962

Denominator

Denominator for basic EPS – weighted average Class A common shares

29,365

29,312

29,358

29,313

Effect of dilutive securities:

Restricted stock awards

147

161

173

194

Denominator for diluted EPS – weighted average Class A common equivalent shares

29,512

29,473

29,531

29,507


9

Index

Segment Reporting

The Company's primary business is the ownership, management, and redevelopment of retail properties. The Company reviews operating and financial information for each property on an individual basis and therefore, each property represents an individual operating segment. The Company evaluates financial performance using property operating income, which consists of base rental income and tenant reimbursement income, less rental expenses and real estate taxes. Only one of the Company's properties, located in Stamford, CT ("Ridgeway"), is considered significant as its revenue is in excess of 10% of the Company's consolidated total revenues (for the fiscal 2017 reportable periods) and accordingly is a reportable segment. The Company has aggregated the remainder of its properties as they share similar long-term economic characteristics and have other similarities including the fact that they are operated using consistent business strategies, are typically located in the same major metropolitan area, and have similar tenant mixes.


Ridgeway is located in Stamford, Connecticut and was developed in the 1950's and redeveloped in the mid 1990's. The property contains approximately 374,000 square feet of GLA.  It is the dominant grocery-anchored center and the largest non-mall shopping center located in the City of Stamford, Fairfield County, Connecticut.


Segment information about Ridgeway as required by ASC Topic 280 is included below:


Six Months Ended

April 30,

Three Months Ended

April 30,

2018

2017

2018

2017

Ridgeway Revenues

9.7

%

11.9

%

9.1

%

11.8

%

All Other Property Revenues

90.3

%

88.1

%

90.9

%

88.2

%

Consolidated Revenue

100.0

%

100.0

%

100.0

%

100.0

%


April 30,

2018

October 31,

2017

Ridgeway Assets

7.1

%

7.2

%

All Other Property Assets

92.9

%

92.8

%

Consolidated Assets (Note 1)

100.0

%

100.0

%

Note 1.

Ridgeway did not have any significant expenditures for additions to long lived assets in the three and six months ended April 30, 2018 or the year ended October 31, 2017.


April 30,

2018

October 31,

2017

Ridgeway Percent Leased

96

%

96

%


Ridgeway Significant Tenants (Percentage of Base Rent Billed):


Six Months Ended

April 30,

Three Months Ended

April 30,

2018

2017

2018

2017

The Stop & Shop Supermarket Company 

21

%

19

%

21

%

19

%

Bed, Bath & Beyond

14

%

14

%

14

%

14

%

Marshall's Inc.

10

%

11

%

11

%

11

%

All Other Tenants at Ridgeway (Note 2)

55

%

56

%

54

%

56

%

Total

100

%

100

%

100

%

100

%

Note 2.

No other tenant accounts for more than 10% of Ridgeway's annual base rents in any of the periods presented. Percentages are calculated as

a ratio of the tenants' base rent divided by total base rent of Ridgeway.


Income Statements (In Thousands):

Six Months Ended

April 30, 2018

Three Months Ended

April 30, 2018

Ridgeway

All Other

Operating Segments

Total Consolidated

Ridgeway

All Other

Operating Segments

Total Consolidated

Revenues

$

6,820

$

63,180

$

70,000

$

3,367

$

33,638

$

37,005

Operating Expenses

$

1,916

$

20,434

$

22,350

$

940

$

9,957

$

10,897

Interest Expense

$

1,011

$

5,728

$

6,739

$

434

$

2,882

$

3,316

Depreciation and Amortization

$

1,336

$

12,581

$

13,917

$

655

$

6,313

$

6,968

Income from Continuing Operations

$

2,557

$

20,544

$

23,101

$

1,338

$

12,684

$

14,022


Income Statements (In Thousands):

Six Months Ended

April 30, 2017

Three Months Ended

April 30, 2017

Ridgeway

All Other

Operating Segments

Total Consolidated

Ridgeway

All Other

Operating Segments

Total Consolidated

Revenues

$

7,003

$

51,956

$

58,959

$

3,537

$

26,455

$

29,992

Operating Expenses

$

2,090

$

18,141

$

20,231

$

1,005

$

9,230

$

10,235

Interest Expense

$

1,220

$

5,296

$

6,516

$

608

$

2,651

$

3,259

Depreciation and Amortization

$

1,745

$

11,019

$

12,764

$

634

$

5,549

$

6,183

Income from Continuing Operations

$

1,948

$

13,715

$

15,663

$

1,291

$

7,168

$

8,459


10

Index

Stock-Based Compensation

The Company accounts for its stock-based compensation plans under the provisions of ASC Topic 718, "Stock Compensation", which requires that compensation expense be recognized, based on the fair value of the stock awards less estimated forfeitures. The fair value of stock awards is equal to the fair value of the Company's stock on the grant date.  The Company recognizes compensation expense for its stock awards by amortizing the fair value of stock awards over the requisite service periods of such awards.


Reclassifications

Certain prior period amounts have been reclassified to conform to the current period's presentation.


New Accounting Standards

In May 2014, the FASB issued Accounting Standards Update ("ASU") ASU 2014-09, "Revenue from Contracts with Customers (Topic 606)" ("ASU 2014-09"). The objective of ASU 2014-09 is to establish a single comprehensive model for entities to use in accounting for revenue arising from contracts with customers and will supersede most of the existing revenue recognition guidance, including industry-specific guidance. The core principle is that an entity should recognize revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. In applying ASU 2014-09, companies will perform a five-step analysis of transactions to determine when and how revenue is recognized. ASU 2014-09 applies to all contracts with customers except those that are within the scope of other topics in the FASB's ASC. ASU 2014-09 is effective for annual reporting periods (including interim periods within that reporting period) beginning after December 15, 2016 and shall be applied using either a full retrospective or modified retrospective approach. Early application is not permitted. In August 2015, FASB issued ASU 2015-14, which defers the effective date of ASU 2014-09 for all public companies for all annual periods beginning after December 15, 2017 with early adoption permitted only as of annual reporting periods beginning after December 31, 2016, including interim periods within the reporting period.  In March 2016, the FASB issued ASU 2016-08 as an amendment to ASU 2014-09, the amendment clarifies how to identify the unit of accounting for the principal versus agent evaluation, how to apply the control principle to certain types of arrangements, such as service transaction, and reframed the indicators in the guidance to focus on evidence that an entity is acting as a principal rather than as an agent. The Company is currently assessing the potential impact that the adoption of ASU 2014-09 and ASU 2016-08 will have on its consolidated financial statements.  While we are still completing the assessment of the impact of ASU 2014-09 and ASU 2016-08 on our consolidated financial statements, we believe the majority of our revenue falls outside of the scope of this guidance.


In February 2016, the FASB issued ASU 2016-02, "Leases." ASU 2016-02 significantly changes the accounting for leases by requiring lessees to recognize assets and liabilities for leases greater than 12 months on their balance sheet. The lessor model stays substantially the same; however, there were modifications to conform lessor accounting with the lessee model, eliminate real estate specific guidance, further define certain lease and non-lease components, and change the definition of initial direct costs of leases requiring significantly more leasing related costs to be expensed upfront. ASU 2016-02 is effective for the Company in the first quarter of fiscal 2020, and we are currently assessing the impact this standard will have on the Company's consolidated financial statements.


In January 2016, the FASB issued ASU 2016-01, "Financial Instruments – Overall: Recognition and Measurement of Financial Assets and Financial Liabilities". ASU 2016-01 requires equity investments (except those accounted for under the equity method of accounting, or those that result in consolidation of the investee) to be measured at fair value with changes in fair value recognized in net income, requires public business entities to use the exit price notion when measuring the fair value of financial instruments for disclosure purposes, requires separate presentation of financial assets and financial liabilities by measurement category and form of financial asset, and eliminates the requirement for public business entities to disclose the method(s) and significant assumptions used to estimate the fair value that is required to be disclosed for financial instruments measured at amortized cost. These changes become effective for the Company's fiscal year beginning November 1, 2018. The Company is currently in the process of evaluating the impact of the adoption on its consolidated financial statements and has not determined the effects of this update on the Company's financial position, results of operations or cash flows and disclosures at this time. The Company anticipates that the most significant change for the Company, once ASU 2016-01 is adopted, will be the accounting for the Company's investments in marketable securities classified as available for sale, which are currently carried at fair value with unrealized gains and losses being excluded from earnings and reported as a separate component of stockholders' equity until realized and the change in net unrealized gains and losses being reflected as comprehensive income (loss). Under ASU 2016-01, these marketable securities will continue to be measured at fair value.  However, the changes in net unrealized holding gains and losses will be recognized through net income.


The Company has evaluated all other new ASU's issued by FASB, and has concluded that these updates do not have a material effect on the Company's consolidated financial statements as of April 30, 2018.


11

Index

(2) REAL ESTATE INVESTMENTS


In October 2017, the Company purchased a promissory note secured by a mortgage on 470 Main Street in Ridgefield, CT ("470 Main"), which comprises part of the Yankee Ridge retail and office mixed-use property.  The note was purchased from the existing lender.  In January 2018, the Company completed foreclosure of the note and became the owner of 470 Main.  Total consideration paid for the note, including costs, totaled $3.1 million.  470 Main is a 24,200 square foot building with ground and first floor retail and second floor office space.  The Company funded the note purchase with available cash.


In March 2018, the Company, through a wholly-owned subsidiary, purchased for $13.1 million, a 27,000 square foot shopping center located in Yonkers, NY ("Tanglewood").  The Company funded the purchase with available cash, borrowings on its unsecured revolving credit facility and the issuance of $11.0 million in unsecured promissory notes to the seller (see note 3).


