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Good day, ladies and gentlemen, and welcome to the General Growth Properties Fourth Quarter 2013 Earnings Conference Call. [ Instructions] As a reminder, today's call is being recorded. I would now like to turn the conference over to Kevin Berry. Sir, you may begin.Thank you, Shanna. Good morning, everyone, and welcome to General Growth Properties' Fourth Quarter 2013 Earnings Call hosted by Sandeep Mathrani, our Chief Executive Officer; and Michael Berman, our Chief Financial Officer.Certain statements made during this call may be deemed forward looking statements within the meaning of the Safe Harbor of the Private Securities Litigation Reform Act of 1995. Actual results may differ materially due to a variety of risks, uncertainties and other factors. Please reference our earnings press release and SEC filings for a more detailed discussion. Statements made during this call may include time sensitive information, accurate only as of today, February 4, 2014. Reconciliations of non GAAP financial measures to the most directly comparable GAAP measures are included in the earnings release and supplemental filed and Form 8 K with the SEC and available on our website. It's my pleasure to now turn the call over to Sandeep and Michael.Thank you, Kevin. Good morning, everyone. I'd like to wish everyone a very Happy New Year. I'd like to note the passing of Matthew Bucksbaum on November 24. Matthew was a true innovator of the shopping center and mall industry in this country. With his [indiscernible], he transformed the family owned grocery store company in Iowa into General Growth Properties. Matthew was a visionary, a respected leader, philanthropist and a friend to many. Matthew was known for his business acumen and unwavering focus on integrity, hard work and respect for others. Matthew's qualities have a foundation of the core values we live by today, high performance, having the right attitude, doing the right thing, working together and owning it. On behalf of my colleagues here at GGP, we extend our sincere condolences to the Bucksbaum family.Now turning to our results. Last night, we reported [indiscernible] earnings per share of $0.36 for the fourth quarter, representing a 17% increase over last year, and at the high end of our guidance range. Same store NOI increased 6.2% when compared to the fourth quarter last year. FFO per share was $1.16 for the year, representing an 18% increase over the last year. These results meet the initial expectations for the year by over $50 million, even with the sales of Aliansce and Grand Canal and Palazzo.Same store NOI increased 6% when compared to the last year. Our earnings guidance for 2014 is $1.27 to $1.31 per share and is based on a 4% to 4.5% same store NOI growth and a 4 plus percent EBITDA growth. Guidance represents about 11% FFO per share growth over last year.In addition, we expect FFO per share of $0.29 to $0.30 in the first quarter, about 18% higher than the first quarter of last year. The mall portfolio boosted occupancy of 96.4% as compared to 94.9% last year and over 97% leased.Within the occupancy figure is 92% permanent occupancy. We expect permanent occupancy to reach 93% by year end. It is good to note that to date we've completed over 70% of the leasing required to achieve our 2014 goal. Suite to suite lease spreads for 2013 commencements were 12% higher than expiring rents. 2014 commencements for leases down to date are 10% higher than expiring rents. This spread will likely adjust as we continue signing leases for 2014, which should settle between the 8% and 10% above expiring rents.I'd like to provide some commentary on overall retail trends and expectations and discuss the trends we're seeing in our portfolio. As you know, there have been numerous reports about e commerce and related traffic declines. I'd like to address the impact of e commerce have had on the industry, noting that its impact has been positive and negative. First, let me reiterate. Retail sales were up 2.2% this year and our portfolio reported a 3.6% increase.The current level of retail spending is generally at a very healthy level, over 20% above the previous peak reached in 2007. Previous peak sales per square foot were $463 per square foot in the GGP portfolio, and we ended 2013 at $564 per square foot. [indiscernible] before e commerce was born, sales that were not conducted at the store were generally made through the catalog and direct mail. In that year, catalog and direct mail accounted for about 10% of total sales.In 2013, e commerce accounted for less than 9% of total sales. The initial reaction when hearing that growth in e commerce is that it must be at the expense of the store. Not entirely true. The growth in e commerce is primarily coming at the expense of sales that were previously made to the catalog and direct mail. I'd like you to note that 83% of e commerce sales represent that of catalog and direct mail sales in 1995.In addition, about