text:
becknerck Review
I bought these shades for a sun room I was converting to a bedroom for my daughter... she wanted a beach house theme. There were 9 windows in all, so I wanted to make sure that I used a shade that provided privacy while still letting in some natural light. These fit the bill perfectly. The bamboo is backed by pleated polyester to allow for the up and down movement of the shade while providing both privacy and filtered light. They look great and really bring the room together... if you don't look out the windows and see the forest to the rear of the house, you'd swear you were at the beach! Only issue I had (which worked out OK) was that I ordered the Tiki model of this shade and they sent me a different, yet similar model. The bamboo pattern was a bit different, the color a bit lighter, but the construction and operation of the shade were exactly the same... no harm, no foul.
- How did the color on site compare with the actual product? Pretty close... a bit darker
- Please tell us about the quality of the product. Seems solid. Roman shade measurements were exact and fit well in the opening. Up and down mechanism works well.
- How accurate was the on site description of the product? Close enough.


text:
Present: Angela, Nikki, Mirza, Billy, Leah, Zach, Larissa from WOW, winter, a'yen (two others, didn't get their names)
This week's spokes:
***Can anyone else be at Town Meeting at 1pm on Saturday at West Park with Mirza to set up our table? (to bring most recent CA copies, leah will bring big pad and markers)
EVERYONE vote on meeting time doodle
Nikki will fill out the form @ http://tinyurl.com/otsf11signup, we will also do safer space at West Park event—done
–Safer Spaces—give feedback by Wednesday on Community Agreement version leah sent out
–leah will ask Julia for feedback on this version
-we need to ask Alexander for other email contacts from that SC
Winter will set up a doodle to take a poll—done
-Leah will bring big flip pad and markers to Town Square on Sat.
–everyone come to next meeting with ideas about sustainability
-Winter to do Twitter while Fanya is away
-nikki will find out about Open Space location
-all will try to come to 6p Open Space Friday to discuss Grievance Process
-Billy to reach out to QWS re: Grievance Process discussion on Friday
-Winter to reach out to POC about GP discussion Friday
–EVERYONE look at accountability document that leah sent to list
Community Agreement
Grievance Process
Town Hall Saturday 2/11/12
Accountability Document
Grassroots Housing Initiative
Meeting time
– [personal announcement redacted]
-WBAI—THURSDAY 2/9/12 meeting at 545p, start at 630p—talking about Community Agreement, 100 Wall St. Leah and Angelaàmore people please join!!!
Town Square on 2/11/12 @ West Park Presbyterian Church 1:00pm-7:00pm at 165 West 86th St.(at Amsterdam).
-discussion on accountability? Leah has ppt from SNY
-workshop Community Agreement? which concepts stand out to you, what does x mean to you?
-Billy will be there at 230p
-Nikki can be there by 330p
-Leah will be there 330/4
-Angela can be there at 3, will try to get there earlier
-A'yen 3pm
-Mirza can be be there at 1pm
-most recent copies of CA
-arm bands for table to be pretty
-can anyone be there at opening shift
-leah and angela will bring markers, leah will bring flip pad
–Nikki will fill out the form @ http://tinyurl.com/otsf11signup, we will also do safer space at West Park event
Community Agreement and Accountability Document
-update: presented it at SC, defended it, people were on board but some members of translation concerned about it being translatable, occupy deaf way and occupy farms blocked in modified consensus
-ODW sent us docu that was more translatable, but some SS had concerns that certain concepts erased from document, like privilege—Lynn, Melanie, Leah all worked on drafts
-now simpler, shorter, more bullet-pointey
-do we want to send it back to Julia to see if she has more concerns
-Accountability Document—basic roadmap set and timeline
-leah sent this out to list
-next steps, make sure we are all down with CA and send to Julia
–Safer Spaces—give feedback by wednesday
–leah will ask Julia for feedback on this version
-we need to ask Alexander for other email contacts from that SC
-fanya suggested that we stop taking CA to spokes and take it to GA
-can we see what happens with feedback from ODW and then go from there
-GA has been very functional lately
Grievance Process
-about 15-20 ppl at Quaker Meeting House on Friday, 2 main presentations, one by Rusa about restorative justice and another presentation by Danielle about her work with Haley House, soup kitchen and community space that used restorative justice circles to interact with community and settle disputes, very pro-active
-talked about active listening
-restorative—who was harmed, who was involved, what happened, what can be done to restore justice
-people agree to uphold principles upon meeting a space, ex. say main thing is that you're there to build community, don't label behaviors as good/bad, but how can we get back to community building
-we need to reach out to more about Grievance Process discussion at open space, last week's some important voices were noticeably missing
-we need to reach out to more POC caucus, Queer caucus, OWS en espanol—needs to be a broader group at these meetings
Meeting Times
-earlier on Sundays, Thursday night?
-let's make a doodle—Winter will set up a doodle to take a poll
Bottomliners (or sustainability)
-feel overwhelmed about participation, do we want to break things into projects?
-ex. Community Agreement, Accountability, Support/Housing—like breakout groups
-think about fluid projects, how do we engage people to get feedback
-we're small and doing a lot, maybe we're overcommitted—are we doing too much?
-hopefully once CA is consented on, less work
-maybe we can coordinate with WOW to share labor
-they have been talking about cross-generational language, learning materials
-WOW normally meets Sundays 5-7p, Tuesdays 6-7pm
-education is needed in this movement, how can we share this burden structurally??
-mediation also wants to do some trainings, lots of overlap
-talking about sustainability, really, how do we support each other in doing this work
-we wanna be ready to help spaces
-Leah would work on accountability
-leah sees grievance and accountability different; grievance is I hurt, accountability is you hurt; dealing with harm, developing strategies
–everyone come to next meeting with ideas about sustainability
Grassroots Housing initiative
-please comment on thread here, I (nikki) just posted real quick
-to discuss Safer Spaces participation/pledge at next meeting
-concerns: not everyone included in new housing, only those most active in movement and not the ones "freeloading off the system", they want to publish donor names to be transparent eventhough it's not supposed to be an OWS initiative
-20 ppl were handpicked to be able to stay at West Park
-we need to take care of each other.
Next meeting:
Community Agreement
Meeting Time
Open Space/Grievance Process Reportback
Town Hall Reportback

subset: commoncrawl


text:
Physicians can resubmit claims for urinalysis tests
Physicians can resubmit Medicare claims for four urinalysis tests that carriers had wrongly denied payment for earlier this year, according to HCFA.
The tests that had been wrongly denied were urinalysis by dipstick (81002); urine pregnancy test (81025); urine microalbumin, semiquantitative (82044); and urea nitrogen, semiquantitative (84525). An error in the computer software used to pay claims was not allowing physicians to bill for these four urinary tests any time E/M codes 99201 to 99360 were billed on the same day.
HCFA announced last month that all the carriers should have corrected their computer software by this time.
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Cheap payless auto insurance Miami FL payout, so that you will get a lower price from another insurer. To avoid these kinds of driver you can get your car safer, they are not very likely that their driving privileges withdrawn for some beneficial things in mind that cheaper is not insured. For instance, if you take prompt action because each offers a different answer. I like to have enough coverage? An individual wants to insure a vehicle. However, a number of road accidents and that you will not advertise these discounts.
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text:
iHerb Customer Reviews
Savings of: $2.38 (30% off)
Please note this item has been replaced by NAG-75376.