The Company accounted for the purchase of 470 Main and Tanglewood as asset acquisitions and allocated the total consideration transferred for the acquisitions, including transaction costs, to the individual assets and liabilities acquired on a relative fair value basis.


The financial information set forth below summarizes the Company's purchase price allocation for the properties acquired during the six months ended April 30, 2018 (in thousands).


470 Main

Tanglewood

Assets:

Land

$

293

$

7,525

Building and improvements

$

2,786

$

5,920

In-place leases

$

68

$

147

Above market leases

$

25

$

81

Liabilities:

In-place leases

$

-

$

-

Below Market Leases

$

43

$

396


The value of above and below market leases are amortized as a reduction/increase to base rental revenue over the term of the respective leases.  The value of in-place leases described above are amortized as an expense over the terms of the respective leases.


For the six month periods ended April 30, 2018 and 2017, the net amortization of above-market and below-market leases was approximately $265,000 and $95,000, respectively, which is included in base rents in the accompanying consolidated statements of income.


(3) MORTGAGE NOTES PAYABLE, BANK LINES OF CREDIT AND OTHER LOANS


The Company has a $100 million unsecured revolving credit facility (the "Facility") with a syndicate of three banks led by The Bank of New York Mellon, as administrative agent. The syndicate also includes Wells Fargo Bank N.A. and Bank of Montreal (co-syndication agents).  The Facility gives the Company the option, under certain conditions, to increase the Facility's borrowing capacity up to $150 million (subject to lender approval). The maturity date of the Facility is August 23, 2020 with a one-year extension at the Company's option. Borrowings under the Facility can be used for general corporate purposes and the issuance of letters of credit (up to $10 million). Borrowings will bear interest at the Company's option of Eurodollar rate plus 1.35% to 1.95% or The Bank of New York Mellon's prime lending rate plus 0.35% to 0.95%, based on consolidated indebtedness. The Company pays a quarterly fee on the unused commitment amount of 0.15% to 0.25% per annum based on outstanding borrowings during the year. The Facility contains certain representations, financial and other covenants typical for this type of facility. The Company's ability to borrow under the Facility is subject to its compliance with the covenants and other restrictions on an ongoing basis. The principal financial covenants limit the Company's level of secured and unsecured indebtedness and additionally require the Company to maintain certain debt coverage ratios.  The Company was in compliance with such covenants at April 30, 2018.


During the six months ended April 30, 2018, the Company borrowed $23 million on the Facility to fund capital improvements to our properties, property acquisitions and general corporate purposes. During the six months ended April 30, 2018, the Company repaid $4 million on the Facility with available cash.


In March 2018, the Company through a wholly-owned subsidiary, purchased a shopping center in Yonkers, NY for $ 13.1 million (see note 2).  A portion of the purchase price was funded by issuing $ 11 million of unsecured promissory notes payable to the seller of the property, which is included on Mortgage notes payable and other loans on the Company's consolidated balance sheet at April 30, 2018.  The notes contained three tranches, each tranche requires payments of interest only.  The terms of the notes are detailed below:


Principal Amount

(in thousands)

Interest Rate

Interest

Payment Terms

Maturity Date

Long Term A

$

1,650

4.91

%

(a)

Quarterly

March 29, 2030

Long Term B

1,513

5.05

%

(b)

Quarterly

March 29, 2030

Short Term Notes

7,837

1.96

%

(b)

Balloon

May 3, 2018

$

11,000


(a)

Interest rate is variable and based on the level of the Company's dividend declared on the Company's Class A Common stock, divided by $22 per Class A Share.


(b)

Interest rate is fixed.


On May 3, 2018, the Company redeemed all of the short term notes in the amount of $ 7.8 million plus interest.  The repayment was funded with a borrowing on the Company's Facility and available cash.

12

Index

(4) CONSOLIDATED JOINT VENTURES AND REDEEMABLE NONCONTROLLING INTERESTS.


The Company has an investment in five joint ventures, UB Ironbound, LP ("Ironbound"), UB Orangeburg, LLC ("Orangeburg"), McLean Plaza Associates, LLC ("McLean") and UB Dumont I, LLC ("Dumont"), each of which owns a commercial retail property, and UB High Ridge, LLC ("UB High Ridge"), which owns three commercial real estate properties.  The Company has evaluated its investment in these five joint ventures and has concluded that these joint ventures are fully controlled by the Company and that the presumption of control is not offset by any rights of any of the limited partners or non-controlling members in these ventures and that the joint ventures should be consolidated into the consolidated financial statements of the Company in accordance with ASC Topic 810 "Consolidation".  The Company's investment in these consolidated joint ventures is more fully described below:


Ironbound (Ferry Plaza)


The Company, through a wholly-owned subsidiary, is the general partner and owns 84% of one consolidated limited partnership, Ironbound, which owns a grocery anchored shopping center.


The Ironbound limited partnership has a defined termination date of December 31, 2097. The partners in Ironbound are entitled to receive an annual cash preference payable from available cash of the partnership. Any unpaid preferences accumulate and are paid from future cash, if any. The balance of available cash, if any, is distributed in accordance with the respective partner's interests. Upon liquidation of Ironbound, proceeds from the sale of partnership assets are to be distributed in accordance with the respective partnership interests. The limited partners are not obligated to make any additional capital contributions to the partnership.


Orangeburg


The Company, through a wholly-owned subsidiary, is the managing member and owns a 43.5% interest in Orangeburg, which owns a drug store anchored shopping center. The other member (non-managing) of Orangeburg is the prior owner of the contributed property who, in exchange for contributing the net assets of the property, received units of Orangeburg equal to the value of the contributed property less the value of the assigned first mortgage payable. The Orangeburg operating agreement provides for the non-managing member to receive an annual cash distribution equal to the regular quarterly cash distribution declared by the Company for one share of the Company's Class A Common stock, which amount is attributable to each unit of Orangeburg ownership. The annual cash distribution is paid from available cash, as defined, of Orangeburg. The balance of available cash, if any, is fully distributable to the Company. Upon liquidation, proceeds from the sale of Orangeburg assets are to be distributed in accordance with the operating agreement. The non-managing member is not obligated to make any additional capital contributions to the partnership. Orangeburg has a defined termination date of December 31, 2097.  Since purchasing this property, the Company has made additional investments in the amount of $6.5 million in Orangeburg, and as a result, as of April 30, 2018 the Company's ownership percentage has increased to 43.5% from approximately 2.92% at inception.


McLean Plaza


The Company, through a wholly-owned subsidiary, is the managing member and owns a 53% interest in McLean, which owns a grocery anchored shopping center. The McLean operating agreement provides for the non-managing members to receive a fixed annual cash distribution equal to 5.05% of their invested capital.  The annual cash distribution is paid from available cash, as defined, of McLean. The balance of available cash, if any, is fully distributable to the Company. Upon liquidation, proceeds from the sale of McLean assets are to be distributed in accordance with the operating agreement. The non-managing members are not obligated to make any additional capital contributions to the entity.


UB High Ridge


The Company is the managing member and owns an 8.8% interest in UB High Ridge, LLC.  The Company's initial investment was $5.5 million.  UB High Ridge owns three commercial real estate properties, High Ridge Shopping Center, a grocery anchored shopping center, ("High Ridge") and two single tenant commercial retail properties, one leased to JP Morgan Chase ("Chase Property") and one leased to CVS ("CVS Property").  Two properties are located in Stamford, CT and one property is located in Greenwich, CT.  High Ridge is a shopping center anchored by a Trader Joe's grocery store.  The properties were contributed to the new entities by the former owners who received units of ownership of UB High Ridge equal to the value of properties contributed less liabilities assumed.  The UB High Ridge operating agreement provides for the non-managing members to receive an annual cash distribution, currently equal to 5.46% of their invested capital.


UB Dumont I, LLC


The Company is the managing member and owns a 31.4% interest in UB Dumont I, LLC.  The Company's initial investment was $3.9 million.  Dumont owns a retail and residential real estate property, which retail portion is anchored by a Stop and Shop grocery store.  The property is located in Dumont, NJ.  The property was contributed to the new entity by the former owners who received units of ownership of Dumont equal to the value of contributed property less liabilities assumed.   The Dumont operating agreement provides for the non-managing members to receive an annual cash distribution, currently equal to 5.05% of their invested capital.


Noncontrolling Interests


The Company accounts for noncontrolling interests in accordance with ASC Topic 810, "Consolidation." Because the limited partners or noncontrolling members in Ironbound, Orangeburg, McLean, UB High Ridge and Dumont have the right to require the Company to redeem all or a part of their limited partnership or limited liability company units for cash, or at the option of the Company shares of its Class A Common stock, at prices as defined in the governing agreements, the Company reports the noncontrolling interests in the consolidated joint ventures in the mezzanine section, outside of permanent equity, of the consolidated balance sheets at redemption value which approximates fair value. The value of the Orangeburg, McLean, and a portion of the UB High Ridge and Dumont redemptions are based solely on the price of the Company's Class A Common stock on the date of redemption.   For the six months ended April 30, 2018 and 2017, the Company increased/(decreased) the carrying value of the noncontrolling interests by $(3.1) million and $(2.3) million, respectively, with the corresponding adjustment recorded in stockholders' equity.


