Pennsylvania Real Estate Investment Trust Reports First Quarter 2008 Results

PHILADELPHIA, May 6, 2008 (Business Wire) -- Pennsylvania Real Estate Investment Trust (NYSE: PEI) today reported results for the quarter ended March 31, 2008.

Financial Results

-- Net loss allocable to common shareholders for the first quarter of 2008 was $2.1 million, or $0.06 per diluted share, compared to net income available to common shareholders of $5.7 million, or $0.15 per share, for the first quarter of 2007. See below for a description of the primary factors influencing first quarter results.

-- Funds From Operations ("FFO") for the first quarter of 2008 was $34.9 million, a 5.2% increase from $33.2 million in the first quarter of 2007. FFO per share was $0.85 in the first quarter of 2008, a 4.9% increase from $0.81 in the first quarter of 2007.

-- Net Operating Income ("NOI") from consolidated properties and the Company's proportionate share of unconsolidated partnership properties increased 3.2% to $75.8 million in the first quarter of 2008, compared to $73.5 million in the first quarter of 2007.

For the first quarter of 2008, net loss allocable to common shareholders was affected by higher depreciation and amortization as a result of development and redevelopment assets having been placed in service, higher interest expense as a result of, among other things, a higher aggregate debt balance, and higher abandoned project costs. For the first quarter of 2007, net income available to common shareholders reflected a $6.7 million gain on the sale of Schuylkill Mall in Frackville, Pennsylvania and $0.8 million of condemnation proceeds associated with highway improvements at Capital City Mall in Harrisburg, Pennsylvania, and was reduced by $3.4 million of dividends on the Company's then-outstanding preferred shares. FFO for the first quarter of 2007 included the $0.8 million of condemnation proceeds.

A description of each non-GAAP financial measure and the related reconciliation to the comparable GAAP measure are located at the end of this press release.

Ronald Rubin, chairman and chief executive officer of the Company, said, "While the economic environment has changed in the past year, the fundamentals of our business have not. Despite the challenging economy, we are working to advance our redevelopment and development projects, place stores in service, increase NOI and occupancy, and generate positive leasing spreads."

Retail Operating Metrics

The following tables set forth information regarding occupancy and sales per square foot in the Company's retail portfolio as of March 31, 2008:

Occupancy as of

March 31, 2008 March 31, 2007

Retail portfolio weighted average: (1)

Total including anchors (2) 89.3% 89.3%

Excluding anchors 88.3% 87.5%

Enclosed malls weighted average: (1)

Total including anchors (2) 88.0% 88.2%

Excluding anchors 87.0% 86.0%

Strip/power centers weighted average: 97.0% 97.1%

(1) Includes properties owned by partnerships in which we own a 50%

interest.

(2) Mall GLA includes approximately 1.2 million square feet of vacant

anchor space, of which 554,000 square feet has been leased and

556,000 square feet represents the vacant anchor at The Gallery at

Market East in Philadelphia, PA.

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Quarter ended Quarter ended

March 31, 2008 March 31, 2007

Sales per square foot (1) $356 $361

(1) Includes properties in the Company's portfolio as of the

respective dates. Data based on sales reported by tenants leasing

10,000 square feet or less of non-anchor space for at least 24

months.

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Same store NOI increased 2.3% to $74.9 million for the first quarter of 2008, including $0.9 million in lease termination revenue, compared to $73.2 million, including $0.5 million in lease termination revenue, for the first quarter of 2007. Same store results represent retail properties that the Company owned for the full periods presented.

"Leasing momentum continues to grow throughout our portfolio, which is one indication of the success of our redevelopment strategy," said Joseph Coradino, president of PREIT Services, LLC and PREIT-RUBIN, Inc. "In the first quarter of 2008, BCBG Max Azria, Garage, Charlotte Russe, Hollister, DSW, and other national brands signed leases that will enhance our merchandise mix at various locations."

2008 Outlook

For 2008, the Company reaffirms its estimate of FFO per diluted share and revises its estimate of net (loss) income to reflect lower expected depreciation and amortization expense.

Estimates Per Diluted Share

Net (loss) income $(0.03) - $0.07

Depreciation and amortization (includes Company's

proportionate share of unconsolidated properties),

net of minority interest, and other adjustments $3.63

Funds From Operations $3.60 - $3.70

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Annual Meeting of Shareholders

The Annual Meeting of Shareholders is scheduled for 11:00 a.m. Eastern Time on Thursday, May 29, 2008 at the Park Hyatt at the Bellevue in Philadelphia, Pennsylvania.