Don't know
Posted by Reviewer1600024 on Jan 31, 2011
I don't really know what this soap is like as I bought it and sent it to a friend who is deployed to Afghanistan. It seems the soldiers don't have soap. He was so glad to get this, I am assuming that it suited his needs.
Great soap
Posted by Reviewer1363836 on Aug 03, 2013
Good product with a nice scent
Great soap
Posted by 4906872613848574448 on Nov 26, 2013
It is comfortable to use. It has a great smell. It does not leave the skin dry.
Love the smell
Posted by 4985037472658044165 on Jan 31, 2015
SLS free liquid soap that smells great
u did it Nature's Gate!
Posted by smalldosesofvain on Feb 05, 2015
whoever came up with the formula of this body wash/soap deserve a praise! it has a combination of gentle surfactants/cleansing agents, non-irritating plants oils & extracts and gentle, non-controversial preservatives. i don't mind the scent although it is a little too sweet for my taste but dissipates pretty quickly after shower. it doesn't dry out my skin as expected. and let's not forget it's cheap and comes in huge bottle! Thank U Nature's Gate. Pls do not stop making this!
Nature's Gate, Pomegranate Sunflower Velvet Moisture Liquid Soap
Posted by waswar on Jan 25, 2013
Смывается не очень хорошо, но зато будто бы немного увлажняет, пенится не очень хорошо.
pomegranate sunflower liquid soap
Posted by Reviewer2092919 on Jan 28, 2013
really soft. the scent is too loud.
It´s OK
Posted by eurigorria on Jan 29, 2013
Lo compré pensando que era gel de ducha y así lo estoy utilizando. Su aroma no es desagradable pero no me parece demasiado natural. Por otra parte, aunque es agradable al tacto no hidrata suficiente. Quizás sea debido a que su formulación es distinta a la del gel de ducha. -------------------------------------------------------- I bought it thinking that it was shower gel and like that I am using it. His aroma is not disagreeable but it doesn´t seem to me to be too natural. On the other hand, though it is agreeable to the tact it doesn´t moisture enough. Probably due to the fact that his formulation is different from that of shower gel.
Nature's Gate, Pomegranate Sunflower Velvet Moisture Liquid Soap, 16 fl oz (473 ml)
Posted by Reviewer2747259 on Oct 20, 2009
Love all of the liquid soaps!
Items 21-29 of 29 total
« Previous | 1 2 3 | Next »


text: Comdex Photo Essay Who says this year's Comdex show was dead? There was plenty to see and you could get a cheap room, too. This year's Comdex was a pleasure to attend. The size was manageable, there were lots of cool and odd products from all over the world, and you could get a cheap room. While much of the buzz was about the economic slowdown and the falling attendance, there were over 125,000 attendees by some estimates, and to me that's a big show. There was a net loss of exhibitors since last year, but most of the important companies were there, and most of the seemingly lost exhibitors were actually ferreted away in the hotel suites and ballrooms, showing privately. While at the show, I snapped a lot of photos to give you some feel for what was going on. I'll discuss the show in more detail in the PC Magazine print columns, and next week I'll have my annual oddball photos from the show. Discuss this article in the forums.


text:
Tom Joyner Morning Show funnyman J. Anthony Brown will be performing at the Harker Heights Event Center in Harker Heights, Texas on February 14, 2013!
For ticket information call: (254)- 554-3600.
One thought on "LOVE & LAUGHTER: J. Anthony Brown is Bringing the Laughs to Texas on Valentine's Day"
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text:
Do you recommend this attraction for history lovers?
Is there food available at this attraction?
Is a car required to access this attraction?
Is this attraction accessible using public transportation?
Do you recommend this attraction for luxury travellers?
Do you find this attraction suitable for young children?
Is this attraction wheelchair accessible?
Do you recommend this attraction for travellers who love nature?
Do you recommend this attraction for travellers on a budget?
Do you recommend this attraction for seniors (55+)?
Thanks for helping!
We used Legends to get to/from the Auckland Airport. The drivers were great, helped with our luggage and gave us a mini tour while driving.
3 Days in Auckland
One day in Auckland
Guide to Auckland for Families
My husband and I decided to splurge on this private tour to the caves. While the focal point was definitely seeing the (amazing, outstanding, breathtaking) glow worm caves, the highlight was the tour guide, Sandeep. He was very flexible to accommodate our pick up locations as well as the other sites to see. He is such a pleasure to talk...
Wow!! Just back to Muscat, Oman from our fantastic holidays in heavenly New Zealand.. A BIG Thank You goes to Oniel and his team at Legend Tours for making our trip so comfortable and memorable. Your Auckland city tour and Sky Tower tour were very well organized with the interesting inputs and facts. We were travelling with children aged 12...
This was just stunning. The service of the company was very high. The prices are reasonable. I would use them again.
What a wonderful experience! We had the pleasure of Legend Tours and Travels making arrangements for our trip. The trip was really well organized and all our needs were catered to. The accommodation was great and so was the transportation and it was a fun experience. We would recommend them to anyone without hesitation. Happy travels!!
Legend Tours you are the best , just came back and reached home safe in Toronto and loved my stay in there , all booked online and excellent service. Once again thanks for your great services, hope to see you soon.
I've used Legend tours to organise my tour / visits to Auckland NZ many times now. My most recent experience was yet another great one. Oniel and his team are always a pleasure. Their dedication and service has always been at an exceptionally high standard. Their prices are very reasonable and it is always easy to organise our itinerary! Thanks...
If you don't have time,tied up with work and want to send your family away for a day trip - Legend tours is a great option ( recommended). From the moment I contacted them I felt like I was dealing with well known person and gave confidence to send my family with them.The tour guide was really friendly,helpful with them...
I booked a highlights tour of Auckland with Legend Tours for a group of 10 cruise ship passengers based on positive reviews I had read on Tripadvisor. Unfortunately, our experience yesterday was quite different. First, we had to call the company because no one showed up to pick us up at the port. Then the guide, Jake, arrived in a...
Dear Sandra,
Thank you for reviewing your recent experience with us. This certainly not the feedback we take pride in reading and I am glad I have had the opportunity to reply to you personally.
Due to our last conversation where you have advised us to cancel the booking for the couple, who requires a wheel chair, is no longer...
We planned a three day trip to Coromandal with a group of 12 friends. We contacted Legend Tours to organizing our tour to Coromandal. I must say it was a wonderful experience.
Everything was planned to perfection. The trip to hot water beach and couple spa in the Lost spring kept the adult entertained. While for the teenagers they organised...
Own or manage this property? Claim your listing for free to respond to reviews, update your profile and much more.


text:
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Monday, January 18, 2010
Gavin O'Malley, January 18, 2010, 2:24 PM
'Times' Ready To Read The Meter?
In its ongoing search for a sustainable business model, The New York Times has certainly done its fair share of experimenting. Now, after several failed attempts at paid content, over a year of discussions, and multiple delays,
New York Magazine reports that the Times is close to announcing
-- if not actually launching -- a metered system, which would give non-paying readers access to select stories, while limiting full access (say, over 10 stories) to paying subscribers.
But, as NY Mag says and
paidContent also points out
, the new model still faces a big problem: "Arthur Sulzberger, Jr., the paper's publisher and chairman of the New York Times Co. has yet to make his choice known."
And that's not the only problem with the system, writes Jeff Jarvis in The Faster Times. Under the headline, "The New York Times and
the Cockeyed Economics of Metering Reading
," Jarvis explains: "They would end up charging -- and, they should fear, sending away -- the readers who are worth the most while serving free those who are worth least."