The following table sets forth the details of the Company's redeemable non-controlling interests for the six months ended April 30, 2018 and the fiscal year ended October 31, 2017 (amounts in thousands):


April 30, 2018

October 31, 2017

Beginning Balance

$

81,361

$

18,253

Change in Redemption Value

(3,102

)

(666

)

Initial UB High Ridge Noncontrolling Interest

-

55,217

Initial Dumont Noncontrolling Interest

-

8,557

Ending Balance

$

78,259

$

81,361


(5) INVESTMENTS IN AND ADVANCES TO UNCONSOLIDATED JOINT VENTURES


At April 30, 2018 and October 31, 2017 investments in and advances to unconsolidated joint ventures consisted of the following (with the Company's ownership percentage in parentheses) (amounts in thousands):


April 30, 2018

October 31, 2017

Chestnut Ridge and Plaza 59 Shopping Centers (50%)

$

18,079

$

18,032

Gateway Plaza (50%)

6,752

6,873

Putnam Plaza Shopping Center (66.67%)

6,087

5,968

Midway Shopping Center, L.P. (11.642%)

4,589

4,639

Applebee's at Riverhead (50%)

1,853

1,814

81 Pondfield Road Company (20%)

723

723

Total

$

38,083

$

38,049


Chestnut Ridge and Plaza 59 Shopping Centers


The Company, through two wholly owned subsidiaries, owns a 50% undivided tenancy-in-common interest in the 76,000 square foot Chestnut Ridge Shopping Center located in Montvale, New Jersey ("Chestnut"), which is anchored by a Fresh Market grocery store, and the 24,000 square foot Plaza 59 Shopping Center located in Spring Valley, New York ("Plaza 59"), which is anchored by a local grocer.


Gateway Plaza and Applebee's at Riverhead


The Company, through two wholly owned subsidiaries, owns a 50% undivided tenancy-in-common interest in the Gateway Plaza Shopping Center ("Gateway") and Applebee's at Riverhead ("Applebee's").  Both properties are located in Riverhead, New York. Gateway, a 198,500 square foot shopping center, is anchored by a 168,000 square foot Walmart, which also has 27,000 square feet of in-line space that is partially leased and a newly constructed 3,500 square foot outparcel that is leased.  Applebee's has a 5,400 square foot free standing Applebee's restaurant with a 7,200 square foot pad site that is leased.


Gateway is subject to a $12.6 million non-recourse first mortgage payable.  The mortgage matures on March 1, 2024 and requires payments of principal and interest at a fixed rate of interest of 4.2% per annum.


Midway Shopping Center, L.P.


The Company, through a wholly owned subsidiary, owns an 11.64% equity interest in Midway Shopping Center L.P. ("Midway"), which owns a 247,000 square foot shopping center in Westchester County, New York. Although the Company only has an approximate 12% equity interest in Midway, it controls 25% of the voting power of Midway and as such, has determined that it exercises significant influence over the financial and operating decisions of Midway and accounts for its investment in Midway under the equity method of accounting.


The Company has allocated the $7.4 million excess of the carrying amount of its investment in and advances to Midway over the Company's share of Midway's net book value to real property and is amortizing the difference over the property's estimated useful life of 39 years.


Midway is subject to a non-recourse first mortgage in the amount of $28.0 million.  The loan requires payments of principal and interest at the rate of 4.80% per annum and will mature in 2027.


Putnam Plaza Shopping Center


The Company, through a wholly owned subsidiary, owns a 66.67% (noncontrolling) undivided tenancy-in-common interest in the 189,000 square foot Putnam Plaza Shopping Center ("Putnam Plaza") located in Carmel, New York, which is anchored by a Tops grocery store.


Putnam Plaza is subject to a first mortgage payable in the amount of $18.8 million.  The mortgage requires monthly payments of principal and interest at a fixed rate of 4.17% and will mature in 2024.


81 Pondfield Road Company


The Company's other investment in an unconsolidated joint venture is a 20% interest in a retail and office building in Westchester County, New York.


The Company accounts for the above investments under the equity method of accounting since it exercises significant influence, but does not control the joint ventures.  The other venturers in the joint ventures have substantial participation rights in the financial decisions and operation of the ventures or properties, which preclude the Company from consolidating the investments. The Company has evaluated its investment in the joint ventures and has concluded that the joint ventures are not VIE's. Under the equity method of accounting the initial investment is recorded at cost as an investment in unconsolidated joint venture, and subsequently adjusted for equity in net income (loss) and cash contributions and distributions from the venture. Any difference between the carrying amount of the investment on the Company's balance sheet and the underlying equity in net assets of the venture is evaluated for impairment at each reporting period.


13

Index

(6)  STOCKHOLDERS' EQUITY


Authorized Stock

The Company's Charter authorizes 200,000,000 shares of stock.  The total number of shares of authorized stock consists of 100,000,000 shares of Class A Common Stock, 30,000,000 shares of Common Stock, 50,000,000 shares of Preferred Stock, and 20,000,000 shares of Excess Stock.


Restricted Stock Plan

The Company has a Restricted Stock Plan that provides a form of equity compensation for employees of the Company.  The Plan, which is administered by the Company's compensation committee, authorizes grants of up to an aggregate of 4,500,000 shares of the Company's common equity consisting of 350,000 Common shares, 350,000 Class A Common shares and 3,800,000 shares, which at the discretion of the compensation committee, may be awarded in any combination of Class A Common shares or Common shares.


During the six months ended April 30, 2018, the Company awarded 152,700 shares of Common Stock and 102,800 shares of Class A Common Stock to participants in the Plan.  The grant date fair value of restricted stock grants awarded to participants in 2018 was approximately $5.0 million.


A summary of the status of the Company's non-vested Common and Class A Common shares as of April 30, 2018, and changes during the six months ended April 30, 2018 is presented below:


Common Shares

Class A Common Shares

Non-vested Shares

Shares

Weighted-Average

Grant-Date

Fair Value

Shares

Weighted-Average

Grant-Date

Fair Value

Non-vested at October 31, 2017

1,274,150

$

17.02

412,275

$

20.60

Granted

152,700

$

17.70

102,800

$

22.10

Vested

(170,950

)

$

15.78

(57,200

)

$

18.07

Forfeited

-

$

-

(3,600

)

$

22.00

Non-vested at April 30, 2018

1,255,900

$

17.22

454,275

$

21.13


As of April 30, 2018, there was $16.3 million of unamortized restricted stock compensation related to non-vested restricted stock grants awarded under the Plan.  The remaining unamortized expense is expected to be recognized over a weighted average period of 4.9 years.  For the six month periods ended April 30, 2018 and 2017 amounts charged to compensation expense totaled $2,093,000 and $1,999,000, respectively.  For the three month periods ended April 30, 2018 and 2017 amounts charged to compensation expense totaled $1,118,000 and $1,054,000, respectively.


Share Repurchase Program

The Board of Directors of the Company has approved a share repurchase program ("Current Repurchase Program") for the repurchase of up to 2,000,000 shares, in the aggregate, of Common stock, Class A Common stock and Series G Cumulative Preferred Stock in open market transactions.


For the six months ended April 30, 2018, the Company repurchased an additional 6,660 shares of Class A Common stock at the average price per Class A Common share of $17.94 under the Current Repurchase Program.  The Company has repurchased 195,413 shares of Class A Common Stock under the Current Repurchase Program.  From the inception of all repurchase programs, the Company has repurchased 4,600 shares of Common Stock and 919,991 shares of Class A Common Stock.  For the six months ended April 30, 2017, the Company did not repurchase any shares under the Current Repurchase Program.


Preferred Stock

The 6.75% Series G Senior Cumulative Preferred Stock ("Series G Preferred Stock") is non-voting, has no stated maturity and is redeemable for cash at $25.00 per share at the Company's option on or after October 28, 2019. The holders of our Series G Preferred Stock have general preference rights with respect to liquidation and quarterly distributions. Except under certain conditions, holders of the Series G Preferred Stock will not be entitled to vote on most matters. In the event of a cumulative arrearage equal to six quarterly dividends, holders of Series G Preferred Stock, together with all of the Company's other series of preferred stock (voting as a single class without regard to series) will have the right to elect two additional members to serve on the Company's Board of Directors until the arrearage has been cured. Upon the occurrence of a Change of Control, as defined in the Company's Articles of Incorporation, the holders of the Series G Preferred Stock will have the right to convert all or part of the shares of Series G Preferred Stock held by such holders on the applicable conversion date into a number of the Company's shares of Class A common stock. Underwriting commissions and costs incurred in connection with the sale of the Series G Preferred Stock are reflected as a reduction of additional paid in capital.


The 6.25% Series H Senior Cumulative Preferred Stock ("Series H Preferred Stock") is non-voting, has no stated maturity and is redeemable for cash at $25.00 per share at the Company's option on or after September 18, 2022. The holders of our Series H Preferred Stock have general preference rights with respect to liquidation and quarterly distributions. Except under certain conditions, holders of the Series H Preferred Stock will not be entitled to vote on most matters. In the event of a cumulative arrearage equal to six quarterly dividends, holders of Series H Preferred Stock, together with all of the Company's other series of preferred stock (voting as a single class without regard to series) will have the right to elect two additional members to serve on the Company's Board of Directors until the arrearage has been cured. Upon the occurrence of a Change of Control, as defined in the Company's Articles of Incorporation, the holders of the Series H Preferred Stock will have the right to convert all or part of the shares of Series H Preferred Stock held by such holders on the applicable conversion date into a number of the Company's shares of Class A common stock. Underwriting commissions and costs incurred in connection with the sale of the Series H Preferred Stock are reflected as a reduction of additional paid in capital.