half of online consumers have used a ship to store option when buying items online and they choose bricks and mortar retailers with an online store for a few reasons: the ability to return merchandise to the store; the push of a coupon or promotion to a smartphone when the consumer is near the store; and simply the ability to buy online and pick up at the store, instant gratification.Successful retailers are implementing an omni channel method of selling their products, complementing their bricks and mortar locations with a robust online store, leveraging their physical store network to provide a powerful and efficient distribution source that ultimately leads to higher sales. And to this scheme, the Internet adds a threat to their business, retailers are using it in complementary ways and to grow their sales. For example, Nordstrom reports that multichannel shoppers buy 3x to 4x more than single channel shoppers. In addition, the majority of Macy's inventory is integrated with the online store, allowing customers to arrange pickups from their neighborhood location. When customers pick up in the store, they usually buy additional items as well.Interestingly, some of the traditional online only retailers are beginning to establish bricks and mortar routes to grow their brands, especially as search marketing and customer acquisition costs on a pro per click basis continues to rise. For example, Boston Proper, a women's fashion retailer now owned by Chico's, opened 4 locations last year and plans to open more in the future. Just Fab, a retailer specializing in women's accessories, opened their first store in Glendale Galleria. Piperlime, owned by The Gap, is now opening stores. Athleta, also owned by The Gap, is a great example of an online retailer that has achieved scale through bricks and mortar. Athleta has over 65 stores in 27 states.In yesterday's Wall Street Journal, there was an article about a store called Storenvy. It was about pop up online retailers, okay to bricks and mortar stores. Online is becoming the best incubator for future bricks and mortar stores. Not only are the retailers adapting, but the mall owners are as well. For example, last year, we, along with some of our peers, joined forces with a new company called Deliv to provide same day delivery service for customers that order online or purchase in the store. The program has been in place for 2 to 3 months at 9 malls and over 50 retailers have signed on with more in the pipeline. It's early sales but the initials results look promising.In 2013, sales of general merchandise like clothing, sporting goods, electronics and furniture increased approximately 2%. Sales of other items, some of which are purchased infrequently, such as vehicles, house ready [ph] goods and other non store items increased approximately 5%. It seems that consumers may be redirecting dollars to these types of items, such as auto sales, which are up almost 9%, at the short term expense of general merchandise sales.Another factor having an impact on retail sales is the increase in tax of last year as a result of the American Taxpayer Relief Act of 2012. Citibank actually forecast that to be about $110 billion. consumer spending is strongly related to the overall health of the economy. When the economy is growing and consumers feel good and confident about the future, then spending generally grows and vice versa.One year ago, when the more recent reported sales growth several times the pace of the overall economy, I commented that sales will continue to grow but the rates will moderate. The prediction has turned out to be true. We are in a period where sales have caught up and will now likely grow at a rate in line with the overall economic growth.It's reasonable to expect stronger growth in the higher quality centers. Retailers' demand for high quality centers is strong and it's coming from a variety of retailers. Domestic and international uses a smaller format and big box. Please note, Victoria's Secret increased its selling square footage by 50% between 2007 and 2012 to an average store size of over 7,600 square feet. Their sales were up 50% chain wide.Fall [ph] Fashion and bridge retailers are expanding aggressively. Names such as Uniqlo, Zara, H Kate Spade, Michael Kors and Madewell. Restaurants and entertainment venues are expanding, such as BJ's Restaurant Brewhouse plan to open 19 new locations this year. Bar Louie plans 25 openings. The Yardhouse is currently opening 50 locations and plans to reach 200 nationwide. Season 52, Barry Steak House, the list is long. We added GGP added 69 new restaurants in 2013, 56 in 2012 and 35 in 2011.Other entertainment concepts that we look to use in our malls are Dave Busters, which plans to open a store count by 10% each year from their current count of 150 new theaters for the dining option. The mall customer is generally an affluent shopper, highly educated, fully employed. In addition, the mall is more than just a place to shop. The mall is a place