Why? Jarvis cites research conducted by News Corp., which found that, "readers who come via links from search and aggregators and bloggers and such are worthless because they're not local and they don't stay; they're one-click-wonders ... The readers who come back again and again, the ones you know more about and can rely on and target better and build relationships with, goes this logic, are worth more."
Also of note, NY Mag points out the release of the Times' new model could be timed to sync with the release of the Apple Tablet.
Or, as
The Christian Science Monitor put it
: "Speculation about the role of the Tablet in the Times' multimedia strategy roiled the Web this morning, as bloggers tripped over themselves to gather the latest news on the Apple Tablet."
Late last year, bloggers had a field day when video leaked of Times executive editor Bill Keller mentioning an Apple "slate" in an off-the-record discussion with editorial staff.
Read the whole story...
Were Google Cyberattacks An Inside Job?
In the latest twist to the Chinese cyberattacks on Google, the search giant is asking whether one or more of its own employees in China might have been involved in the operation. Citing reports, the Guardian says Google is presently investigating the matter, even though the line of inquiry is a routine part of its investigation into any attack.
What Google seems to know for sure about the attacks is that they were the work of professionals, originated in China, and targeted intellectual property and the email accounts of human rights activists. Citing two unidentified sources Reuters is reporting that the attacks, which targeted people with access to specific parts of Google networks, might have been helped by employees in the company's offices in China.
Read the whole story...
World Turning Against Internet Explorer
Like Germany before it, France is now advising computer users to download any Web browser other than Microsoft's Internet Explorer. The move comes after it was discovered that Internet Explorer contained a serious security flaw that could be exploited by hackers and cyber-criminals, and was likely the cause of the Google-targeted cyberattacks in China last month. Last week, Microsoft admitted that its Internet Explorer browser was the weak link in recent attacks by hackers who pried in to the email accounts of human rights activists in China. The software giant, however, insisted that the German government had over-reacted about the threat posed by the vulnerability, and that general users were not at risk.
Read the whole story...
Is Owl AOL's Wikipedia-Killer?
At least according to TechCrunch, AOL is nurturing a Wikipedia-killer named Owl, but which is official being described as "a living, breathing library where useful knowledge, opinions and images are posted from experts the world over." TechCrunch further speculates that Owl is really a "testbed" for Seed -- AOL's new low-cost content management system for soliciting articles and photographs for its network of existing Websites. On that last point, AOL responded: "Owl was developed last year as one site that could publish content from Seed on a wide range of topics ... It is not currently being used, however."
Owl is expected to crowdsource freelance work from "experts" who submit articles about movies, books, health, sports, money, parenting, computers, and other topics -- an "expert," according to TechCrunch, being anyone who gets approved through Seed.
Read the whole story...
Google Delving Deeper Into Local Reviews
Giving local review sites more cause for concern, Google now seems to be looking beyond the range of traditional review sources to new, non-traditional sites like blogs, and even articles. Some, including Search Engine Land's Greg Sterling, believe that this could potentially complicate the emerging area of "reputation management" for local businesses.
The immediate advantage for Google will likely be increasing the volume and coverage of reviews on its Place Pages service, and, according to Sterling, its unlikely that Google will fill its service with any local business mention. Rather, particular "hyper-local" blogs and niche sites are likely to gain significant influence -- if they're heavily relied upon by Google.
Read the whole story...
Report: Mobile Apps To Make Over $7 Bill This Year
Think mobile apps are a nickel-and-dimes market? Well, according to new Gartner research, consumers will spend $6.2 billion in mobile application stores this year while advertising revenue is expected to generate $0.6 billion worldwide. Overall, analysts say mobile application stores will exceed 4.5 billion downloads this year -- eight out of ten of which will be free to end users. Gartner forecasts worldwide downloads in mobile application stores to surpass 21.6 billion by 2013, while the share of free downloads will increase from 82% of all downloads in 2010 to 87% of all downloads in 2013.
Worldwide, mobile application stores' download revenue exceeded $4.2 billion in 2009 and will grow to $29.5 billion by the end of 2013. This revenue forecast includes end-user spending on paid-for applications and advertising-sponsored free applications. Advertising-sponsored mobile applications will generate almost 25% of mobile application stores revenue by 2013.
Read the whole story...
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|les schwab tires/lake stevens wa quote was way under what actual charge is. replaced some parts w/o permission lake stevens, Washington Author: Granite Falls, Washington Sales People: les schwab tires/lake stevens wa lake stevens, Washington
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Jul 02 2008
|Les Schwab Tires No mileage warranty given as I was being had!!! Lake Stevens Washington What's wrong with your car? Author: Marysville, Washington Employees: Les Schwab Tires Lake Stevens, Washington
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text:
Product details
Just One Coat Silver Mist Matt Emulsion provides excellent covering power in just 1 coat.
- Colour: Grey
- Size: 5L
- Coverage (per litre): 8sq m
- Coverage per tin: 40sq m
- Effects and finish: Matt
- Usage: Walls and ceilings
- Suitable surfaces: Multi surface
- Number of coats recommended: 1
- Drying time: Touch dry in 1 - 2 hours
- Time to recoat: 4 hours
- Interior exterior usage: Suitable for interior use
- Coverage disclaimer: Coverage is dependent on the kind of surface being painted and should be used as a guide only
Home of Colour Onecoat Silver Mist - Matt Emulsion Paint - 5L 631756
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{"calculators": { "calculator": { "pimProductAttr": ["8.0", "L", "5.0", "1"], "calcType": "paint-calculator" } } }
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Rated 3.8 out of 5 by 20 reviewers.
Rated 5 out of 5 by Kimmy Excellent quality Lovely colour looks different in different lights. Our wall was dark yellow plaster and it's covered in 1 coat . Nice thickish paint easy to use. 15 June 2016
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The Chiefs travel to the Black Hole to take on the Raiders Sunday. I sit down with PFS Manager and diehard Raider fan Rybcon to get (and give) some answers.
1) Can you tell me what's going on with Pryor/McGloin? Last I checked TP was the future, but now it's McGloin?
Really hard to say right now. The coaches are enthralled with Pryor's athleticism and what he can do from the backfield, but are impressed with McGloin's command of the offense. Both have a long way to go before (if ever) being anointed the QB of the future. I think we'll see both playing for the remainder of the season.
2) Is Dennis Allen on his last legs as Oakland's head coach?
I don't think so from a win-loss perspective. The Raider organization had to know the rebuild was going to be more than 1 or 2 years. To attract the type of players they need in free agency I think it's important the Raiders show some stability which means keeping the coaching staff in place in 2014. HOWEVER, the Raiders seemed completely unprepared for the Jets game and that falls on Allen's shoulder.
3) Who is a lesser known offensive player I should be worried about this Sunday and why?
Andre Holmes. He has emerged as a receiver who can make the tough catches. McGloin has no problem throwing it his way.
4) Same question, but with defense.
Sio Moore has really made a contribution. Unfortunately, he sustained a neck injury last week and may not be available.
5) All right, fire me a prediction. Who wins in the Black Hole and why?
The Raiders played the Chiefs straight-up in their 1st matchup until the O-line became decimated with injuries. But the Raiders confidence has to be a low point. They'll stay competitive, but ultimately KC wins by 2 scores.
All right, Seth, time for you to pay it forward and answer a few questions I've got...