14

Index

(7) FAIR VALUE MEASUREMENTS


ASC Topic 820, "Fair Value Measurements and Disclosures" defines fair value as the price that would be received to sell an asset, or paid to transfer a liability, in an orderly transaction between market participants.


ASC Topic 820's valuation techniques are based on observable or unobservable inputs. Observable inputs reflect market data obtained from independent sources, while unobservable inputs reflect the Company's market assumptions. These two types of inputs have created the following fair value hierarchy:


Level 1- Quoted prices for identical instruments in active markets

Level 2- Quoted prices for similar instruments in active markets; quoted prices for identical or similar instruments in markets that are not active; and model-derived valuations in which significant value drivers are observable

Level 3- Valuations derived from valuation techniques in which significant value drivers are unobservable


The Company calculates the fair value of the redeemable noncontrolling interests based on either quoted market prices on national exchanges for those interests based on the Company's Class A Common stock (level 1), contractual redemption prices per share as stated in governing agreements (level 2) or unobservable inputs considering the assumptions that market participants would make in pricing the obligations (level 3). The level 3 inputs used include an estimate of the fair value of the cash flow generated by the limited partnership or limited liability company in which the investor owns the joint venture units capitalized at prevailing market rates for properties with similar characteristics or located in similar areas.


Marketable debt and equity securities are valued based on quoted market prices on national exchanges.


The fair values of interest rate swaps are determined using widely accepted valuation techniques, including discounted cash flow analysis, on the expected cash flows of each derivative. The analysis reflects the contractual terms of the swaps, including the period to maturity, and uses observable market-based inputs, including interest rate curves ("significant other observable inputs"). The fair value calculation also includes an amount for risk of non-performance using "significant unobservable inputs" such as estimates of current credit spreads to evaluate the likelihood of default. The Company has concluded, as of October 31, 2017 and April 30, 2018, that the fair value associated with the "significant unobservable inputs" relating to the Company's risk of non-performance was insignificant to the overall fair value of the interest rate swap agreements and, as a result, the Company has determined that the relevant inputs for purposes of calculating the fair value of the interest rate swap agreements, in their entirety, were based upon "significant other observable inputs".


The Company measures its redeemable noncontrolling interests, marketable equity and debt securities classified as available for sale securities and interest rate swap derivatives at fair value on a recurring basis. The fair value of these financial assets and liabilities was determined using the following inputs (amount in thousands):


Fair Value Measurements at Reporting Date Using

Total

Quoted Prices in

Active Markets

for Identical Assets

(Level 1)

Significant Other

Observable Inputs

(Level 2)

Significant

Unobservable Inputs

(Level 3)

April 30, 2018

Assets:

Interest Rate Swap Agreement

$

6,292

$

-

$

$6,292

$

-

Available for Sale Securities

$

22

$

22

$

-

$

-

Liabilities:

Interest Rate Swap Agreement

$

-

$

-

$

-

$

-

Redeemable noncontrolling interests

$

78,259

$

21,323

$

53,788

$

3,148

October 31, 2017

Assets:

Interest Rate Swap Agreement

$

3,316

$

-

$

3,316

$

-

Liabilities:

Interest Rate Swap Agreement

$

574

$

-

$

574

$

-

Redeemable noncontrolling interests

$

81,361

$

23,709

$

53,788

$

3,864


Fair market value measurements based upon Level 3 inputs changed (in thousands) from $3,846 at October 31, 2016 to $3,864 at October 31, 2017 as a result of a $18 increase in the redemption value of the Company's noncontrolling interest in Ironbound in accordance with the application of ASC Topic 810.  Fair market value measurements based upon Level 3 inputs changed from $3,864 at October 31, 2017 to $3,148 at April 30, 2018 as a result of a $716 decrease in the redemption value of the Company's noncontrolling interest in Ironbound in accordance with the application of ASC Topic 810.


Fair Value of Financial Instruments

The carrying values of cash and cash equivalents, restricted cash, mortgage note receivable, tenant receivables, prepaid expenses, other assets, accounts payable and accrued expenses are reasonable estimates of their fair values because of the short-term nature of these instruments. The carrying value of the Facility is deemed to be at fair value since the outstanding debt is directly tied to monthly LIBOR contracts. Mortgage notes payable that were assumed in property acquisitions were recorded at their fair value at the time they were assumed.


The estimated fair value of mortgage notes payable and other loans was approximately $294 million at April 30, 2018 and $296 million at October 31, 2017, respectively. The estimated fair value of mortgage notes payable is based on discounting the future cash flows at a year-end risk adjusted borrowing rate currently available to the Company for issuance of debt with similar terms and remaining maturities. These fair value measurements fall within Level 2 of the fair value hierarchy.


Although management is not aware of any factors that would significantly affect the estimated fair value amounts from October 31, 2017, such amounts have not been comprehensively revalued for purposes of these financial statements since that date and current estimates of fair value may differ significantly from the amounts presented herein.

(8) COMMITMENTS AND CONTINGENCIES


In the normal course of business, from time to time, the Company is involved in legal actions relating to the ownership and operations of its properties.  In management's opinion, the liabilities, if any, that may ultimately result from such legal actions are not expected to have a material adverse effect on the consolidated financial position, results of operations or liquidity of the Company.  At April 30, 2018, the Company had commitments of approximately $ 5.3 million for capital improvements to its properties and tenant-related obligations.


(9) SUBSEQUENT EVENTS


On June 4, 2018, the Board of Directors of the Company declared cash dividends of $0.27 for each share of Common Stock and $0.24 for each share of Class A Common Stock.  The dividends are payable on July 20, 2018 to stockholders of record on July 6, 2018.

15

Index


Item 2.  Management's Discussion and Analysis of Financial Condition and Results of Operations


The following discussion should be read in conjunction with the consolidated financial statements of the Company and the notes thereto included elsewhere in this report.


Forward Looking Statements:


This Quarterly Report on Form 10-Q of Urstadt Biddle Properties Inc. (the "Company"), including this Item 2, contains certain forward-looking statements within the meaning of Section 27A of the Securities Act and Section 21E of the Exchange Act.  Such statements can generally be identified by such words as "anticipate", "believe", "can", "continue", "could", "estimate", "expect", "intend", "may", "plan", "seek", "should", "will" or variations of such words or other similar expressions and the negatives of such words.  All statements included in this report that address activities, events or developments that we expect, believe or anticipate will or may occur in the future, including such matters as future capital expenditures, dividends and acquisitions (including the amount and nature thereof), business strategies, expansion and growth of our operations and other such matters, are forward-looking statements.  These statements are based on certain assumptions and analyses made by us in light of our experience and our perception of historical trends, current conditions, expected future developments and other factors we believe are appropriate.  Such statements are inherently subject to risks, uncertainties and other factors, many of which cannot be predicted with accuracy and some of which might not even be anticipated.  Future events and actual results, performance or achievements, financial and otherwise, may differ materially from the results, performance or achievements expressed or implied by the forward-looking statements.  Risks, uncertainties and other factors that might cause such differences, some of which could be material, include, but are not limited to:


economic and other market conditions, including local real estate and market conditions, that could impact us, our properties or the financial stability of our tenants;


·•

financing risks, such as the inability to obtain debt or equity financing on favorable terms, as well as the level and volatility of interest rates;


any difficulties in renewing leases, filling vacancies or negotiating improved lease terms;


the inability of the Company's properties to generate revenue increases to offset expense increases;


environmental risk and regulatory requirements;


risks of real estate acquisitions and dispositions (including the failure of transactions to close);


risks of operating properties through joint ventures that we do not fully control;


risks related to our status as a real estate investment trust, including the application of complex federal income tax regulations that are subject to change;


as well as other risks identified in our Annual Report on Form 10-K for the fiscal year ended October 31, 2017 under Item 1A. Risk Factors and in the other reports filed by the Company with the Securities and Exchange Commission (the "SEC").


Executive Summary


Overview


We are a fully integrated, self-administered real estate company that has elected to be a REIT for federal income tax purposes, engaged in the acquisition, ownership and management of commercial real estate, primarily neighborhood and community shopping centers, with a concentration in the metropolitan New York tri-state area outside of the City of New York. Other real estate assets include office properties, single tenant retail or restaurant properties and office/retail mixed use properties.  Our major tenants include supermarket chains and other retailers who sell basic necessities.


At April 30, 2018, we owned or had equity interests in 83 properties, which include equity interests we own in five consolidated joint ventures and seven unconsolidated joint ventures, containing a total of 5.1 million square feet of Gross Leasable Area ("GLA").    Of the properties owned by wholly-owned subsidiaries or joint venture entities that we consolidate, approximately 92.5% was leased (92.7% at October 31, 2017).  Of the properties owned by unconsolidated joint ventures, approximately 97.7% was leased, unchanged from October 31, 2017.


We have paid quarterly dividends to our shareholders continuously since our founding in 1969 and have increased the level of dividend payments to our shareholders for 24 consecutive years.


We derive substantially all of our revenues from rents and operating expense reimbursements received pursuant to long-term leases and focus our investment activities on community and neighborhood shopping centers, anchored principally by regional supermarket or pharmacy chains.  We believe that because consumers need to purchase food and other types of staple goods and services generally available at supermarket or pharmacy anchored shopping centers, the nature of our investments provides for relatively stable revenue flows even during difficult economic times.


We have a conservative capital structure and we have one $9.8 million mortgage maturing in July 2018, which is in the process of being refinanced with the existing lender.  Thereafter, we do not have any additional secured debt maturing until May 2019.