Conference Call Information

The Company has scheduled a conference call for 3:00 p.m. Eastern Time today to review its first quarter results, market trends, and future outlook. To listen to the call, please dial (800) 762-8779 (domestic) or (480) 248-5081 (international), at least five minutes before the scheduled start time. Investors can also access the call in a "listen only" mode via the Internet at the Company website, www.preit.com, or at www.viavid.net. Please allow extra time prior to the call to visit the site and download the necessary software to listen to the Internet broadcast. Financial and statistical information expected to be discussed on the call will also be available on the Company's website.

For interested individuals unable to join the conference call, a replay of the call will be available through May 20, 2008 at (800) 406-7325 (domestic) or (303) 590-3030 (international), (Replay Password: 3862540). The online archive of the webcast will be available for 14 days following the call.

About Pennsylvania Real Estate Investment Trust

Pennsylvania Real Estate Investment Trust, founded in 1960 and one of the first equity REITs in the U.S., has a primary investment focus on retail shopping malls and power centers. Currently, the Company's retail portfolio is approximately 34 million square feet and consists of 55 properties, including 38 shopping malls, 13 strip and power centers, and four properties under development. The Company's properties are located in 13 states in the eastern half of the United States, primarily in the Mid-Atlantic region. PREIT is headquartered in Philadelphia, Pennsylvania. The Company's website can be found at www.preit.com. PREIT is publicly traded on the NYSE under the symbol PEI.

Definitions

The National Association of Real Estate Investment Trusts ("NAREIT") defines Funds From Operations, which is a non-GAAP measure, as income before gains (losses) on sales of operating properties and extraordinary items (computed in accordance with GAAP); plus real estate depreciation; plus or minus adjustments for unconsolidated partnerships to reflect funds from operations on the same basis. We compute Funds From Operations by taking the amount determined pursuant to the NAREIT definition and subtracting dividends on preferred shares ("FFO").

Funds From Operations is a commonly used measure of operating performance and profitability in the REIT industry and we use FFO as a supplemental non-GAAP measure to compare our Company's performance to that of our industry peers. Similarly, FFO per diluted share is a measure that is useful because it reflects the dilutive impact of outstanding convertible securities. In addition, we use FFO and FFO per diluted share as a performance measure for determining bonus amounts earned under certain of our performance-based executive compensation programs. The Company computes FFO in accordance with standards established by NAREIT, less dividends on preferred shares (for periods during which the Company had preferred shares outstanding), which may not be comparable to Funds From Operations reported by other REITs that do not define the term in accordance with the current NAREIT definition, or that interpret the current NAREIT definition differently than the Company. FFO does not include gains or losses on the sale of operating real estate assets, which are included in the determination of net income in accordance with GAAP. Accordingly, FFO is not a comprehensive measure of our operating cash flows. In addition, since FFO does not include depreciation on real estate assets, FFO may not be a useful performance measure when comparing our operating performance to that of other non-real estate commercial enterprises. We compensate for these limitations by using FFO in conjunction with other GAAP financial performance measures, such as net income and net cash provided by operating activities, and other non-GAAP financial performance measures, such as net operating income. FFO does not represent cash generated from operating activities in accordance with GAAP and should not be considered to be an alternative to net income (determined in accordance with GAAP) as an indication of the Company's financial performance, or to be an alternative to cash flow from operating activities (determined in accordance with GAAP) as a measure of the Company's liquidity, nor is it indicative of funds available for the Company's cash needs, including its ability to make cash distributions.

The Company believes that net income is the most directly comparable GAAP measurement to FFO. The Company believes that FFO is helpful to management and investors as a measure of operating performance because it excludes various items included in net income that do not relate to or are not indicative of operating performance, such as various non-recurring items that are considered extraordinary under GAAP, gains on sales of operating real estate and depreciation and amortization of real estate.

Net operating income ("NOI"), which is a non-GAAP measure, is derived from real estate revenues (determined in accordance with GAAP) minus property operating expenses (determined in accordance with GAAP). Net operating income is a non-GAAP measure. It does not represent cash generated from operating activities in accordance with GAAP and should not be considered to be an alternative to net income (determined in accordance with GAAP) as an indication of the Company's financial performance or to be an alternative to cash flow from operating activities (determined in accordance with GAAP) as a measure of the Company's liquidity; nor is it indicative of funds available for the Company's cash needs, including its ability to make cash distributions. The Company believes that net income is the most directly comparable GAAP measurement to net operating income.

The Company believes that net operating income is helpful to management and investors as a measure of operating performance because it is an indicator of the return on property investment, and provides a method of comparing property performance over time. Net operating income excludes general and administrative expenses, management company revenues, interest income, interest expense, depreciation and amortization and gains on sales of interests in real estate.