1) Which is the real defense? The 1st half of the season or now?
Man, that's the 50 million dollar question. And I wish I knew. I DO know that the defense did "ok" against Manning at Denver, when everyone was healthy. Then Big Mike DeVito and Justin Houston went down (along with Hali against San Diego), and the defense just got carved up. It's worth noting that before Hali and Houston went down against the Chargers, they'd only put up 3 points and Rivers was getting smacked around. Then they went out and... yeah, it got ugly quick.
I think the real answer is "a little bit of both." The Chiefs have a talented, solid defense when everyone is healthy. However, it's not as all-world as it looked earlier this year. On the flip side, it's not as bad as the Chargers/Broncos made it look. With Houston back I can see the defense having a lot more success. He's absolutely our best defensive player. And DeVito, a grunt who does all the dirty work and gets no glory, made a big difference with his return Sunday. So hopefully it's closer to what we saw earlier in the year than against SD/DEN. But yeah, it's somewhere in the middle.
2) What offensive player is emerging?
Alex Smith for the most part, and Dwayne Bowe is starting to come out of his shell from earlier this year. Not that any of them are unknown names, but they've gotten significantly better as of late, so they get my vote. Knile Davis, the rookie burner at RB, is getting some attention as well after two straight weeks with big plays.
3) What happen that changed KC from a ground 'n pound to this wide open offense?
I wish I knew. The short answer is that Alex Smith is both trying more throws down the field and succeeding at them. Earlier in the year, Smith stuck with short throws almost exclusively, and the few times he was challenging defenses down the field he was overthrowing them. He was very, very "safe" with every throw.
Now? He's taking multiple shots down the field every game. Even against the Redskins he was throwing the ball down the field in the 1st and 2nd quarter (before the game got wildly out of hand). And what's more, he's hitting on them. It's been fun to watch. But the biggest difference has been Smith.
4) Reid has only made it to one Super Bowl. Do the Chiefs' fans really believe in him?
I'm unsure at this point. Clearly, he's a vastly superior coach to what we had in Romeo Crennel. And he gameplans better than almost anyone in the NFL. But his going away from the ground game and crazy-bad-at-times clock management are both cringe-worthy. I do know that we've gone from literally the worst team in the league to a team that's (at least) solid in the space of one year, so for now I believe. We'll see where we're at when the season ends and how things go next year.
5) Can't leave without a KC prediction. Does ya think you get da win?
I see the Chiefs walking out of Oakland victorious (you know I have to). I agree that their confidence is at a low point, and it has to be tough to give it everything you've got at this point in the season. I can see the Raiders keeping it close for quite some time for the sake of pride, but in the end I think it's going to end up a win for the Chiefs.
Thanks for your time, Rybcon, and here's hoping for a hard-fought, injury-free game!


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Designatech (B'ham) Ltd.
Designatech (B'ham) Ltd.
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Cedar Shopping Centers, Inc. (NYSE:CDR)
Q1 2009 Earnings Call
May 6, 2009 10:00 am ET
[Brad Cohen] – Investor Relations
Leo S. Ullman – Chairman of the Board, President & Chief Executive Officer
Lawrence E. Kreider, Jr. – Chief Financial Officer
Thomas B. Richey – Vice President Development and Construction Services
Brenda J. Walker – Vice President
Nancy H. Mozzachio – Vice President Leasing
Paul Adornato – BMO Capital Markets
Nathan Isbee – Stifel Nicolaus & Company, Inc.
Analyst for Quentin Vellelley – Citigroup
RJ Milligan – Raymond James
[Mark Rotinski] – BMO Capital Markets
Arthur Friedman – Friedman Asset Management
Welcome to the Cedar Shopping Centers Incorporated first quarter 2009 earnings conference call. At this time, all participants have been placed in a listen only mode and the floor will be opened for your questions following the presentation. It is now my pleasure to turn the call over to your host [Brad Cohen] of ICR.
[Brad Cohen]
At this time management would like me to inform you that certain statements made during this conference call which are not historical facts may be deemed forward-looking statements within the meaning of Section 27A of the Securities Exchange Act of 1933 and Section 21E of the Securities Exchange Act of 1934 as a amended by the Private Securities Litigation Reform Act of 1995.
Although the company believes that expectations reflected in any forward-looking statements are based upon reasonable assumptions, they are subject to various risks and uncertainties. The company can provide no assurance that expectations will be achieved and actual results may vary. Many of the factors and risks that could cause actual results to differ materially from expectations are detailed in yesterday's press release and from time-to-time in the company's filings with the SEC.
In the end, the company undertakes no obligation to revise or update any forward-looking statements reflected in or circumstances after the date of the company's release. It is now my pleasure to turn the call over to Mr. Leo Ullman, Chairman, Chief Executive Officer and President.
Leo S. Ullman
Thank you very much for joining us today on the Cedar Shopping Centers earnings conference call for the firsts quarter 2009 results. With me on the call is Larry Kreider, our Chief Financial Officer, other members of our team including Tom Richey, our Vice President of Development and Construction, Brenda Walker, our Vice President of Operations and Nancy Mozzachio, our Vice President of Leading are also on the call and available to you.
The message for today's call is first of all that bread and butter shopping centers remain our strength. Secondly, and most importantly, is that we have taken numerous steps to reinforce the already defensive nature of our portfolio. We believe our story to be compelling in terms of value. Let me provide some additional details in support of these concepts and in support of the overriding thought that this company's portfolio, operations and debt structure are well positioned to continue our strong performance during the current economic upheaval.
In this connection, we would like to stress the following points. Our portfolio representing some 102 properties and 12.7 million square feet continues to evidence extraordinarily high occupancy rates at more than 95% for our stabilized properties and 92% including our development properties. We emphasize again that even in these challenged times we have had no net reduction in occupancy of our properties. Our CAM collections remain exemplary at approximately 78% of costs.
Our bad debt experience remains low at less than 1.25%. Unlike the reports on retail generally and on some of our peers in particular we have had very few net closings. Of approximately 1.03 million square feet of leases which were scheduled to become due during all of 2009, we have already arranged more than 760,000 square feet of renewals. Of the remaining 273,000 all but 44,000 involves just two leases. In addition, more than 170,000 square feet of the 1.5 million square feet in 2010 have already been renewed.
Our lease renewals for this quarter evidenced a nice increase not withstanding a few rent concessions. Our renewals also exceeded our terminations. Our development activities represent 12 projects totaling approximately $311 million, we have managed those projects with strong discipline. We have spent approximately $219 million to date and have self funded all of the required equity to complete those 12 projects. We have in place $227 million of financing for our construction projects on which we have drawn approximately $98 million. The undrawn balance represents all the financing required to complete all the announced projects.
We have made excellent progress in our negotiations to renew our secured revolving credit facility for stabilized properties scheduled to mature in January of next year in a targeted amount of $300 million. The lead banks include Bank of America, which is the sole lead on our existing $300 million secured revolving credit facility, Keybanc, M&T Bank and Regions Bank. Those banks alone have undertaken subject to final approvals to fund not less than $176 million of the $300 million facility.
We expect to commence making the meetings with the syndication group of banks starting next week. If successfully concluded the extension coupled with a further one year extension option would extend the facility until January 2013. We have taken a number of steps beyond the new secured credit facility which we believe will further strengthen our balance sheet and provide additional flexibility, they include the following.