We focus on increasing cash flow, and consequently the value of our properties, and seek continued growth through strategic re-leasing, renovations and expansions of our existing properties and selective acquisitions of income-producing properties.  Key elements of our growth strategies and operating policies are to:


acquire quality neighborhood and community shopping centers in the northeastern part of the United States with a concentration on properties in the metropolitan New York tri-state area outside of the City of New York, and unlock further value in these properties with selective enhancements to both the property and tenant mix, as well as improvements to management and leasing fundamentals.  Our hope is to grow our assets through acquisitions by 5% to 10% per year on a dollar value basis subject to the availability of acquisitions that meet our investment parameters;


selectively dispose of underperforming properties and re-deploy the proceeds into potentially higher performing properties that meet our acquisition criteria;


invest in our properties for the long-term through regular maintenance, periodic renovations and capital improvements, enhancing their attractiveness to tenants and customers, as well as increasing their value;


leverage opportunities to increase GLA at existing properties, through development of pad sites and reconfiguring of existing square footage, to meet the needs of existing or new tenants;


proactively manage our leasing strategy by aggressively marketing available GLA, renewing existing leases with strong tenants, and replacing weak ones when necessary, with an eye towards securing leases that include regular or fixed contractual increases to minimum rents, replacing below-market-rent leases with increased market rents when possible and further improving the quality of our tenant mix at our shopping centers;


maintain strong working relationships with our tenants, particularly our anchor tenants;


maintain a conservative capital structure with low leverage levels; and


control property operating and administrative costs.


Highlights of Fiscal 2018; Recent Developments


Set forth below are highlights of our recent property acquisitions, potential acquisitions under contract, other investments, property dispositions and financings:


In March 2018, the Company purchased, for $13.1 million, a 27,000 square foot shopping center located in Yonkers, NY.  The Company funded the acquisition with available cash, the issuance of unsecured notes payable to the seller (See Note 3 to the financial statements included in Item 1 of this Report on Form 10-Q), and borrowings on its unsecured revolving credit facility.


In October 2017, the Company purchased a promissory note secured by a mortgage on 470 Main Street in Ridgefield, CT ("470 Main"), which comprises part of the Yankee Ridge retail and office mixed-use property.  The note was purchased from the existing lender.  In January 2018, the Company completed foreclosure of the note and became the owner of 470 Main.  Total consideration paid for the note, including costs, totaled $3.1 million.  470 Main is a 24,200 square foot building with ground and first floor retail and second floor office space.  The Company funded the note purchase with available cash.


Known Trends; Outlook


We believe that shopping center REITs face opportunities and challenges that are both common to and unique from other REITs and real estate companies.     As a shopping center REIT, we are focused on certain challenges that are unique to the retail industry.  In particular, we recognize the challenges presented by e-commerce to brick-and-mortar retail establishments, including our tenants. However, we believe that because consumers prefer to purchase food and other staple goods and services available at supermarkets in person, the nature of our properties makes them less vulnerable to the encroachment of e-commerce than other properties whose tenants may more directly compete with the internet.   Moreover, we believe the nature of our properties makes them less susceptible to economic downturns than other retail properties whose anchor tenants are not supermarkets or other staple goods providers.  We note, however, that many prospective in-line tenants are seeking smaller spaces than in the past, as a result, in part, of internet encroachment on their brick-and-mortar business.   When feasible, we actively work to place tenants that are less susceptible to internet encroachment, such as restaurants, fitness centers, healthcare and personal services.  We continue to be sensitive to these considerations when we establish the tenant mix at our shopping centers, and believe that our strategy of focusing on supermarket anchors is a strong one.


In the metropolitan tri-state area outside of New York City, demographics (income, density, etc.) remain strong and opportunities for new development, as well as acquisitions, are competitive, with high barriers to entry.  We believe that this will remain the case for the foreseeable future, and have focused our growth strategy accordingly.


As a REIT, we are susceptible to changes in interest rates, the lending environment, the availability of capital markets and the general economy.  For example, we believe that we are entering an increased interest rate environment, which could negatively impact the attractiveness of REIT stock to investors and our borrowing activities.  It is also possible, however, that higher interest rates could signal a stronger economy, resulting in greater spending by consumers.  The impact of such changes are difficult to predict.


In December 2017, the U.S. Congress passed sweeping tax reform legislation that made significant changes to corporate and individual tax rates and the calculation of taxes, as well as international tax rules for U.S. domestic corporations.  As a REIT, we are generally not required to pay federal taxes otherwise applicable to regular corporations if we comply with the various tax regulations governing REITs.  Stockholders, however, are generally required to pay taxes on REIT dividends.  Tax reform legislation would affect the way in which dividends paid on our stock are taxed by the holder of that stock and could impact our stock price or how stockholders and potential investors view an investment in REITs.   In addition, while certain elements of tax reform legislation would not impact us directly as a REIT, they could impact the geographic markets in which we operate, the tenants that populate our shopping centers and the customers who frequent our properties in ways, both positive and negative, that are difficult to anticipate.


16

Index

Leasing


Rollovers


For the six months ended April 30, 2018, we signed leases for a total of 314,000 square feet of retail space in our consolidated portfolio.  New leases for vacant spaces were signed for 111,000 square feet at an average rental decrease of 19.25% on a cash basis.  Renewals for 204,000 square feet of space previously occupied were signed at an average rental increase of 12.7% on a cash basis.  The rental decrease for new lease space in the first six months of fiscal 2018 was predominantly related to a 63,000 square foot supermarket in our Newark, NJ property, which was leased at a rental rate 30% below the prior occupied lease rate (see significant events with impacts on leasing section below).


Tenant improvements and leasing commissions averaged $27.74 per square foot for new leases and $3.99 per square foot for renewals for the six months ended April 30, 2018. The average term for new leases was 6 years and the average term for renewal leases was 4 years.


The rental increases/decreases associated with new and renewal leases generally include all leases signed in arms-length transactions reflecting market leverage between landlords and tenants during the period. The comparison between average rent for expiring leases and new leases is determined by including minimum rent paid on the expiring lease and minimum rent to be paid on the new lease in the first year. In some instances, management exercises judgment as to how to most effectively reflect the comparability of spaces reported in this calculation. The change in rental income on comparable space leases is impacted by numerous factors including current market rates, location, individual tenant creditworthiness, use of space, market conditions when the expiring lease was signed, the age of the expiring lease, capital investment made in the space and the specific lease structure. Tenant improvements include the total dollars committed for the improvement (fit-out) of a space as it relates to a specific lease but may also include base building costs (i.e. expansion, escalators or new entrances) that are required to make the space leasable.  Incentives (if applicable) include amounts paid to tenants as an inducement to sign a lease that do not represent building improvements.


The leases signed in 2018 generally become effective over the following one to two years. There is risk that some new tenants will not ultimately take possession of their space and that tenants for both new and renewal leases may not pay all of their contractual rent due to operating, financing or other matters.


In 2018, we believe our leasing volume will be in-line with our historical averages with overall positive increases in rental income for renewal leases and flat to slightly positive increases for new leases. However, changes in rental income associated with individual signed leases on comparable spaces may be positive or negative, and we can provide no assurance that the rents on new leases will continue to increase at the above described levels, if at all.


Significant Events with Impacts on Leasing


In July 2015, one of our largest tenants, A&P, filed a voluntary petition under chapter 11 of title 11 of the United States Bankruptcy Code (the "Bankruptcy Code").  Subsequently, A&P determined that it would be liquidating the company. Prior to A&P filing for bankruptcy, A&P leased and occupied nine spaces totaling 365,000 square feet in our portfolio.  The bankruptcy process relating to our nine spaces is complete, with eight of the nine A&P leases having been assumed by new operators in the bankruptcy process or re-leased by the Company to new operators.  The remaining lease, located in our Pompton Lakes shopping center, totaling 63,000 square feet was rejected by A&P in bankruptcy, and we are in the process of marketing that space for re-lease.  In July 2017, one other 36,000 square foot space formerly occupied by A&P that we had released to a local grocery operator became vacant, as that operator failed to perform under their lease and was evicted.  We have signed a lease with a new grocery operator for this location, and we are hopeful that we can deliver the space to the lessee in early fiscal 2019.  The lease requires us to obtain municipal approvals for a small 2,000 square foot expansion of the shopping center to accommodate the new tenant.  Until we receive this municipal approval and can deliver the space to the tenant, we will not include this in our new leasing metrics which are discussed at the beginning of this section.  In February 2018, Tops Markets, LLC filed a voluntary petition under chapter 11 of title 11 of the Bankruptcy Code.  Tops Markets is a tenant at a property owned by an unconsolidated joint venture in which we have a 66.67% ownership interest.  The space is 61,000 square feet and the lease runs through 2026.  As of the date of this report, Tops Markets is still performing under its lease.


In addition, in April 2018, we reached agreement with the grocery tenant at our Newark, NJ property to terminate its 63,000 square foot lease in exchange for a $3.7 million lease termination payment, which we received and recorded as revenue in the six and three months ended April 30, 2018.  Also in April 2018, we leased that same space to a new grocery store operator who took possession in May 2018.  While the rental rate on the new lease is 30% less than the rental rate on the terminated lease, we hope that part of this decreased rental rate will be recaptured with the receipt of percentage rent in subsequent years as the store matures and its sales increase.  The new lease required no tenant improvement allowance.