for entertainment, dining and social activities. These features, coupled with an exceptional offering of retailers, continue attracting people to the mall. Once there, they stay longer and shop. population has shopped at a mall during a 3 month period.And you should note, over 90% of online shoppers have visited a mall during the same 3 month period. In addition, consumers who shop e commerce and the store, shop at average 9 times a year compared to web only shoppers who shop 3 times per year. Overall, the trends we see are quite positive. The economy is growing, consumer confidence is growing and we're in the period of no real change in supply coupled with growing demands of space.For GGP, we've defined our mission as owning high quality irreplaceable retail properties. We firmly believe the portfolio will continue to be sought after by retailers to maintain and grow their business. Our centers are places where people shop and go for entertainment. They also offer opportunities for creating value to redevelopment and expansions.Tenant sales per square foot of the GGP portfolio grew 3.6% to $564. 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Good day, ladies and gentlemen, and welcome to the General Growth Properties Fourth Quarter 2013 Earnings Conference Call. [ Instructions] As a reminder, today's call is being recorded. I would now like to turn the conference over to Kevin Berry. Sir, you may begin.Thank you, Shanna. Good morning, everyone, and welcome to General Growth Properties' Fourth Quarter 2013 Earnings Call hosted by Sandeep Mathrani, our Chief Executive Officer; and Michael Berman, our Chief Financial Officer.Certain statements made during this call may be deemed forward looking statements within the meaning of the Safe Harbor of the Private Securities Litigation Reform Act of 1995. Actual results may differ materially due to a variety of risks, uncertainties and other factors. Please reference our earnings press release and SEC filings for a more detailed discussion. Statements made during this call may include time sensitive information, accurate only as of today, February 4, 2014. Reconciliations of non GAAP financial measures to the most directly comparable GAAP measures are included in the earnings release and supplemental filed and Form 8 K with the SEC and available on our website. It's my pleasure to now turn the call over to Sandeep and Michael.Thank you, Kevin. Good morning, everyone. I'd like to wish everyone a very Happy New Year. I'd like to note the passing of Matthew Bucksbaum on November 24. Matthew was a true innovator of the shopping center and mall industry in this country. With his [indiscernible], he transformed the family owned grocery store company in Iowa into General Growth Properties. Matthew was a visionary, a respected leader, philanthropist and a friend to many. Matthew was known for his business acumen and unwavering focus on integrity, hard work and respect for others. Matthew's qualities have a foundation of the core values we live by today, high performance, having the right attitude, doing the right thing, working together and owning it. On behalf of my colleagues here at GGP, we extend our sincere condolences to the Bucksbaum family.Now turning to our results. Last night, we reported [indiscernible] earnings per share of $0.36 for the fourth quarter, representing a 17% increase over last year, and at the high end of our guidance range. Same store NOI increased 6.2% when compared to the fourth quarter last year. FFO per share was $1.16 for the year, representing an 18% increase over the last year. These results meet the initial expectations for the year by over $50 million, even with the sales of Aliansce and Grand Canal and Palazzo.Same store NOI increased 6% when compared to the last year. Our earnings guidance for 2014 is $1.27 to $1.31 per share and is based on a 4% to 4.5% same store NOI growth and a 4 plus percent EBITDA growth. Guidance represents about 11% FFO per share growth over last year.In addition, we expect FFO per share of $0.29 to $0.30 in the first quarter, about 18% higher than the first quarter of last year. The mall portfolio boosted occupancy of 96.4% as compared to 94.9% last year and over 97% leased.Within the occupancy figure is 92% permanent occupancy. We expect permanent occupancy to reach 93% by year end. It is good to note that to date we've completed over 70% of the leasing required to achieve our 2014 goal. Suite to suite lease spreads for 2013 commencements were 12% higher than expiring rents. 