We are completing property specific fixed rate five year financing on three properties totaling approximately $23 million at interest rates ranging from 5.25% to 6.75%. We are also working on property specific financing for a handful of others which are presently in the collateral pool for the existing secured credit facility. We expect to move a couple of properties which meet certain criteria from our secured stabilized credit facility to our secured development credit facilities.
We have announced an attractive completed sale of a net lease property in Ohio at a six cap and we are presently working hard on attempting to sell a number, as many as 10 of smaller properties primarily in Ohio, Maryland and Virginia. As you know, we have suspended our dividend for the balance of this year preserving approximately $37 million of capital.
For the first quarter our FFO per share of $0.33 represents a sequential improvement of 6.5% and year-over-year improvement of 10%. This is a testament to a company that is operating very well and who's portfolio continues to evidence solidity. While we have had two attractive joint ventures, supermarket anchored shopping center acquisitions during this quarter involving total expenditures of only approximately $7.6 million by our company, we contemplate no further acquisitions during the balance of this year.
Equity requirements for our announced development pipeline as earlier indicated have been fully funded. Thus, we will not require any additional cash equity or debt beyond what's already in place for the announced pipeline. Our development projects are coming online as we speak. We delivered a Walgreens in our Heritage Crossing Project in Limerick Pennsylvania during the first quarter. We expect to deliver the 98,000 square foot Super Giant prototype at Blue Mountain Commons in Harrisburg Pennsylvania in the third quarter as well as the new Redners Supermarket at Northside Commons in Campbelltown Pennsylvania in the third quarter.
We have just commenced this past month construction on a new Giant Supermarket at our Crossroads II joint venture development property in Stroudsburg, Pennsylvania which we expect to deliver in November. The principal tenants at our large Upland Square joint venture project in Pottsgrove Pennsylvania including Target, Best Buy, a Giant Supermarket, Bed, Bath & Beyond, TJ Maxx, Petco, Staples, etc. will be opening their stores starting in July of this year.
We expect to put property specific debt on our development properties as they become stabilized. We are continuing to explore opportunities to delever at this time including a couple of what we believe to be attractive joint venture opportunities for a few of our stabilized properties and some property sales. While we recognize that many REITs have raise equity recently, our analysis of our capital structure is ongoing and we continue to consider various opportunities with our board and our advisors.
In terms of managing our debt, we have sufficient liquidity to meet all our debt and development obligations. We have no fixed debt coming due this year and our fixed rate debt maturities during each of the next 10 years are manageable. We have been able to place attractive property specific financing on a number of our properties even in this market again, because the cash flow is solidly supported by supermarket and/or drug store anchors.
Our portfolio continues to reflect an increasing percentage of supermarket anchors which together with our drug store anchors represents more than 75% of all of our properties. The supermarkets continue to do well. We have 13 chains in our portfolio and substantially all of them are showing strong sales and healthy operating ratios. Many are seeking new sites within our geographic territory.
While we have reduced the overall percentage commitment to Pennsylvania to less than 45% of our revenues and GLA, we remain very much committed to Giant and to other excellent supermarket operators in the greater Harrisburg and close in Philadelphia markets. At the same time, consistent with our business plan, we have expanded our supermarket anchored shopping center portfolios in Massachusetts, Connecticut and the coastal mid Atlantic states. We note that in almost every one of our markets, our grocers are the number one or number two grocers in their respective markets.
The smaller tenants in turn want to be in locations with a dominant grocer and accordingly our smaller tenants in our supermarket anchored centers are generally also doing well. I would like now to turn the microphone over to Larry Kreider who will walk you through some of our highly transparent financial metrics. Thereafter, we would of course welcome your questions and comments.
Lawrence E. Kreider, Jr.
For full details of our financial results for the quarter ended March 31, 2009 I refer you to our press release issued last night as well as our supplemental financial information published on our website and also available at www.SEC.gov. Our results in the first quarter continue to demonstrate the relative stability of our operations and are predominately grocery and drug store anchored customer based.
In our press release we primarily focused on the first quarter of 2009 results as compared to the first quarter of 2008. Here I'll supplement that by comparing the first quarter results of 2009 to the fourth quarter of 2008. FFO was $0.33 per diluted share in the first quarter of 2009 as compared to $0.31 per diluted share in the fourth quarter of 2008. Our expense recovery and bad debt experience have improved from the fourth quarter 2008 generating an increase of approximately $0.01 per share.
In the first quarter of 2009 we collected approximately 78% of our common area maintenance and real estate tax expense excluding non-billable bad debt and compensation expenses as compared to 72% in the fourth quarter of 2008. Similarly, our bad debt expense improved to approximately 1.2% of revenues from 1.8% in the fourth quarter of 2008 principally due to resolution of second half 2008 issues with a few of our inline tenants in Ohio.
We have noted our continued occupancy and leasing results in our earnings release. With respect to other operating items percentage rent revenue reflects a seasonal reduction of approximately $0.01 per share from the fourth quarter of 2008 when our relatively small percentage rents are at their peak and revenue from amortization of intangible lease liabilities is lowered by approximately $0.01 per share due to the effect of a fourth quarter 2008 lease termination.
G&A and operating expenses in both the first quarter of 2009 and fourth quarter of 2008 include a benefit of over $0.03 per share from mark-to-market gains relating to the company's stock based compensation based on the sequential decline in our stock price over the last two quarters. G&A and minority interest include transaction costs of approximately $0.02 per share in both the first quarter of 2009 and the fourth quarter of 2008. The expense in the first quarter of 2009 relates partially to the adoption of new accounting rules requiring the expensing of transaction costs as incurred.
Other than these items G&A in the first quarter of 2009 reflects lower professional fees. Interest expense was lower by $0.01 per share in the first quarter of 2009 as compared to the fourth quarter of 2008 principally as a result of lower average LIBOR rates applicable to our variable rate debt. With respect to our balance sheet and liquidity we continue to position Cedar's balance sheet to weather the current economic turmoil and to provide for the flexibility and liquidity we need to execute our business plan.
As of today, we have approximately $6 million of borrowing capacity available under our revolving credit facilities plus $6 million in cash. This year through today we have repaid the only 2009 debt maturities we had in early January 2009 of $9 million, paid a first quarter common dividend of $5.3 million and funded the acquisition of two properties for approximately $7.6 million.
In the next few weeks we expect to increase our availability under the stabilized line of credit and cash balances to approximately $35 to $40 million through a pledge of an additional $20 million of presently unencumbered properties and a pay down of the line by approximately $6 million from previously funded development. With respect to other sources and uses for the remainder of the year we have no further property specific mortgage maturities due in 2009 and $9.3 million in 2010.
In 2011 we have $114 million due comprised of four properties, one of which is the property specific construction line of credit for our Upland development site that is extendable under certain conditions by a year. The development property line of credit due in 2011 is also subject to a one year extension. As previously indicated, we believe that virtually all of our development activities will be funded under these existing development lines of credit and we do not expect any further property acquisitions this year.
We expect operating cash flows to be in the $12 to $15 million level per quarter for the remainder of the year. Operating cash flows were $9.1 million in the first quarter of 2009 reflecting reductions of $1.5 million for payment of transaction costs most of which historically would have been treated as investing activities and $3.7 million reflecting the timing of payments of accrued liabilities and the largely seasonal collection of receivables.
Incidentally, for the first time we have included a specific funds available for distribution or FAD analysis in our supplemental financial report in response to questions during last quarter's conference call. Our FAD which is an alternative measure frequently used by the investment community and closely aligned with operating cash flows was $8.5 million for the first quarter of 2009 after deduction of approximately $.8 million of transaction costs on a prorate basis.