Impact of Inflation on Leasing


Our long-term leases contain provisions to mitigate the adverse impact of inflation on our operating results. Such provisions include clauses entitling us to receive (a) scheduled base rent increases and (b) percentage rents based upon tenants' gross sales, which could increase as prices rise. In addition, many of our non-anchor leases are for terms of less than ten years, which permits us to seek increases in rents upon renewal at then current market rates if rents provided in the expiring leases are below then existing market rates. Most of our leases require tenants to pay a share of operating expenses, including common area maintenance, real estate taxes, insurance and utilities, thereby reducing our exposure to increases in costs and operating expenses resulting from inflation.


Critical Accounting Policies


Critical accounting policies are those that are both important to the presentation of the Company's financial condition and results of operations and require management's most difficult, complex or subjective judgments.  For a further discussion about the Company's critical accounting policies, please see Note 1 to the consolidated financial statements of the Company included in Item 1 of this Quarterly Report on Form 10-Q.


17

Index

Liquidity and Capital Resources


Overview


At April 30, 2018, we had cash and cash equivalents of $16.4 million, compared to $8.7 million at October 31, 2017.  Our sources of liquidity and capital resources include operating cash flow from real estate operations, proceeds from bank borrowings and long-term mortgage debt, capital financings and sales of real estate investments.  Substantially all of our revenues are derived from rents paid under existing leases, which means that our operating cash flow depends on the ability of our tenants to make rental payments.  For the six months ended April 30, 2018 and 2017, net cash flows from operating activities amounted to $36.8 million and $28.9 million, respectively.


Our short-term liquidity requirements consist primarily of normal recurring operating expenses and capital expenditures, debt service, management and professional fees, cash distributions to certain limited partners and non-managing members of our consolidated joint ventures, dividends paid to our preferred stockholders and regular dividends paid to our Common and Class A Common stockholders, which we expect to continue.  Cash dividends paid on Common and Class A Common stock for the six months ended April 30, 2018 and 2017 totaled $20.8 million and $20.3 million, respectively.  Historically, we have met short-term liquidity requirements, which is defined as a rolling twelve month period, primarily by generating net cash from the operation of our properties.   We believe that our net cash provided by operations will continue to be sufficient to fund our short-term liquidity requirements, including payment of dividends necessary to maintain our federal income tax REIT status.


Our long-term liquidity requirements consist primarily of obligations under our long-term debt, dividends paid to our preferred stockholders, capital expenditures and capital required for acquisitions.  In addition, the limited partners and non-managing members of our five consolidated joint venture entities, Ironbound, McLean, Orangeburg, UB High Ridge and UB Dumont, have the right to require the Company to repurchase all or a portion of their limited partner or non-managing member interests at prices and on terms as set forth in the governing agreements.  See Note 4 to the financial statements included in Item 1 of this Report on Form 10-Q.  Historically, we have financed the foregoing requirements through operating cash flow, borrowings under our Facility, debt refinancings, new debt, equity offerings and other capital market transactions, and/or the disposition of under-performing assets, with a focus on keeping our leverage low.  We expect to continue doing so in the future.  We cannot assure you, however, that these sources will always be available to us when needed, or on the terms we desire.


Capital Expenditures


We invest in our existing properties and regularly make capital expenditures in the ordinary course of business to maintain our properties. We believe that such expenditures enhance the competitiveness of our properties. For the six months ended April 30, 2018, we paid approximately $4.1 million for property improvements, tenant improvements and leasing commission costs (approximately $2.7 million representing property improvements and approximately $1.4 related to new tenant space improvements, leasing costs and capital improvements as a result of new tenant spaces).  The amount of these expenditures can vary significantly depending on tenant negotiations, market conditions and rental rates.  We expect to incur approximately $5.3 million predominantly for anticipated capital improvements and leasing costs related to new tenant leases and property improvements during fiscal 2018.  These expenditures are expected to be funded from operating cash flows, bank borrowings or other financing sources.


Financing Strategy, Unsecured Revolving Credit Facility and other Financing Transactions


Our strategy is to maintain a conservative capital structure with low leverage levels by commercial real estate standards.  Mortgage notes payable and other loans of $304.9 million consists of $1.7 million in variable rate debt with an interest rate of 4.91% as of April 30, 2018 and $ 303.2 million in fixed-rate mortgage loan and unsecured note indebtedness with a weighted average interest rate of 4.2% at April 30, 2018.  The mortgages are secured by 26 properties with a net book value of $562 million and have fixed rates of interest ranging from 3.5% to 6.6%.  The $1.7 million in variable rate debt is unsecured.  We may refinance our mortgage loans, at or prior to scheduled maturity, through replacement mortgage loans.  The ability to do so, however, is dependent upon various factors, including the income level of the properties, interest rates and credit conditions within the commercial real estate market. Accordingly, there can be no assurance that such re-financings can be achieved.


At April 30, 2018, we had $22.7 million in additional variable-rate debt consisting of draws on our Facility (see below) that was not fixed through an interest rate swap or otherwise. See "Item 3. Quantitative and Qualitative Disclosures about Market Risk" included in this Report on Form 10-Q for additional information on our interest rate risk.


We currently maintain a ratio of total debt to total assets below 33% and a fixed charge coverage ratio of over 3.72 to 1 (excluding preferred stock dividends), which we believe will allow us to obtain additional secured mortgage loans or other types of borrowings, if necessary.  We own 50 properties in our consolidated portfolio that are not encumbered by secured mortgage debt.  At April 30, 2018, we had borrowing capacity of $77 million on our Facility.  Our Facility includes financial covenants that limit, among other things, our ability to incur unsecured and secured indebtedness.  See Note 3 in our consolidated financial statements included in Item 1 of this Quarterly Report on Form 10-Q for additional information on these and other restrictions.


We have a $100 million unsecured revolving credit facility with a syndicate of three banks, BNY Mellon, BMO and Wells Fargo N.A. with the ability under certain conditions to additionally increase the capacity to $150 million, subject to lender approval.  The maturity date of the Facility is August 23, 2020 with a one-year extension at our option.  Borrowings under the Facility can be used for general corporate purposes and the issuance of up to $10 million of letters of credit.  Borrowings will bear interest at our option of Eurodollar rate plus 1.35% to 1.95% or The Bank of New York Mellon's prime lending rate plus 0.35% to 0.95%, based on consolidated indebtedness, as defined.  We pay a quarterly commitment fee on the unused commitment amount of 0.15% to 0.25% per annum, based on outstanding borrowings during the year.  As of April 30, 2018, $77 million was available to be drawn on the Facility.  Our ability to borrow under the Facility is subject to its compliance with the covenants and other restrictions on an ongoing basis.  The principal financial covenants limit our level of secured and unsecured indebtedness and additionally require us to maintain certain debt coverage ratios.  We were in compliance with such covenants at April 30, 2018.


During the six months ended April 30, 2018, we borrowed $22.7 million on our Facility to fund capital improvements to our properties, property acquisitions and general corporate purposes. For the six months ended April 30, 2018 we repaid $4 million of borrowings on our Facility, with available cash.


Net Cash Flows from:


Operating Activities


Net cash flows provided by operating activities amounted to $36.8 million for the six months ended April 30, 2018 compared to $28.9 million in the comparable period of fiscal 2017. The increase in operating cash flows when compared with the corresponding prior period was due primarily to our properties generating additional operating income in the six months ended April 30, 2018 when compared with the corresponding prior period predominantly from properties acquired after the first quarter of fiscal 2017 and properties acquired in the first six months of fiscal 2018 and lease termination income of $3.8 million in the first half of fiscal 2018 versus $283,000 in the first half of fiscal 2017.


Investing Activities


Net cash flows used in investing activities amounted to $17.3 million for the six months ended April 30, 2018 compared to net cash flows provided by investing activities of $17.8 million in the comparable period of fiscal 2017. The increase in net cash flows used in investing activities in fiscal 2018 when compared to the corresponding prior period was the result of the Company selling one property in the first half of fiscal 2017, which generated proceeds of $44.1 million, the Company did not sell any properties in the first half of fiscal 2018.  This net increase in cash used by investing activities was offset by the Company expending $16.3 million less on property acquisitions in the first half of fiscal 2018 when compared with the corresponding prior period.


We regularly make capital investments in our properties for property improvements, tenant improvements costs and leasing commissions.


Financing Activities


Net cash flows used in financing activities amounted to $11.7 million in the first six months of fiscal 2018 compared with $38.5 million in the comparable period of fiscal 2017. The net decrease in cash flows used in financing activities in the first six months of fiscal 2018 versus the same period of fiscal 2017 was predominantly the result of the Company having $18.7 million positive net borrowing/repayment activity on its unsecured revolving credit agreement in the first half of fiscal 2018 versus a $8 million negative net borrowing/repayment activity on its unsecured revolving credit agreement in the first half of fiscal 2017.  In addition, we increased the annualized dividend on the outstanding Common and Class A Common stock by $0.02 per share in December 2017.  This increase was partially offset by the Company incurring $1 million less in preferred stock dividends in the first six months of fiscal 2018 when compared with the corresponding prior period.  In October 2017, the Company redeemed its Series F preferred stock and replaced it with a new Series H preferred stock, which had a lower coupon rate and smaller principal amount than the redeemed Series F preferred stock.