This press release contains certain "forward-looking statements" within the meaning of the U.S. Private Securities Litigation Reform Act of 1995, Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934. Forward-looking statements relate to expectations, beliefs, projections, future plans, strategies, anticipated events, trends and other matters that are not historical facts. These forward-looking statements reflect PREIT's current views about future events and are subject to risks, uncertainties and changes in circumstances that might cause future events, achievements or results to differ materially from those expressed or implied by the forward-looking statements. More specifically, PREIT's business might be affected by uncertainties affecting real estate businesses generally as well as the following, among other factors: general economic, financial and political conditions, including credit market conditions, changes in interest rates or the possibility of war or terrorist attacks; changes in local market conditions or other competitive or retail industry factors in the regions where our properties are concentrated; PREIT's ability to maintain and increase property occupancy and rental rates, and risks relating to development or redevelopment activities, including construction, obtaining entitlements and managing multiple projects simultaneously. Additionally, there can be no assurance that PREIT's actual results will not differ significantly from the estimates set forth above, or that PREIT's returns on its developments, redevelopments or acquisitions will be consistent with the estimates outlined in press releases or other disclosures. Investors are also directed to consider the risks and uncertainties discussed in documents PREIT has filed with the Securities and Exchange Commission and, in particular, PREIT's Annual Report on Form 10-K for the year ended December 31, 2007. PREIT does not intend to update or revise any forward-looking statements to reflect new information, future events or otherwise.

** Quarterly supplemental financial and operating information will be available on www.preit.com **

Pennsylvania Real Estate Investment Trust

Selected Financial Data

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CONSOLIDATED BALANCE SHEET

March 31, 2008 December 31, 2007

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(In thousands, except share and

per share amounts)

ASSETS:

INVESTMENTS IN REAL ESTATE, at

cost:

Operating properties $ 3,109,431 $ 3,074,562

Construction in progress 333,909 287,116

Land held for development 5,616 5,616

----------------- -----------------

Total investments in real

estate 3,448,956 3,367,294

Accumulated depreciation (428,313) (401,502)

----------------- -----------------

Net investments in real

estate 3,020,643 2,965,792

INVESTMENTS IN PARTNERSHIPS, at

equity: 35,859 36,424

OTHER ASSETS:

Cash and cash equivalents 20,650 27,925

Rents and other receivables

(net of allowance for

doubtful accounts of

$11,928 and $11,424 at

March 31, 2008 and

December 31, 2007,

respectively) 45,067 49,094

Intangible assets (net of

accumulated amortization

of $146,031 and $137,809

at March 31, 2008 and

December 31, 2007,

respectively) 95,914 104,136

Deferred costs and other

assets, net 79,255 80,703

----------------- -----------------

Total assets $ 3,297,388 $ 3,264,074

================= =================

LIABILITIES:

Mortgage notes payable $ 1,700,248 $ 1,643,122

Debt premium on mortgage notes

payable 10,721 13,820

Exchangeable notes 287,500 287,500

Credit Facility 330,000 330,000

Distributions in excess of

partnership investments 48,305 49,166

Tenants' deposits and deferred

rents 20,573 16,213

Accrued expenses and other

liabilities 124,755 111,378

----------------- -----------------

Total liabilities 2,522,102 2,451,199

MINORITY INTEREST: 57,600 55,256

SHAREHOLDERS' EQUITY:

Shares of beneficial interest,

$1.00 par value per share;

100,000,000 shares authorized;

issued and outstanding

39,326,000 shares at March 31,

2008 and 39,134,000 shares at

December 31, 2007 39,326 39,134

Capital contributed in excess of

par 820,864 818,966

Accumulated other comprehensive

(loss) income (24,459) (6,968)

Distributions in excess of net

income (118,045) (93,513)

----------------- -----------------

Total shareholders' equity 717,686 757,619

----------------- -----------------

Total liabilities,

minority interest and

shareholders' equity $ 3,297,388 $ 3,264,074

================= =================

Pennsylvania Real Estate Investment Trust

Selected Financial Data

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FUNDS FROM OPERATIONS Three Months Ended

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(In thousands, per share amounts) March 31, 2008 March 31, 2007

-------------- --------------

Net income $ (2,128) $ 9,085

Adjustments:

Minority interest (69) 1,067

Dividends on preferred shares - (3,403)

Gain on sale of discontinued

operations - (6,699)

Depreciation and amortization:

Wholly owned & consolidated

partnerships (a) 35,176 31,214

Unconsolidated partnerships (a) 1,926 1,702

Discontinued operations - 216

-------------- --------------

FUNDS FROM OPERATIONS (b) $ 34,905 $ 33,182

============== ==============

FUNDS FROM OPERATIONS PER DILUTED SHARE

AND OP UNIT $ 0.85 $ 0.81

Weighted average number of shares

outstanding 38,714 36,563

Weighted average effect of full

conversion of OP Units 2,240 4,294

Effect of common share equivalents 7 356

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Total weighted average shares

outstanding, including OP Units 40,961 41,213

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a)Excludes depreciation of non-real estate assets, amortization of

deferred financing costs and discontinued operations.

b)Includes the non-cash effect of straight-line rents of $665 and

$566 for the first quarter 2008 and 2007, respectively.