2014 commencements for leases down to date are 10% higher than expiring rents. This spread will likely adjust as we continue signing leases for 2014, which should settle between the 8% and 10% above expiring rents.I'd like to provide some commentary on overall retail trends and expectations and discuss the trends we're seeing in our portfolio. As you know, there have been numerous reports about e commerce and related traffic declines. I'd like to address the impact of e commerce have had on the industry, noting that its impact has been positive and negative. First, let me reiterate. Retail sales were up 2.2% this year and our portfolio reported a 3.6% increase.The current level of retail spending is generally at a very healthy level, over 20% above the previous peak reached in 2007. Previous peak sales per square foot were $463 per square foot in the GGP portfolio, and we ended 2013 at $564 per square foot. [indiscernible] before e commerce was born, sales that were not conducted at the store were generally made through the catalog and direct mail. In that year, catalog and direct mail accounted for about 10% of total sales.In 2013, e commerce accounted for less than 9% of total sales. The initial reaction when hearing that growth in e commerce is that it must be at the expense of the store. Not entirely true. The growth in e commerce is primarily coming at the expense of sales that were previously made to the catalog and direct mail. I'd like you to note that 83% of e commerce sales represent that of catalog and direct mail sales in 1995.In addition, about half of online consumers have used a ship to store option when buying items online and they choose bricks and mortar retailers with an online store for a few reasons: the ability to return merchandise to the store; the push of a coupon or promotion to a smartphone when the consumer is near the store; and simply the ability to buy online and pick up at the store, instant gratification.Successful retailers are implementing an omni channel method of selling their products, complementing their bricks and mortar locations with a robust online store, leveraging their physical store network to provide a powerful and efficient distribution source that ultimately leads to higher sales. And to this scheme, the Internet adds a threat to their business, retailers are using it in complementary ways and to grow their sales. For example, Nordstrom reports that multichannel shoppers buy 3x to 4x more than single channel shoppers. In addition, the majority of Macy's inventory is integrated with the online store, allowing customers to arrange pickups from their neighborhood location. When customers pick up in the store, they usually buy additional items as well.Interestingly, some of the traditional online only retailers are beginning to establish bricks and mortar routes to grow their brands, especially as search marketing and customer acquisition costs on a pro per click basis continues to rise. For example, Boston Proper, a women's fashion retailer now owned by Chico's, opened 4 locations last year and plans to open more in the future. Just Fab, a retailer specializing in women's accessories, opened their first store in Glendale Galleria. Piperlime, owned by The Gap, is now opening stores. Athleta, also owned by The Gap, is a great example of an online retailer that has achieved scale through bricks and mortar. Athleta has over 65 stores in 27 states.In yesterday's Wall Street Journal, there was an article about a store called Storenvy. It was about pop up online retailers, okay to bricks and mortar stores. Online is becoming the best incubator for future bricks and mortar stores. Not only are the retailers adapting, but the mall owners are as well. For example, last year, we, along with some of our peers, joined forces with a new company called Deliv to provide same day delivery service for customers that order online or purchase in the store. The program has been in place for 2 to 3 months at 9 malls and over 50 retailers have signed on with more in the pipeline. It's early sales but the initials results look promising.In 2013, sales of general merchandise like clothing, sporting goods, electronics and furniture increased approximately 2%. Sales of other items, some of which are purchased infrequently, such as vehicles, house ready [ph] goods and other non store items increased approximately 5%. It seems that consumers may be redirecting dollars to these types of items, such as auto sales, which are up almost 9%, at the short term expense of general merchandise sales.Another factor having an impact on retail sales is the increase in tax of last year as a result of the American Taxpayer Relief Act of 2012. Citibank actually forecast that to be about $110 billion. consumer spending is strongly related to the overall health of the economy. When the economy is growing and consumers feel good and confident about the future, then spending generally grows and vice versa.One year ago, when the more recent reported sales growth several times the pace of the overall economy, I commented that sales will continue to grow but the rates will moderate. The prediction has turned out to be true. We are in a period where sales have caught up and will now likely grow at a rate in line with the overall economic growth.It's reasonable to expect stronger growth in the higher quality centers. Retailers' demand for high quality centers is strong and it's coming from a variety of