18

Index

Results of Operations


The following information summarizes our results of operations for the six months and three months ended April 30, 2018 and 2017 (amounts in thousands):



Six Months Ended

April 30,

Change Attributable to:

Revenues

2018

2017

Increase (decrease)

%

Change

Property Acquisitions/Sales

Properties Held

In Both Periods (Note 1)

Base rents

$

47,494

$

42,789

$

4,705

11.0

%

$

3,669

$

1,036

Recoveries from tenants

16,316

14,226

2,090

14.7

%

1,025

1,065

Lease termination income

3,754

283

3,471

1,226.5

%

-

3,471

Mortgage interest and other income

2,436

1,661

775

46.7

%

(77

)

852

Operating Expenses

Property operating expenses

12,046

10,646

1,400

13.2

%

635

765

Property taxes

10,304

9,585

719

7.5

%

484

235

Depreciation and amortization

13,917

12,764

1,153

9.0

%

1,293

(140

)

General and administrative expenses

4,702

4,667

35

0.7

%

n/a

n/a

Other Income/Expenses

Interest expense

6,739

6,516

223

3.4

%

459

(236

)

Interest, dividends and other investment income

142

369

(227

)

-61.5

%

n/a

n/a


Three Months Ended

April 30,

Change Attributable to:

Revenues

2018

2017

Increase (decrease)

%

Change

Property Acquisitions/Sales

Properties Held

In Both Periods (Note 1)

Base rents

$

23,910

$

21,677

$

2,233

10.3

%

$

1,637

$

596

Recoveries from tenants

8,109

7,153

956

13.4

%

420

536

Lease termination income

3,754

259

3,495

1,349.4

%

-

3,495

Mortgage interest and other income

1,232

903

329

36.4

%

(66

)

395

Operating Expenses

Property operating expenses

5,740

5,498

242

4.4

%

360

(118

)

Property taxes

5,157

4,737

420

8.9

%

325

95

Depreciation and amortization

6,968

6,183

785

12.7

%

558

227

General and administrative expenses

2,283

2,212

71

3.2

%

n/a

n/a

Other Income/Expenses

Interest expense

3,316

3,259

57

1.7

%

212

(155

)

Interest, dividends and other investment income

62

196

(134

)

-68.4

%

n/a

n/a



Note 1 – Properties held in both periods includes only properties owned for the entire periods of 2018 and 2017.  All other properties are included in the property acquisition/sales column.  There are no properties excluded from the analysis.


Revenues


Base rents increased by 11.0% to $47.5 million for the six month period ended April 30, 2018 as compared with $42.8 million in the comparable period of 2017. Base rents increased by 10.3% to $23.9 million for the three month period ended April 30, 2018 as compared with $21.7 million in the comparable period of 2017. The change in base rent and the changes in other income statement line items analyzed in the tables above were attributable to:


Property Acquisitions and Properties Sold:


In fiscal 2017, the Company purchased four properties totaling 114,700 square feet of GLA, invested in two joint ventures that own four properties totaling 173,600 square feet, whose operations we consolidate, and sold two properties totaling 203,800 square feet.  In the first six months of fiscal 2018, the Company purchased two properties totaling 51,100 square feet.  These properties accounted for all of the revenue and expense changes attributable to property acquisitions and sales in the six months ended April 30, 2018 when compared with fiscal 2017.


Properties Held in Both Periods:


Revenues


Base Rent

The increase in base rents for both the six month and three month periods ended April 30, 2018 when compared to the corresponding prior periods, was predominantly caused by new leasing activity at several properties held in both periods that created a positive variance in base rent.  This increase was partially offset by a reduction in base rent relating to our 36,000 square foot grocery space at our Valley Ridge property which was occupied in the first half of fiscal 2017 but not in the first half of fiscal 2018 (see "Significant Events with Impact on Leasing" earlier in this Item 2).


In fiscal 2018, the Company leased or renewed approximately 314,400 square feet (or approximately 7.2% of total consolidated property leasable area).  At April 30, 2018, the Company's consolidated properties were 92.5% leased (92.7% leased at October 31, 2017).


Tenant Recoveries

In the six month and three month periods ended April 30, 2018, recoveries from tenants (which represent reimbursements from tenants for operating expenses and property taxes) increased by $1.1 million and $536,000, respectively, when compared with the corresponding prior periods. These increases were the result of an increase in both property operating expenses and property tax expense in the consolidated portfolio for properties owned in both the three months and six months of fiscal 2018 when compared with the corresponding prior periods.  The increases in property operating expenses were related to an increase in snow removal costs at our properties and the increase in property tax expenses were related to an increase in property tax assessments.


Lease Termination Income

In April 2018, we reached agreement with the grocery tenant at our Newark, NJ property to terminate its 63,000 square foot lease in exchange for a one-time $3.7 million lease termination payment, which we received and recorded as revenue in the six and three months ended April 30, 2018.  Also in March 2018, we leased that same space to a new grocery store operator who took possession in May 2018.  While the rental rate on the new lease is 30% less than the rental rate on the terminated lease, we hope that part of this decreased rental rate will be recaptured with the receipt of percentage rent in subsequent years as the store matures and its sales increase.  The new lease required no tenant improvement allowance.

Expenses

Operating Expenses

In the six month period ended April 30, 2018, property operating expenses increased by $765,000 when compared with the corresponding prior period, predominantly as a result of an increase in snow removal costs at our properties.  Property operating expenses for the three month period ended April 30, 2018 was relatively unchanged when compared with the corresponding prior period.


Real Estate Tax

In the six month and three month periods ended April 30, 2018, property taxes increased by $235,000 and $95,000, respectively, when compared with the corresponding prior periods, as a result of an increase in property tax assessments for properties owned in both periods.


Interest

In the six month and three month periods ended April 30, 2018, interest expense decreased by $236,000 and $155,000, respectively, when compared with the corresponding prior periods as a result of the refinancing of our largest mortgage secured by our Ridgeway property after the second quarter of fiscal 2017 and the reduction of mortgage principal from normal amortization.  The Ridgeway mortgage interest rate was reduced from 5.52% to 3.398% on a principal balance of approximately $44 million.  This decrease was partially offset by an increase in the mortgage principal on the Ridgeway mortgage from $44 million to $50 million as a result of the refinancing.


Depreciation and Amortization

In the six month period ended April 30, 2018, depreciation and amortization expense decreased by $140,000 when compared with the corresponding prior period as a result of additional depreciation for the write-off of tenant improvements in the first half of fiscal 2017 at two properties where tenants had vacated their spaces prior to the original term of their leases.  In the three month period ended April 30, 2018, depreciation and amortization expense increased by $227,000 when compared with the corresponding prior period as a result of increased depreciation for facade improvements at two properties in the second quarter of fiscal 2018 which improvement were not in place in the second quarter of fiscal 2017.


General and Administrative Expenses

General and administrative expense was relatively unchanged in the six month and three month periods ended April 30, 2018 when compared to the corresponding prior periods, predominantly as a result of a small reduction in state and local taxes paid in the periods when compared to the prior year offset by normal salary increases for employees of the Company.

19

Index


Funds from Operations


We consider Funds from Operations ("FFO") to be an additional measure of our operating performance.  We report FFO in addition to net income applicable to common stockholders and net cash provided by operating activities.  Management has adopted the definition suggested by The National Association of Real Estate Investment Trusts ("NAREIT") and defines FFO to mean net income (computed in accordance with GAAP) excluding gains or losses from sales of property, plus real estate-related depreciation and amortization and after adjustments for unconsolidated joint ventures.


Management considers FFO a meaningful, additional measure of operating performance because it primarily excludes the assumption that the value of the Company's real estate assets diminishes predictably over time and industry analysts have accepted it as a performance measure.  FFO is presented to assist investors in analyzing the performance of the Company.  It is helpful as it excludes various items included in net income that are not indicative of our operating performance, such as gains (or losses) from sales of property and depreciation and amortization.  However, FFO:


does not represent cash flows from operating activities in accordance with GAAP (which, unlike FFO, generally reflects all cash effects of transactions and other events in the determination of net income); and


should not be considered an alternative to net income as an indication of our performance.


FFO as defined by us may not be comparable to similarly titled items reported by other real estate investment trusts due to possible differences in the application of the NAREIT definition used by such REITs.  The table below provides a reconciliation of net income applicable to Common and Class A Common Stockholders in accordance with GAAP to FFO for the six and three month periods ended April 30, 2018 and 2017 (amounts in thousands):


Six Months Ended

April 30,

Three Months Ended

April 30,

2018

2017

2018

2017

Net Income Applicable to Common and Class A Common Stockholders

$

14,519

$

27,513

$

9,598

$

24,101

Real property depreciation

10,996

9,867

5,538

4,903

Amortization of tenant improvements and allowances

2,079

2,244

1,037

918

Amortization of deferred leasing costs

798

605

372

338

Depreciation and amortization on unconsolidated joint ventures

808

800

405

404

(Gain)/Loss on sale of asset

-

(19,460

)

-

(19,460

)

Funds from Operations Applicable to Common and Class A Common Stockholders

$

29,200

$

21,569

$

16,950

$

11,204


FFO amounted to $29.2 million in the first six months of fiscal 2018 compared to $21.6 million in the comparable period of fiscal 2017.  The net increase in FFO is attributable, among other things, to: (i) the additional net income generated from properties acquired in fiscal 2017 and the first six months of fiscal 2018; (ii) a decrease in preferred stock dividends of $1 million as a result of the Company redeeming its Series F preferred stock in October 2017 and replacing it with its Series H preferred stock, which has a lower dividend rate and a smaller issuance amount by $14.4 million; and (iii) $3.7 million in lease termination income in the second quarter of fiscal 2018 for a tenant that terminated its lease with the Company early.  This increase was partially offset by (iv) a $227,000 decrease in interest income generated as a result of the one mortgage receivable the Company had outstanding for the first half of fiscal 2017, which was repaid in October 2017.