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STATEMENTS OF INCOME Three Months Ended

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(In thousands, except per share amounts) March 31, 2008 March 31, 2007

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REVENUE:

Real estate revenue:

Base rent $ 73,816 $ 70,899

Expense reimbursements 34,428 34,774

Percentage rent 1,488 2,091

Lease termination revenue 885 475

Other real estate revenue 3,591 3,657

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Total real estate revenue 114,208 111,896

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Management company revenue 895 440

Interest and other income 247 1,304

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Total revenue 115,350 113,640

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EXPENSES:

Property operating expenses:

CAM and real estate taxes (32,871) (32,504)

Utilities (5,977) (6,258)

Other property operating expenses (5,579) (5,616)

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Total property operating expenses (44,427) (44,378)

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Depreciation and amortization (35,815) (31,774)

Other expenses:

General and administrative expenses (10,507) (10,486)

Abandoned project cost, income taxes

and other expenses (1,269) (571)

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Total other expenses (11,776) (11,057)

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Interest expense (26,991) (23,811)

-------------- --------------

Total expenses (119,009) (111,020)

-------------- --------------

Income before equity in income of

partnerships, gains on sales of

interests in real estate, minority

interest and discontinued operations (3,659) 2,620

Equity in income of partnerships 1,462 955

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Income before minority interest and

discontinued operations (2,197) 3,575

Minority interest 69 (376)

-------------- --------------

Income from continuing operations (2,128) 3,199

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Discontinued operations:

Operating results from discontinued

operations - (122)

Gain on sale of discontinued

operations - 6,699

Minority interest - (691)

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Income (loss) from discontinued

operations - 5,886

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Net income (2,128) 9,085

Dividends on preferred shares - (3,403)

-------------- --------------

Net income available (loss allocable) to

common shareholders $ (2,128) $ 5,682

============== ==============

BASIC EARNINGS (LOSS) PER SHARE

From continuing operations available

to common shareholders $ (0.06) $ (0.01)

From discontinued operations - 0.16

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TOTAL BASIC EARNINGS (LOSS) PER SHARE $ (0.06) $ 0.15

============== ==============

DILUTED EARNINGS (LOSS) PER SHARE

From continuing operations available

to common shareholders $ (0.06) $ (0.01)

From discontinued operations - 0.16

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TOTAL DILUTED EARNINGS (LOSS) PER SHARE $ (0.06) $ 0.15

============== ==============

Weighted average number of shares

outstanding for diluted EPS (1) 38,714 36,563

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(1) For the three month periods ended March 31, 2008 and March 31,

2007, there are net losses allocable to common shareholders from

continuing operations, so the effect of common share equivalents

is excluded from the calculation of diluted (loss) income per

share for these periods.

Pennsylvania Real Estate Investment Trust

Selected Financial Data

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NET OPERATING INCOME Three Months Ended

-----------------------------

March 31, 2008 March 31, 2007

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(In thousands)

Net income $ (2,128) $ 9,085

Adjustments:

Depreciation and amortization

Wholly owned and consolidated

partnerships 35,815 31,774

Unconsolidated partnerships 1,926 1,702

Discontinued operations - 216

Interest expense

Wholly owned and consolidated

partnerships 26,991 23,811

Unconsolidated partnerships 2,672 3,072

Discontinued operations - 136

Minority interest (69) 1,067

Gain on sale of discontinued operations - (6,699)

Other expenses 11,776 11,057

Management company revenue (895) (440)

Interest and other income (247) (1,304)

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Property net operating income $ 75,841 $ 73,477

============== ==============

Same store retail properties $ 74,895 $ 73,205

Non-same store properties 946 272

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Property net operating income $ 75,841 $ 73,477

============== ==============

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EQUITY IN INCOME OF PARTNERSHIPS Three Months Ended

-----------------------------

March 31, 2008 March 31, 2007

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(In thousands)

Gross revenue from real estate $ 17,331 $ 16,644

============== ==============

Expenses:

Property operating expenses (5,213) (5,185)

Mortgage interest expense (5,342) (6,140)

Depreciation and amortization (3,727) (3,281)

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Total expenses (14,282) (14,606)

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Net income from real estate 3,049 2,038

Partners' share (1,524) (1,019)

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Company's share 1,525 1,019

Amortization of excess investment (63) (64)

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EQUITY IN INCOME OF PARTNERSHIPS $ 1,462 $ 955

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