retailers. Domestic and international uses a smaller format and big box. Please note, Victoria's Secret increased its selling square footage by 50% between 2007 and 2012 to an average store size of over 7,600 square feet. Their sales were up 50% chain wide.Fall [ph] Fashion and bridge retailers are expanding aggressively. Names such as Uniqlo, Zara, H Kate Spade, Michael Kors and Madewell. Restaurants and entertainment venues are expanding, such as BJ's Restaurant Brewhouse plan to open 19 new locations this year. Bar Louie plans 25 openings. The Yardhouse is currently opening 50 locations and plans to reach 200 nationwide. Season 52, Barry Steak House, the list is long. We added GGP added 69 new restaurants in 2013, 56 in 2012 and 35 in 2011.Other entertainment concepts that we look to use in our malls are Dave Busters, which plans to open a store count by 10% each year from their current count of 150 new theaters for the dining option. The mall customer is generally an affluent shopper, highly educated, fully employed. In addition, the mall is more than just a place to shop. The mall is a place for entertainment, dining and social activities. These features, coupled with an exceptional offering of retailers, continue attracting people to the mall. Once there, they stay longer and shop. population has shopped at a mall during a 3 month period.And you should note, over 90% of online shoppers have visited a mall during the same 3 month period. In addition, consumers who shop e commerce and the store, shop at average 9 times a year compared to web only shoppers who shop 3 times per year. Overall, the trends we see are quite positive. The economy is growing, consumer confidence is growing and we're in the period of no real change in supply coupled with growing demands of space.For GGP, we've defined our mission as owning high quality irreplaceable retail properties. We firmly believe the portfolio will continue to be sought after by retailers to maintain and grow their business. Our centers are places where people shop and go for entertainment. They also offer opportunities for creating value to redevelopment and expansions.Tenant sales per square foot of the GGP portfolio grew 3.6% to $564. Our A and B+ malls, which comprise 85% of the total NOI, recorded positive comparable sales trend over last year, however, generally flat in the B mall sector.To development. Today, we've opened $250 million of projects, $1.4 billion is under construction and we have an additional $800 million in the pipeline for the total of just over $2.2 billion. I'll highlight and provide an update of some of the projects. Our largest redevelopment and expansion is underway at Ala Moana Center in Honolulu. The old Sears store has been demolished to make way for 650,000 square feet of new retail. Last year, we announced Bloomingdale's commitment to the expansion. I was recently at the property and I was pleased to see the progress of the redevelopment, and I'm also pleased that 50% of the expansion area has been pre leased.Yesterday, we announced the purchase of the leasehold interest of Nordstrom's. It's a 206,000 square feet box. With the acquisition cost in development of the Nordstrom box, we anticipate a cost of about $85 million. And at $40 a square foot in rent, the income will be about $8 million. Last year, we closed on the acquisition of a land offered in Norwalk, Connecticut, which represents the future site of an upper end shopping mall. We expect to announce the on anchors in the near term and receive zoning and planning approvals by the end of this year, commencing construction in summer or fall of 2015.At Ridgedale Mall near Minneapolis, we're adding a 2 level mall Nordstrom, which should open in late 2015. We are very pleased with the completed renovation of Glendale Galleria. The Bloomingdale's at Glendale opened in Thanksgiving last year. Glendale was our first major redevelopment since 2010 and came in within budget and timing and the NOI reached our projections is a true example of many GGP colleagues working together as a team toward a common goal. The result is a fantastic Class A center in a very strong market.As you know, over the past 3 years, we pruned the portfolio and strengthened our balance sheet with one mission in mind: to own and operate best in class retail properties in the United States. Since 2010, we've disposed lower quality malls, shopping centers, office properties and our investment in Aliansce. We refinanced over a 100 properties, locking in low interest rates and laddering maturities so no one here represents an inordinate level of refinancing risk. Our balance sheet strength allows us a financial flexibility to continue to improve the portfolio and creating value for our shareholders. As you know, in December, GGP was added back to the S 500 Index, a recognition we're very proud of.Including One that Costs a Penny<br>louboutin femme http://www.tinakarr.com/louboutin-femme/
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