FFO amounted to $17.0 million in the first three months of fiscal 2018 compared to $11.2 million in the comparable period of fiscal 2017.  The net increase in FFO is attributable, among other things, to: (i) the additional net income generated from properties acquired in fiscal 2017 and the first three months of fiscal 2018; (ii) a decrease in preferred stock dividends of $509,000 as a result of the Company redeeming its Series F preferred stock in October 2017 and replacing it with its Series H preferred stock, which has a lower dividend rate and a smaller issuance amount by $14.4 million; and (iii) $3.7 million in lease termination income in the second quarter of fiscal 2018 for a tenant which wanted to terminate its lease with the Company early.  This increase was partially offset by a $132,000 decrease in interest income generated as a result of the one mortgage receivable the Company had outstanding for the first half of fiscal 2017, which was repaid in October 2017.


20

Index

Off-Balance Sheet Arrangements


We have seven off-balance sheet investments in real property through unconsolidated joint ventures:


a 66.67% equity interest in the Putnam Plaza Shopping Center,


an 11.642% equity interest in the Midway Shopping Center L.P.,


a 50% equity interest in the Chestnut Ridge Shopping Center and Plaza 59 Shopping Centers,


a 50% equity interest in the Gateway Plaza shopping center and the Riverhead Applebee's Plaza, and


a 20% interest in a suburban office building with ground level retail.


These unconsolidated joint ventures are accounted for under the equity method of accounting, as we have the ability to exercise significant influence over, but not control of, the operating and financial decisions of these investments.  Our off-balance sheet arrangements are more fully discussed in Note 5, "Investments in and Advances to Unconsolidated Joint Ventures" in our financial statements in Item 1 of this Quarterly Report on Form 10-Q.  Although we have not guaranteed the debt of these joint ventures, we have agreed to customary environmental indemnifications and nonrecourse carve-outs (e.g. guarantees against fraud, misrepresentation and bankruptcy) on certain loans of the joint ventures.  The below table details information about the outstanding non-recourse mortgage financings on our unconsolidated joint ventures (amounts in thousands):


Principal Balance

Joint Venture Description

Location

Original Balance

At April 30, 2018

Fixed Interest Rate Per Annum

Maturity Date

Midway Shopping Center

Scarsdale, NY

$

32,000

$

27,971

4.80%

Dec-2027

Putnam Plaza Shopping Center

Carmel, NY

$

21,000

$

18,827

4.17%

Oct-2024

Gateway Plaza

Riverhead, NY

$

14,000

$

12,563

4.18%

Feb-2024

Applebee's Plaza

Riverhead, NY

$

1,300

$

1,025

5.98%

Aug-2026

Applebee's Plaza

Riverhead, NY

$

1,000

$

896

3.38%

Aug-2026


Environmental Matters

Based upon management's ongoing review of its properties, management is not aware of any environmental condition with respect to any of the Company's properties that would be reasonably likely to have a material adverse effect on the Company. There can be no assurance, however, that (a) the discovery of environmental conditions that were previously unknown, (b) changes in law, (c) the conduct of tenants or (d) activities relating to properties in the vicinity of the Company's properties, will not expose the Company to material liability in the future. Changes in laws increasing the potential liability for environmental conditions existing on properties or increasing the restrictions on discharges or other conditions may result in significant unanticipated expenditures or may otherwise adversely affect the operations of the Company's tenants, which could adversely affect the Company's financial condition and results of operations.

21

Index

Item 3.  Quantitative and Qualitative Disclosures about Market Risk


We are exposed to interest rate risk primarily through our borrowing activities, which predominantly include fixed-rate mortgage debt and, in limited circumstances, variable rate debt.  As of April 30, 2018, we had total mortgage debt of $293.9 million, of which 100% was fixed-rate, inclusive of variable rate mortgages that have been swapped to fixed interest rates using interest rate swap derivatives contracts.


For our fixed-rate debt, there is inherent rollover risk for borrowings as they mature and are renewed at current market rates.  The extent of this risk is not quantifiable or predictable because of the variability of future interest rates and the Company's future financing requirements.

To reduce our exposure to interest rate risk on variable-rate debt, we use interest rate swap agreements, for example, to convert some of our variable-rate debt to fixed-rate debt.  As of April 30, 2018, we had seven open derivative financial instruments.  These interest rate swaps are cross collateralized with mortgages on properties in Rye, NY, Ossining, NY, Yonkers, NY, Orangeburg, NY, Stamford, CT and Greenwich CT.  The Rye swaps expire in October 2019, the Ossining swap expires in October 2024, the Yonkers swap expires in November 2024, the Orangeburg swap expires in October 2024, the Stamford swap expires in July 2027, and the Greenwich swaps expire in October 2026, all concurrent with the maturity of the respective mortgages.  All of the aforementioned derivatives contracts are adjusted to fair market value at each reporting period.  The Company has concluded that all of the aforementioned derivatives contracts are effective cash flow hedges as defined in ASC Topic 815.  We are required to evaluate the effectiveness at inception and at each reporting date.  As a result of the aforementioned derivatives contracts being effective cash flow hedges all changes in fair market value are recorded directly to stockholders equity in accumulated comprehensive income and have no effect on the earnings of the Company.

At April 30, 2018, we had $22.7 million outstanding on our Facility, which bears interest at Libor plus 1.35%.  In addition, we purchased a property in March of fiscal 2018 and financed a portion of the purchase price with unsecured notes accepted by the seller of the property.  The unsecured notes require the payment of interest only.  $9.4 million of the notes bear interest at a fixed rate ranging from 1.96% to 5.05% and $1.7 million of the notes bear interest at a variable rate of interest based on the level of our Class A Common stock dividend, currently 4.91% as of April 30, 2018.  The Company repaid $7.8 million of unsecured notes on May 3, 2018.  If interest rates were to raise 1% our interest expense as a result of the variable rate borrowing on the Facility and the unsecured notes would increase by $243,500 per annum.


Item 4.  Controls and Procedures


Evaluation of Disclosure Controls and Procedures

The Company's Chief Executive Officer and Chief Financial Officer have evaluated the effectiveness of the Company's disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934) as of the end of the period covered by this report.  Based on such evaluation, the Company's Chief Executive Officer and Chief Financial Officer have concluded that, as of the end of such period, the Company's disclosure controls and procedures are effective.


Changes in Internal Controls

During the quarter ended April 30, 2018, there were no changes in the Company's internal control over financial reporting that have materially affected, or are reasonably likely to materially affect, the Company's internal control over financial reporting.


22

Index


PART II – OTHER INFORMATION


Item 1.  Legal Proceedings


The Company is not involved in any litigation that in management's opinion would result in a material adverse effect on the Company's ownership, management or operation of its properties.


Item 2.  Unregistered Sales of Equity Securities and Use of Proceeds


In December 2013, the Board of Directors of the Company approved a share repurchase program ("Current Repurchase Program") for the repurchase of up to 2,000,000 shares, in the aggregate, of Common stock, Class A Common stock and Series G Cumulative Preferred stock in open market transactions.  For the three month period ended April 30, 2018, the Company repurchased 6,660 shares of Class A Common stock under the Current Repurchase Program.  The Company has repurchased 195,413 shares of Class A Common Stock under the Current Repurchase Program.  From the inception of all repurchase programs, the Company has repurchased 4,600 shares of Common Stock and 919,991 shares of Class A Common Stock.


From time to time, we could be deemed to have repurchased shares as a result of shares withheld for tax purposes upon a stock compensation related vesting event.


The following table sets forth Class A Common shares repurchased by the Company during the three months ended April 30, 2018:




Period

Total Number

of Shares

Purchased

Average Price

Per Share

Purchased

Total Number

Shares Re-

purchased as

Part of Publicly

Announced

Plan or

Program

Maximum

Number of

Shares That

May be

Purchased

Under the Plan

or Program

February 1, 2018 – February 28, 2018

6,660

$

17.94

924,591

1,075,409

March 1, 2018 – March 31, 2018

-

-

924,591

1,075,409

April 1, 2018 – April 30, 2018

-

-

924,591

1,075,409


23

Index

EXHIBIT INDEX

Item 6.  Exhibits


31.1

Certification of the Chief Executive Officer of Urstadt Biddle Properties Inc. pursuant to Rule 13a-14(a) of the Securities Exchange Act of 1934, as amended.

31.2

Certification of the Chief Financial Officer of Urstadt Biddle Properties Inc. pursuant to Rule 13a-14(a) of the Securities Exchange Act of 1934, as amended.

32

Certification of the Chief Executive Officer and Chief Financial Officer of Urstadt Biddle Properties Inc. pursuant to Section 906 of Sarbanes-Oxley Act of 2002.

101

The following materials from Urstadt Biddle Properties Inc.'s Quarterly Report on Form 10-Q for the quarter ended April 30, 2018, formatted in XBRL (Extensible Business Reporting Language): (1) the Consolidated Balance Sheets, (2) the Consolidated Statements of Income, (3) the Consolidated Statements of Comprehensive Income (4) the Consolidated Statements of Cash Flows, (5) the Consolidated Statement of Stockholders' Equity, and (6) Notes to Consolidated Financial Statements that have been detail tagged.


24

Index

S I G N A T U R E S




Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.


URSTADT BIDDLE PROPERTIES INC.

 (Registrant)

By: /s/ Willing L. Biddle

Willing L. Biddle

Chief Executive Officer

(Principal Executive Officer)

By: /s/ John T. Hayes

John T. Hayes

Senior Vice President &

Chief Financial Officer

(Principal Financial Officer

Dated: June 8, 2018

and Principal Accounting Officer



25