We expect no further common dividends in 2009 having suspended our dividend for the balance of the years previously announced. As compared to last year the reduction of the first quarter dividend coupled with the suspension of the balance for the year will save the company cash of approximately $37 million. A principal focus of our financial activity in 2009 as indicated will be to renew our stabilized line of credit that comes due in January of 2010.
As we have previously mentioned, we are making good progress in discussions with our lenders and we are confident that we will be able to refinance the facility. Of course we are very cognoscente of the volatile financial markets and there can be no certainty that we can complete the renewal as presently contemplated. We expect that the new line when closed will result in a net reduction in our availability, cost significant fees and cost higher interest expense all as reflected in our guidance.
As of March 31, 2009 our prorate share of debt was $978.6 million which amounted to 64.1% of our total book basis capitalization of approximately $1.53 billion. The pro rata share of floating rate debt amounted to approximately 26% total book based capitalization. With regard to another financial metric, our EBITDA to fixed charge coverage ratio for the quarter ended March 31, 2009 was approximately 2.2 to 1 as it has been historically maintained other than a dip in the fourth quarter of 2008 of 2.2 to 1.
With respect to our 2009 guidance, as reported in our press release we have reiterated the 2009 guidance we issued of between $0.85 per share and $1.00 per share. With regard to projected lower revenues and increased bad debt expense. As reported in our results to date, our overall occupancy bad debt experience and expense recovery billings remain strong and are better than our guidance would suggest. Our principal tenants, grocery stores and drug stores appear to be performing well.
We continue to be mindful however of the generally stressed market environment. With regard to interest costs, we had a continuation of very short term interest rate costs in the first quarter. Our guidance reflected steadily increasing rates during the year and substantially higher costs under the renewed stabilized line of credit when closed including amortization of substantial fees. With respect to write offs of transaction costs in 2009 we had a net pro rata affect on FFO of approximately $.8 million in the first quarter of 2009. That was consistent with the range in our guidance.
Lastly, with respect to lower market rents or revenues from amortization of intangible lease liabilities, these are essentially scheduled and were consistent with our guidance. I would now like to turn the call back to Leo for Q&A and closing remarks.
Leo S. Ullman
Operator, we would be happy to take any questions that there may be in the line.
Question-and-Answer Session
(Operator Instructions) Your first question comes from Paul Adornato – BMO Capital Markets.
Paul Adornato – BMO Capital Markets
In the press release you noted that with respect to I think four lease renewals you offered some concessions. I was wondering if you could describe the circumstances and what the company received in turn for granting those concessions?
Leo S. Ullman
We gave concessions on 39,000 square feet and those concessions incidentally Paul did not go beyond the end of this year. On an annualized basis those amounts were in the order of $75,000 though for the first quarter they were minimal because they took place in the last month. Brenda, perhaps you could indicate who the specific tenants were?
Brenda J. Walker
Yes, one was a fashion tenant, another was a doctor and a Dollar Store tenant. Two fashion store tenants, a doctor and a Dollar Store tenant.
Paul Adornato – BMO Capital Markets
First of all what is the average lease term of those renewals and over the entire renewal term would you say those tenants are paying market, above market, below market?
Leo S. Ullman
These specific four? Well, let's take a look, one is Mandy's at $15, a doctor at $20, a fashion store at $21 which we believe to be in fact over the market, that one is in Long Island at Carmen's Plaza. We believe that one to be a couple of dollars over the market. The fourth is a Big Lots store at $5 which is perhaps below the market. The leases range from 2010 to 2014 for those specific leases.
Paul Adornato – BMO Capital Markets
For those tenants that did not renew it looked like they were mostly smaller tenants. Could you just characterize the reasons that simply terminated?
Leo S. Ullman
That's the 90,000 square feet?
Paul Adornato – BMO Capital Markets
Leo S. Ullman
I've got a list in front of me here, one was National Wholesale Liquidators which itself was 30,000 square feet and they filed chapter and we have one store of theirs in a south Philly shopping center. The second largest was actually a 10,000 foot surf shop and we guess the surfing isn't that great in Pennsylvania at the moment. Other than that, their smaller stores, I would say largely boutique stores, one Curves, one pharmacy, a CVS which actually we are replacing and one Game Stop, a couple of gourmet shops. That's the kind of tenancies they are.
Paul Adornato – BMO Capital Markets
In the quarter you recorded a positive impact from stock-based compensation or I should say the lack of granting stock-based compensation. Could you just remind us what the hurdles are for the stock-based compensation and if there's a possibility that they could be reinstated later this year or next year?
Lawrence E. Kreider, Jr.
Well Paul actually we recorded positive effect on the stock-based compensation not based on the grants but based on just strictly the movement in our price. We have a liability in our balance sheet that's expressed in terms of shares and as the price of our shares goes down that liability decreases and we're required under the accounting rules to mark it to market.
Paul Adornato – BMO Capital Markets
Finally, I know that you said that you wouldn't start going out to the syndicate with the line of credit until next week but any sense of either appetite or pricing for the line?
Leo S. Ullman
Well in terms of appetite we haven't pursued that vigorously as yet because we expect first to have a meeting with all the banks after having tied up all the negotiated terms of the four bank lead group. In terms of pricing we believe it to be market. It will not be quite as good as the announced federal deal that was in S&L this morning. We are looking generally at 200 basis points minimum labor floor and an interest rate in the 3.50% range. Plus, as Larry indicated amortized fees and we expect those fees to be serious.
Paul Adornato – BMO Capital Markets
Finally, you say that you emphasize bread and butter properties yet it looks like you sold a Waffle House, if that's not a property that's dripping with butter then I don't know what is.
Leo S. Ullman
Paul, it's pretty rare in this market to be able to sell a property for a six cap so we were hoping you would transfer that to our entire portfolio.
Your next question comes from Nathan Isbee – Stifel Nicolaus & Company, Inc.
Nathan Isbee – Stifel Nicolaus & Company, Inc.
Just getting back to the credit line question, when you look out a year from now, clearly you don't know exactly how much you're going to get but realistically it's going to be much smaller. Can you just lay out a sources and uses how you're going to pay down and source enough equity to get to the new credit line level?
Leo S. Ullman
Well, we tried to do that in the prepared remarks basically. We are highly cognoscente of the fact that availability under the credit facility in all likelihood less than what we have available to us now under the existing facility based on covenants such as cap rates, loan-to-value, debt service coverage, etc. although they won't be materially different from our present one. The big factor which will be an unknown to us for some time is that we have 34 properties presently securing the existing facility. We expect to have new appraisals required for all properties which were appraised prior to October of last year and that represents about 22 properties and we don't know how those will come in and that will have a very meaningful affect we think.
But, in the meantime, to take care of these kind of things, we are moving as you heard about $20 million plus dollars worth of unencumbered properties in to the facility. We are taking a couple of properties out and putting property specific debt on those and we had already arranged as we said I believe $23 million worth and we're working on a couple of others which will affect both numerator and denominator but which will reduce the overall amount. We also contemplate moving in, in effect potentially some stabilized properties as they mature from our development facilities.
Those are the kind of things that we are working on and we expect as mentioned a few small sales at the [inaudible] of some properties and based on those things we feel confident that we will meet the availability requirements as we project them at this time.
Nathan Isbee – Stifel Nicolaus & Company, Inc.
Let's say the banks come back and say, "We'll give you $150." Do you still feel comfortable you could do it?
Leo S. Ullman
We would scramble at $150 but we've already mentioned that we have, while it's still subject to credit committee approvals and documentation and so forth, we have undertakings by just the four leads of $176 minimum and we think of the remaining syndicated group we know a couple will drop out we are extremely hopeful that because this facility has been operated very well and has been profitable to the banks and that there are fees attached and it is a good loan with good spreads we are very hopeful that much of the syndicate would stay together.
Nathan Isbee – Stifel Nicolaus & Company, Inc.
Just one last question, in your development pipeline the leasing activity during the quarter was kind of minimal, basically the leasing levels and the letter of intent both stayed the same. Just focusing on the 20% of LOIs, can you just talk about where those stand and how close they are to moving either into full lease or possibly falling out?
Leo S. Ullman
Well, maybe the best person to deal with that is Tom Richey. Tom, could you and Nancy addressing the leasing at the development properties?
Thomas B. Richey
Yes, I'd be happy to. Nancy, I think you're probably better suited on the LOI basis.
Nancy H. Mozzachio
With regard to LOIs that are in play, we definitely see most of those deals coming to fruition with a lease document particularly as the second quarter has begun we've seen quite a bit of deal velocity and we expect to close most of those deals within this quarter. So, in addition to the numbers reported for the quarter we've seen a substantial uptick in activity with our development properties with regard to LOI negotiations and preliminary meetings and that sort of thing.
Your next question comes from Analyst for Quentin Vellelley – Citigroup.
Analyst for Quentin Vellelley – Citigroup
Just jumping back to the line of credit, definitely great news that you have secured at least for the $170 odd but regarding the next steps you mentioned the $20 million of unencumbered that you're doing back in to the facility and $20 off of property specific debt. Could you provide some more detail on what sort of numbers we're talking about for the rest of the properties, the debt you're working on moving some of the stabilized properties from the development pipeline, sales? What are we talking exactly there?
Leo S. Ullman
Cover some total numbers?
Analyst for Quentin Vellelley – Citigroup
Leo S. Ullman
Well, we're not sure of that yet. I did indicate that we did get three loans for property specific loans at the amount of $23 million and those are at rates ranging from 5.5% to 6.75% with five year terms fixed with smaller banks. Brenda is working as we speak and perhaps Brenda you would like to discuss this, but we are working on a good half dozen property specific loans. In terms of moving properties from one facility to another we are looking at potentially as much as $60 million odd worth of properties that could move from one facility to the other because it meets leasing criteria or lack of leasing criteria to move from one to the other. Brenda do you want to discuss your activities?
Brenda J. Walker
We're working with the banks in the area where the properties are located. They're familiar with the properties and are comfortable making the loans. We're generally talking about LTVs of 65% to 70% and I think the range of interest that Leo indicated is what we are looking at. We've established some very good rates at the 5.25% with a small credit union for instances, the 6.75% is a fixed rate from a local Pennsylvania bank. So, I think that is the range I would expect these loans to fall. We have some very good interest with these banks where the properties are located again, because they do feel comfortable with the asset. They know the areas.
Analyst for Quentin Vellelley – Citigroup
What is your unencumbered NOI pool at the moment?
Leo S. Ullman
I think it's not fair beyond the $20 million we just mentioned. Most of our properties as you know are secured by property specific CMBS debt historically much of it led by Keybanc. That totals nearly $700 million total for the fixed rate and on top of that we have the floating rate secured credit facilities that we mentioned. But, most of our properties between the credit facilities and the stabilized fixed debt are secured by specific property loans so we don't have much in the way of unencumbered at this point.
What we will have of course is the properties that are maturing from the development line as they become stabilized we have the choice to keep them in the floating rate pool with relatively modest interest rates at least at this point or to put fixed rate debt on them and we are getting some very attractive rate on fixed rate debts for properties such as Blue Mountain Commons as it matures.
Analyst for Quentin Vellelley – Citigroup
Then just one more, on the portfolio and potential tenant weakness, with respect to maintaining guidance [inaudible] little weakness that you have seen so far, how much visibility do you have where problems could emerge versus just applying a discount to shot in the dark, things could get a lot worse in that decision to keep guidance on revenues and bad debt from tenant weakness in place.
Leo S. Ullman
Appreciate that with respect to guidance, a good chunk of that of course is based on our projected substantially increased interest rate costs under the credit facility when its put in place. Assuming that could be put in place as soon as midyear it would have a tremendous effect. We are also counting some of the transaction costs and very importantly we are contemplating the possibility that we might not pursue a couple of development projects in which we have some substantial investments.
So, those kind of reductions are probably going to be more meaningful, or almost certainly more meaningful than the loss tenancies. Our tenancies are extremely strong and the request that we have received for relief have dissipated but they are still certainly there. But, you will note that we didn't have any Circuit City's and we didn't have any Linen N' Things, we didn't have Fortunoff and Steve & Barry's and Mervins and Filenes Basement which just announced, those aren't our kind of tenants.
We do note that during the last quarter we had some exposure which caused some write offs for privately owned health facilities. This is a category that we are watching because they take a fair amount of square footage, they don't have that much credit when their privately owned and this is when the discretionary items that people cut back on. But, in terms of the bigger boxes, we don't have Home Depots, we don't have Office Depots, we don't have a lot of the store closings.
We only have one Starbucks for example and we have very, very little fashion. What little fashion we have, this is an area where we have received some requests and as you noted we did do something for Dots. We have received requests from a couple of the bigger boxes like Bon-Tons and we have not dealt with those as of yet though we may give some relief there and that will come. Then, we have a store like Value City in our Shore Mall property which is 140,000 square feet were we are presently negotiating with Burlington Coat to take that back as an empty store while they stay in their existing store with an extended lease.
That would also have some impact and we're taking those kinds of things in to account but we don't see at this point a very large vacancy factor or huge impact from that aspect. But note again, that we do have those other considerations.
Your next question comes from RJ Milligan – Raymond James.
RJ Milligan – Raymond James
I have a question, in the 10K you guys projected about $85 million to $112 million in development and redevelopment spend. Is that still accurate for the year?
Lawrence E. Kreider, Jr.
We're showing $92 million.
Leo S. Ullman
We announced the total at $311 minus $219 that we've spent already so basically that differential is it and that's all coming out of the credit facilities.
RJ Milligan – Raymond James
So it's a minimal spend for the rest of the year?
Leo S. Ullman
Part of that, the difference, that $92 million, basically that will not all be this year, some of that goes in to next year.
RJ Milligan – Raymond James
For the guidance at the beginning of the year you guys had provided a per share for lower revenues, increased interest costs, write offs, etc., do you still envision those to be accurate for the remainder of the year?
Leo S. Ullman
That was really the substance of the discussion we made in the prior question and with Citi in the prior question. Again, we think much of that will be affected by the credit facility. We do expect the possibility of writing off a couple of development properties if we can't secure sufficient credit commitment and tenant commitment and we do think there will be some additional continuing rent relief but that will not be the largest factor at this point.
Your next question comes from [Mark Rotinski] – BMO Capital Markets.
[Mark Rotinski] – BMO Capital Markets
I was wondering if you could comment on what sort of potential joint venture partners you were seeing out there?
Leo S. Ullman
Well, we're seeing a lot and the problem is that some of them are looking at very high yield hurdles that our types of properties would not normally be able to achieve. There are a lot of the high yield folks and I won't mention the names but you would know them who are looking for better than 20% IRRs and for our kind of properties we think that we can deliver mid teens over a period of years pretty comfortably based on leverage.
But, that we can't reach these enormous hurdles in part because we're so heavily occupied at 95% and also in part because we are committed with long grocer leases which in our portfolio extend at 11 years and have relatively modest increases based on five year bumps based at $1 a bump. So that is a much more solid moderate growth kind of profile and we are looking primarily for funds let's call them that are looking for this kind of solidity and this kind of strong earnings but not spectacular quick hits.
[Mark Rotinski] – BMO Capital Markets
Just curious, are you seeing any potential or I guess distressed sellers in any of your markets?
Leo S. Ullman
I think your question is right, there are distressed sellers and distressed owners, we haven't seen huge portfolios of truly distressed properties though there are a couple of $500,000 property sales out there from companies like [Centro] and DDR but that's not what we do. I mean, first of all we don't have much capacity at the moment to do any acquisitions but where we see the great opportunities potentially is [paradoxally] in the development side of it where developers have been fully entitled and they've gotten fully leased commitments and they can't get financing because that type of construction financing is difficult to find and we happen to have it and we can jump in to something like that and finish it within a year and hopefully get new kind of yields that are much greater than typical acquisition yields. Whereas development historically has been 9% to 11%, we're now looking to 11% to 14%. But again, we don't have much in the way of equity to be able to do that at this time.
If we do a couple of joint ventures and if we get some substantial availability as a result of that perhaps we could look at it again at that point. But, we're not seeing large distressed portfolios rather we see some distressed owners and we think those two properties which we acquired during the first quarter one from [Centro] and one from a fund or a joint venture that included the Harvard Endowment Fund were special situations of which there are many more. But again, we're not really very much in a position to benefit from that as yet.
Your next question comes from Arthur Friedman – Friedman Asset Management.
Arthur Friedman – Friedman Asset Management
I have a few questions here, this one is more probably for the CFO, on the consolidated balance sheet you have two line items, rents and other receivables net and straight line rents receivable. Could you explain what the difference is between those two lines and also what the DSO is? And, is there a different DSO for each line item?
Lawrence E. Kreider, Jr.
This is sort of technical but rents and other receivables are straight rents, that's the amount due at the end of each period that we bill principally in terms of cash. The straight line rent is a pure accounting concept. Under accounting rules you take your average rents over the term of the lease and you record the average rent but of course only a portion of that, usually a greater portion is cash so the difference that you bill or record each period gets accumulated as a receivable and then the theory goes that at the end of the lease the receivable is reversed as your actual rent exceeds your straight line rent.
Arthur Friedman – Friedman Asset Management
So the DSO is basically 30 days?
Lawrence E. Kreider, Jr.
Our DSO is very short and I would tell you that we reserve our rents formulaically so we only leave a rent receivable on the books that goes according to the following formula, if it's over 60 days we reserve 50%, if it's over 90 days we reserve 75%, at 120 days we reserve in full. So, it's a formulaically DSO.
Arthur Friedman – Friedman Asset Management
One other question, in terms of the preferred shares, based on the previous press release as of today are you still maintaining that you will pay a dividend on the preferred shares?
Lawrence E. Kreider, Jr.
Leo S. Ullman
I would now like to turn the call over to Mr. Ullman for any additional or closing comments.
Leo S. Ullman
We strongly urge our actual and potential investors and analysts to take a good and careful look at what we believe to be stable and growing cash flows and other performance metrics of our uniquely strong portfolio as reported in these comments and in our published figures. We continue to evidence remarkable strength of performance and we hope you'll recognize the value of this company, its portfolio and its operations now and in the future. Thank you very much.
This does conclude today's teleconference. Thank you for your participation.
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CBS Radio Workshop: A Report on ESP2:14 PM | January 24, 2013
The CBS Radio Workshop was a dramatic radio series that aired on CBS in the 1950's. Subtitled "radio's distinguished series to man's imagination," it blended fiction and non-fiction news accounts. In this episode from 1956 the concepts of ESP, Dowsing,Read more
Unconventional Conventions – John Keel 19663:54 PM | January 10, 2013
John Keel is regarded by many as a pioneer in the field of Fortean studies. He popularized, and indeed may have created, the terms "Men In Black" and "Ultraterrestrials" but Keel is most well-known as the main researcher and investigatorRead more
American Society for the Occult Sciences: Hans Holzer Recording6:55 PM | December 29, 2012
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Vincent Price Demonologist!3:06 AM | April 27, 2010
Greetings my Lovelies I mean come on, Vincent Price: Witchcraft~Magic: An Adventure in Demonology, Capitol Records 1969? Honestly, how can you go wrong with… "The Secrets of Witchcraft & Magic Revealed by Vincent Price, Distinguished Actor & Demonologist" I've zippedRead more
The Traverse City Police & The UFO10:52 PM | November 3, 2009
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John Lennon sees a UFO8:59 PM | September 24, 2009
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"You must live in the present, launch yourself on every wave, find your eternity in each moment." - Henry David Thoreau
Every now and then I like to run a screen on the nearly 1,000-plus ETFs/ETNs I track to see which areas of the investable landscape are showing the most extreme movement. The idea behind this is to identify areas which could either be breaking out from their historical ranges, or may be ripe for a mean-reversion type trade. I like using ETFs and ETNs rather than traditional indices because one can easily pull the data up on a chart rather than have to worry about where the index data can be found online.
With that said, take a look below at the top 10 non-levered ETFs/ETNs which have had the most extreme upward movement relative to their own respective 20-day moving averages.
Airline stocks (NYSEARCA:FAA), for lack of a better term, have been "flying" since 2012 started, with the average company pushing nearly 20% returns in the industry. Turkey (NYSEARCA:TUR), India (NYSEARCA:EPI) and Vietnam (NYSEARCA:VNM) on the emerging/frontier markets front have had powerful moves after performing relatively poorly in 2011. But perhaps the most interesting aspect of the list above is the message embedded in the financials sector overseas.
I alluded to the idea in prior interviews that European Financials are behaving a little bit like the way U.S. stocks did following the March 2009 low (see my latest CNBC interview here). The S&P International Finance Sector ETF (NYSEARCA:IPF), European Financials (NASDAQ:EUFN) and Mortgage Finance (NYSEARCA:KME) are across the board zooming as the European Central Bank's Long Term Refinancing Operation appears to have taken off the table the possibility of a Lehman-like event. More so than that, the potential for 2012 to act similarly to 2003 and 2009 suggests that the movement in financials abroad is anticipating a recovery in risk assets, since, after-all, it has been the riskiest sector to position into for the entire length of the crisis that began in 2007. It certainly is likely to remain an interesting year, and one that likely will surprise most.
Disclosure: I have no positions in any stocks mentioned, and no plans to initiate any positions within the next 72 hours.
Additional disclosure: This writing is for informational purposes only and does not constitute an offer to sell, a solicitation to buy, or a recommendation regarding any securities transaction, or as an offer to provide advisory or other services by Pension Partners, LLC in any jurisdiction in which such offer, solicitation, purchase or sale would be unlawful under the securities laws of such jurisdiction. The information contained in this writing should not be construed as financial or investment advice on any subject matter. Pension Partners, LLC expressly disclaims all liability in respect to actions taken based on any or all of the information on this writing.